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L.A. Mayor Focuses on the Need for Housing Solutions During UCLA Luskin Summit Karen Bass visits campus to join discussions on the value of research about issues like homelessness, climate resilience, governance and equity in transportation

By Les Dunseith

On April 17, Los Angeles Mayor Karen Bass was the featured speaker as scholars, civic leaders and the philanthropic community came together to discuss policy issues during the sixth annual UCLA Luskin Summit.

What was on her mind? Housing.

Bass, who declared homelessness a state of emergency immediately upon taking office as mayor in December 2022, told the more than 300 people in attendance at the UCLA Luskin Conference Center that her office is now turning more attention to longer-term solutions after initially emphasizing urgency in getting unhoused people off the streets.

“It is not reasonable for somebody [needing shelter] to be able to stay around while we get housing built,” she said of the challenge to provide shelter for people in need amid an ongoing affordable housing crisis.

The mayor’s remarks were delivered during a discussion with Jacqueline Waggoner MA UP ’96, the current chair of the Luskin School’s Board of Advisors. Waggoner, who is the president of the Solutions Division for Enterprise Community Partners, said she was heartened by the mayor’s intense focus on homelessness, given the magnitude of the problem in Los Angeles.

Bass, a former congresswoman who now chairs the Homelessness Task Force for the U.S. Conference of Mayors, said that meeting with mayors around the country presents an opportunity to learn from others, and for other cities in the United States to benefit from what is being done in Southern California. She had announced a new housing initiative based on a program in Atlanta two days before speaking at the Luskin Summit.

“I feel good in terms of what we can do and how we should move forward,” said Bass, who then emphasized, “the biggest question is scale.”

two men in ties sit on stage as one speaks

During an on-stage interview by ABC7’s Josh Haskell, left, the results of the ninth Quality of Life Index were unveiled by UCLA’s Zev Yaroslavsky. Photo by Stan Paul

Concerns over housing affordability was also a key takeaway from the ninth annual Quality of Life Index, which was publicly unveiled in the opening session of the 2024 Luskin Summit. The project at UCLA Luskin is directed by former Los Angeles public official Zev Yaroslavsky, now an adjunct faculty member at the UCLA Luskin School of Public Affairs.

Concerns over the high cost of living pushed the satisfaction of Los Angeles County residents back to its lowest-ever level, according to the annual survey, which received coverage as breaking news by media outlets that included the Los Angeles Times, area radio stations and the local affiliates of all four major U.S. broadcast TV networks.

More than half of respondents, or 59%, cited housing as the most important factor in their rating. During a Q&A moderated by reporter Josh Haskell of ABC7 in Los Angeles, Yaroslavsky pointed out that renters are feeling especially pessimistic about their futures.

“In our survey, we found that 75% of renters do not think they will ever be able to afford to buy a home in a place they’d like to live in Los Angeles County. Think about that — more and more people in our region see the American dream of homeownership slipping away,” Yaroslavsky said.

Yaroslavsky’s remarks were followed by six breakout sessions that examined timely policy issues from the perspective of scholarly research originating at the Luskin School and its affiliated research centers.

Summit attendees heard about studies and policy proposals in climate resilience, governance and equity in transportation. Panels made up of UCLA Luskin scholars and experts from the public, private and nonprofit sectors took on pressing issues affecting Los Angeles and beyond:

  • What strategies can governments adopt now to help communities withstand rising temperatures?
  • How is the Southland voter pool changing in this election year, and how can Los Angeles better provide representation for its 3.8 million people
  • How are government agencies and nonprofits meeting the transportation needs of the region’s most disadvantaged people?

Much of the conversation was guided by research conducted by the UCLA Luskin Center for Innovation, the Institute of Transportation Studies, the Lewis Center for Regional Policy Studies and the Latino Policy and Politics Institute.

The session with the mayor was the final session of this year’s Luskin Summit. For about an hour, Bass answered questions and engaged in conversation with Waggoner, a native Angeleno with a longtime connection to the Los Angeles Homeless Services Authority (LAHSA).

Since Bass took office, Waggoner said she has noticed visible change in the homeless population. In the past, she would see people leave the streets, only to return soon after.

“I haven’t seen those same people in a year, and what I would say to you is that you are on the path to permanent solutions,” Waggoner said to Bass.

“But I’m never satisfied,” replied Bass, a former social worker. She understands that people experiencing homelessness need not just roofs over their heads, but social services.

