Multiple-Unit Dwelling Credits

By Michael K. "Mike" Rich

A creative idea that may foster a middle ground on residential development.

Going forward, it is important for Alamedans to work together on residential development issues as an alternative to developer-backed efforts to overturn Measure A. This means that we should keep an open mind to creative compromises that speak to our interests. Whether you're a supporter of Measure A or a smart-growth/affordable-housing advocate, there may be a middle ground that would speak effectively to everyone's interests, but we'll never know if we're not open to the possibility.

In this spirit, can we acknowledge that the primary practical interests are traffic impacts, affordable and diverse housing options, historic/cultural preservation, and overall quality of life? Is there a way to address the concerns of Measure A supporters relative to traffic impacts and historical/cultural preservation that also speaks to the concerns of smart growth and affordable housing advocates?

Here is one possibility:

Let's say that someone who owned a Victorian house in Alameda that was divided into six apartment units decided to convert the Victorian back into a single family home.  My idea is that the City would then give the homeowner a piece of paper conveying six "multiple-unit dwelling credits" to the homeowner.  The homeowner could then sell the credits to a developer, who would then be allowed to build six multiple unit dwellings in a zoned area that is close to the tunnel or the bridges; in other words closer to egress.  The same idea would apply to existing apartment buildings, except where there are existing demolition restrictions based on the age of the building.  This idea of multiple-unit dwelling credits, if implemented, would have the effect of creating an incentive to restore historic homes, and would also have the effect of migrating existing density out toward the tunnel and the bridges, where it makes more sense to have density due to the proximity to egress.

The multiple-unit dwelling credits would have no fixed value; they would be sold to developers at market value.  By migrating density out toward the points of egress it would relieve traffic congestion in the historic neighborhoods. At the same time, new developments near the tunnel and the bridges (some of which are already planned), could include multiple-unit dwellings, which would address the concerns of the smart-growth advocates.

There are variations to this idea that could address concerns that the various interest groups in town may have about the basic idea, but I am leaving those out at this point because I want the interest groups to get together and talk about the idea and come up with the details as part of a consensus-building process.