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Prospects for Progress on Affordable Housing Solutions

UCLA Luskin’s Michael Lens spoke to the podcast Health Affairs This Week about the roots of zoning policies that have kept neighborhoods segregated by race and income, and the prospects for progress in addressing the nation’s affordable housing crisis. Efforts to change zoning laws to accommodate more housing units have historically been met with strong resistance, but Lens said the conversation has shifted just in the last decade. Now, there is widespread acknowledgment that “we need to do something somewhere” to provide residents with safe and affordable shelter. “The problem is that we have let this go on for so long, this lack of housing production and increased housing costs for people from the poor to middle class,” he said. But Lens pointed to states and cities that are upending zoning restrictions that have long kept a lid on housing development, and concluded, “This is a really good time for hope.”


 

Debate Over the Best Path to Affordable Housing

A CityWatch article about the competing academic and economic theories at play in California’s affordable housing debate put a spotlight on comments made by UCLA Luskin’s Michael Storper during a meeting with the California Alliance of Local Electeds. Housing costs reflect a mix of economic, market and cultural factors, so a complex suite of policies is needed to address interpersonal inequality in our cities, says Storper, a distinguished professor of urban planning. He takes issue with the notion that simply constructing more units will lead to lasting solutions to California’s affordable housing crisis. “I think this is one of the toughest challenges we’re facing,” he said. “In big, prosperous metropolitan areas, what would it take to build housing for the big middle or lower end of the income distribution, quality housing that people want to live in?”


Monkkonen on L.A.’s Challenge to Meet Affordable Housing Goals

Paavo Monkkonen, professor of urban planning and public policy at UCLA Luskin, spoke to LAist about the status of Mayor Karen Bass’ pledge to fast-track affordable housing construction in Los Angeles. Development projects in single-family neighborhoods are now ineligible for the accelerated permitting due to a rules change in June. About three-quarters of L.A.’s residential land is zoned for single-family homes, and proposing large apartment developments in those areas can lead to outcries from homeowners opposed to neighborhood change. Monkkonen said leaving suburban areas untouched brings its own risks. Under state law, the city of Los Angeles must plan for 185,000 new low-income homes by 2029 and reverse long-standing patterns of segregation by putting many new affordable homes in wealthier areas. “Once you take them off the table, it’s really hard to live up to the fair housing mandate,” Monkkonen said.


 

Storper on Tug-of-War Over Senate Bill 9

A Planetizen article on actions taken by municipalities opposed to Senate Bill 9, the California law allowing property owners to build additional units on lots zoned for single-family housing, cited research by Michael Storper, distinguished professor of urban planning at UCLA Luskin. Four Southern California cities have filed suit against the state, arguing that permitting the subdivision of single-family lots violates the California Constitution by taking away the rights of charter cities to have control over local land-use decisions. Storper issued a declaration in support of the plaintiffs that included a copy of a journal article he co-authored in 2019 that challenged the theoretical underpinnings that led to SB 9, which is intended to provide affordable housing options for Californians. “Blanket changes in zoning are unlikely to increase domestic migration or to improve affordability for lower-income households in prosperous areas,” the authors wrote. “They would, however, increase gentrification within metropolitan areas and would not appreciably decrease income inequality.”


 

Avila on New Affordable Housing Project in South Los Angeles

UCLA urban scholar Eric Avila provided historical context for an LAist story about a new affordable housing project that recently broke ground in South Los Angeles. The property, formerly subject to a 1906 racially restrictive covenant, is being developed to address a shortage of affordable homes, including more than 100 new apartments for low-income renters. Avila, who holds appointments in history, Chicana/o studies and urban planning, explained that racial covenants were in common use throughout the early 20th century and used extensively, accompanying booming suburban development in L.A. and across the country. “They essentially created these walls that prevented Black, brown and Asian people from purchasing property in white neighborhoods,” Avila said. A landmark 1948 U.S. Supreme Court case, Shelley v. Kraemer, made such covenants illegal nationwide, but they continued to exist in property deeds. “It’s the lasting effects, or the legacy of these policies, that we live with today,” Avila said.


