Tierra Bills, an expert on the socioeconomic impacts of transportation decisions, will join the UCLA Luskin Public Policy faculty in January.
Bills’ research interests include equity analysis, travel behavior modeling, community-based data collection and transportation-performance measurement. In a joint appointment with the UCLA Samueli School of Engineering, she will teach two courses, “Transportation Equity” and “Travel Behavior Analysis and Forecasting.”
“Too often in the past, political expediency led to the routing of transportation systems like freeways and rail lines without adequate concern for their negative impacts on poorer, mostly ethnic neighborhoods,” UCLA Luskin Dean Gary Segura said. “The health and economic fallout of those decisions continues to have severe societal impacts, especially in congested urban areas. Future city planners and civil engineers alike will benefit from the expertise of Professor Bills in learning how to create more equitable transportation systems that avoid repeating past mistakes.”
Bills’ appointment as an assistant professor of public policy and civil and environmental engineering is part of a UCLA-wide “Rising to the Challenge” initiative spearheaded by the Ralph J. Bunche Center for African American Studies to expand the scope and depth of scholarship that addresses racial equity issues. Announced in June 2020 by Chancellor Gene Block and Executive Vice Chancellor and Provost Emily Carter, the program was established to help UCLA advance diversity, equity and inclusion. The plan includes the recruitment of 10 new faculty members over five years whose scholarly work addresses issues of Black experience.
“In order to help our students achieve technological breakthroughs that will improve the quality of life and society, we need to recruit faculty who understand the complex and entrenched inequities along racial and socioeconomic lines and address them in their research and teaching,” UCLA Samueli Dean Jayathi Murthy said. “Professor Bills brings the expertise at the nexus of engineering and public policy, which will greatly benefit our students as they tackle challenges in designing more equitable transportation systems.”
Bills is currently an assistant professor of civil and environmental engineering at Wayne State University in Detroit. Prior to that, she was a Michigan Society Fellow and an assistant professor at the University of Michigan, Ann Arbor. She has also served as a lecturer at Strathmore University in Nairobi, Kenya, and as a research scientist at IBM Research Africa, where she used data from smartphones to analyze the quality of transportation. Bills is a co-principal investigator on two current studies, funded by the National Science Foundation, focusing on transit issues in resource-constrained communities.
Bills received her B.S. in civil engineering technology from Florida Agricultural and Mechanical University and her M.S. and Ph.D. in civil and environmental engineering and transportation engineering from UC Berkeley.
Prior to the 2020 U.S. census, many observers feared that large segments of the population would be undercounted. Those fears appear to have been realized, according to a UCLA analysis of the census data.
The study, conducted by the UCLA Center for Neighborhood Knowledge, found that in Los Angeles County, residents in some neighborhoods were much more likely than others to be excluded from the 2020 census. Specifically, the research (PDF) concluded that — at the census-tract level — undercounts were most likely in areas where the majority of residents are Hispanic or Asian, have lower incomes, rent their homes or were born outside of the U.S.
Paul Ong, a research professor at the UCLA Luskin School of Public Affairs, and Jonathan Ong of Ong and Associates, a public-interest consulting firm, combed through data published Aug. 12 by the U.S. Census Bureau.
“The results are, unfortunately, consistent with our worst fear that the 2020 enumeration faced numerous potentially insurmountable barriers to a complete and accurate count,” Paul Ong said.
The research team compared the information to earlier population estimates drawn from the census bureau’s American Community Survey to determine whether and where the 2020 enumeration appeared to undercount or overcount the population within each neighborhood in Los Angeles County.
A key difference between the American Community Survey and the 2020 census, Paul Ong said, is that the COVID-19 pandemic severely affected data collection for the census. Previous research showed that disruption was particularly pronounced in disadvantaged neighborhoods. That appears to have created a “differential undercount,” meaning that some populations were more likely than other groups not to be counted. That, in turn, means that the scope of ethnic diversity and demographic change in cities like Los Angeles could be significantly underestimated, he said.
Graphic courtesy of UCLA Center for Neighborhood Knowledge
Based on comparisons between the latest census data and the most recent American Community Survey estimates, the UCLA study found that in Los Angeles County:
Predominantly Hispanic neighborhoods are most likely to have the largest undercounts in the census.
