The law of density in California

By Eric Domeier, AIA

In 2008, California policymakers codified the link between travel distances and pollution. The law identifies that substantial greenhouse gases are caused by autos and that travel distances are increased by urban sprawl.

In achieving California’s goals for lowering greenhouse gas emissions by 2020, the state has determined that housing, employment, and goods and services must be centrally located to reduce travel distances. This, in combination with more efficient modes of transportation, will lower greenhouse gases in California.

If a high-density development is getting you down, take a walk in Laguna Mountains and gaze upon the land that is being preserved because of that project.

Reducing travel distances means putting all of our destinations closer together. This is the higher-density solution that will be implemented in your backyard. If you consider yourself a proponent of sustainable existence, then you must also support higher-density development.

In the next 30 years the San Diego region will increase in population by 1.25 million. These new residents will require homes. And while scarcity results in higher prices, an increased supply of housing will create affordability. [Click to enlarge]

The following excerpts are from State Bill 375, aka the Sustainable Communities and Climate Protection Act of 2008.

“The people of the State of California do enact as follows:

SECTION 1. The Legislature finds and declares all of the following:

(a) The transportation sector contributes over 40 percent of the greenhouse gas emissions in the State of California; automobiles and light trucks alone contribute almost 30 percent. The transportation sector is the single largest contributor of greenhouse gases of any sector.

(b) In 2006, the Legislature passed and the Governor signed Assembly Bill 32, which requires the State of California to reduce its greenhouse gas emissions to 1990 levels no later than 2020.

(c) Greenhouse gas emissions from automobiles and light trucks can be substantially reduced by new vehicle technology and by the increased use of low carbon fuel. However, even taking these measures into account, it will be necessary to achieve significant additional greenhouse gas reductions from changed land use patterns and improved transportation. Without improved land use and transportation policy, California will not be able to achieve the goals of AB 32.

While the development of single-family homes will basically flatten, most new housing will be provided through multi-family projects. [Click to enlarge.] — While the development of single-family homes
will basically flatten, most new housing will be
provided through multi-family projects. [Click to enlarge.]

(d) (Omitted for brevity)

(e) Current federal law requires regional transportation planning agencies to include a land use allocation in the regional transportation plan. Some regions have engaged in a regional “blueprint” process to prepare the land use allocation. This process has been open and transparent. The Legislature intends, by this act, to build upon that successful process by requiring metropolitan planning organizations to develop and incorporate a sustainable communities strategy which will be the land use allocation in the regional transportation plan.

(f) (Omitted for brevity)

(g) Current planning models and analytical techniques used for making transportation infrastructure decisions and for air quality planning should be able to assess the effects of policy choices, such as residential development patterns, expanded transit service and accessibility, the walkability of communities, and the use of economic incentives and disincentives.”

Land is a finite commodity. To preserve our parks and open areas, we must re-cycle our urban communities and utilize vacant lots. Notice that while residential acreage goes up, vacant acreage goes down. [Click to enlarge.] — Land is a finite commodity. To preserve our parks
and open areas, we must re-cycle our urban
communities and utilize vacant lots. Notice that
while residential acreage goes up, vacant acreage
goes down. [Click to enlarge.]

Increased density is the right thing to do for environmental and economic reasons. The outcome will be something closer to the ideal city, the city that we marvel over when traveling. Higher-density development creates a richer, more vibrant community. Additionally, if growth is expeditious, supply will catch up to and overcome demand. The result will be more affordable housing. This will require cooperation from the city and community to streamline the administration of development and construction permits.

With higher density as a matter of California law, there is no debate on whether this will occur. The useful conversation is now about what shape the new growth will take and how to best achieve the state’s goals.

Supporting higher density development is the environmentally conscious decision.

—Eric Domeier lives in North Park and practices architecture from his Grim Avenue office. Visit his website at dome-arch.com or call him at 619-531-0010.

—All cited data is obtained from “San Diego Forward, The Regional Plan,” Appendix L, Table 1: 2050 Regional Growth Forecast. SANDAG, Sept. 18, 2015.