On L.A.’s Gridlock in Politics and Traffic

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Los Angeles Initiative Director Zev Yaroslavsky and Urban Planning Associate Professor Michael Manville were featured in a Capital & Main article about the political forces that often derail Los Angeles’ efforts to solve its transit crisis. The gridlock comes as climate change is increasing pressure to transition to greener, faster and more equitable mass transit. Transit-oriented cities like Boston and New York “did not divorce the automobile; they were married to transit from the start,” Manville said. Now, Los Angeles is trying to accomplish the same feat through electoral politics and public policy. As a county supervisor 20 years ago, Yaroslavsky proposed the Orange Line Bus Rapid Transit system, which was expected to carry 7,500 riders daily when it first opened in the San Fernando Valley. By the time Yaroslavsky left office, the Orange Line was carrying 30,000 per day. “Today, if you tried to get rid of the Orange Line, people would lie in front of the tractors,” he said.

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Manville Examines Impact of Gentrification on Rent

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Urban Planning Associate Professor Michael Manville was featured on KCRW’s “Greater L.A.” in an episode about the impact of housing supply on rent prices. “It’s important to separate this big question of gentrification with the question of what happens to rent,” Manville said. His research has shown that adding to the housing supply lowers nearby rent, but he explained that the trend is “not always easy to see because developers like to build in places where rents are already rising.” Considering neighborhoods where housing demand is already increasing, Manville asked, “Do you want newer residents moving in and displacing residents in the existing housing, or do you want them to be in brand-new housing where, while they will change the neighborhood by their presence, they don’t put as much pressure on the existing housing stock where a lot of the current people live?”

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Manville on ‘America’s Disastrous Experiment With Parking Requirements’

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Associate Professor of Urban Planning Michael Manville wrote an article for The Atlantic about the disastrous impact of parking requirements in American cities. Zoning laws that require homes and businesses to include space for parking cars have created “an unreasonable, unaffordable and unsustainable city,” he wrote. “American urban history is stained with tragic missteps and shameful injustices, so parking requirements are hardly the worst policy cities have tried. But they are notable for how much needless damage they have caused, over a long period, with few people even noticing.” Manville argued that parking mandates make driving less expensive and development more so, which in effect prioritizes the needs of cars over the needs of people. He concluded, “In an age of ostensible concern about global warming, it shouldn’t be illegal to put up a building without parking and market it to people without cars.”

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A Case for Removing Minimum Parking Requirements

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A Los Angeles Daily News op-ed written by UCLA doctoral student Nolan Gray featured Urban Planning faculty members Donald Shoup and Michael Manville. The piece focused on minimum parking requirements mandating that homes, offices and shops include parking spaces, as well as on Assembly Bill 1401, which would prohibit California cities from imposing these requirements within half a mile of transit — an area where residents, shoppers and employees are least likely to drive. Nolan pointed out that developers already have an incentive to include parking in order to lease or sell a space. Shoup noted that minimum parking requirements are a key culprit in the state’s affordable housing crisis because the cost of including parking gets added to rent and mortgages. Manville added that providing off-road parking is associated with a 27% increase in vehicle miles traveled and a significant increase in emissions, since people are encouraged to buy and drive cars instead of choosing more sustainable transportation options.

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Manville Imagines Congestion Pricing in California

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Associate Professor of Urban Planning Michael Manville spoke to American Automobile Association (AAA) Magazine about the prospect of congestion pricing in Southern California. Congestion pricing is a traffic-reduction strategy that aims to reduce the number of cars on clogged roads by making driving more expensive and, therefore, less appealing. Supporters point out that congestion pricing has successfully reduced gridlock in major cities, including London, Singapore and Stockholm, and that many people warm up to the strategy once they experience the benefits. When stay-at-home orders took effect early last year, Southern Californians experienced a region without gridlock firsthand, Manville said. “To the extent that you convince people that pricing is the policy path that gets you to a situation like that, then people having had this experience might help the cause,” he said. Congestion pricing is also a powerful revenue-generating tool, and the funds can be directed to other transportation projects and services.

