Can Los Angeles Recover From Corrupt Densification?

By Richard Lee Abrams : citywatchla – excerpt

THE VIEW FROM HERE – No. The driving force behind Los Angeles excessive densification is Wall Street’s monetization of real estate based on the meme of the highest and best use. That means whatever use of a piece of land makes the greatest income for the owner is incontrovertibly the best and most morally righteous use of the land. Human beings will believe anything no matter how absurd as long as it is repeated enough. Beliefs regulate behavior and a society which lacks common set of beliefs cannot function. Perhaps, the wisest line from Monty Python is, “No one expects the Spanish Inquisition.” There comes a time when a belief system turns upon and devours itself. When Los Angeles was open space, monetization of land for residential use was the best and highest use. The reason is that it resulted in a significantly enhanced quality of life for the average person.

When Los Angeles reached a particular density, the highest and best meme became a prescription for decline. As is the case with much of life, there was no single moment when Los Angeles should have posted No Vacancy Signs at the city limits, but there are ratios between various factors which signal when an urban area is reaching its maximum density per square mile. People being what they are, the public does not notice the problem until after they have significantly surpassed the maximum number of people per square mile…

Monetization of Rental Properties is Easy

It’s easy to monetize the value of land according to how much rent it will bring the developer. A single-family home will usually bring a one-time payment when a family purchases the home, at which point it ceases to generate income. A 24-unit apartment house on the same size lot is worth a lot more to the developers because it will generate income for the new owner…(more)

The Hollywood Area Reveals Why Trickle-Down Housing Policies Don’t Work

By Dick Platkin : citywatchla – excerpt

PLANNING WATCH – If you still believe that the worsening housing crisis is caused by a housing shortage, and that it can be solved by gutting zoning laws so real estate speculators have a free hand, you should look at LA’s Hollywood neighborhood for a reality check. In Hollywood the rampant construction of new, high-rent, high-rise apartment buildings has totally discredited these planning policies. They have increased housing costs and traffic congestion, forced residents into homelessness, demolished low-priced housing, reduced population and transit ridership, and taxed old infrastructure. Quite a list of trickle-down accomplishments!

The panacea of zoning deregulation, in Hollywood’s case parcel-level entitlements that City Hall reflexively grants to developers, has led to flipping and the construction of expensive apartment towers with high vacancy rates. The imagined benefits of trickle-down planning policies, advanced by ambitious academics, LA Times editorialists and guest columnists, and major city planning departments, has been disproven in Hollywood… (more)

Bay Area Labor Schism Boils Over as Unions Spar Over State Housing Bill

By Mike Ege : sfstandard – excerpt

Two of the Bay Area’s most powerful construction worker unions are at bitter odds amid a push to extend state housing mandates. One side is branded as sell-outs; the other is accused of pulling up the ladder.

Mirroring disagreements at the state level, the local labor fight centers around a new housing bill and spilled out into the open this week as labor leaders took swings on Twitter over language in the bill related to work requirements….


Lorena Gonzalez Fletcher on twitter:

@LorenaSGonzalez Please tell me the last time a bill that red-lined labor standards out of existing law was passed in California? Well, Scott Weiner & Buffy Wicks apparently think it’s time to try. Why? Because they want developers to be more incentivized to build market rate housing. #SB423

More profits for developers, less benefits for workers. That makes zero sense from folks who claim to be pro-labor….

Last week, state Sen. Scott Wiener (D-San Francisco) introduced Senate Bill 423, legislation that would make SB 35, which required an expedited process for housing projects in counties that failed to meet production quotas, permanent. It’s supported by the Housing Action Coalition and other pro-housing supply groups.

The bill is also backed by the Nor Cal Carpenters Union, a regional body representing 22 individual unions and over 36,000 members—many of whom surrounded Wiener at a Feb. 13 presser announcing the bill.

But among those who offered a Bronx Cheer for the bill was Wiener’s former colleague and fellow Democrat, Lorena Gonzalez-Fletcher.

