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Line 1: [[File:Joe-Rivano-Barros-SB827-SF-map.jpg~~\|500px~~\|thumb\|right\|500px\|tweet by Joe Rivano Barros on SB 827]] SB827 (2018) is proposed California legislation that would create a "transit-rich housing bonus" to exempt certain new housing, within certain distances from transit, from a variety of current zoning limitations such as maximum density or parking requirements.  It was introduced by San Francisco State Senator Scott Wiener on January 3, 2018.  (Principal coauthor: Senator Skinner; Principal coauthor: Assembly Member Ting). [https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201720180SB827 Bill text]. Line 27: @Hyper_lexic<br/> I think it might go too far in the reach - minimum 45’ zoning on current residential side streets would be a real shock.<br/>   === Transit could be cut back to circumvent the bill requirements ===▼ @MarketUrbanism [https://twitter.com/MarketUrbanism/status/949747494371643394 6 Jan 2018]. <br/> "As for stopping cities from cutting bus routes, I would say do it based on current service or service that existed on Jan. 1, 2018."▼  ▼ === Could lead to demolition and displacement in low-income areas === Line 43 ⟶ 37:   === Upzoing could create pressure for less well-off homeowners to sell and relocate.  ===▼ Dragonfly on Deck @IDoTheThinking<br/> "I would just prioritize <br/> 1) Provisions for tenants displaced by larger projects for guarantee return residency. Could maybe exempt this for smaller dwelling conversions, say a duplex into a 2-story apt."▼ cf. [https://twitter.com/MBridegam/status/949195458693414912 Martha Bridegam twitter thread]. ▼  ▼ === new multi-story housing could negatively impact neighbors ===▼   Line 67 ⟶ 59:   ▲=== Transit could be cut back to circumvent the bill requirements ===  ▼ ▲@MarketUrbanism [https://twitter.com/MarketUrbanism/status/949747494371643394 6 Jan 2018]. <br/> "As for stopping cities from cutting bus routes, I would say do it based on current service or service that existed on Jan. 1, 2018." ▲=== Upzoing could create pressure for less well-off homeowners to sell and relocate.  === ▲  ▲cf. [https://twitter.com/MBridegam/status/949195458693414912 Martha Bridegam twitter thread].  ▲Dragonfly on Deck @IDoTheThinking<br/> "I would just prioritize <br/> 1) Provisions for tenants displaced by larger projects for guarantee return residency. Could maybe exempt this for smaller dwelling conversions, say a duplex into a 2-story apt."   ▲=== new multi-story housing could negatively impact neighbors === ===   === === Setback and lot coverage rules make the height limits weak.  === Line 85 ⟶ 83: Bjorn @Zmapper [https://twitter.com/Zmapper/status/949777447456772096 6 Jan 2018]: <br/> "Suggestion: Count frequency by number of buses per stop per day (set to equal roughly 15-min/hour frequency) to minimize political service cuts."  Sandy Johnston~~<br/> ‏<br/>  <br/>~~ @sandypsj<br/> "This would treat frequent peak service+infrequent off-peak equally, whereas we should probably be incentivizing frequent all-day service." @alon_levy<br/> Counterpoint: it's easier for NIMBYs to cut off-peak than peak frequency, because their own transit use is very peaky. Line 158 ⟶ 156: some of above, and possible more issues noted in thread: <br/> @hanlonbt 11:36 AM - [https://twitter.com/hanlonbt/status/949726260128899073 6 Jan 2018]<br/> "Please send me common objections to SB 827, thinks like concerns about demolition, reduction in bus service, etc... Thanks! ▲  == Proposals == === Add inclusionary (and/or other affordability & anti-displacement) measures === Shane Phillips @shanedphillips<br/> “By far the biggest [concern] I've heard, and it's something I agree with, is the lack of any inclusionary requirements. This is a significant upzone for most areas, and a windfall for current owners. Should be relatively easy to require 10-15% affordable. Dragonfly on Deck @IDoTheThinking<br/> "I would just prioritize <br/> 1) Provisions for tenants displaced by larger projects for guarantee return residency. Could maybe exempt this for smaller dwelling conversions, say a duplex into a 2-story apt."  <br/> @matthewplan<br/> Replying to @YIMBYwiki @housingforla and 2 others<br/> "3) density bonus housing replacement policies should be expanded to include housing relocation assistance and right of first refusal for new unit at same rent in new building." ▲  === Better/alternate qualifications for transit-rich locations  === @MarketUrbanism [https://twitter.com/MarketUrbanism/status/949747331099918338 6 Jan 2018]:<br/> "15-min headways needs to be defined more specifically. I would recommend defining it as total service along a route (so interlining is okay), and define it as, say, four buses within the 8 a.m. and 5 p.m. hours."  