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Manville on Making Space for Driving Alternatives

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Associate Professor of Urban Planning Michael Manville spoke to KCRW’s Greater L.A. about the return of traffic in Los Angeles. While streets and freeways were empty at the beginning of the pandemic, traffic levels have returned to about 90% of pre-pandemic levels in the region. According to Manville, L.A. needs to go much further when it comes to alternatives to driving. “As someone who studies this, but also as a cyclist and a pedestrian, Los Angeles has a very long way to go,” he said. “We are not a bold-moving city in this regard at all.” He pointed to efforts to create more space for bikes, pedestrians and buses in cities including Portland, Seattle and San Francisco. Local residents and politicians are the biggest barrier to changing the transportation industry, Manville said, but he hopes politicians will consider the needs of the overwhelming majority of residents instead of focusing on the loudest voices on both sides.

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Manville Imagines Post-Pandemic Work Life

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Associate Professor of Urban Planning Michael Manville was cited in a Bond Buyer article about how work patterns, commutes and transportation will look after the pandemic is over. The San Diego Association of Governments is drafting its 30-year transportation plan, but some experts are hesitant about investing in transportation projects due to the uncertainty caused by the pandemic. At a SANDAG board meeting, a panel of experts debated how long it will take for work patterns and traffic to return to pre-pandemic levels. While some firms will continue to offer work-from-home opportunities, Manville said he believes that “work patterns will largely return to how it was before the pandemic, as will traffic patterns.” He noted that it didn’t take long after the shutdown in March for traffic to return. “Though Zoom is great, so many companies have mentioned that it’s the unplanned interactions between employees that generate the best ideas,” Manville said.

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Lewis Center Reviews Perspectives on Housing Development

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An article in Planetizen highlighted the findings of a recent publication from the Lewis Center for Regional Policy Studies on the effects of market-rate housing development on surrounding neighborhoods. The report, co-authored by Lewis Center project manager Shane Phillips and UCLA Luskin faculty Michael Manville and Michael Lens, reviews the findings of six papers published since 2019, highlighting different perspectives on the zoning debate. “On one side are those who think new market-rate units — unsubsidized homes whose price often places them beyond the reach of lower- and middle-income households — make nearby housing more affordable by increasing availability and relieving pressure on the existing housing stock,” they explained. “An opposing view, however, is that new housing only attracts more wealthy households, brings new amenities to the neighborhood (including the housing itself), and sends a signal to existing landlords that they should raise their rents.” The report helps to guide the ongoing conversation about the effects of market-rate development.

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To Combat Housing Crisis, ‘We Must Build Up,’ Manville Argues

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Architectural Digest spoke to Associate Professor of Urban Planning Michael Manville about Apple’s pledge of $1 billion to address California’s housing crisis — including devoting 40 acres of company-owned property in San Jose to affordable housing. Much of the area is currently zoned for detached single-family homes, a “very inefficient use of valuable land,” Manville said. Increasing the housing stock by allowing for more density would surely face resistance from homeowners who want to preserve the atmosphere of their neighborhoods and the soaring value of their property. However, Manville argued, “if your desire to have your neighborhood remain the same is imposing extremely high costs on other people in the form of high rents, there has to be some give.” He concluded, “Land is finite, but housing is not. … We must build up, so that the same plot of land of one home can accommodate many families. You know, the elevator also exists in Silicon Valley.”

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Upzoning Alone Won’t Solve Housing Crisis, Manville Says

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Associate Professor of Urban Planning Michael Manville was featured in a Marin Independent Journal article about new design standards for housing in Marin, California. County planning officials will soon unveil the standards, which are intended to preserve the look of the area while complying with state laws mandating denser housing. While changing zoning requirements to allow more units per acre would increase the number of housing units in the county, newly built units would not necessarily be affordable for people with low incomes. “It’s never been the case that you would expect new construction to be affordable to very low income people,” Manville said. The two ways to create affordable housing are through subsidies or by “building housing and letting it get very old,” he explained. While any increase in housing supply in high-demand areas should lower prices across the board, upzoning alone won’t solve the housing crisis, he said. “But you can’t not do it.”

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