Neighborhoods with the greatest percentage of people living below the poverty line were most likely to have undercounts.
Neighborhoods with larger percentages of renters, as opposed to homeowners, were more likely to have undercounts.
Census tracts in which most people are U.S.-born were more likely to be accurately counted than predominantly immigrant neighborhoods.
The pandemic wasn’t the only factor that hampered data collection for the 2020 census. The effort was also adversely affected by the Trump administration’s highly publicized push to include a citizenship question on the questionnaire. Although that effort was ultimately unsuccessful, Paul Ong said the controversy may have depressed participation among immigrants, whether they were undocumented or not.
“The findings indicate that the needless politicization of the 2020 enumeration seriously dampened participation by those targeted by the Trump administration,” he said.
Problems with the self-reporting aspect of the census placed greater pressure on the subsequent on-the-ground outreach in which census-takers canvassed nonresponding households. The success of that follow-up drive will not be known until a post-census analysis is conducted, which is scheduled for 2022.
The UCLA analysis is consistent with results from previous studies that have shown undercounts likelier to occur in disadvantaged communities. How residents are counted is important because census results influence legislative redistricting and government spending, which means the results can have serious political and economic implications.
“Given the analysis, it is imperative that we address the inequality in the census to ensure fair political representation in redistricting,” Paul Ong said.
Unlike previous corrective efforts, which address census undercounts based on national statistics and results from a comparatively small number of districts, the UCLA research relied on data specific to each neighborhood. As a result, Paul Ong said, the new approach should be more accurate and precise, and it could ultimately help officials understand how to adjust population statistics to account for the differential bias in completing the 2020 census and future counts.
Graphic courtesy of UCLA Center for Neighborhood Knowledge
Undercounts are of most concern, but the technique could also help identify overcounts, which are rarer but can occur. Military redeployments may lead to overcounts, for example; other situations include some students who get counted twice while splitting time between home and college, and miscounts of people with second homes or people who experience a stay in a nursing home while also holding a permanent residence.
Ong & Associates, of which Paul Ong is the founder, provided services pro bono for the study.
The UCLA Latino Policy and Politics Initiative has received an 18-month, $2.5 million grant from the W.K. Kellogg Foundation. The funding will support two new research databases that will help identify and analyze the unique public policy issues surrounding Latinos.
Ultimately, research based on the information in the databases should help decision-makers in the public, private and nonprofit sectors understand how policies that improve the lives of Latinos will benefit the entire nation.
“As the largest non-white minority group in the United States, Latinos are integral to building a prosperous future for all Americans,” said Sonja Diaz, founding director of the Latino Policy and Politics Initiative. “Yet Latinos face significant barriers to economic opportunity, political representation and social mobility. This funding will enable us to reliably collect data that brings Latinos and the issues that impact them out of the shadows and to create real policy solutions that build a truly inclusive economy and democracy.”
Both databases will be freely available to policymakers, advocates, scholars and the public as a comprehensive resource to broaden understanding of issues affecting the Latino community.
The first database, the Latino Data Hub, will contain data from verified sources on demographics, socioeconomics and civic participation that will help policymakers, community organizations, philanthropists and businesses design and promote policies that benefit Latino communities.
Drawing on UCLA’s unparalleled depth of expertise on issues that impact the Latino community, the database is intended to become a go-to resource for national, state and local data. It also will include statistics and information on climate change and the environment, economic opportunity and social mobility, education, health and housing, all of which contribute to Latino well-being.
As it evolves, the hub will enable users to track progress and setbacks in efforts to ensure a more equitable nation for Latinos.
The importance of clear, reliable and actionable data on Latino communities has been demonstrated repeatedly by the Latino Policy and Politics Initiative, particularly throughout the COVID-19 pandemic. In the past 18 months, the group has produced research reports focusing on safe access to voting, the costs of excluding undocumented workers from socioeconomic relief programs, and other critical issues.
“The global pandemic has laid bare long-standing inequities that permeate virtually all our systems and institutions,” said Ciciley Moore, program officer at the W.K. Kellogg Foundation. “It also opened a door of opportunity to correct this legacy of inequity, and now is the time to be proactive in building the future we want. Investing in the UCLA Latino Policy and Politics Initiative to provide cutting-edge data and research resources means investing in the future where equity is realized.”