 

Lens on Housing Density Reforms in Los Angeles

Associate Professor Michael Lens wrote an opinion piece for the Los Angeles Times on housing and land use reform in Los Angeles. Lens argues that L.A.’s geographic sprawl can be beneficial in terms of balancing housing density “that works for Californians.” Land use laws that discourage building for density can be reformed to provide alternatives to single-family neighborhoods by re-framing planning for housing around job-rich, medium-density urban hubs. “This does not necessarily mean obliterating the urban forms and communities that have been built in the past century. But without some densification, we’ll keep pushing people and development into the Inland Empire and other outlying areas (which is already happening),” he wrote. The result is “more punishing commutes and, in all likelihood, still expensive housing.” Lens also was quoted in an L.A. Times article about landlords’ objections to a continuing rent freeze, saying the pandemic sent policymakers “reaching for the emergency button,” but now the city should look at policies like expanding housing subsidies rather than extending the freeze.


 

Loukaitou-Sideris on Transit-Oriented Development and Displacement

Anastasia Loukaitou-Sideris, interim dean of UCLA Luskin, appeared on the CitySCOPE podcast to discuss the benefits and unintended consequences of transit-oriented development. Denser development around transit hubs can help accommodate a city’s growth while meeting mobility and sustainability goals. Yet Loukaitou-Sideris’ research also shows that transforming these neighborhoods can have a negative impact on longtime residents. These risks “should be a red flag for planners and policymakers to be able to protect these neighborhoods from the risk of gentrification and displacement,” she said. Over two episodes of the podcast, Loukaitou-Sideris and research partner Karen Chapple of UC Berkeley shared findings from their book, “Transit Oriented Displacement or Community Dividends? Understanding the Effects of Smarter Growth on Communities.” They discussed topics including the heightened risk of displacement experienced by communities of color, the commercial and cultural gentrification that takes place when mom-and-pop stores lose their leases, and instances when grassroots local opposition has succeeded in holding back gentrifying forces.


 

Lens on California’s Housing Boom, Population Decline

Michael Lens, associate professor of urban planning and public policy at UCLA Luskin, spoke to the Los Angeles Times about an increase in housing construction during the pandemic along with a decline in population in California. “When it takes a decade of really massive economic growth in this state for housing production to catch up to the pre-recession levels, that says as much about the depths of our production crisis as it does about some kind of recent victory,” Lens said. He went on to explain that housing unaffordability and the pandemic played significant roles in reducing population growth in recent years, but the state has a long way to go to meet its housing needs. “We expect more equitable and more productive housing construction over the next decade,” he said, “but it’s going to take some time and take some diligence on the part of the state.”


 

‘We’re Beginning the Work of Rewriting the Next Chapter of Los Angeles History’ Top officials join scholars and advocates to tackle the region's most pressing problems at the fifth annual UCLA Luskin Summit

By Mary Braswell

A search for solutions to Southern California’s most urgent problems brought top researchers together with government and civic leaders at the fifth annual UCLA Luskin Summit.

Los Angeles City Council President Paul Krekorian gave the keynote address at the April 19 gathering, attended by more than 200 scholars, students and community members seeking to learn more about how the region is responding to homelessness, climate change, racial disparities, voting rights violations and more.

Krekorian spoke about the state of governance at L.A. City Hall, acknowledging that citizens’ faith has been shaken by corruption cases, politicized redistricting and the release of a racist recording that led to high-profile resignations. But he added that the upheaval has opened the door to a period of change.

“The kind of city hall that the people of Los Angeles deserve [is] a city hall that’s more ethical, more transparent, more trustworthy, more urgent, more collaborative and hopefully much more effective,” Krekorian said.

He laid out a roadmap that includes a top-to-bottom charter review that could add more seats on the City Council, change who decides land-use issues to reduce incentives for corruption, and take the power of setting district boundaries away from elected officials.

“Together, we’re turning the page on a very dark time and we’re beginning the work of rewriting the next chapter of Los Angeles history,” Krekorian said.

Zev Yaroslavsky, who oversees the annual UCLA Quality of Life Index, reports on this year’s findings. Photo by Les Dunseith

The Luskin Summit, held in person at the UCLA Faculty Club after three years of remote and hybrid convenings, continued its tradition of spotlighting the UCLA Quality of Life Index (QLI), a wide-ranging survey of Los Angeles County residents.

This year’s QLI revealed deep dissatisfaction with many aspects of life in L.A., a sign of the region’s slow emergence from the dual shocks of the COVID-19 pandemic and soaring inflation, said Zev Yaroslavsky, who oversees the survey as director of the Los Angeles Initiative at UCLA Luskin.

In conversation with ABC7 News reporter Josh Haskell, the emcee of this year’s Luskin Summit, Yaroslavsky said the high cost of housing continues to sow anxiety, with 28% of respondents saying they worry about losing their home and becoming homeless as a result.

