2024 Spring Issue of Urban Land - 76

" There's no such thing as 'free' parking, " Gray
says. " Providing parking adds to the cost per
unit. "
Revise height restrictions. A simple way to
increase density and the supply of housing is
for cities to allow taller multifamily buildings,
particularly in central city locations.
Eliminate barriers to ADUs. Allowing ADUs
" by right " can encourage property owners
to build them, although this option puts the
responsibility to create more housing on
homeowners, Thomas says. Whereas some
ADUs are used as extra living space, thousands
have been built that may add to the
supply of affordable housing.
Create opportunities for office-to-housing
conversions. Given rising office vacancy rates,
cities should set the table to accelerate office
conversions by eliminating zoning barriers to
residential use, Garcia says.
Streamline the permitting process. Significant
progress can be made by making
the permit process more predictable and
financially feasible, Gray says. " Discretionary
reviews in Boston and other cities, along with
environmental reviews in California, add cost
and delays to projects, especially affordable
housing projects, " Gray says. In November
2023, Los Angeles Mayor Karen Bass directed
several departments to reduce discretionary
review of projects and cut the time required
for mixed-use permits.
Establish simple design standards. Many
cities don't think enough about setting
straightforward design standards, Garcia says,
which can be especially valuable in neighborhoods
where opposition to zoning reform is
anticipated.
" It's fair for people to be concerned about
what their community will look like, so creating
reasonable minimum standards could
make neighbors more welcoming, " Garcia
says.
The politics of zoning
A risk of attempting zoning reform is that,
done poorly, it can cause people to lose faith
in the process, Gray says.
" People will say, 'We tried that, and it didn't
work,' if you reform the code and it doesn't
increase the supply of housing, " he says.
To address the affordable housing crisis,
both zoning reform and subsidies are required,
Gray says.
" As long as it's illegal to build townhouses,
apartments, and homes on small lots, subsidies,
LIHTCs, and vouchers won't make a difference, "
Gray says. " If you do zoning reform,
then you need to take the next steps and
figure out what kind of support is needed
to create housing for the most vulnerable
people. "
Whether zoning decision makers are
elected or appointed, zoning reform frequently
becomes political, Thomas says.
NoMa skyline image in 2009:
Zoning a previously industrial
and commercial area of
Washington, D.C., for mixed
uses including residential,
led to an explosion of new
apartments and condos that
adds to the overall supply of
housing in the city.
76
URBAN LAND SPRING 202 4
NOMAD BID AND S AM KIITTNER

2024 Spring Issue of Urban Land

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