The second database, the Latino Research Redistricting Hub, will include statistical, geographic and historical data and analyses to help illuminate how the drawing of state and federal electoral maps affects Latino communities. Redistricting impacts a wide range of issues, from the number of parks in a neighborhood to congressional representation, and the hub will be a resource for officials engaged in redistricting decisions. Its goal is to ensure fair representation in politics and government for the nation’s diverse Latino communities.
“Before we can address inequity, we must tell the truth about our conditions, and that is what data does,” Moore said. “We are proud to invest in creating tools that help us see our biggest challenges clearly and identify equitable solutions that enable us all to thrive.”
Latinas make less than their male and female counterparts, have never served in a statewide elected position in California and remain underrepresented in corporate leadership positions. A new two-year effort launched by Assemblywoman Lorena Gonzalez and the California Latino Caucus seeks to tackle the inequities that the state’s Latinas face.
UCLA Latino Policy and Politics Initiative (LPPI) faculty and staff have been at the forefront of the Unseen Latinas Initiative by providing expert testimony in its first year of public hearings to identify problems and solutions. Through cross-sector research, a team of LPPI female experts have been putting a data-driven lens on the educational, economic and career barriers that Latinas must overcome.
“By launching the Unseen Latinas Initiative, California’s leaders are making it clear that they understand that the state’s continued economic prowess requires that Latinas have a fair chance to succeed and thrive,” said Sonja Diaz, LPPI founding director. “Especially as we emerge from the pandemic, it’s time to make sure that no one gets left behind in the recovery and bright future that lies ahead.”
Latinas make up nearly 20% of Californians, and Latina participation in the U.S. workforce is expected to grow by 26% in the next 10 years. Yet new research from LPPI shows that Latinas exited the workforce amid the pandemic at higher rates than any other demographic amid the pandemic, making it clear that recovery efforts should provide specific assistance to help them recover financially and get back on their feet.
“California has an opportunity and responsibility to lead what it means to have a just and equal economy,” said Gonzalez, who earned a law degree at UCLA in 1999. “UCLA LPPI has been a valuable partner on the Unseen Latinas Initiative. LPPI experts have shared key testimony by shining a light on the inequalities Latinas continue to face, as well as the opportunities that exist to make sure Latinas are no longer unseen and can participate in the state’s prosperous future.”
In an October conversation about the Latina wage gap, Diaz urged action to address the child-care and family obligations that pushed Latinas out of the workforce during the pandemic. Without a clear plan to bring them back into the labor market, the repercussions could be devastating for Latino families and for the state’s economy, she said.
LPPI expert Mary Lopez, an economics professor at Occidental College, continued the conversation in a January hearing on the labor market, testifying that policy solutions such as affordable child care and job training are essential in reducing workforce inequities for Latinas.
The Unseen Latinas public hearings series also discussed the challenges that Latinas face in breaking into the legal field, with testimony from LPPI expert Jennifer Chacon, a UCLA Law professor.
Part of the invisibility of the needs and strengths of the state’s Latinas comes from the lack of representation in media and popular culture. At an April hearing, LPPI expert Ana-Christina Ramón provided testimony about the UCLA Hollywood Diversity Report, which she co-founded and co-authors. Latinos and women are among the groups that remain underrepresented in film relative to their population size.
“We know that Hollywood plays a meaningful role in shaping how people perceive others around them,” said Ramón, who is also the director of research and civic engagement at the UCLA Division of Social Sciences. “When Latinas do not have starring roles or they are not seen as doctors, lawyers or CEOs, that perpetuates the barriers that they face in achieving their full potential.”
For information about the legislators leading Unseen Latinas and for details on upcoming hearings, please visit the Assembly website for the state’s Select Committee on Latina Inequities.
In a new survey of Los Angeles County renters, 49% of households reported that they were unable to pay all of their rent during the pandemic.
The study, by researchers from UCLA and the University of Southern California, found the median amount renters owe their landlords is $2,800. That suggests that countywide, tenants owe landlords upwards of $3 billion.