Bjorn @Zmapper [https://twitter.com/Zmapper/status/949777447456772096 6 Jan 2018]: <br/> "Suggestion: Count frequency by number of buses per stop per day (set to equal roughly 15-min/hour frequency) to minimize political service cuts."  Sandy Johnston @sandypsj<br/> "This would treat frequent peak service+infrequent off-peak equally, whereas we should probably be incentivizing frequent all-day service." === Better defining height limits  === @MarketUrbanism [https://twitter.com/MarketUrbanism/status/949747033795153921 6 Jan 2018].  <br/> "Setbacks and lot coverage rules that make the height limits weak. I would recommend forcing cities to accommodate FAR 2 within 45' zones, FAR 2.5 in 55' zones, and FAR 4 in 85' zones.   === Address if/how this measure affects or enables multi-use (mixed residential/commercial) projects<br/> <br/> Matthew Plan @matthewplan<br/>  Replying to @YIMBYwiki @housingforla and 2 others<br/> "I’ve commented on 1) need to make clear this can apply on sites that don’t allow multifamily today like SF and C zones . Density bonus usually requires a site that allows 5 units before any bonus. Could amend 5 unit limit for all projects (not a bad idea) or remove Use limits." ===   === Don't apply in historical districts === Matthewplan‏  @matthewplan<br/> Replying to @YIMBYwiki @housingforla and 2 others<br/> "5) Make clear this does not apply in historic districts or allow more than 1 extra floor in a specific plan area - unless allowed by jurisdiction."   Favor 100% Affordable or cooperative housing  matthewplan @matthewplan<br/> Replying to @YIMBYwiki @housingforla and 2 others<br/> "6) maybe bring down heights 10 ft but provide this 10 extra height to 100% affordable projects or housing cooperatives."   Line 167 ⟶ 207:     == References == Line 174 ⟶ 215: Elkind, Ethan. "[http://legal-planet.org/2018/01/04/finally-california-gets-a-meaningful-housing-bill/ Finally, California Gets A Meaningful Housing Bill: SB 827 (Wiener) would be a game-changer to solve the housing and sprawl crisis.]" ''Legal Planet ''blog, 4 January 2018. [http://legal-planet.org/2018/01/04/finally-california-gets-a-meaningful-housing-bill/ http://legal-planet.org/2018/01/04/finally-california-gets-a-meaningful-housing-bill/].<br/>   Goodman, Damian. "[http://www.crenshawsubway.org/sb_827_must_be_stopped_to_protect_south_la SB 827 Is a Declaration of War on South LA]." ''Crenshaw Subway Coalition ''blog, 5 Jan 2018. [http://www.crenshawsubway.org/sb_827_must_be_stopped_to_protect_south_la. http://www.crenshawsubway.org/sb_827_must_be_stopped_to_protect_south_la. ]<br/>    ''"'SB 827 would usurp all of the recent South LA's community plan updates - those years of conversations, workshops and hearings that we engaged in - to replace it with a vision concocted by a pro-gentrification, pro-displacement, real estate industry puppet in Sacramento who goes by the name of Scott Weiner.<br/>    ''Scott Weiner is to gentrifiers, what Donald Trump is to racists."'<br/>   O'Malley, Becky. "[http://www.berkeleydailyplanet.com/issue/2018-01-06/article/46357?headline=SB-827-Skinner-D-Berkeley-will-destroy-local-land-use-control--Becky-O-Malley SB 827 (Skinner, D-Berkeley) will destroy local land use control.]" ''Berkeley Daily Planet'', 6 January 2018. [http://www.berkeleydailyplanet.com/issue/2018-01-06/article/46357 http://www.berkeleydailyplanet.com/issue/2018-01-06/article/46357]. [mostly quotes Goodman, 5 Jan 2018]. <br/>   Save Marinwood. "[http://www.savemarinwood.org/2018/01/senator-wiener-has-another-ridiculous.html Senator Wiener, has another ridiculous Housing Bill that could lead to the massive urbanization of Marin County.]" Save Marinwood blog, 5 Jan 2018. [http://www.savemarinwood.org/2018/01/senator-wiener-has-another-ridiculous.html http://www.savemarinwood.org/2018/01/senator-wiener-has-another-ridiculous.html].<br/>   *Wiener, Scott. "California Needs a Housing-First Agenda: My 2018 Housing Package." [https://medium.com/@Scott_Wiener/california-needs-a-housing-first-agenda-my-2018-housing-package-1b6fe95e41da https://medium.com/@Scott_Wiener/california-needs-a-housing-first-agenda-my-2018-housing-package-1b6fe95e41da]. <br/> <br/>

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