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SOHO President's Message
By David W. Goldberg
September/October 2021
 Photo by Sandé Lollis |
We are living in perplexing times! For every two steps forward there seems to be at least one step backward. Case in point is the ongoing COVID-19 pandemic. With the rollout and broad acceptance of highly effective vaccines it looked like the end was in sight. The initial surge in vaccinations appeared to have the virus on the run. But the surge dropped off, too many people remain unvaccinated, and progress, unfortunately, stalled.
The preservation movement is also facing a new set of challenges that have the potential to reverse decades of hard-fought progress. Specifically, two California Senate legislative bills, SB 9 and SB 10, intended to address housing affordability issues could instead result in higher prices for first-time home buyers and the loss of historic resources. Furthermore, both bills would override (undermine) local zoning. This is a true lose-lose scenario.
SB 9, written by Senate President pro Tempore Toni G. Atkins, streamlines the process for subdividing existing single-family residential lots. Up to two housing units could be built on each newly subdivided lot, thereby increasing housing density to four units where only one had been allowed before.
SB 10, sponsored by Senator Scott Wiener, establishes enabling legislation for jurisdictions that want to opt in and upzone urbanized areas close to transit sites. Up to 10 units per parcel would be allowed without any CEQA oversight.
Due to efforts by the California Preservation Foundation (CPF), SOHO, and other preservation groups in California, SB 9 now includes language that provides some protection for historic resources. SB 10, unfortunately, does not. If passed, SB 10 would weaken or override existing protections, and lead to the loss of historic structures. This is simply not acceptable.
What is so frustrating is that this well-intentioned legislation in all likelihood won't help intended stakeholders, plus the collateral damage to historic neighborhoods could be substantial. By increasing housing density, the underlying value of the land will go up—not down—adding more to the cost of new housing units. The price for existing (including historic) homes will also go up due to the increased development potential of the land. Those who will benefit the most financially will be existing homeowners and speculators, not first-time home buyers.
Moreover, this legislation does not address a frequently overlooked but increasingly important reason for high housing prices in coastal California—our Pacific Rim location. Over the last 20 years I have worked with people outside the US (primarily Australians and Chinese), and had the opportunity to get their perspective. By their standards housing prices in San Diego are affordable. In short, the demand for housing in coastal California is far greater than the additional supply SB 9 and SB 10 would create. I don't know the answer to this problem but I do know that the destruction of historic resources is not the solution.
On a more upbeat note, we are having one of the nicest summers I can remember. I look forward to seeing everyone outside as we enjoy the lovely weather, and our beautiful and historic city together.
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