The findings are from one of a pair of surveys of 1,000 renters each — one conducted in July 2020, which focused on renters’ ability to pay rent in the short term, and another in March 2021, asking about their ability to pay over the entirety of the pandemic.
The preliminary results show that in both surveys, about 7% of renters missed a full rent payment in at least one of the three months before the study was conducted. But by the time the second survey was conducted, the share of renters paying less than the full amount to a landlord at least once during the crisis had almost doubled to 31%, up from 17% in July 2020.
A slight majority of respondents reported paying their rent on time and in full, and many of those who owe rent said they were behind by less than a month. But other renters are emerging from the COVID-19 emergency in a financial hole they will struggle to climb out of on their own, the authors write in a research brief published today.
Of particular concern is evidence from the surveys that renters’ debt rose sharply as the COVID-19 crisis dragged on. Only about 6% of Los Angeles tenants reported using a credit card to pay their rent prior to the pandemic. That figure rose to 19% of respondents in the early days of the emergency, and to 44% in the latest survey. Also in the 2021 survey, 49% said they turned to friends and family to help them pay rent, 58% dipped into their savings and another 37% reported taking out an emergency or payday loan.
The overall share of renters taking on debt reached 45% in the second survey, up from 32% in the first.
Other findings include:
Just over 15% of tenants who were behind on their rent payments in 2020 had been threatened with eviction; that figure increased to 25% in the 2021 survey. Although an eviction moratorium is still in effect in Los Angeles County, tenants can still be threatened with evictions or have evictions initiated against them; a court won’t act until the moratorium ends.
Similarly, 6% reported in 2020 that an eviction had been initiated against them. In 2021, that percentage tripled to 18%.
In the 2021 survey, about 68% of all respondents said they had received federal aid during the pandemic, and about 15% reported getting local aid.
California’s eviction moratorium will remain in place through at least September, and the brief notes that the state has committed to helping renters pay the back rent they owe. Through existing rental assistance programs, which generally require that both landlords and tenants agree to participate, the state or city pays landlords on behalf of tenants who qualify for assistance.
The problem? The data show that many tenants owe money to people or institutions other than their landlords, and the researchers write that many may be in that position precisely because they were deeply concerned about their housing security.
The report suggests a solution often advocated by economists as the best way to help people facing financial trouble: Just give people money. Distributing cash to tenants who are financially distressed would allow them to pay back whomever is owed the money — a landlord, another creditor or a family member.
“Programs where the government pays a landlord are sometimes justified as ways to prevent fraud or misuse,” Manville said. “And we should certainly be concerned about fraud. But we need to weigh those concerns against the possibility that an overly cautious program will deny needed assistance to some people who are in real financial trouble.”
To allay concerns about fraudulent claims — which in most government redistribution programs are very rare — the authors suggest ways the state could ask for evidence of debt, lost work or income.
UCLA Luskin Professor of Public Policy Manisha Shah co-authored a study, published in the American Journal of Preventive Medicine, that showed Latinos had much higher odds of testing positive for COVID-19 than whites.
The USC-UCLA study, conducted in a Northern California regional medical center with a diverse group of adults enrolled in a county Medicaid managed care plan, also indicated a marked racial disparity in odds of hospitalization and death from COVID-19. Researchers noted that, while the coronavirus has disproportionately affected racial and ethnic minorities nationwide, in their California study, infection, hospitalization and death were higher for Latinos, but not Black patients, relative to white patients.
The researchers point out that socioeconomic differences may confound racial and ethnic differences in testing and that “the role of sociodemographic, clinical and neighborhood factors in accounting for racial/ethnic differences in COVID-19 outcomes remains unclear.”
The study included data from more than 84,000 adult Medicaid patients at Contra Costa Regional Medical Center. The researchers hypothesized that, because all of the patients had Medicaid, “racial/ethnic disparities in testing and outcomes would narrow when controlling for demographics, comorbidities and ZIP code-level characteristics.”
They also expected that these characteristics would be reduced relative to previous studies, given similar insurance coverage, household income and access to health-care providers. Among their conclusions, the researchers highlighted that racial and ethnic disparities depend on local context, citing studies from other states with differing results.
“The substantially higher risk facing Latinos should be a key consideration in California’s strategies to mitigate disease transmission and harm,” they recommend.