“Now, let me put this in more stark terms than just percentages,” Yaroslavsky said. “The county’s population is a little over 10 million people, so 28% means that there are 2.8 million people in this county who are going to bed every night worried about whether they’re going to lose their home. Think about it that way. That’s a lot of people. That’s a lot of stress.”

The region’s housing emergency also took center stage at a plenary session that illustrated a hallmark of the Luskin Summit: the participation of key elected and appointed officials in a position to turn social science research into policies for change.

Lourdes Castro Ramírez, secretary of California’s Business, Consumer Services and Housing Agency, moderated the dialogue with L.A. County Supervisor Lindsey Horvath, L.A. City Council member Marqueece Harris-Dawson and the city’s chief of housing and homelessness solutions, Mercedes Márquez.

The conversation emphasized a new push to coordinate efforts by a multitude of agencies to relieve California’s housing emergency.

“A challenge of this magnitude requires all levels of government to work together, and that’s exactly what we have been doing over the last two years, working very closely with our federal partners, working very closely across the state agency and department, and working in a unified and coordinated manner with local cities, counties, continuums of care and folks on the ground that are doing this work every single day,” said Castro Ramírez, a UCLA Luskin Urban Planning alumna who oversees 11 state departments and boards.

With the end of pandemic-era eviction moratoriums, Horvath said her office is working with cities to implement new protections for both renters and mom-and-pop landlords, with the aim of keeping residents in their homes.

“We have no time to waste,” she said. “We’re not going to wait until every detail is perfect. People are dying on our streets and we have to do something.”

The panelists credited newly elected Los Angeles Mayor Karen Bass for jumpstarting efforts to shelter the homeless, including the appointment of Márquez to cut the red tape that has delayed the construction and acquisition of desperately needed housing.

“We have identified 360 projects that are 100% affordable. That’s over 8,000 units that are now on a fast track,” Márquez said, adding that her team is also reviewing government-owned land including Metropolitan Transit Authority car lots that could be converted to residential development.

Harris-Dawson, whose district includes South Los Angeles, said housing strategies must be guided by a sense of equity to prevent poverty from becoming concentrated in pockets of the city.

“The commitment has to be both to build and build fast, but also to build where it’s difficult to build,” he said. That includes parts of the city where the prevailing attitude is “ ‘send all the poor people over there, build housing over there and build it as dense as you need to, but keep them over there’ — as if poverty is a communicable disease and living near it damages your quality of life somehow.”

The Summit also featured a series of breakout sessions where scholars, officials and advocates zeroed in on critical issues. They included representatives from UCLA Luskin research centers, including the Luskin Center for Innovation and its Human Rights to Water Solutions Lab, the Lewis Center for Regional Policy Studies, the UCLA Institute of Transportation Studies  and the UCLA Voting Rights Project. The sessions explored:

  • vehicular homelessness, the unique circumstances of those who must shelter in their cars;
  • persistent disparities based on race and ethnicity in the mortgage industry;
  • how to build popular support and political momentum for investments in climate infrastructure;
  • whether California’s plan to transition to zero-emission vehicles is sufficient to meet climate goals;
  • the uncertain future of voting rights pending decisions by the U.S. Supreme Court;
  • and the activation of far-reaching programs to bolster the region’s water supply.

Following the Summit, several participants gathered for a lunch presentation on equity and clean energy that included UCLA experts and representatives from the Los Angeles Department of Water and Power, the lead sponsor of this year’s Luskin Summit. Other sponsors include Bank of America, the Weingart Foundation, David Bohnett Foundation, California Community Foundation and California Wellness Foundation. The media partner is ABC7.

View photos from the 2023 UCLA Luskin Summit on Flickr.

Luskin Summit 2023

Monkkonen on Coronado’s Lack of Affordable Housing

Paavo Monkkonen, professor of urban planning and public policy, spoke to the Los Angeles Times about the affordable housing crisis in Coronado, the exclusive island town known for its white sand beaches and luxury resort. To keep Hotel del Coronado running, nearly 200 housekeepers who cannot afford to live in Coronado must commute up to five hours to get to work. State law requires that the city zone for affordable housing, but NIMBYs, a lack of land and local officials’ delaying tactics have stalled progress for years. “Housing delayed is housing denied,” Monkkonen said. “With the urgency of this housing scarcity situation, inaction just makes it worse.”