“I come at it with a bias because my background is in health care, and I just think we need to do much, much more,” Bass said.

She noted that mental health is something that people often talk about in connection to the unhoused population, but treatment for chronic diseases such as diabetes, heart disease, high blood pressure and cancer are also important and deserve attention.

“I feel that health needs to be at the center,” Bass said.

Waggoner said that with homelessness spreading “in every neighborhood, people want to do something about it.”

Noting UCLA Luskin’s public-private partnerships with organizations like Hilton Foundation, a Summit sponsor, Waggoner asked Bass about the role of businesses and other groups in helping to get people into permanent housing.

“We are a state of unbelievable wealth. We have many, many, many billionaires that live in the city, tons of multi-millionaires who do phenomenal charitable work,” Bass responded. “I feel good that we’ve been able to align the public sector. But now we need the private sector, we need private money … to expedite the building” of more affordable housing.

Relying on public money can be a slow process because of regulations, construction approvals and the need to juggle multiple funding streams.

“A private developer comes in and can get the development going,” Bass explained. “So, we are hoping that we can do a capital campaign. Everybody knows capital campaigns — buildings get built.”

During her discussion with Waggoner and the 25-minute audience Q&A that followed, Bass also talked about the city’s LA4LA plan to partner with private donors and business to purchase existing properties, including major hotels, to develop its system of long-term interim and permanent housing.

Noting the scale of the problem and an audience consisting of scholars, philanthropic leaders and community organizations, Waggoner pointed out that many people will need to play a part for Bass to realize her vision of a housing solution in Los Angeles.

“Everyone needs to have skin in this game,” Bass said.

The annual event is organized by the UCLA Luskin School of Public Affairs under the guidance of its Board of Advisors, and naming benefactors Meyer and Renee Luskin were among those in attendance. The event was supported by gifts from 12 local charitable organizations and businesses, many of which have been sponsors since the first Luskin Summit in 2019. This year’s theme was “Transformative Action.”

Mary Braswell and Stan Paul also contributed to this story. 

See additional photos on Flickr:

UCLA Luskin Summit 2024

Watch a recording of the mayor’s discussion with Waggoner and the audience Q&A on our Vimeo channel:

 

 

Master of Real Estate Development Receives Final Approval From UC The one-year degree program will stress instruction on the ethical underpinnings of a growing profession

By Stan Paul and Les Dunseith

Beginning in the fall of 2025, the UCLA Luskin School of Public Affairs will enroll students in a new Master of Real Estate Development, or MRED, program.

“We are delighted and excited to receive approval for the MRED, which we envision as building a better future for our cities,” said Interim Dean Anastasia Loukaitou-Sideris, distinguished professor of urban planning. “We see the MRED as a transformative opportunity to train and diversify a new generation of real estate professionals who can best respond to the needs for more and more affordable housing, climate-adaptive and green-building technologies, and age-friendly developments.”

The Office of the President of the University of California notified the Luskin School of the degree’s final approval on Jan. 23. It has been working its way through the approval processes at UCLA and UC for about two years.

Led by Vinit Mukhija, a professor and former chair of urban planning, the program will be a one-year, full-time, self-supporting degree program that emphasizes the ethical underpinnings of a growing profession.

Mukhija said urban real estate development is “one of the most powerful forces shaping buildings, neighborhoods, cities and their suburbs, and metropolitan regions.

“From planning to finance to design, development decisions about what to build and where to build influence equity and urban sustainability in ways that are often neglected in traditional real estate development programs.”

 “Success in real estate development will require a nuanced understanding and ethical response to underlying environmental and social challenges.” —Professor Vinit Mukhija

The MRED will provide key practical skills, integrating students into real-world development projects. It will take advantage of UCLA’s location in the nation’s second-largest city, Los Angeles.

Mukhija also noted the profound role that development has in addressing global grand challenges.

“Success in real estate development will require a nuanced understanding and ethical response to underlying environmental and social challenges,” he said.

Coursework will be led by faculty experts from UCLA Urban Planning, the Anderson School of Management and UCLA Law. An inaugural class of 25 students is expected, growing to about 40 students in the program over time. 

The MRED will be a full-time (44 units minimum), primarily on-campus program spanning 11 months, with students in residence during the fall, winter and spring quarters, which is consistent with other real estate development programs in the United States. 

Applicants to the MRED program at UCLA Luskin must possess a bachelor’s degree or equivalent. At least two years of experience in real estate, urban development or a related field is preferred. 

