The often interrelated subjects of transit-oriented communities and affordable housing are once again sparking conversations within California’s land use and entitlement industries. What’s driving the discussion varies, of course, but one major factor is a wide range of bills signed into law, including one that changes the state’s Density Bonus Laws (DBL).
While the updated DBL has some specific things to say about transit-oriented communities and affordable housing, these two intertwined aspects of modern urban planning are very much worthy of consideration on their own.
SB 290 and Density Bonus Laws
First, let’s briefly go over the most recent modifications to the DBL as they relate to affordable housing and transit-oriented communities (TOC).
Gov. Gavin Newsome signed SB 290 into law on Sep. 28, 2021. Among other changes to the DBL, this law imposes new parking maximums based on bedrooms, percentage of moderate-income homes, and proximity to transit.
Specifically, SB 290 “prohibits a city or county from imposing a vehicular parking ratio, inclusive of parking for persons with a disability and guests, that exceeds 0.5 spaces per unit, if the development meets specified affordability requirements, including at least 20% low-income units or at least 11% very low-income units, is located within one-half mile of a major transit stop, and the residents of the development have unobstructed access to the major transit stop from the development.”
Effects and Additional Info
So how will this affect the development of transit-oriented developments and affordable housing in Los Angeles? At QES, we have experienced an increase in these types of developments and have seen an increase in requests for this type of project entitlement, so we have geared up in preparation.
Think of the TOC incentives and TOC programs that help low-income families, students, and others find affordable housing assistance and rental assistance. These assistance programs often have long waiting lists for rental and housing programs.
City planning divisions and housing agencies have long argued that locating these multi-family units near transit stations will help the people and the place. That is to say, it’s good for people and the environment.
Still, it’s not just SB 290 that has our office ramping up expectations, either. All told, Newsom signed 31 bills aimed at addressing a lack of affordable housing in the state.
Among the housing-related details of these bills:
- Creation of a task force to identify empty and/or surplus lots on which to build new housing
- Expanded density bonus grants to nonprofits to buy or build affordable housing
- Incentives for cities seeking “workforce housing” and deed-restricted housing for working families
- A senate bill that makes it easier for local governments to approve the construction of duplexes and other split properties
- Another senate bill that provides a took for municipalities to build high-density housing close to transit centers
Development and the Future
This is a fertile time for developers. All of these bills arrive not long after legislators drafted a funding package that will inject $10.3 billion into affordable housing initiatives. Newsom says the package and the new bills will ultimately lead to the construction of 84,000 new affordable units.
Conversations regarding low-income housing in the city of Los Angeles and other areas of Southern California are ongoing.
Some critics argue that many of the bills remove local control from the decision-making process. Others argue that some bills skirt environmental laws and won’t actually encourage the development of affordable housing units.
The bills and their critics continue California’s long history of debate surrounding the lack of affordable housing and transit-oriented communities. How developers utilize these new and updated laws will be borne out in the near future.
One thing remains clear, however: California continues to attract new residents and businesses looking to live, work, and provide services. And developers will still need partners like QES to assist them through the regulatory, land-use entitlement, and public notification processes.
For any questions or concerns, please get in touch with QES Inc. today.