The former San Diego assemblymember, now a leader at the California Labor Federation, threw shade on Wiener and co-sponsor Assemblywoman Buffy Wicks (D-Oakland) accusing them of “red-lining” labor standards out of the bill…(more)

Some people supporting unions object to building more market rate housing. Whatever stops the continuing push for density. The appetite for Wiener bills is dwindling as the demand for market rate housing and values plummet.

Wiener bill would kick elected officials out of critical land-use and housing decisions

By Zelda Bronstein : 48hills – excerpt

Mitts-Off

If cities don’t meet the state’s impossible housing goals, unelected bureaucrats could be approving development projects with no oversight.

State Sen. Scott Wiener just introduced a new bill, SB 423, that extends the absurd provisions of his 2017 bill SB 35. That law forces cities to approve—that is, “streamline”—certain housing projects if the number of building permits they’ve issued halfway in the eight-year Regional Housing Needs Allocation (RHNA) cycle falls short of their respective allocations.

The mandate is absurd, because cities can approve projects, but they can’t compel developers to pull building permits on projects that have been approved. Builders are not going to build if they can’t make a profit; that’s why in San Francisco right now, tens of thousands of approved housing units are not getting built.

In a further absurdity, the allocations themselves, especially the low-income numbers, are so enormous as to be unrealizable. SB 35 sets up cities to fail.

Now comes SB 423. The mainstream press has focused on two controversial aspects of Wiener’s new bill: it adds Builder’s Remedy to SB 35’s penalties, and it loosens SB 35’s requirements for employing union labor.

My focus here is on another problematic aspect of SB 423…

Here’s the relevant passage in SB 423: Section 65913.4 of the Government Code is amended to read:

…. (c) (1) If a local government government’s planning director or any equivalent local government staff, including all relevant planning and permitting departments, determines that a development submitted pursuant to this section is consistent with the objective planning standards specified in subdivision (a) and pursuant to paragraph (3) of this subdivision, it shall approve the development.(more)

Homeowners and would-be homeowners take exception to Wiener’s claims that single family homes are immoral. The more you know about the plans to limit your lifestyle the less you like it.

Silicon Valley developer vows hunger strike ‘until death’ if city won’t let him build

By Marisa Kendall : mercurynews – excerpt

SUNNYVALE — A home developer is taking an unusual and dramatic stand after the city halted work on his construction project. He’s on a hunger strike — and he says he won’t eat until his crews can get back to work.

Navneet Aron, founder and CEO of Aron Developers, says he hasn’t eaten since last Friday morning. He has spent every weekday since then camped out in City Hall with a sign proclaiming, “On hunger strike until death!”

He’s protesting the city’s decision to stop construction of 18 townhomes on North Fair Oaks Avenue after his team forgot to obtain an approval from Santa Clara County’s Department of Environmental Health. Aron worries that fixing the issue could take months, which could mean the loss of hundreds of thousands of dollars in delayed construction costs.

Now he’s pleading with city officials to let him keep building while he obtains a green light from the county…(more)

Because everyone needs a laugh. We guess they want him to add more units or an ADU before they will let him go ahead with construction.

State rejects Oakland’s housing plan, asks for revisions

by Natalie Orenstein : oaklandside – excerpt

Like most Bay Area cities, Oakland’s newly approved Housing Element doesn’t comply with state requirements, which could impact the city’s funding and ability to control development.

Just two days after Oakland officials adopted the city’s eight-year housing plan, the state determined it didn’t meet the requirements, state records show.

In a Feb. 2 letter, the California Housing and Community Development Department told Oakland it must make revisions to its Housing Element to be found in compliance. Without that certification, Oakland immediately loses the ability to place certain restrictions on development, and could lose out on significant state funding for housing.

The Housing Element is a significant piece of the city’s General Plan, which is undergoing an update. The section spells out how Oakland will plan to build enough housing to meet state targets over the coming eight years, and what policies and programs the city will pursue to achieve affordability and equal access to housing.