Unlike other real estate development programs, Mukhija said the UCLA program will be distinguished with an Urban Development core requirement that situates the MRED program’s training within the broader terrain of urban governance and urban life, including the challenges and opportunities presented by concerns about equity and sustainability.

Mukhija expects that many of the applicants will be mid-career professionals who are not typically served by state-supported programs. A significant share of international applicants is anticipated, with some coming from countries with growing urbanization rates and thus facing  new challenges relating to urban growth.

In addition, the program proposes to prepare real estate development professionals who understand the fundamentals of development, as well as the context of urban development and the effect of real estate and urban development on urban life and economic opportunities.

Senate faculty will teach at least 30% of the courses, joined by distinguished and innovative real estate and urban development practitioners. These industry experts with practical experience in real estate will provide the development and experiential knowledge that is “crucial and essential for the holistic, integrative perspective that we intend to cultivate in our students,” according to the documentation prepared by UCLA Luskin in support of the program. 

Although situated within UCLA Luskin Urban Planning, coursework will also touch upon issues taught in the School’s social welfare, public policy and public affairs degree programs, which share a common thread of social justice and a desire to make society better. And the Lewis Center for Regional Policy Studies based at UCLA Luskin will play a role in the research component.

In addition to conducting research on real estate and urban development, the MRED students will receive training to become real estate development professionals who can recognize and address the challenges of inclusive urbanization.

“It’s part of our mission,” Mukhija said.

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.”


 

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.


 

Yaroslavsky on L.A.’s Neighborhood Councils

Zev Yaroslavsky, director of the Los Angeles Initiative at UCLA Luskin, spoke to LAist’s AirTalk about how Los Angeles’ neighborhood councils work and whether they make a difference within their communities. Los Angeles has almost 100 neighborhood councils, which function in an advisory capacity to provide a direct mode of communication between residents and the City Council members who represent them. The system “has brought communities closer to municipal government,” Yaroslavsky said. “How much impact it’s had is not clear.” He said a big strength of the councils is that they bring together a cross-section of community members who are actively involved in local issues. But there is also a risk that the councils be asked to endorse projects from special interests without complete and transparent information, leading to unintended consequences. “That, to me, is a weakness,” he said.


 

Housing Inequality Is So Entrenched It Could Spark a Movement Scholar Keeanga-Yamahtta Taylor says establishing a human right to shelter may seem utopian but is long overdue

By Mary Braswell

At the outset of her appearance before a UCLA audience, Keeanga-Yamahtta Taylor made one thing clear: The United States is not in the midst of a housing crisis.

“ ‘Crises’ are interruptions in the status quo, and housing precarity is a permanent feature of U.S. society,” said Taylor, a leading scholar of social movements and racial justice.

It was a semantic distinction that pointed to a formidable challenge: What can be done to dismantle a housing system that Taylor said has been hijacked by corporate interests, turning the family home into a hedge-fund commodity traded on the international stage?

“What we’re seeing is the deep marginalization of the socially useful purpose of housing as a dwelling … turned into an asset to be bought and sold, an asset that is mostly valued as a thing, not as a place to live,” Taylor said.

But she assured the audience that the arc of history that led to this harsh 21st-century reality also holds lessons on how to establish a human right to decent shelter.

Taylor shared insights from her 2019 book “Race for Profit: How Banks and the Real Estate Industry Undermined Black Homeownership,” a finalist for the Pulitzer Prize in History. The professor of African American Studies at Northwestern University has also received accolades that include a Guggenheim Foundation fellowship and a “genius grant” from the MacArthur Foundation.

Her newest enterprise, as co-founder of Hammer & Hope, a magazine exploring Black politics and culture, launched just hours before her standing-room-only appearance on Feb. 15 as part of the UCLA Luskin Lecture Series, in partnership with the UCLA Luskin Institute on Inequality and Democracy.

Taylor warned against oversimplifying the solution to housing insecurity. Raising wages just to make sure people can afford exorbitant mortgages and rents, for example, only perpetuates a corrupt system.

While the racial wealth gap is real, she said, “it is often used as a smokescreen to blot out the larger dimensions of extraordinary housing inequality and insecurity.”

Today’s housing system takes a toll not just on the Black community, which has endured generations of racist policies in the real estate industry, and not just on the nation’s poorest, those living outdoors or struggling to pay rent for substandard shelter.