“We learned a lot about testing and hospitalization disparities through this study,” Shah said. “We recently implemented a randomized controlled trial with our Contra Costa County partners to better understand vaccine take-up among the vaccine hesitant.”
Shah said that the research team is testing the role of financial incentives, reducing appointment scheduling frictions, and provider messages on COVID-19 vaccine take-up in this diverse Medicaid managed care population.
“We are excited to share the results from this vaccine take-up study very soon,” Shah said.
Additional authors include Mireille Jacobson, associate professor at the USC Leonard Davis School of Gerontology and senior fellow at the USC Schaeffer School for Health Policy and Economics; Tom Chang, associate professor of finance and business economics at the USC Marshall School of Business; Samir Shah, CEO of Contra Costa Regional Medical Center; and Rajiv Pramanik at Contra Costa Regional Medical Center & Health Centers, Contra Costa Health Service.
Two centers housed at UCLA Luskin have received research awards from California 100, an ambitious statewide initiative to envision and shape the long-term success of the state.
The Lewis Center for Regional Policy Studies will evaluate current facts, origins and future trends in housing and community development, while the UCLA Institute of Transportation Studies will look into transportation and urban planning. In total, researchers from four UCLA organizations will spearhead three of the 13 California 100 research areas.
The Lewis Center will summarize California’s housing market and outline a vision for how policy changes could lead to a brighter future for the state’s residents, with a particular focus on increased equity and housing production. Working alongside cityLAB UCLA and the Terner Center for Housing Innovation at UC Berkeley, the Lewis Center team will also create a visualization of this future through creative techniques of diagramming, drawing and rendering to help readers picture the possibilities for California’s communities.
UCLA ITS will delve into transportation policy contradictions: California has invested substantially in public transit, while other public policies encourage driving and work against transit. As the state looks to meet its climate and equity goals, transportation systems — and the land use context surrounding them — will play a key role.
Research for both projects is slated to begin over the summer and be complete by December 2021, and will lead to a set of policy alternatives for the future of California. The policy alternatives will be developed in conjunction with research teams from the other California 100 issue areas.
The California 100 Commission is a multi-generational advisory body that will develop recommendations for the state’s future and test those recommendations across a broad set of policy areas by directly engaging Californians.
“From climate change to aging populations and rapid changes in industry, California will face enormous challenges in the years ahead,” said Kathrick Ramakrishnan, California 100 executive director. “We are fortunate to be able to draw on the deep talent of researchers in California to produce evidence and recommendations that will inform robust public engagement and set the state on a strong, long-term trajectory for success.”
About the California 100 Research Grants
California 100 is a new statewide initiative being incubated at the University of California and Stanford University focused on inspiring a vision and strategy for California’s next century that is innovative, sustainable and equitable. The initiative will harness the talent of a diverse array of leaders through research, policy innovation, advanced technology and stakeholder engagement. As part of its research stream of work, California 100 is sponsoring 13 research projects focused on the following issue areas:
Advanced technology and basic research
Arts, culture and entertainment
Education and workforce, from cradle to career and retirement
A UCLA study published todayshows that hot weather significantly increases the risk of accidents and injuries on the job, regardless of whether the work takes place in an indoor or outdoor setting.
The report is based on data from California’s workers’ compensation system, the nation’s largest.
“The incidence of heat illnesses like heat exhaustion and heat stroke definitely go up on hotter days,” said the study’s lead researcherR. Jisung Park, an assistant professor of public policy at UCLA Luskin. “But what we found is that ostensibly unrelated incidents — like falling off a ladder or being hit by a moving truck or getting your hand caught in a machine — tend to occur more frequently on hotter days, too.”
By comparing records from more than 11 million California workers’ compensation claims from 2001 to 2018 to high-frequency local weather data, Park and his co-authors isolated the impact of hotter days on the number of injury claims.
The study shows that on days with high temperature above 90 degrees Fahrenheit, workers have a 6% to 9% higher risk of injuries than they do on days with high temperatures in the 50s or 60s. When the thermometer tops 100, the risk of injuries increases by 10% to 15%.
Those findings are particularly alarming in the context of climate change, which is expected to produce more high-temperature days each year. The researchers estimate that high temperatures already cause about 15,000 injuries per year in California.
