Another Housing Issue

Everyone generally agrees that there is a housing affordability crisis in California. While some may argue that there is a housing availability crisis at all levels, affordable and otherwise, there is little dispute that housing costs in California are high, bordering on crushing. This has led to a significant stream of housing legislation coming out of Sacramento, particularly over the past 5 or so years. One piece of legislation working its way through the process is Senate Bill 79 (SB 79). If signed, it would allow for increased residential density within one-half mile of transit stops, including potentially apartment buildings even if the property is zoned for single-family residential. There are other elements, but that is the biggest issue that local agencies face with this legislation. There are some areas in mid-size and larger metropolitan communities where this type of development would easily fit into the existing development pattern and transit network, including areas within Los Angeles.

In pursuing expansion of their transit network to better serve the community and reduce congestion and greenhouse gasses, Los Angeles has begun to experience a potential conflict not unlike other smaller, lower-density communities. Communities like Los Altos Hills, Belvedere, and Rancho Santa Fe are all upscale, very low density communities with very few non-residential properties within their boundaries. The identity of the communities is very much rooted in that rural estate residential feel. In fact, the only non-residential parcels within Los Altos Hills are either schools, churches, or public use-oriented, such as fire stations, Town Hall, and a water district service yard. Because they tend to be smaller and somewhat off the beaten path, there typically are not robust public transit options. Maybe one or two stops within the community, adjacent to a school or city hall. Thus, there aren't many opportunities to construct infill higher-density housing that easily fits into the fabric of the community. Los Angeles, on the other hand, has a very robust public transit system with numerous high-traffic stops throughout developed areas that either already include high-density residential or include commercial/office uses that can be redeveloped into mixed-use developments that continue the commercial/office uses but integrate high-density residential uses into the site. The problem Los Angeles is facing is that they are expanding the number and location of transit stops to include them in and adjacent to largely built-out single-family detached communities, and with many of their recent updates, single-family residential standards were largely left in place, allowing the established density patterns to continue as they had been. Los Angeles City Planning has prepared a draft map depicting potentially eligible properties for development under SB 79 if it is signed into law. While the properties follow transit lines and do include many areas of mixed-use and medium to high density residential, there are several locations surrounded by single-family detached residential development.

According to this article in LAist, Mayor Karen Bass and members of affected communities are recognizing that as they add transit stops in predominantly single-family residential neighborhoods, those neighborhoods become eligible under SB 79 to potentially have 9 story apartment buildings developed on property zoned for single-family residential uses. Other jurisdictions might face even more intensive development. Mayor Bass and the City Council have requested that the Governor veto the bill, because she says that while LA needs housing, "...we must do so in a way that does not erode local control, diminish community input on planning and zoning, and disproportionately impact low-resource neighborhoods." That local control is key, particularly in those upscale, low-density residential-focused communities like Portola Valley, Montecito, Laguna Beach and others. As California cities implement their updated 6th Cycle Housing Elements, it is definitely worth looking into adopting or updating objective design standards. In particular, adding standards to address mixed-use developments as well as standards for the conversion of existing buildings, where possible providing actual examples of existing successful conversions that capture the feel of the community. Doing a mostly ground-up redevelopment of a site allows for a ton more flexibility than attempting to reuse and repurpose existing buildings, such as the ubiquitous low-rise neighborhood strip mall. While these types of objective design standards might not prevent multi-family housing from popping up in an estate-density single-family community, it will give the community the ability to ensure that such a project would better blend into the fabric of the community.