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SOHO President's Message
By David W. Goldberg
November/December 2021
 Photo by Sandé Lollis |
In September, after much wrangling, two controversial pieces of legislation intended to address housing affordability were signed into law by Governor Newsom. SB 9 allows a lot with a single-family home to be split in two, and up to three housing units added to the property. SB 10 permits local jurisdictions to upzone any parcel located in a traffic-heavy or urban infill site up to 10 units without CEQA oversight.
These bills end single-family home zoning as we know it and cede significant local control over housing policy to the state. A few weeks have passed since this legislation was enacted and, now that the dust is settling, it's worth looking at some of the likely impacts.
Although well intentioned, these bills have the potential to adversely alter neighborhood character and reverse decades of hard-fought progress made by the preservation movement. Furthermore—and ironically—the total number of housing units created probably won't be enough to put much downward pressure on housing costs. And there is the issue of greater density on infrastructure—roads, parking, water, sewer, utilities—not designed for intensive development, which isn't addressed by these bills.
As a recent San Diego Union-Tribune editorial bluntly put it, SB 9 and SB 10 "may disrupt and diminish the quality of life in some communities."
Another concern that's received scant attention is that this legislation doesn't promote good long-term social policy.
One of the great successes of preservation has been the opportunities given to individuals for upward mobility and wealth building. Owners of historic properties have played a transformative role in reversing the decline many older neighborhoods suffered after World War II, and in the process, created economic security for themselves and their families. In short, preservation has helped build strong communities and a strong middle class.
SB 9 and SB 10, however, don't promote individual home ownership and the long-term benefits attached to it. In all likelihood, these bills will create "landlords" (property owners who derive most of the financial rewards) and "renters" (tenants who do not). This is not good social policy.
All is not lost, fortunately. Due to the efforts of SOHO and other preservation groups throughout the state, historic and landmark districts are exempt from SB 9. An important ancillary benefit is that neighborhoods and communities that are eligible for but were not previously interested in designation are starting to take notice. A good example is Rancho Santa Fe, known for its town layout, shops, and residences by master architect Lilian Rice, where National Register of Historic Places designation is being discussed.
As we continue moving to a post-pandemic new normal, I look forward to seeing everyone as we enjoy our beautiful and historic city together. Happy holidays!
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