The Oakland City Council unanimously approved its Housing Element on Jan. 31, the state-imposed deadline. City planners told the council at that meeting that they’ve been in close contact with state housing authorities, and expected the element to be approved. They said that the council would still be able to make tweaks to the document in the coming days…

Where Oakland’s housing element is still out of compliance

A central piece of Oakland’s plan is the identification of specific locations where housing could be developed, so that Oakland meets targets for both affordable and market-rate construction in the coming years. The city is required to plan for 26,000 new units.

The city’s submission is missing details on why these sites are primed for redevelopment, such as whether the property owner is amenable, if the site is vacant, and analysis of recent development trends, the state said.

State planners also said Oakland’s document should include more details about how it will ensure housing access for historically excluded groups, though they noted the element “includes many meaningful policies and actions.” They also told the city that a section on neighborhood improvement shouldn’t be limited to housing plans, but also include goals around infrastructure, transportation, and parks(more)

This is a new low for the state and or HCD, AFter demanding the cities allow development on the open space they now demand more open space? And since when did they need to see details on infrastructure, transportation and parks to meet housing goals?

 

Bay Area Cities Just Lost Zoning Control. See the Wildest Homes That Could Come to Your Neighborhood

By Sarah Wright : sfstandard – excerpt

The state’s Jan. 31 deadline has come and gone, and 69 out of 109 jurisdictions in the Bay Area have failed to submit their required eight-year housing plan to the state.

Advocacy groups like YIMBY Law are already suing cities and counties, claiming they’ve violated state law by missing the deadline. But in the meantime, developers are preparing to file projects under the “builder’s remedy, which means cities and counties cannot deny housing projects just because they violate local zoning plans.

That enticing possibility brought a crowd to Downtown San Francisco on Wednesday night, where housing advocates and architects gathered to celebrate the chance to build more aggressively and to share their dream projects.

The proposals offer a glimpse into what new developments might be popping up in cities, from Berkeley to Hillsborough, that are out of compliance with state law…(more)

Marin Voice: County housing element needlessly supersedes carefully created community plans

By Sharon Rushton : marinij – excerpt

Last month, the Marin County Board of Supervisors adopted the 2023-2031 Marin County housing element update, as well as various countywide plan amendments related to the county’s plan for housing.

Among other consequences, these amendments needlessly eviscerate community plans, leaving areas open to development with minimal controls.

Most importantly, there is no requirement by the state that community plans must be weakened in order to achieve a compliant housing element, according to legal counsel.

Community and environmental organizations, which are located within the jurisdictions of the 26 Marin County community plans, are coordinating an effort to maintain the integrity of community plans. There is still limited time for the supervisors to reverse their mistake…(more)

Can a City Thrive When Its Downtown Is Empty?

By Alan Greenblatt : governing – excerpt

The office recession is real, with downtowns in major cities still missing a majority of their pre-pandemic workforce. San Francisco offers a case study in terms of the consequences.

DSC01596.jpg

Market Street, the main drag through San Francisco’s downtown, was closed to private cars just before the pandemic. It’s missing office workers and pedestrian life. (All photos Alan Greenblatt/Governing)

Sales were slow during the holidays but Alphonse Verkler stayed optimistic. He manages a cheese and sandwich shop in downtown San Francisco and says that foot traffic had improved from a low point last summer. “Obviously, as you can imagine, it’s not as busy as it once was, but things have picked up,” he says.

Verkler’s shop is half a block from Salesforce Tower, the second-tallest building on the West Coast and headquarters of San Francisco’s largest private employer. It wasn’t great news for the neighborhood when Salesforce announced it was laying off 8,000 people and cutting back on office space at the beginning of the year. The mass layoffs announced in recent days by Amazon, Microsoft, Alphabet (Google’s parent company) and Meta (Facebook and Instagram), while certainly not all impacting San Francisco directly, aren’t a good sign for the city either. Tech companies make up nearly a third of the city’s private-sector payrolls. “It’s not the first time that I have wished San Francisco’s economy was a little more diversified than tech,” says Supervisor Matt Dorsey.

