I had the opportunity to visit the new Olive Court development on Long Beach Boulevard this past Saturday, as part of a group hosted by the non-profit developer, Los Angeles-based Livable Places. The 1.5-acre parcel, a block north of Pacific Coast Highway, was once a bus parking lot, but now is the site of 58 dwellings of varied design. The units range from one bedroom up to four and from 750 square feet up to 1565.
The key feature is that, with $6 million in city subsidies, as well as federal and state funds, 44 of the 58 units are priced so as to be affordable to working families. To qualify for the subsidized units, buyers must meet annual income limits in the range of $40,000 to $70,000. Some units’ mortgages could be paid using Section 8 rental housing vouchers. Subsidies on some units are modest, perhaps 20%, but on many they are dramatic, slashing purchase price by fifty percent and more. For the subsidized units, there are restrictions on rental and resale.
The developers regard the project as prototypical, a model for future projects. To build it, they had to work with the city to change zoning, setback, and parking requirements. For example, guest parking is strictly on-street. However, by design, the site is easily accessible by transit: the Metro Blue Line station is just a block to the south. The project makes the most of inexpensive building materials, as well as daylight and natural cross-ventilation. Most multi-story units have a central skylight that can be opened to draw warm air up and out; the units have central heating, but no air conditioning. Large, corner-placed windows and narrow buildings ensure plenty of natural light. Each unit has a hookup for a stacked washer and dryer.
The project was designed with the tallest units up against Long Beach Boulevard to serve as a wall between the single-family neighborhood and the thoroughfare. Successive buildings are lower, “stepping down” to the level of the houses. Between the buildings are several small courtyards, the largest featuring a barbecue grill, composting drum, and vegetable-and-herb garden. (The tomatoes were past their prime, but the basil smelled lovely.) One of the architects present said that he felt the garden was more important than the buildings themselves. The design certainly will encourage residents, especially children, to spend time in these pleasant common areas.
The project’s first 17 families will move in at the end of November. The project has been marketed by limited advertisement and by word of mouth. The developers say that recent sub-prime mortgage problems have dampened interest somewhat, but it seems to me that having nearly a third of the units sold before opening is getting off to a good start. My architect friend and I, wandering around the open units and the gardens, were impressed by the views, the light, and the comfortable feel of Olive Court.