“We’re talking about half of the United States living with rent burden, paying 30% of their income toward rent, and more than a quarter paying half of their income toward rent,” Taylor said. “This housing economy is like roller skates with no stops on a steep hill on the top of a mountain. … There are no brakes on any of this, and every year, it’s getting worse and worse and worse.

“And so I think it becomes the basis upon which to build a different kind of a movement.”

Taylor recalled pivot points in U.S. history when tenants rose up to demand change and governments enacted tough regulations to curb “the worst impulses of capitalism.”

She spoke about the promise of current efforts, including the Green New Deal for Public Housing and alternative solutions such as co-ops and community land trusts.

“Such proposals might have once seemed utterly utopian,” she said. “They now feel long overdue.”

Following her lecture, Taylor shared the stage with scholars Cheryl I. Harris of UCLA Law, Marques Vestal of UCLA Luskin Urban Planning and Ananya Roy, founding director of the Institute on Inequality and Democracy. The dialogue continued the following day when Taylor met with grassroots organizers at the Los Angeles Community Action Network in downtown’s Skid Row.

“We see an economic system that is incompatible with housing security and housing justice,” Taylor said at the lecture. “And so that raises another question about what kind of world we want to live in and the struggle that is necessary to produce it.”

View photos from the lecture on Flickr.

Keeanga-Yamahtta Taylor LLS

Watch a recording of the lecture on Vimeo.

 

Vestal on Whether Access to Housing Will Become a Fundamental Right

In a YES! magazine story profiling the activities of the Los Angeles Tenants Union (LATU), UCLA Luskin’s Marques Vestal talks about the long-term impact of the pandemic and whether it will lead to changes in housing access. The assistant professor of urban planning and critical Black urbanism at UCLA is also a member of LATU. He says it remains to be seen whether the public will accept “going back to normal” or instead back mass movements that demand that housing be treated as a fundamental right. “That’s what’s going to give a future political movement of tenants that’s happening in the country right now longevity,” Vestal said.


 

Manville on Urban Design Impact of Caruso Properties

A Los Angeles Times article on the origins of developer Rick Caruso’s real estate empire included comments by Michael Manville, associate professor of urban planning. Caruso, who is running to become Los Angeles’ next mayor, has deployed his political instincts, force of personality and sizable resources to sway constituencies to support high-end shopping centers and residences, the article noted. Manville spoke about malls such as the Grove and Americana at Brand, manicured outdoor centers where visitors are enticed to hang out. From the inside,“this is a very nice urban environment, but from the outside, it’s not,” he said. “They’re often surrounded by vast quantities of parking, and that is bad urban planning in many ways.” Manville asked, “What would a Mayor Rick Caruso bring to the public realm? Would he bring what he has tried to do within his properties, or would he bring what his properties suggest to the city from the outside?”

Yaroslavsky on Caruso’s Campaign for L.A. Mayor

Zev Yaroslavsky, director of the Los Angeles Initiative at UCLA Luskin, spoke to media outlets including the Los Angeles Times and Financial Times about billionaire developer Rick Caruso’s entrance into the L.A. mayor’s race. The L.A. Times piece focused on Caruso’s real estate company, which would be put into a blind trust to avoid conflicts of interest if he is elected to office. Referring to recent corruption scandals involving City Hall and local developers, Yaroslavsky said voters are keenly aware of the breach of trust among city leadership. He added, however, that homelessness and crime are the biggest issues facing the city right now. “It’s much lower than it was 20 years ago, but crime is more ubiquitous now,” he told the Financial Times. “It’s shown up throughout the city.” Caruso joins several other candidates who are campaigning on public safety, including front-runner Rep. Karen Bass, Yaroslavsky said. 


 

Ling on Struggle to Enact Tenant Protections

A CalMatters article on the California Legislature’s failure to pass tenant protection bills included comments from Joan Ling, urban planning lecturer and policy analyst. The latest bill, AB 854, would have required landlords to keep units for at least five years before using a state law to evict renters. The bill was backed by a broad coalition but opposed by business and real estate interests, and it died in committee before reaching a floor vote in the Democratic-supermajority Assembly. Opponents argued that AB 854 would have devastated mom-and-pop landlords and stalled the demolition of older buildings to make way for additional housing units, which are sorely needed. “I support homeownership, but the question is: ‘How are you getting there?’” Ling said. “Are you going to get there by dislocating renter families that most likely are going to have to move out of the area where they are living? There’s a big public policy question here.”