A5: A Case Study in California's Housing Strategy, SB 684, Transit-Oriented Development, and Small Lot Multi-Family Projects
- aaron95304
- Apr 8
- 6 min read
Updated: 6 days ago
tlrs has reached a significant milestone with our A5 project in Alhambra, California, having submitted the planning review application. This project navigates the framework of Alhambra's Housing Element and leverages the provisions of California's Senate Bill 684, all within the context of the property's RM (Residential Medium Density) zoning, which independently permits three units on the site.
The A5 project in Alhambra is a tangible example of how local housing policy, state legislation, and strategic location can converge to address California's pressing housing needs. To fully understand its significance, it's crucial to elaborate on the specifics of the Regional Housing Needs Assessment (RHNA), the provisions of Senate Bill 684, Transit Priority Areas, and Alhambra's RM zoning within its new Housing Element.
The A5 project proposes the construction of five market-rate townhome units, averaging 1,700 square feet, utilizing a modern hybrid cross-laminated timber (CLT) and light-frame wood structure. Located on an 8,000 square foot lot recently up-zoned to in the City of Alhambra and situated within a designated TPA, the project strategically leverages the increased density allowances facilitated by SB 684 within this transit-rich area. This development represents a step towards providing long-term livable "missing middle" housing in a historically multi-family neighborhood, utilizing state legislation to build upon local planning efforts.
The Challenge:
Designing "missing middle" housing on small lots in Los Angeles presents a unique set of challenges, primarily stemming from the region's high land costs, stringent zoning regulations, and the inherent constraints of limited square footage. Balancing density goals with the need for functional and appealing living spaces requires innovative architectural solutions. Navigating existing setback requirements, parking mandates (even with potential reductions for smaller projects), and height restrictions on smaller parcels often necessitates creative massing and efficient unit layouts. Furthermore, the economic feasibility of such projects can be precarious. The cost per unit can escalate quickly on small sites due to the diseconomies of scale compared to larger developments, making it difficult to deliver attainably priced housing without significant subsidies or leveraging streamlined approval processes like those offered by SB 684. The pressure to maximize unit yield while maintaining adequate light, air, and usable private or common open space demands meticulous design and a deep understanding of both regulatory frameworks and market demands.
Several multi-family product types could theoretically be built on a small Los Angeles lot, ranging from stacked flats and duplexes to small-scale apartment buildings. However, the A5 project's choice of five market-rate townhome units offers distinct advantages in this context. Stacked flats might achieve higher density but often lack the individual ownership potential and the sense of private space that townhomes provide, potentially impacting long-term value for both residents and the neighborhood. Smaller apartment buildings, while offering rental options, can face challenges in achieving economies of scale on very small lots. The townhome model, with its individual entries, private outdoor spaces (even small patios or roof decks), and fee-simple ownership potential, tends to offer a more stable and desirable housing option, contributing to neighborhood longevity and providing a valuable asset for the owner. The 1,700 square foot average size allows for family-sized living, filling a crucial gap in the "missing middle" and fostering a sense of long-term community investment, aligning with sustainable neighborhood development goals beyond simply maximizing unit count.
The Regional Housing Needs Assessment (RHNA): A State Mandate
The Regional Housing Needs Assessment (RHNA) is a state-mandated process in California that identifies the total housing need for each region in the state and then distributes this need to individual cities and counties. It's a multi-step process aimed at ensuring that local jurisdictions plan for enough housing to meet the needs of residents at all income levels. Key aspects of RHNA include:
Determination of Regional Need: The California Department of Housing and Community Development (HCD) determines the total housing need for each region based on factors like population projections, household formation, and overcrowding.
Allocation to Councils of Governments (COGs): HCD then allocates this regional need to the various Councils of Governments (COGs), such as the Southern California Association of Governments (SCAG) in our region.
Subregional Allocation: SCAG, in turn, develops a methodology to distribute the regional housing need to its member jurisdictions, including the City of Alhambra. This allocation considers factors like job growth, accessibility to transit, and existing housing stock.
