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Mukhija, González on Legalizing Informal Housing Units

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Urban Planning Professor Vinit Mukhija and Latino Policy and Politics Initiative research director Silvia González were featured in a New York Times article about the prevalence of informal housing units nationwide. The affordable housing crisis has prompted people of every income level to decide to build themselves, creating a vast informal housing market that accounts for millions of units. “This is one of the most significant sources of affordable housing in the country,” Mukhija said. Priced out of many housing options, many renters choose unpermitted living situations that are unsafe or overcrowded, González said. Legalizing informal housing would make units safer, add value to homes and give tenants the security of a sanctioned unit, she said. González participated in research for the nonprofit Pacoima Beautiful that found that informal units can help combat gentrification by creating low-cost housing and allowing families to pool resources.

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Manville on Opportunities Created by SB9

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In a recent Bloomberg column, Associate Professor of Urban Planning Michael Manville weighed in on SB9, a new California law that allows people who own single-family homes to add additional units on their property by constructing a new building or turning an existing house into a duplex. SB9 creates opportunities to make land more valuable in areas where housing is in great demand by allowing small-scale projects and giving homeowners a financial stake in new housing. Manville said that many of those who oppose SB9 don’t want to see their neighborhoods change, in spite of the financial advantages of the new law. “They like their neighborhood, they are risk averse, and they don’t want to see it change,” he said. However, Manville also noted that many historic L.A. neighborhoods include attractive duplexes and fourplexes from the early 20th century. “If more of the city just looked like that, we probably wouldn’t have a housing crisis,” he said.

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Monkkonen on California’s Student Housing Needs

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Associate Professor of Urban Planning and Public Policy Paavo Monkkonen spoke to CalMatters about the $500 million in state funding allotted by Gov. Gavin Newsom for affordable student housing. The housing crisis in California has also impacted students, and the funding is meant to help public colleges and universities build affordable housing or renovate existing property through a grant process. Monkkonen noted that the housing aid is a good use of state money. “Unlike grant money or financial aid, housing is a one-time expense that pays dividends because it can be used repeatedly,” he explained. However, experts have agreed that the $500 million package will not be enough to create all of the necessary housing units for public students across California. “A better system would be one in which there’s a long-term plan to grow the stock sufficiently that everyone that wants to live there, can,” Monkkonen said.

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Monkkonen Debunks Myths of High-Density Housing

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Associate Professor of Urban Planning and Public Policy Paavo Monkkonen was featured in a Mel Magazine article about the stigmatization and gentrification of high-density public housing areas. For years, the Cabrini-Green low-income housing project in Chicago was associated with crime and violence. Today, the complex has been renovated into a modern-looking mix of both subsidized and market-rate dwellings, but the stigma around public housing persists. According to Monkkonen, “the stigma and belief that these large complexes are doomed to fail … is a distinctly American point of view.” He pointed out that in places like Hong Kong, France and Scandinavia, government-subsidized housing is more common and culturally accepted. “The common narrative around higher-density living and public housing, and why it became untenable, is a belief that residents didn’t take care of their home,” Monkkonen explained. “But the reason it fell apart was a totally different one. The products of the policies created poor conditions.”

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Human Rights Over Property Rights, Vestal Says

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The Los Angeles Times spoke to Assistant Professor of Urban Planning Mark Vestal for a column about the growing issue of homelessness in Los Angeles. Experts estimate that there are at least 60,000 people experiencing homelessness in Los Angeles and as many as 365,000 renting households on the brink of eviction. While most Angelenos agree that homelessness is a pressing issue, they disagree on whether it is a property rights issue or a human rights issue, which makes it difficult to find a solution. “The history of homelessness testifies to the futility of trying to find solutions that average these two perspectives,” Vestal said. Enforcing property rights on people experiencing homelessness only creates more obstacles to ending homelessness. “You can’t just criminalize a condition that people can’t cure,” Vestal said. “These problems that we have created — they are all intimately tied up with the good things we thought we were making of our society.”

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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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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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Yaroslavsky Urges Action to Uplift the Most Vulnerable

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Zev Yaroslavsky, director of the Los Angeles Initiative at UCLA Luskin, spoke to KPCC’s AirTalk about findings from the 2021 UCLA Quality of Life Index. The annual survey of Los Angeles County residents showed that 40% suffered a drop in income over the last year as the region was rocked by the COVID-19 pandemic. “Those are the people who are pessimistic, those are the people who are threatened with losing their apartments because they can’t make their rent payment at the end of the month,” said Yaroslavsky, who called on policymakers to prioritize the needs of the most vulnerable. As one example, he noted that office space vacated as businesses downsize after the pandemic is “going to have huge implications for land use.” He asked, “What do you do with that empty office space? Can you repurpose it for housing, for example?” Several media outlets covered the Quality of Life Index, including the Los Angeles Times, KABC7 News and RealClear Politics.

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Results of Upzoning Are Limited, Storper Finds

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Urban Planning Professor Michael Storper was cited in a Governing article about the affordable housing crisis in the United States. Experts disagree on the best strategy to meet the need for affordable housing. Two years ago, Minneapolis voted to make single-family zoning illegal; Oregon and cities in North Carolina and Northern California have adopted similar measures; and upzoning has been in place in Chicago for more than a decade. So far, these policy changes have had little effect on housing construction, the article noted. “What upzoning did not do in Chicago, and is not likely to do anywhere, is create incentives for housing construction in the areas where middle-class and lower-income people most need it at the prices for which they need it,” Storper said. Changing zoning laws doesn’t mean that developers will choose to build cheap housing, especially when they can build housing for the affluent and pay an alternative fee to an affordable housing fund.

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Luskin Summit Focuses on Seizing Opportunity to Address Homelessness

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On April 1, a panel of experts gathered for a Luskin Summit webinar about the impact of the COVID-19 pandemic on unhoused populations in Los Angeles. The event was moderated by Miguel A. Santana, president and CEO of the Weingart Foundation and an emeritus member of the Luskin Board of Advisors. Santana is also chair of the Committee for Greater LA, which produced “No Going Back,” a report on how to build a more equitable Los Angeles. Almost 70,000 people are unhoused in the region, and up to 1.8 million residents lost jobs during the pandemic. Sarah Dusseault, former commission chair of the Los Angeles Homeless Services Authority, said the pandemic “revealed the depth and breadth of the chronic and severe housing shortage, which has been amplified by failed safety nets, historic housing discrimination and mass incarceration.” She identified homelessness as “a man-made problem that we can address … by creating a system that is effective for everyone with equity at its center.” Jacqueline Waggoner, UCLA alumna and member of the UCLA Luskin Board of Advisors, called for “systems that are driven by data and informed by lived expertise.” Deeper collaboration and more resources, leadership and strategic planning are needed to create efficient systems to address homelessness, she said. Raphael Sonenshein, executive director of the Pat Brown Institute for Public Affairs at Cal State L.A., said addressing homelessness requires a shared vision across institutions. “Let’s seize this moment of maximum peril and maximum opportunity to make Los Angeles not a cautionary tale, but a true model,” Sonenshein said. — Zoe Day

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