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Lens on Housing Density Reforms in Los Angeles

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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.

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Loukaitou-Sideris on Transit-Oriented Development and Displacement

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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.

Listen to Part 1
Listen to Part 2

 

Lens on California’s Housing Boom, Population Decline

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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.”

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‘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

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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.

The Luskin Summit’s plenary session on the region’s housing emergency featured, from left, Lourdes Castro Ramírez, secretary of California’s Business, Consumer Services and Housing Agency; Mercedes Márquez, Los Angeles’ chief of housing and homelessness solutions; L.A. City Council member Marqueece Harris-Dawson; and L.A. County Supervisor Lindsey Horvath. Photo by Les Dunseith

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

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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.” 

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Pierce on Growing Threats to Clean Water

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Gregory Pierce, director of the Human Right to Water Solutions Lab at the UCLA Luskin Center for Innovation, spoke to media outlets across the country about vulnerable infrastructure threatening access to clean water. A CalMatters article on questionable state oversight of mobile home parks in California cited Pierce’s research showing a high level of dirty drinking water, particularly at parks that run their own water systems. “I can tell you, especially from talking to people who are supposed to be overseeing and trying to fix issues where people don’t have clean water in the state, mobile home park-run water systems stand out,” he said. Pierce also spoke with WHYY in Philadelphia about the impact of climate change, including drought and sea level rise, on water safety. “I think every utility is going to have to make adaptations to climate impacts,” he said. “Precipitation patterns … are changing, and they’re changing even faster than we expected.”

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Read the WHYY article

 

What Large Metropolises Can Learn From Ghettos and Granny Flats

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Urban planning professor Vinit Mukhija is known around the globe for his shrewd insights into what shantytowns and other self-built neighborhoods can teach large metropolises about smart urban planning. With its shortage of affordable housing, Los Angeles can benefit from the pragmatism and ingenuity emanating from these “informal” developments, Mukhija told UCLA Magazine. “I wanted to make better cities, where people are better to each other. And this means taking the best of what economically disadvantaged people build for themselves — slums or ghettos or, as in L.A., unpermitted developments within existing homes,” Mukhija said. His research suggests that, of the more than half-million single-family houses in the city of Los Angeles, at least 50,000 of them have some kind of accessory dwelling unit, many unpermitted. “Instead of trying to wipe them out, we should be bringing them into the mainstream,” he said. In the magazine profile, Mukhija also speaks of planners around the globe who think about the design of a community rather than a single dazzling building. And he offers guidance to governments grappling with the dearth of affordable housing: Provide property owners with grants and loans to upgrade their informal units to safe levels in return for a guarantee that they will not increase rents on any tenants for several years. Also needed: the construction of social housing, as “we cannot expect cities to become inclusive, magically, by themselves.”

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Mukhija on the Complex Challenges of Easing the Housing Crunch

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“Can subdividing the American dream fix the problem of unaffordability?” That question is posed in a New Republic review of the latest book by urban planning professor Vinit Mukhija, which focuses on the informal, un-permitted units that have proliferated on single-family home lots, providing needed shelter amid an intractable affordable housing crisis. Los Angeles alone has about 50,000 of these un-permitted second units, Mukhija estimates in “Remaking the American Dream: The Informal and Formal Transformation of Single-Family Housing Cities.” Unless more housing is built, we will see more un-permitted units, some of them unsafe, the book argues. It also emphasizes that we must invest in and upgrade existing informal housing units, which play a vital role in expanding affordable options for shelter. As the review notes, “A quiet housing revolution is taking place. But if policymakers don’t adapt to the new construction, the changing market is likely to reproduce the same instability and abuse that poor tenants currently suffer.”

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Manville on the Benefits of Removing Parking Mandates

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Michael Manville, associate professor of urban planning, was cited in an Urban Land article on the recent push to relax parking mandates in multifamily developments. In a paper presented to the UCLA Ziman Center for Real Estate on the benefits of removing parking mandates, Manville wrote, “A sizable [amount of] research literature suggests they undermine housing affordability, encourage driving, and discourage walking and public transit use.” Removing these requirements will help California meet its affordability and sustainability goals, he said. It will also increase different types of housing that have been limited as a result of current parking mandates, including street-front townhomes, bungalow courts, garden apartments and more. Manville said it is important to retain some parking but suggested removing it from housing units. Instead, developers could lease underused storage spaces from nearby garages or offer car-share membership to residents.

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Mukhija on Bringing Un-Permitted Housing Out of the Shadows

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A Los Angeles Times editorial calling on city leaders to make it easier to legalize backyard homes cited research by urban planning professor Vinit Mukhija, an authority on the informal economy of un-permitted housing units. Accessory dwelling units, or ADUs, are a relatively easy way for Los Angeles to add more housing at a lower cost. L.A. had at least 50,000 un-permitted secondary units on single-family lots in 2014, according to research by Mukhija, author of “Remaking the American Dream,” a new book on the transformation of an urban landscape once dominated by single-family homes. While recent state laws have eased the process of legalizing ADUs that were built without a permit, regulations in the city of Los Angeles continue to be complicated, time-consuming and expensive, the editorial maintained. It urged city leaders to do everything in their power to help property owners bring their un-permitted units and tenants out of the shadows.

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