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Lens on Eminent Domain and Affordable Housing

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Michael Lens, associate professor of urban planning and public policy, spoke to LAist about a Los Angeles City Council member’s proposal to create more affordable housing  by using eminent domain to take over an apartment building. The council may consider whether to seize a 124-unit affordable housing complex in Chinatown that was built under a covenant that guaranteed affordable housing for 30 years. The covenant, set to expire this year, allowed the owner to then legally raise rents to the market price.  Lens said that using eminent domain could potentially have a “chilling effect” on future affordable housing developments. “The developer entered into a 30-year covenant with the expectation that whomever owned the property at the end of that 30-year period would be free to do whatever made sense to that owner,” he said. “All financial decisions over that 30-year period have been made with that assumption.”

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Councilman David Ryu on His Unconventional Political Journey

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Los Angeles City Council member David Ryu spoke at UCLA Luskin about his journey to elected office and goals for reforming local government at a Jan. 27 Learn at Lunch gathering hosted by Public Policy. Ryu, who immigrated to Los Angeles from South Korea at age 6, said he took advantage of strong public schools — including UCLA, where he earned a bachelor’s in economics in 1999. As a young man, Ryu believed “government is something you protest, not work for” — until six years working with Los Angeles County Supervisor Yvonne Braithwaite Burke showed him the power that local officials wield. “If there’s a problem and they have the will to do it, they actually have the power and the resources to get it done,” he said. “Holy cow, sign me up.” Ryu later became the first Korean American, and only the second Asian American, to serve on the City Council. At the Luskin School session, Ryu fielded questions about parking requirements, bus-only lanes, campaign finance reform and a universal basic income. Most of the conversation, however, centered on Los Angeles’ struggle to house its people. “It’s a humanitarian crisis,” Ryu said of the city’s 36,000 homeless people, as well as thousands more who can barely cover their rent. Ryu said he is pushing to amend Los Angeles’ “antiquated” city charter, which contributes to scattershot housing policies. Ryu, a member of UCLA Luskin’s Board of Advisors, was accompanied by his legislative and communications deputy, Jackie D’Almeida MPP ’19.

View more photos from the Learn at Lunch event on Flickr.

Visit by Councilman David Ryu

 

Storper on the ‘Deeply Flawed’ Senate Bill 50

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Michael Storper, distinguished professor of regional and international development in urban planning, spoke to Politifact for an article on claims supporting and opposing controversial Senate Bill 50. The bill would require cities and counties to allow higher-density housing near job and transit centers. Proponents say it would ease the state’s affordable housing crisis; opponents say it would spur gentrification and overcrowd suburban neighborhoods. Storper said SB 50 is based on a “deeply flawed” analysis of what it would take to solve the state’s housing crisis. He said there is some truth to claims that SB 50 would create more luxury housing units. Existing zoning laws in California already permit millions of potential new housing units, but developers choose to build where they know they can make a profit, he said. Under SB 50, he said, developers would be inclined to target wealthy areas and “produce housing at price points that are only accessible to higher-income people.”

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Land Is Finite, but Housing Is Not, Manville Says

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Michael Manville, associate professor of urban planning, spoke to Architectural Digest about Apple’s announcement that it would invest $2.5 billion to address California’s housing crisis. The plan includes converting a 40-acre plot of land the company owns in San Jose into space for affordable housing. Manville said much of San Jose is reserved for detached single-family homes, “making for very inefficient use of valuable land.” Residents may be hesitant to change zoning rules because they like how their neighborhood looks or the fact that their house has tripled in value, Manville said. But he urged, “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.” The alternative, he said, is a place that has the economy of a megacity and built environment of a suburb, “and that’s simply not sustainable.” Manville concluded, “Land is finite, but housing is not.”

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Monkkonen Research Informs New Model for Affordable Housing

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An opinion piece in the Los Angeles Times juxtaposed a Southern California Association of Governments (SCAG) plan to meet housing construction requirements with recommendations from Paavo Monkkonen, associate professor of urban planning and public policy. Gov. Gavin Newsom promised to combat the affordable housing crisis in California with construction of 1.3 million new units of housing. The op-ed, written by the managing director of Abundant Housing L.A., accused the SCAG plan of “disproportionately dumping housing into the sprawling exurbs” while leaving wealthy cities with massive job pools alone. Critics say the SCAG plan will create a housing and jobs imbalance that will lengthen commutes and lead to an increase in greenhouse gas emissions. Working with Monkkonen, Abundant Housing L.A. researchers built a different model for distributing housing requirements that minimizes sprawl, prioritizes accessibility to transit and creates affordable housing where people want to live and have opportunities to work, the op-ed said.

