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Homeownership Becoming ‘Out of Reach’ for Most Angelenos, Manville Says

The median price of a home in Los Angeles is expected to soon hit $1 million, and UCLA Luskin’s Michael Manville recently told the Guardian that “homeownership for many people is now out of reach.” The professor of urban planning noted that most homebuyers do not have $400,000 for a typical 40% down payment, nor $4,000 a month to put toward mortgage payments. “The million-dollar home price is like the tip of a big iceberg” because soaring home prices also impact the cost of rental homes and apartments, contributing to the ongoing homelessness crisis in California, he explained. Manville also spoke to Bloomberg News about one approach to tackling the affordable housing crisis: building more duplexes, triplexes and similar “middle housing” options. Decades ago, when there was a lot more empty land, large areas were zoned for single-family homes. “There was always the next valley to go to,” Manville said. “Now, that’s much harder.”


 

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.


 

Tilly Sees a Leadership Opportunity in California’s Population Decline

Chris Tilly, professor of urban planning at UCLA Luskin, commented in a New York Times feature weighing whether the Golden State has lost its luster as population growth has leveled off in recent years — declining from its high of almost 40 million residents — in the midst and aftermath of the COVID-19 pandemic. The article cites data from the state’s finance department that projects a possible population stagnation for decades to come. Tilly said America has always had a frontier mentality, but perhaps that should be reimagined.  “Maybe it’s time for us to grow up and realize we live in a world of limits,” he said. “That could be a level of maturity. If California is in a position to lead the country and come to terms with its limitations on growth, that could be a way California could still be in the lead. Which could really be an interesting twist.”


 

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.


 

Lens on L.A.’s Skyrocketing Home Prices

A Los Angeles Times article and KNX News report on L.A.’s soaring housing prices turned to UCLA Luskin’s Michael Lens for context. The newspaper reported that the median home price in Los Angeles had risen to just under $1 million, a 30% increase over the past five years. “Even if it is an arbitrary number, it’s an astounding one,” said Lens, chair of the Luskin School’s undergraduate program and a scholar of urban planning and public policy. Driven by scarcity and demand, the rising prices also impact the rental market, Lens said – but he added that state programs to increase the overall housing stock are falling short. His proposed solutions included “getting rid of single-family zoning and upzoning those neighborhoods,” removing “onerous parking requirements,” and scrapping rules on minimum setbacks and other burdensome mandates. Altogether, the state should fix “a lot of boring zoning things that together make the cost of building more housing more expensive,” Lens said.


 

‘Everything Becomes Secondary to Where You Can Store a Car’

UCLA Luskin’s Michael Manville appeared on Code 53, The Apartment Podcast to explain the history, economics and politics of minimum parking requirements and argue that housing people must take precedence over housing cars. Mandating that new developments include a minimum number of parking spaces encourages driving while limiting the amount of space for housing, research shows. “If you have a situation where land is very valuable, and lots of people want to live there, and you are forcing everyone who wants to build something to put parking in at a number you have specified and a location you have specified, what you are basically saying, whether you intend to or not, is that everything becomes secondary to where you can store a car,” said Manville, chair of Urban Planning at the Luskin School. “That is not the recipe for a good city or a good life.”


 

Sharing the American Dream Through Granny Flats and Garage Units

Urban Planning Professor Vinit Mukhija joined the podcast UCLA Housing Voice in a two-episode appearance focused on how American neighborhoods are being reshaped by the addition of living spaces to existing lots. Often unpermitted, these spaces run the gamut from a fully appointed backyard unit to a storage shed used for shelter. Mukhija’s new book, “Remaking the American Dream,” shows how single-family living has been transformed to meet the growing demand for adequate housing. He delves into the issue with podcast hosts Shane Phillips of the UCLA Lewis Center for Regional Policy Studies and Paavo Monkkonen, UCLA Luskin professor of urban planning and public policy. Their expansive conversation includes an assessment of state and local government efforts to bring unregulated housing out of the shadows and encourage the construction of permitted accessory dwelling units. Policies that increase housing density, Mukhija says, allow more people to share the American Dream by “sharing single family lots, … sharing neighborhoods, sharing cities, sharing suburbs.”


 

What Does Subsidized Housing in L.A. Need? ‘More of Everything,’ Lens Says


 

Loya’s Research on Mortgage Disparities Bolstered by New LPPI Study

A new study released by the UCLA Latino Policy & Politics Institute finds that racial disparities persist in homeownership within Los Angeles County. The report, part of a larger research project led by UCLA Luskin Assistant Professor of Urban Planning José Loya, is based on an analysis of pre-pandemic data from the Home Mortgage Disclosure Act. It reveals that despite anti-discrimination laws and regulations, households of color continue to face significant barriers to accessing low-cost mortgage credit, hindering their path to homeownership and exacerbating a racial wealth gap. The report highlights the central role of homeownership in wealth creation in the United States and emphasizes how limited access impacts households of color. The report’s author is Miguel Miguel, an urban planning student who is among a group of first-generation Latino scholars at LPPI helping to provide a more nuanced understanding of the housing market and the COVID-19 pandemic’s effect on racial disparities. Loya recently received two awards from LPPI that will support continuing research efforts aimed at improving the well-being of the country’s Latino population. “Dr. Loya’s research is a salient reminder that homeownership is not an option for the majority of Latinos because our creditworthiness is not equally valued by financial markets,” said Silvia R. González, a director of research at LPPI.


 

Lens on L.A.’s Unused Housing Vouchers

Michael Lens, associate professor of urban planning and public policy at UCLA Luskin, spoke to ABC7 News about unused housing vouchers in Los Angeles. The process to get a Section 8 voucher includes a long wait within a lottery system. More than 58,000 subsidized housing units and housing vouchers are available in Los Angeles, but only 85% of them are being used. Some landlords exclude tenants who use Section 8 vouchers, and city officials say this has contributed to the unhoused crisis. As Lens explained, “You have to find a rental unit at or below the fair market rent. The landlord, very importantly, has to agree to participate in the program, which means that they don’t have biases against people that are using government money. So there are these things that get in the way.”


 

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