Isabella Carter
Single-family housing is a dominant feature of residential zoning in the six-county Los Angeles region, with nearly two-thirds of residences in California being single-family homes. Single-family zoning accounts for over 95% of total residential land in the state. In Los Angeles, residential zones can be divided into two primary cases: single-family and multi-family. Single-family housing is restricted to one house per lot, and if the lot is large enough, it may be subdivided into multiple houses that meet the minimum lot size. The most common type of single-family zoning is R1, which specifies a minimum lot size of 5,000 square feet. Other types include RA (residential agriculture) and RE (residential estate). The debate surrounding single-family zoning in California has centred around its role in racial residential segregation, with municipalities having the highest percentage of single-family-only zoned residential areas also exhibiting the highest percentage of white residents and the lowest percentage of Black and Latino residents. Recent legislative changes in California have allowed for the construction of multiple units on lots previously zoned for single-family homes, marking a significant shift in housing policy.
| Characteristics | Values |
|---|---|
| Single-family housing as a percentage of total residences in California | 66% |
| Single-family housing as a percentage of developable land in California | 75% |
| Single-family zoning in Los Angeles | R1, RA, and RE are the most common types |
| R1 zoning minimum lot size | 5,000 square feet |
| RA zoning minimum lot size | 17,500 square feet |
| RE zoning minimum lot size | 9,000, 11,000, 15,000, 20,000, or 40,000 square feet |
| Minimum number of covered parking spaces required for all single-family zones in LA | 2 |
| California legislation passed in 2021 | SB 9, allowing homeowners to divide their property into two lots or build a duplex |
| Number of communities affected by the SB 9 ruling | 121 |
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What You'll Learn
Single-family zoning and racial composition
Single-family zoning in Los Angeles has been the subject of recent legislative changes and debates about racial segregation and income inequality. California's SB 9, enacted in 2021, allows homeowners to subdivide their properties or build duplex units, overriding local single-family zoning ordinances. While this doesn't signal the end of single-family zoning, it has sparked discussions about zoning reform and its racial implications.
Los Angeles, as part of the six-county SCAG region, has nearly 20 million residents, making it the largest and most diverse region governed by a metropolitan planning organisation in the US. The region has been the focus of studies examining the relationship between single-family zoning and racial composition.
Research has consistently found that municipalities with a higher percentage of single-family-only zoning tend to have a higher proportion of white residents and lower percentages of Black and Latino residents. This trend is evident in Los Angeles County, where cities with higher segregation indices, indicating a greater divergence from the county's overall demographics, tend to have larger white and Asian populations and smaller Latino and Black communities.
Single-family zoning has been linked to patterns of ethnic exclusion and the maintenance of race-based barriers to housing opportunities. Single-family homes are typically more expensive than apartments, and in the context of America's racial wealth gap, these zoning regulations make certain cities and neighbourhoods less affordable for Black and Latino families. This dynamic contributes to racial segregation and reinforces the concentration of lower-income families in specific areas, limiting their access to quality education and job opportunities.
The push for zoning reform aims to address these racial and economic inequalities. While California's recent legislative changes may not directly impact a large percentage of single-family lots, they are expected to result in a significant number of new housing units, particularly in Los Angeles. These changes reflect a broader recognition of the social and economic costs of single-family zoning and the need to promote more inclusive and equitable communities.
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Single-family zoning in California
In 2021, California enacted a measure (SB 9) that allows homeowners in some areas to divide their property into two lots or build a duplex. This was seen as a major change in California housing policy, as it allows more than one unit to be built on lots previously zoned for only one. However, this law was recently struck down by an LA County judge in a case brought by five Southern California cities, including Los Angeles, San Diego, and San Francisco. If the ruling is upheld on appeal, it could restore single-family zoning in big cities across the state.
The debate around single-family zoning in California is complex and multifaceted. Some argue that it is a form of racial residential segregation, with municipalities that have the highest percentage of single-family-only zoned residential areas also having the highest percentage of white residents and the lowest percentage of Black and Latino residents. Single-family zoning has also been criticised for creating unequal health, educational, and income outcomes and opportunity barriers for low-income residents. On the other hand, opponents of changes to single-family zoning laws argue that measures like SB 9 do not guarantee that new developments will be affordable housing and that they do not take into account the strain on municipal services that increased density can cause.
While the future of single-family zoning in California remains uncertain, the state's efforts to tackle the problem of restrictive zoning have inspired others to follow suit. It is clear that any changes to zoning laws must be carefully considered to ensure that they promote affordability, ease housing pressures, and do not contribute to segregation or inequality.
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Single-family zoning in Los Angeles
In Los Angeles, single-family zoning is the most common type of zoning, with R1 zoning being the most prevalent. R1 zoning specifies a minimum lot size of 5,000 square feet. Other common single-family zone types in LA include RA (residential agriculture) and RE (residential estate). RA zones mandate larger lots of 17,500 square feet and permit limited agriculture, while RE zones can be further categorised into RE9, RE11, RE15, RE20, and RE40, with the number indicating the minimum lot size in thousands of square feet (e.g., RE20 requires a minimum of 20,000 square feet). All single-family zones in LA require a minimum of two covered parking spaces.