San Francisco already suffers an all-time record office vacancy rate of 27.6 percent. Meta has just put up 34 stories of office space 435,000 square feet, enough space for 2,000 workers — for sublease…(more)

RELATED:

Turning Downtown Residential: Why It’s Poised to Happen

Public transit death spiral

First, I’m far from convinced that the emphasis on electric vehicles is going to be “the answer” – among other things, where is the electrical power going to come from?

BUT, it is far from clear that transit, overall, can make any contribution to GHG reduction. Here’s a graph that I spent a lot of time putting together ten years ago – that shows, for the nation, a passenger-mile traveled on transit creates more GHG than a passenger-mile on a light-duty vehicle (LDV) – which includes passenger cars, minivans, pickup trucks, SUVs, and vans, except for the largest of the last three categories.

While LDV’s had a clear advantage for 2010, since then, I’m confident that transit was falling further behind through 2019, the last pre-COVID year, because:

  1. LDV fuel economy continued to improve after 2010 because the U.S. had been significantly increasing MPG requirements over a period of many years. Since the AVERAGE LDV registered in the U.S. was 12 years old pre-COVID, it takes a long time for older vehicles, which did not get the better milage, and we’ve had more than a decade since then where older, lower-MPG vehicles were replaced with higher-MPG vehicles – and this was more than enough to offset the more recent trend to larger LDVs that are not a fuel efficient.
  2. In transit, the name of the game is average occupancy. There are several large transit agencies in the U.S. that get very favorable GHG ratings because they are so highly used that each vehicle is moving a whole lot of people, including the MTA-NYCT subway and bus system and, in the Bay Area, BART and Caltrain. However, most of the other Bay Area transit systems (with the exceptions of Muni and ACE) have very poor average passenger loads.

Of course, that was before COVID. Right now, auto utilization is pretty much back to what it was pre-COVID, but transit utilization has fallen off the edge of the cliff, particularly BART and Caltrain. We all hope that people will return to transit, but no one knows how long this will take. BART’s “FY23 Reimagined Short-Range Transit Plan,” presented to the Board 12/1/22, has “stabilize at 80% of pre-COVID forecast” – and that’s the UPSIDE projection. Caltrain has even further to go playing catch-up.

One central problem is that, to simplify, the number of people who were using transit pre-COVID appears to be roughly equal to those that have shifted to remote work. It most certainly isn’t that simple – I’m saying that the NUMBERS are comparable, not that those that used to take transit are all staying at home; obviously, a lot of former transit riders are now driving to work. The article doesn’t mention remote work (or education, or other activities) at all – and, while the headline is “public transit” and the (buried) lead is “public transportation,” there is more discussion about intercity rail than about what transportation professionals call transit. (By the way, intercity bus can be VERY competitive with intercity rail on GHG.)

Another problem is, people don’t like to hear this, but, for the most part, the best transit routes are already taken. Adding more service on existing routes, extending existing routes, and staring new routes are likely to be, for the most part, far less productive than the overall poorly performing existing routes (there are, of course, exceptions to every general rule.)

To put it another way, as we have learned very well over the last century-plus, if you want to make transit more competitive with driving for most US urban travelers, making transit more competitive simply doesn’t work very well and is EXTREMELY expensive, and takes a lot of time to implement, for, at best, relatively minor ridership increases. So, by default, what is left is to spend a lot less time, trouble, and money trying to make transit better and, instead, make driving worse.

Well, this has been a major part of the strategy and tactics in the U.S., and particularly California, and even more particularly the Bay Area, for many decades, and what we have learned is, so far, it has not been working very well to move transportation modal splits. At some point, even California politicos may begin to ask, in reference to a familiar transportation saying, “how long are we going to continue to continue to physically abuse this deceased equine?” (Of course, I have great confidence in the ability of our government leadership to never a learn a thing from past failures.)

Tom Rubin