Workshop Recap: Planning Around Local Politics
On Thursday, April 8th SCANPH convened for the third workshop of the month of April. Panelists engaged in thoughtful discussion covering the topic of Planning Around Local Politics to Advance Affordable Housing: How Cities Can Use the 2021 Housing Element Update to Support New Development.
Panelist Chris Elmendorf, Professor of Law at the UC Davis School of Law ignited the conversation with a big picture overview of the housing element law, and focusing on differences between the 5th and sixth RHNA cycles. Between 1970 and 1980, median home prices in California became almost twice as expensive compared to homes throughout the rest of the country.
Housing targets in the Bay Area and Los Angeles have proved much larger than other regions. Cities should assess how likely zones are to be developed to further fair housing policy. Meanwhile, it has gotten harder for cities to deny housing projects that comply with the general plan and zoning, though opportunities exist to pass a housing element that operates based upon local knowledge. Thus, the housing element update provides a unique opportunity for housing advocacy at the municipal level.
Panelist Moira O’Neill, Senior Research Fellow at the Center for Law, Energy & the Environment at Berkeley Law, provided an overview of how regulations work together and individually, focusing on derestricted affordable elements, as well as density and use provisions across the state of California. O’Neill shared that researchers want to understand how much land use is zoned for all income levels, not just at the state’s default standards. Her research shows that while we can’t answer the question as to why every area is zoned as a single family, we can understand redlining and base zoning trends, and how these exclusionary policies don’t always align with current zoning plans. Density and use provisions are just one of many constraints. By asking what does planning and zoning allow for in terms of jurisdiction requirements, we can better understand how jurisdictions provide discretionary review. Take San Francisco as an example; the city is unique given the land area being made available to different income levels and the number of units that are deed restricted affordable.
Sierra Atilano, SCANPH member and Chief Real Estate Officer at Skid Row Housing Trust, provided a firsthand perspective on political barriers and regulatory constraints that impede development and deter from certainty. Sharing her reaction to the possibility of a procedural framework for citywide deals, Atilano stated that as an affordable hosuing developer, credibility and certainty are essential to bring projects to fruition. When developers purchase land, the construction timeline often spans 3-5 years. This lengthy window represents the alignment between risk, reward and realignment. When developing permanent supportive housing, Skid Row Housing Trust faces discrimmination and NIMBYism due to the inclusion of “Skid Row” in their organizational name. Atilano advocates for use of the housing element to diminish NIMBYism and minimize political barriers faced by affordable housing developers.
Tom Pace, Director of Community Development for the City of Sacramento shared an overview of the obstacles to housing production, identifying two key areas that local governments can use to promote housing production. Pace views land use and zoning, as well as infrastructure, as major solutions. The Housing Element can aid housing production if each jurisdiction has adequate land inventory and zoning. Pace identified several roadblocks that discourage use of the housing element, such as the belief that higher density sites are deemed to be the only sites for lower income housing. Debunking affordable housing myths, Pace noted that when looking at the location of vacant underutilized parcels, we should conduct feasibility studies to understand realistic capacity assumptions. Further, we have to address the RHNA process and keep in mind that greater housing variety significantly increases sustainability.
Resources Mentioned:
UCLA Whitepaper
Opportunity Insights
Campaign for Fair Housing Elements