The prevalence of single-family zoning in Los Angeles has been a subject of debate, with critics arguing that it contributes to racial residential segregation and hinders the development of affordable housing. In recent years, there have been efforts to reform zoning laws in California to allow for more dense development. For example, in 2021, California enacted SB 9, which allows homeowners in some areas to divide their property into two lots or build duplexes. However, this law was struck down by an LA County judge in 2024 as unconstitutional, potentially impacting Los Angeles and other "charter cities" with greater autonomy under state law.
Despite these efforts, single-family zoning continues to shape the landscape of Los Angeles and contribute to the city's unique character. It remains to be seen whether future legislative actions will successfully address the concerns surrounding single-family zoning and its impact on housing affordability and racial equity in the region.
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Single-family zoning and income outcomes
Single-family zoning has been a long-standing feature of residential areas in the United States, with nearly two-thirds of residences in California being single-family homes. However, this type of zoning has been criticised for creating unequal income outcomes and opportunity barriers for low-income, Black and Latino residents in Los Angeles.
In the six-county LA region, single-family housing dominates residential zoning, and this has been linked to unequal income outcomes. Single-family zoning has been associated with higher incomes and property values, creating a barrier for lower-income families to access high-opportunity neighbourhoods. This form of zoning has also been criticised for perpetuating racial residential segregation, with municipalities that have a higher percentage of single-family-only zoned residential areas tending to have a higher percentage of white residents and a lower percentage of Black and Latino residents.
The Regional Housing Needs Assessment (RHNA) in California requires jurisdictions to zone for housing at five different income levels, but in practice, many jurisdictions do not meet these requirements. This has led to a push for zoning reform, with measures such as SB 9 allowing homeowners to divide their property into multiple lots or build duplexes. While this has been described as "the end of single-family zoning", it does not amend local zoning ordinances but rather provides an override in certain circumstances.
The impact of single-family zoning on income outcomes is complex. On the one hand, it has been associated with higher incomes and property values, but on the other hand, it can create barriers for lower-income families and contribute to racial residential segregation. Additionally, single-family zoning has been criticised for being inefficient and environmentally unsustainable, pushing development into denser, lower-income neighbourhoods and undeveloped land outside city boundaries.
To address these concerns, some scholars advocate for ending single-family zoning altogether, arguing that it creates unequal opportunities and outcomes. They suggest that increasing density and allowing for a variety of housing types, including apartments and duplexes, would benefit lower- and middle-income families by providing access to prosperous neighbourhoods. However, others caution that ending single-family zoning alone will not unlock affordability, and policy interventions are needed to generate more affordable housing, such as the sale of publicly-owned land for development and the establishment of housing trust funds.
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Single-family zoning and housing development
In recent years, there have been efforts to reform single-family zoning policies in California and, by extension, Los Angeles. In 2021, California enacted Senate Bill 9 (SB 9), which allows homeowners in some areas to divide their property into two lots or build duplexes. While this law does not directly amend local zoning ordinances, it overrides them in specific circumstances. However, the impact of SB 9 on increasing housing units is projected to be limited by financial considerations and local bureaucratic hurdles.
The debate surrounding single-family zoning in Los Angeles is multifaceted. Proponents of denser zoning argue that allowing duplexes, triplexes, and fourplexes would increase housing affordability and ease pressure on the housing market. Additionally, there is a racial justice dimension to the discussion, as single-family-only zoning has been associated with racial residential segregation, particularly excluding Black and Latino residents from certain neighbourhoods.
On the other hand, opponents of SB 9 and similar measures argue that they constitute state overreach and do not adequately consider the strain on municipal services or guarantee the development of affordable housing. In April 2024, an LA County judge ruled SB 9 unconstitutional, citing the need for any new construction to be explicitly tied to affordable housing. This ruling, if upheld on appeal, could have significant implications for single-family zoning in Los Angeles and other charter cities across California.
Residential zones in Los Angeles can be broadly categorised into single-family and multi-family zones. Within single-family zones, the most common type is R1 zoning, which specifies a minimum lot size of 5,000 square feet. Other single-family zone types include RA (residential agriculture) and RE (residential estate). RA zones mandate larger lots of 17,500 square feet and allow limited agriculture, while RE zones have varying minimum lot sizes, such as RE20, which requires 20,000 square feet.
In conclusion, single-family zoning and housing development in Los Angeles is a dynamic issue that involves considerations of housing affordability, racial equity, and community development. While there have been recent efforts to reform single-family zoning policies, the impact of these changes remains to be fully realised, and ongoing legal and political debates continue to shape the landscape of zoning and housing in the region.
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Frequently asked questions
Single-family zones in Los Angeles are residential areas where development is restricted to one house per lot.
The most common type of single-family zone in Los Angeles is R1, which specifies a minimum lot size of 5,000 square feet. Other types include RA (residential agriculture) and RE (residential estate).
All single-family zones in LA require a minimum of two covered parking spaces.
Single-family zoning has historically been used as a means of excluding Black and non-white residents from neighbourhoods. It has also contributed to unequal health, educational, and income outcomes, creating opportunity barriers for low-income residents.
In 2021, California enacted SB 9, which allows homeowners in some areas to divide their property into two lots or build duplexes. However, an LA County judge recently ruled this bill unconstitutional, which could restore single-family zoning in the state's big cities if upheld on appeal.