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Yaroslavsky on Future of Single-Home Neighborhoods

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Zev Yaroslavsky, director of the Los Angeles Initiative at UCLA Luskin, was featured on an episode of 89.3 KPCC’s “AirTalk” about the future of California housing policy. The state’s affordable housing crisis has increased the pressure for bills like SB50, which would increase the density of housing in single-family neighborhoods close to transit lines. The bill was shelved in the last legislative session, but a second iteration is returning with provisions that Yaroslavsky called “very minimal and cosmetic.” The need for affordable housing is dire, he said, but “there hasn’t been a thorough discussion about what the SB50 bill does.” According to Yaroslavsky, “New construction in California is not going to produce affordable housing — it produces high-end housing, market-rate housing.” He criticized SB50 for failing to “demand anything in return from the landowners” and suggested setting aside 40 to 50 percent of new units for affordable housing. “If you rezone all the single-family homes in California, you’re not creating more affordable housing but you are destroying communities,” Yaroslavsky said.

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Lens on Governor’s Struggle to Meet Housing Goals

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Michael Lens, associate professor of urban planning and public policy, was featured in a Los Angeles Times article describing Gov. Gavin Newsom’s lack of progress on his goals to tackle California’s housing crisis. While Newsom’s campaign platform included plans for the construction of 3.5 million new homes by 2025 and a Marshall Plan for affordable housing, critics have pointed out that the state still faces a shortage of 1.7 million affordable rental homes. Newsom’s largest success so far has been a new statewide cap preventing large rent increases, and he argues that he remains committed to fixing California’s housing problems. Nevertheless, the state’s homelessness crisis has become even more pressing since Newsom took office. “It seems like a pretty meaningful failure — either a failure of commitment or a failure of effort,” Lens said. 

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Monkkonen on Affordable Housing for Moderate-Income Angelenos

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Paavo Monkkonen, associate professor of urban planning and public policy, spoke to Curbed LA about the availability of affordable housing for moderate-income people in Los Angeles. Many residents must pay a burdensome price for shelter yet do not qualify for affordable housing because their annual income surpasses the $56,000 threshold. The Los Angeles City Council voted to examine why there is a shortage of housing options for these people. Monkkonen argued that studying the restraints on moderate-income housing development could lead to city policies that make it easier to develop more housing in the city. He said policymakers and the public believe only certain types of housing need to be built. More housing in general is needed, he said.  “All multifamily housing getting built quicker would help everyone, including middle-income residents,” he says.

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Mukhija on Meeting Affordable Housing Needs

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Urban Planning Chair Vinit Mukhija held a wide-ranging dialogue about affordable housing with state Sen. Bob Wieckowski (D-Fremont) on the podcast Then There’s California. Mukhija’s research focuses on informal, makeshift housing in the United States and abroad. He has studied slums, border areas and farmworker dwellings but noted that unregulated and unpermitted shelter is becoming more commonplace in cities and suburbs. Wieckowski has sponsored legislation to remove barriers to the creation of granny flats, garage conversions and other so-called accessory dwelling units. “This can be a very reasonable way of adding housing supply from our existing physical resources,” Mukhija said. In addition to addressing the growing demand for affordable housing, regulated accessory dwelling units can bring in significant property tax revenues, he added.

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Taylor on New Freeways, Same Old Congestion

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Brian Taylor, director of the Institute of Transportation Studies at UCLA Luskin, spoke with KCRW’s Greater L.A. program about several freeway expansion plans in the region. For motorists hoping the projects would bring lighter traffic, Taylor tempered expectations. As the region grows, more people and goods will need to move around and the expanded freeways will eventually clog up again, he said. The key to relieving congestion is charging for the use of the road, which is “wildly unpopular” among motorists and elected officials, he said. The urban planning professor also linked the planned High Desert Freeway project, which would connect Palmdale and Lancaster with the Victorville area, to the affordable housing debate in the L.A. Basin. With resistance to higher-density housing near L.A.’s transit corridors, “we end up building out on the fringe, and then we have to accommodate the demand for the traffic out there,” he said.

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