Downey seeks to ease housing crisis

DOWNEY — Nearly 300 housing units could be added to the city over the next few years.

The city of Downey has 11 ongoing residential projects of varying scope and progress, according to the most recent community development report the month of April, May, and June. They are:

- A 33-unit condominium project at 7360 Foster Bridge Road, approved by the Planning Commission on May 1 and by the City Council on May 14

- A three-story multi-family building (six units including two ADUs) at 10538 La Reina Ave, currently under review

- A two and three-story multi-family building (total three units) at 10736 La Reina Ave, in early planning stages

- A multi-family building (total four units) at 10446 Downey Ave., currently awaiting resubmittal

- A two-story multi-family building (total three units) at 10225 La Reina Ave., currently in construction

- A two-building, 12-unit condominium building at 10303 and 10221 Downey Ave., in the permit stages

- A 47-unit townhome development at 10361 Foster Rd., awaiting resubmittal

- A 10-unit townhome development at 9312 Nance Ave., in early planning stages

- A 53-unit mixed apartment and townhome project at 7044 Stewart and Gray Rd., in early planning stages

- A 28-unit townhome development at 12850 Woodruff Ave. in the vacant lot between Calvary Chapel and the I-105 Freeway, currently awaiting resubmittal

- A 100-unit multi-family housing project at 11269 Garfield Ave. for low-to-median income households and veterans, anticipated to begin construction in early 2025

This comes at a time when housing remains a major issue statewide, as government leaders try to grapple with increased need.

“We have to start with the basic premise that we are in a statewide housing crisis, and California has been facing a housing crisis for decades,” said Mayor Mario Trujillo. “It’s been exacerbated in recent years. There’s high demand, limited supply, the cost of construction has gone up exponentially, and then there’s always government regulations.

“Unfortunately, the economic disparities make it difficult for lower income and middle-income families to become homeowners. And then of course there’s community displacement, with the conflict of gentrification and rising housing costs. All that puts a strain on the housing supply.”

According to Downey Realtor Michael Berdelis, the number of listings is “still really low” despite consistent demand.

“It’s not quite what it was a year ago, and what a year before that was, it’s less than what it was prior,” said Berdelis. “It’s still healthy enough that there are too many buyers and not enough houses for sale.

“This time of year, in a healthier market, or in a market where it’s more even, probably in a perfect world even there would be probably about 150 listings active in Downey,” said Berdelis. “There are 40 to 50 homes.

“You know, 150 to 200 is a good amount of homes that gives buyer selection, things will sell in a normal timeframe. Right now, with it being so anemic, we got down to 32 homes in the computer at one point.”

Meanwhile, the city is also under pressure from the state to keep building.

The Regional Housing Need Allocation (RHNA) is a state-mandated process within the housing element of its general plan that determines how much housing must be planned for, and requires that all jurisdictions adequately prepare to meet those needs (including affordable housing).

Under RHNA, Downey has to plan for 6,525 housing units by 2029; a task that is widely considered to be unfeasible. Luckily, Trujillo says “we’re not technically obligated to build the units.”

Still, Downey has already taken steps to address it’s RHNA number.

In April 2022, the city passed an inclusionary housing ordinance in April 2022, which requires new housing developments to set aside 10% of its units as affordable or pay a fee. In April of 2023, the city joined the Gateway Cities Affordable Housing Trust to try and work regionally to fund housing, specifically for low-to-moderate income housing in the county.

The city is even trying to streamline its own review process in a bid to seem more “development friendly” to developers.

“We actually are one of the few cities that has a housing element that was adopted and certified by the state,” said Trujillo.

Downey has a site inventory map which identifies areas that are available, currently unused or underutilized, or could potentially be rezoned.

“We’ve identified areas, particularly in Downtown Downey where we think we could have more density,” said Trujillo. “I think the answer is going be to build up. We’re going to have to build up and identify areas where we can accommodate the density. Areas that are near transportation in particular, so that people can get around the county.”

Councilwoman Dorothy Pemberton took particular interest in the site inventory during the city council’s recent approval of the 33-unit Foster Bridge Road project.

“A lot of them (potential locations) are along a corridor, like Firestone,” said Pemberton. “All theses areas, like on the corridor of Firestone or Paramount, you can see that they’re not within single-family homes as much, so that they can have more density, and things of that nature.”

Density, however, continues to be a major point of concern, especially for residents who may find themselves neighboring major projects.

“The residents want to be able to have still the quality of life where they’re living, and access to big streets,” said Pemberton. ‘We can’t get rid of traffic; it’s coming. But in a residential area, the parking is an issue, it’s going to impact into the other areas.”

Single-family neighborhoods are not necessarily phasing out.

“In your typical residential neighborhoods, that is not going to change,” said Berdelis. “Where there are possibilities to make multi-housing in neighborhoods that have other multi-unit properties, you’re going to see that a lot.”

Trujillo said “you’re going to see some modifications.”

“You’re going to see a rise in ADUs,” said Trujillo.

Trujillo made mention of Senate Bill 9, which allows for allows for the creation of duplexes or lot splits on residential properties in both single family lots two-family zones.

“Even though the courts have spoken - because we’re a charter city, we’re exempt from SB9, that can’t be forced on us – I think it’s still something the city should consider, particularly for the larger lots that are available,” said Trujillo. “I think we should consider splitting those up.”

And there’s always the potential for mixed-use.

Trujillo has his eyes towards the remaining undeveloped land near Walmart at the Downey Promenade, and the Stonewood Mall.

“I think the future of the mall is going to be mixed-use, where we can continue to have retail, but build up and do mixed use,” said Trujillo.

Trujillo later clarified that there have been no discussions with Stonewood Mall.