Running for governor in 2020, Gavin Newsom campaigned on an “audacious goal” of adding 3.5 million homes in our state by 2025. Last week, he signed a package of bills to promote housing production, including funding for 84,000 new affordable housing units, 44,000 earmarked for homeless housing. That brings to 31 housing bills he’s signed this legislative session, totaling $22 billion in funding for affordable housing in California.
The most controversial of the measures he’s signed into law is SB 9, authored by Senate President Pro Tem Toni Atkins. Some 70% of residential land in California’s cities and towns is currently restricted as “single-family” zoning. The bill allows homeowners in those zones to create duplexes or split their lots in two — by right. It legalizes needed “missing middle“ housing alternatives that fill the gap between “one home on a lot” zoning and large multi-story condo and apartment projects.
The bill passed with bipartisan support over near-hysterical opposition from the League of California Cities and local homeowner groups. They argued that the bill would “destroy the character of single-family neighborhoods.” Ironically, the vehemence of their resistance leaves them ill-prepared to use their local authority to avoid the dangers they fear.
Before “single-family” zoning was invented, largely as a way to legally segregate neighborhoods by race and class, residential neighborhoods throughout California contained a mix of housing types. As architect Karen Parolek of Opticos Design in Berkeley points out, “Tree-lined, low-rise neighborhoods with duplexes, fourplexes, rear units and other compatible building types create more housing choices that are more attainable for young families, seniors, singles and lower-income households. They are better able to support both nearby local businesses and transit. As a result, they’re more walkable and have a lower per capita carbon footprint. These building types already exist in beloved neighborhoods. They are not scary. Yet the importance of design has been lost in the controversy.”
She points out that SB 9 allows minimum side yard setbacks, but doesn’t address front setbacks, which are more critical, providing semi-private space, “at least enough room for a stoop or front porch to promote the kind of neighborly interface that strengthens community resilience.” That can be remedied if cities put in place strict, but objective, design rules to ensure new development compliments existing neighborhoods.
The lasting beauty of the older neighborhoods that pre-date “single-family” restrictions teaches us the fallacy of relying on the current artificial housing density formulas. The best path to more affordable housing production and protecting neighborhood character is to set high standards for design and stick to them. Today, individual housing projects trigger a tug of war between developers and local neighbors, fueling bitter and costly community polarization. With SB 9 going into effect in just three months, cities should act now to regulate the new housing they no longer have the power to forbid. Instead of fuming about state interference, they should use the time to adopt design codes to avoid the kind of ugly, intrusive development that many now fear.
Design matters. My historic neighborhood in Pasadena has a rich diversity of home types — pre-COVID, we hosted thousands of visitors for our annual home tour. Communities can once again welcome more housing choices in every neighborhood, but only if they act wisely and promptly to use the power they retain by putting in place sensible design rules. “That alone can provide the predictability and protection neighbors want,” Parolek advises. “Cities can use form-based codes to be prescriptive about the design for what gets built, then let go of discretionary review because they can trust the code to do the work.”
Cities complain about loss of local control. This is a chance for them to exercise local responsibility by ensuring “missing middle” housing diversifies and enriches our residential neighborhoods.
Rick Cole is a former mayor of Pasadena and city manager of Azusa, Ventura and Santa Monica. Write him at venturacole@yahoo.com.
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The lasting beauty of California’s older neighborhoods - The Pasadena Star-News
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