“Heat is sometimes described as a silent killer,” said Nora Pankratz, a UCLA postdoctoral scholar. “But if you look into the data and do the statistical analysis, you find that heat has a significant impact on mortality and health outcomes.”
It’s not surprising that hot weather would lead to injuries and illness among workers in predominantly outdoor industries such as agriculture, utilities and construction. But the data consistently show that industries in which most people work indoors are affected as well. In manufacturing, for example, days with high temperatures above 95 degrees have an injury risk that is approximately 7% higher than days with high temperatures in the low 60s.
“A lot of manufacturing facilities are not air conditioned,” said Stanford University postdoctoral scholar A. Patrick Behrer, the study’s other co-author. “Because you’re inside, you don’t necessarily think about the temperature as being a major threat.”
The reality is that overheated workers face numerous risks, regardless of where the work occurs.
“Heat affects your physiology,” Park said. “It affects your cognition. It affects your body’s ability to cope. It seems possible that what we’re observing in the data for these workers is that they’re more likely to make mistakes or errors in judgment.”
The researchers found that heat-related workplace injuries are more likely to be suffered by men and lower-income workers. In addition, younger people suffer more heat-related injuries, possibly in part because they’re more likely to hold jobs with greater physical risks on construction sites, in manufacturing plants or at warehouses.
For an office worker at a computer desk, nodding off on a hot summer afternoon is unlikely to cause an injury. “But if you have a huge chainsaw in your hand, you’re not in a great situation,” Park said.
Among the paper’s other conclusions:
The number of heat-related injuries actually declined after 2005, when California became the first state to implement mandatory heat illness prevention measures for outdoor workplaces on days when temperatures exceed 95 degrees.
The financial costs of heat-related injuries may be between $750 million and $1.25 billion per year in California alone, considering health care expenditures, lost wages and productivity, and disability claims.
Inequalities in the labor market are exacerbated in part by the fact that low-income communities tend to be situated in hotter parts of the state. People in the state’s lowest household income tier are approximately five times more likely to be affected by heat-related illness or injury on the job than those in the top income tier, the study found.
The UCLA Luskin Center for Innovation, where Park is associate director of economic research, provided funding for the study. It is available now through the Institute of Labor Economics, which disseminates working versions of potentially influential research prior to publication in academic journals. Park previewed the findings July 15 during testimony at a Congressional hearing organized by the House Select Committee on the Climate Crisis.
The new study echoes the results ofa 2019 study that focused on how extreme temperatures raise injury risk in Texas and in the U.S. mining industry. Park, whoseprior research includes a finding that student learning is negatively impacted by warm temperatures, said there has been “an explosion of research just in the last five to 10 years that illustrates, using data, the serious consequences of climate change for health, productivity and economic growth. This likely adds to that urgency of reducing greenhouse gas emissions now.”
Pankratz got involved in the study while working at UCLA Luskin as a postdoctoral scholar, having previously researched the impact of heat on businesses while working toward her Ph.D. in the Netherlands.
Worldwide, she said, there is growing interest in the concept of adaptation — the pragmatic changes that can be made by governments and businesses to cope with the reality of climate change.
“For a long time, the focus has been on mitigation — what can we do to prevent climate change,” she said. “But as it becomes more and more obvious that there is policy inertia on mitigation, it’s important to think about what we can do to adapt and to work as well as possible in a warmer world.”
The study authors, all of whom have backgrounds in economics, realize that the desire to protect workers from heat may be complicated by economic reality.
Behrer said policymakers could stipulate that workers not be exposed to the heat on days above 100 degrees, for example, without proscribing a specific strategy to be used by individual business owners.
“Then firms have the option either to use air conditioning or come up with some other method of climate control for their facilities,” he said, noting that some might change work hours or shorten the work day during heat waves. “It allows them to decide the most cost-effective way for them to meet the objective of reducing workplace injuries.”
It is with a mixture of incredible sadness and immense pride that I share the news that JR DeShazo will be leaving UCLA Luskin in the coming weeks. JR has just been announced as the new dean at the LBJ School of Public Affairs at the University of Texas. He assumes his new role on Sept. 10.