Housing Element Update: Each city and county is then required to update its Housing Element (a crucial part of its General Plan) to demonstrate how it will plan to meet its RHNA allocation over the eight-year planning cycle. This includes identifying adequate sites, establishing zoning that allows for the development of the needed housing, and outlining programs to facilitate its construction.
Income Categories: RHNA allocations are broken down by income categories: Very Low, Low, Moderate, and Above Moderate. This ensures that jurisdictions plan for housing that meets the needs of all segments of the population.
Alhambra's Housing Element and RM Zoning:
Alhambra's Housing Element is its specific plan to address its RHNA allocation. It includes an analysis of the city's housing needs, an inventory of suitable land, and a set of policies and programs to facilitate housing development. The up-zoning of the A5 project site from R-2 Medium Density Residential (6-12 units per acre) to RM Residential Medium Density (6-18 units per acre) is a direct action stemming from Alhambra's Housing Element to create zoning capacity for its RHNA allocation.
For the A5 project site, this translates to:
Density: The RM zone now permits a higher density range, allowing for up to 3.6 units versus the previous 2.4 units. While the base zoning allowed for three units on the 8,000 sq ft lot (approximately 0.18 acres), the revised density regulations, in conjunction with TPA and SB 684 provisions, enable the proposed five units.
Building Height: The up-zoning also established a specific maximum building height for the RM zone in this area, measured in feet and/or stories, which the A5 project's design adheres to.
Transit Priority Areas (TPA):
The A5 project's location within a designated Transit Priority Area (TPA) in Alhambra is a significant factor. A TPA is defined as the area within a half-mile radius of a major transit stop. The purpose of TPAs is to concentrate housing and employment near public transportation, reducing reliance on cars and promoting sustainable development. Being located within a TPA unlocks certain opportunities under state law, including SB 684. The specific transit stop influencing the TPA designation for the A5 project's location would be identified in Alhambra's General Plan or specific TPA plans.
Senate Bill 684 (SB 684):
Senate Bill 684 (SB 684) is a California state law aimed at streamlining the approval of small multi-family housing projects that meet objective criteria, particularly in areas suitable for infill development like TPAs. Its key provisions relevant to the A5 project include:
Applicability in TPAs: SB 684 provides specific advantages for housing projects located within TPAs.
Density Bonus: Within a TPA, SB 684 can allow for an increase in density beyond what is permitted by the underlying zoning (in our case, the RM zone). This is the primary mechanism enabling the A5 project's proposed five units, exceeding the base zoning allowance of 3.6 units. The specific density bonus allowed under SB 684 in a TPA depends on factors outlined in the law, such as proximity to the transit stop and project characteristics.
Streamlined Approval: For projects meeting all the objective criteria of SB 684 and the local zoning ordinance (including any TPA-specific overlays), the approval process becomes ministerial, focusing on compliance with these standards rather than discretionary review.
Parking Reductions: SB 684 often allows for reduced parking requirements for projects within TPAs, recognizing the increased access to public transportation. The A5 project's parking plan takes advantage of any such reductions permitted under SB 684 and Alhambra's TPA policies.
Height Compliance: While SB 684 can facilitate increased density in TPAs, projects must still comply with the objective building height limits of the underlying zoning, which the A5 project does under the revised RM zoning.
In conclusion, the A5 project stands at the intersection of thoughtful local planning and enabling state legislation. By aligning with Alhambra's Housing Element objectives, capitalizing on the density-enhancing provisions of SB 684 within a designated Transit Priority Area, and adhering to the specific parameters of the RM zoning, this initiative represents a considered approach to addressing the critical need for diverse housing options. As we move forward in the entitlement process, we remain hopeful that this project will serve as a testament to the power of integrated planning and policy in fostering sustainable and livable communities.
Architect: tlrs
Landscape Design: David Kennedy Architect
Real Estate Consultant: Taylor-Clark
Civil Engineer: Greystone Engineering
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