12/17/2014

Community
HousingWorks

own rent achieve

Priority concerns of LGBT Seniors

2011communityneedsassessment

Lackoffamily,community
andsocialsupportandfears
aboutincreasingsocial
isolation
Lackofaccesstoculturally
competenthealthcare,
mentalhealthservicesand
socialservices
Financialconcerns
Lackofsafe,LGBT
affirmativehousingoptions

Priority concerns of LGBT Seniors

Gay men, lesbians struggle to find caregivers and
old-age facilities that dont discriminate
October 5, 2013

OlderLGBTpeoplearefourtimeslesslikelytohavechildrenand
grandchildrenandtwiceaslikelytolivealoneastheirstraight
counterparts.
Manybecameestrangedfromtheirfamilieswhentheycameout,
andmanyalsosawtheirsocialsupportsystemsdecimatedbythe
AIDSepidemicinthe1980sand1990s.

The Myth of Gay Affluence

March,2014
UCLAsWilliamsInstitutefoundthat29percentofLGBTadultsexperiencedfood
insecurityinthepastyear.Incontrast,16percentofAmericansnationwide
reportedfoodinsecurity.

12/17/2014

El Cajon Boulevard

Affordable
LGBT-Affirming
Seniors Site

Market-Rate
Housing Site

Howard Ave.

ActiveusesalongTexas
Streetprovidetransition
Internalcourtyard
overlooksstreet
FrontStoopson
Arizona&Howard

Largeplazaatcorner
EnhancedlandscapeatHoward
76 Senior Affordable Apartments

118 Market-rate Multifamily

12/17/2014

76 Affordable
Senior Apartments

Quality Design

118 Market-rate multifamily

Lot 2: Northwest Corner Texas & Howard

76 Senior Affordable Apartments
LGBT-Affirming

23 Apartments restricted to Very Low Income under

density bonus program. Remainder proposed to be
restricted by tax credit program.
Active uses along Texas St. pedestrian transition
Green screen and linear parkway along Howard
Recessed upper stories at Howard
Setback corner entrance

Northeast corner Arizona & Howard

118 market-rate multifamily

Front porches on Arizona & Howard

Upper floors setback
Building on Howard reduces in height to
plaza on corner

12/17/2014

THANKYOU

IncreasedDensity
Market Rate

SeniorAffordable

TOTAL

Lotarea
(acres)

1.21

0.56

1.77

x 75
units/acre

91

42

133

+35%
Affordable
DensityBonus

123

57

Additional
request

+19

+14

TOTAL
PROPOSED

118

76

194

180

AffordableHousingDensityBonus
AdditionalDensityforSeniorHousing
76SeniorUnitswhere62nonagerestrictedunitswouldbeallowed

EstimatedTraffic
Generation
EstimatedResidents
(BasedonAlabama Manor&Kalos)

Estimated residential
area

Proposed
76SeniorApartments

Alternative
62FamilyApartments

304trips/day

372trips/day
(22% greater!)

88 residents

180residents

(1.16 persons/household)

(2.9 persons/household)

45,600squarefeet

55,800square feet

(Appx. 600squarefeet/apartment)

(Appx.900squarefeet/apartment)

(22%larger!)

12/17/2014

AFFORDABILITY
60%ofAMI

50%ofAMI

30%ofAMI

2013IncomeLevels
(OnePerson)

$33,180

$27,650

$16,590

Affordable Rent
(includingutilities)
(1BedroomApt.)

$888

$814

$444

Incentive#1 FAR
IncreasedFloorAreatoLotRatioto
accommodateadditionaldensity

IncreasedFARinFront40%ofLot
(Texas&ArizonaConsideredFront)

Incentive #2 Diagonal Plan Dimension

MaximumDiagonalPlanDimension

12/17/2014

Incentive #3 Exterior Storage

MinimumExteriorStorage
(SeniorAffordableOnly)
Interior storage and coat closet
provided for resident
convenience

Deviation - Setback
ZerosetbackatTexasStreet
ZerosetbackatTexasStreet

Minimumof14remains
betweenbuildingandcurb
Avoidsredcurbingfor
laddertruckaccess!

Deviation Material Storage

MinimumMaterialStorageArea
100% surplus storage based
on 2x / week pickup

12/17/2014

Deviations Max Plumb Height

36increaseinmaximumplumbheight

Additional Deviations
Provided:
Transomwindow
Entryporch
Plantedwalllattice
Somerecessed
windows

PDOrequirementforContemporaryArchitectural
Features(4provided/5required)

NotProvided:
Multiplepitchedroofs
Onechimneyperthreeunits
Clerestorywindowevery50
Woodwindowframes
Windowawningsonall streetfacingwindows
Eaveswith18overhang

Howard Avenue at Texas St.

Howard Avenue

12/17/2014

Howard Avenue

Howard Avenue at Texas St.

OurResults
Kalos 3795 Florida (at University)
83 Affordable Apartments
Completed 2013
LEED Platinum
56% reduction in water use
77% reduction in natural gas use
High quality design

12/17/2014

12/17/2014

Thesite

1.77acres
Residentiallyzoned(MR800B)
Existingofficeisnonconforminguse
60heightlimit
5SetbacksallStreets/0onalley
Transitoverlayzone
75dwellingunitsperacre
Affordablehousingdensitybonus

10

12/17/2014

NEIGHBORHOOD CONTEXT

SITE

BALBOA PARK
AIRPORT

DOWNTOWN

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