As all of you know, JR has been a central and transformative figure in the life of the Luskin School. He has served many roles —most recently as chair of UCLA Luskin Public Policy — but made his greatest impact in the further development, expansion and institutionalization of the Luskin Center for Innovation, which today is a premier think tank and research operation focusing on the environmental and technological challenges facing California and beyond. Much of UCLA Luskin’s environmental research effort on Californians and their environment is owed to JR’s effective and important leadership and creativity.
I want personally to extend to JR and his family my best wishes and those of the School as he embarks on his new challenge and the leadership of one of the nation’s leading public affairs schools. And I want to thank JR for his incredible work. JR—YOU WILL BE SORELY MISSED!
All the best,
Gary
Gary M. Segura
Professor and Dean
—
Read more about DeShazo and his new role at the University of Texas:
With cities and suburbs across the United States facing well-documented affordable housing shortages, researchers for years have studied how government planning standards affect housing costs.
Those studies often examine how planning and zoning decisions affect traffic noise, whether neighborhood amenities can be reached by foot and other factors that can make a home more or less valuable.
A new paper expands this body of research by considering the housing, schools, parks and other infrastructure that go unbuilt in favor of wide streets.
The U.S. has some of the widest streets in the world. In 20 of the most populous counties, the median residential street plus sidewalks is 50 feet wide, with the dollar value of land used for streets sometimes stretching into six figures, according to the research in the Journal of the American Planning Association.
Wide streets are less common in some other countries. Certain streets in Japan, for example, are much narrower. Developments in Tokyo since 1990 have average street widths of 16 feet, noted Adam Millard-Ball, an associate professor of urban planning at the UCLA Luskin School of Public Affairs and author of the new paper.
“One of the best ways to alleviate the housing crisis is to build more housing,” he said. “To the extent that narrower streets allow developers to build more housing, that will address the No. 1 issue with housing right now.”
The median residential street in Arizona’s Maricopa County, which includes Phoenix, is 50 feet wide, according to Millard-Ball’s sample of counties.
The median width of a residential street in Middlesex County, Massachusetts, which includes Cambridge, is 40 feet — the narrowest of the group.
The widest streets in the sample are in Cook County, Illinois, which includes Chicago. There, the median residential street is nearly 65 feet wide.
The 50-foot standard
For urban planners, a street is called a right of way. The paved section is the roadway.
A right of way includes the roadway as well as sidewalks, if any, along with space for drainage, utility poles and other public infrastructure. It’s the land usually owned by a city or county that the public has the right to use and make its way through by car, bicycle, foot or other mode. Neighbors waving hello across the sidewalk’s edge of their properties are waving across the right of way.
The median 50-foot right of way Millard-Ball documents stems from nearly a century of history in U.S. planning. After the home mortgage system collapsed during the Great Depression, the federal government stepped in and established the Federal Housing Administration in 1934.
The agency’s mortgage insurance and financial assistance for homebuyers represented “the most ambitious suburbanization plan in United States history,” wrote Michael Southworth and Eran Ben-Joseph in a 1995 Journal of the American Planning Association article that reviews the historical rise of U.S. suburbs.
To protect the government’s unprecedented investment in home ownership, mostly for white Americans, developers had to have detailed plans approved by the agency. The agency encouraged cul-de-sacs for new developments and favored plans that discouraged through traffic.
“Moreover, the FHA, unlike other planning agencies, was largely run by representatives of real estate and banking, so developers felt that its intervention protected their interests,” Southworth and Ben-Joseph wrote.
If developers wanted to build homes that would benefit from federal financial backing, rights of way had to be at least 50 feet wide, Millard-Ball explained in his new paper, “The Width and Value of Residential Streets.”
Six-figure values
To understand the value of land used for streets, Millard-Ball drew on research from the Federal Housing Finance Agency that estimates the value of quarter-acre lots zoned for single-family homes across the country. The value of the land used for streets can be substantial in places where low population density and high housing costs converge.
Santa Clara County, California, which includes San Jose, has the most valuable streets in the sample at $146,000 per tax parcel. That’s roughly 40% of the median price of an existing single-family home sold in the U.S. in April 2021, according to data from the National Association of Realtors.
