CALIFORNIA FOCUS
FOR RELEASE: FRIDAY, APRIL 14, 2023, OR THEREAFTER
BY THOMAS D. ELIAS
"LOCAL
CONTROL BACKERS ATTEMPTING NEW INITIATIVE”
Immediately
after state legislators passed the landmark SB 9 and 10 in 2021, taking most
local land-use decisions away from city councils and county supervisors,
resentful local officials vowed to run a referendum campaign and kill those new
laws.
The
two measures essentially eliminated R-1 single family zoning everywhere in
California, allowing up to six housing units on lots formerly limited to one
and making approval automatic for high rise residential buildings on all
streets reasonably close to mass transit.
That
meant easy permitting, for example, for buildings up to five stories on any
street where officials suddenly open a new bus line. It was not limited to
areas in walking distance of rail or subway stops.
But the referendum mounted by dozens of local
officials never got off the ground that year, partly because the coronavirus
pandemic drove the cost of gathering initiative petition signatures to
unprecedented heights – as much as $16 per signature in some parts of the San
Francisco Bay area.
So
the promised anti-density referendum never made the 2022 state ballot and the
landmark laws remain on the books. Neither has produced much action as yet, in
large part because no one has demonstrated that the authorized new housing
would be profitable. There’s also a shortage of construction workers.
By
contrast, a previous law allowing “ADUs” – additional dwelling units often
called “granny flats” – on virtually all onetime R-1 properties has produced
major results. It is hard to find a significant home remodel or rebuild in this
state that does not include one. Some cities are making ADUs major policy
instruments in efforts to satisfy state housing density requirements.
No
one knows whether most of these are occupied by renters or family members of
the property owners. But some longtime property owners are downsizing into new
ADUs, allowing their adult children and families to move into their properties’
main houses.
Into
this picture now step some of the same folks who vowed in 2021 that they’d
repeal SB 9 and 10.
They
hope to circulate petitions for a new initiative aimed not only at those two
laws, but the other housing density requirements now being imposed around
California via a spate of new laws passed by pro-density legislators led by
Democratic state Sen. Scott Wiener of San Francisco, who has spearheaded this
movement for most of the last decade. Wiener claims only massive new
construction can solve the state’s housing shortage, variously estimated at
anywhere from 1 million to 3.5 million dwelling units by state authorities over
the last five years.
That,
of course, ignored the vast store of vacated office buildings, mini-malls and
big box stores created by the pandemic. It’s much cheaper and faster to convert
them to housing than building new units while fighting off lawsuits and
ever-inflating costs for materials, land and labor. Held up by labor unions and
legislators until recently, conversions are now taking off.
The
putative new initiative would likely not interfere with those changes, because
they cause little variation in building footprints and won’t alter
neighborhoods.
But
it could stymie more attempts by the state to take over land use decisions long
the purview of local governments and local ballot measures.
“We’d
like to fix the ambiguities some people saw in our previous proposed
initiative” said Anita Enander, a city councilwoman and former mayor of Los
Altos Hills, near San Jose. “Our new effort should be more generally
supportable. It would simply say that when state law and local land use laws
conflict, the local ones will prevail. A lot of people don’t want extreme dense
housing. They just want to live in their own homes.”
Added
Dennis Richards, a former longtime member of the San Francisco planning
commission, “Taking this field away from local government is a way of wiping
out democracy. People like Wiener are saying it does not matter what local
residents think about their own cities, or how they’ve voted.”
Historically,
local control has usually won out over centralized planning when Californians
have voted on it. Sponsors of the
hoped-for measure say polling indicates 60 percent to 65 percent approval.
Even
if it’s not actually that high, don’t bet against this effort once it gets
going.
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Email Thomas Elias at tdelias@aol.com. His book, "The Burzynski Breakthrough, The Most Promising Cancer Treatment and the Government’s Campaign to Squelch It" is now available in a soft cover fourth edition. For more Elias columns, visit www.californiafocus.net