“One of the best ways to alleviate the housing crisis is to build more housing. To the extent that narrower streets allow developers to build more housing, that will address the No. 1 issue with housing right now.”
— Adam Millard-Ball, UCLA Luskin
New York City, by contrast, has high housing costs but also high density — large apartment buildings are common. Tens of thousands of people live within each square mile. The land beneath streets in Queens, for example, is worth $36,000 per parcel.
At the other end of the value spectrum, streets are worth $7,000 per parcel in Bexar County, Texas, which includes San Antonio. But land values and street widths can vary greatly within counties.
Terra Vista, a small street in a subdivision 25 miles north of San Antonio, is 52 feet wide and has a land value of $43,288 per parcel. All the land under residential streets in Millard-Ball’s 20 counties is worth nearly $1 trillion in total.
Millard-Ball noted that street land value estimates per parcel are likely low for high-cost, dense cities, which often zone for multifamily buildings over single-family homes.
For example, an Italian specialty food store in the Mission District of San Francisco sold its parking lot for $3 million in 2018 — roughly $36 million per acre, by Millard-Ball’s calculation — to make way for a five-story, 18-unit building, according to the news site Mission Local.
Most U.S. counties regulate how and where new housing and business developments are built, according to the National Association of Counties, a nonprofit organization that represents U.S. county governments.
Many large cities do the same.
It would be overly costly for cities and counties to change the width of existing streets, particularly with local governments facing budget shortfalls during the pandemic.
Still, the estimates in the new paper can be instructive for planning officials in places like Bexar, one of the fastest growing counties in the U.S., as they permit developments to accommodate new and current residents.
“The values are an indication that cities should be making it easier to use streets for something other than roadways and parking,” Millard-Ball said. “A good analogy is that during COVID, one use of streets has been for outdoor dining. It’s recognition that this land is more valuable to the community if we can use it for people to get together and eat in a safer environment outdoors, than as a parking space or travel lane for cars.”
He continued: “The point is that desolate asphalt is doing nobody any good — not the city, not property owners, not anyone. Cities are often keen to widen the right of way with new developments. Say you want to develop a new apartment building. Often, the city will say, ‘Sure, but you have to give up some land so we can add a turn lane, or widen the sidewalk.’ If cities can widen the right of way, why can’t they narrow it in exchange for improvements that will benefit the public?”
Indeed, when a new residential building goes up, cities commonly require developers to widen streets, according to a 2017 paper in the Journal of Transport and Land Use by Michael Manville, another UCLA Luskin urban planner.
In the paper, Manville looked at how the requirement played out in Los Angeles from 2002 to 2012. He found the city’s predictions of increased traffic with the arrival of new buildings were often wrong, and “the standards the law is based on are in some ways unverifiable. Thus the law likely does little to reduce congestion and probably impedes housing development.”
Flexible design
City and county planning standards vary and change, but the federal 50-foot standard still often dominates residential street design. Still, it’s not always true that counties with more land to expand, like those in Texas, have wider streets. Dallas County, for example, specifies that new residential streets in subdivisions be at least 50 feet wide. The median width of residential streets there is exactly 50 feet, Millard-Ball finds.
Residential streets in Chicago, meanwhile, are typically 66 feet wide, according to city design standards. That roughly matches the length of the typical surveyor’s chain as the city grew throughout the 1800s and early 1900s. The surveyor’s chain was a tool made up of interlocking metal bars that land surveyors used to measure and mark the shapes of streets to be built.
Uniformity in street design made sense as the nation was expanding and infrastructure technologies were less advanced. But the takeaway for Millard-Ball is that maintaining rigidity in street design means fewer amenities and, potentially, less housing.
He wonders, for example, whether more streets could be built with parking cutouts only where there are no private driveways — providing a unique residential landscape alongside opportunities to use more of the built environment for activities other than driving.
“That would make construction drawings more complex,” Millard-Ball said. “The tradeoff is visual interest — and saving a lot of valuable land.”
The prospect of narrower streets raises the question of whether emergency vehicles would be able to pass, though some planners, and at least one report from the U.S. Department of Transportation, suggest smaller emergency vehicles could be an answer.
This article first appeared on The Journalist’s Resource and is republished here with slight revisions for local style under a Creative Commons license.