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Lingering Impact of the Shelved 710 Freeway Project

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Research led by Paul Ong, director of the Center for Neighborhood Knowledge at UCLA Luskin, will help guide a master plan for rebuilding Pasadena neighborhoods razed decades ago to make way for the 710 Freeway extension, a project that has now been abandoned. Pasadena Now covered Ong’s presentation before a city task force considering the future of the undeveloped acreage the size of 40 football fields, once the site of 1,500 homes occupied by mostly low-income and minority residents. Ong’s team will assess the historical impact of freeways on segregation in Pasadena by examining census data, policies and practices over more than seven decades. The 710 Freeway project came “at a juncture in our history that involved struggles around civil rights, around suburbanization of white flight, around post-industrial development and around immigration-driven demographic changes,” Ong told the task force. “Freeway development … occurs within a larger context, a societal transformation.”

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Lens on Mixed Results of Efforts to Combat Housing Segregation

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Michael Lens, associate professor of urban planning and public policy, co-authored a Health Affairs policy brief about the effectiveness of different programs designed to combat residential segregation. Over more than a century, exclusionary policies embedded in land use and housing codes have kept Americans separated by race, ethnicity and income, leading to significant health disparities. The authors review the historical impact of several interventions, including housing vouchers that allow residents to move to more advantaged neighborhoods; local and state policies to expand the housing stock by increasing density in resource-rich communities or redeveloping public housing; and federal legislation and regulations to compel fair housing practices. “There are many policies, programs, laws and lawsuits that have tried to chip away at segregation in America’s cities and towns,” but many have been underfunded or deprioritized, the authors wrote. While some progress has been made, they conclude that the fight against residential segregation has yet to see consequential gains.

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New Book Makes Case Against Zoning

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M. Nolan Gray, a doctoral student in urban planning at UCLA Luskin, argues in a newly published book that America’s century-old land use planning practice of zoning needs to go. Since the first zoning codes appeared in 1916 and were given U.S. Supreme Court sanction in 1926, Gray writes, “The arbitrary lines on zoning maps across the country have come to dictate where Americans may live and work, forcing cities into a pattern of growth that is segregated and sprawling.” In “Arbitrary Lines: How Zoning Broke the American City and How to Fix It” (Island Press, 2022), Gray provides an overview of the history of zoning. He offers critiques of zoning’s role in four areas: increasing housing costs, restricting growth in America’s most productive cities, institutionalizing racial and economic segregation, and mandating sprawl. Gray, a professional city planner who has worked on zoning policy in New York, ties “Arbitrary Lines” together by detailing current efforts to reform zoning, presenting a case to abolish zoning and showing how a post-zoning United States might work in practice. Gray serves as research director for California YIMBY and has contributed articles to publications that include Bloomberg City Lab, the Atlantic and Forbes. In his introduction to the book, Gray writes that it is meant to be fundamentally constructive, and “… beyond merely arguing against the arbitrary lines that hold us back, this book is a reminder that a more affordable, prosperous, equitable and sustainable America is possible.”

Listen to Gray on a recent episode of the Lewis Center for Regional Policy Studies podcast “UCLA Housing Voice,” where he talks about minimum lot size reform and affordability.

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Monkkonen, Lens on Flawed Approach to Fair Housing Compliance

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A Policies for Action article co-authored by UCLA Luskin faculty members Paavo Monkkonen and Michael Lens assessed California’s bumpy implementation of the Affirmatively Furthering Fair Housing rule, part of the U.S. Fair Housing Act. The rule, which sets out a framework for local governments and agencies to take decisive steps to promote fair housing, was codified into California law in 2018. Research by Lens and Monkkonen, along with co-author Moira O’Neill of UC Berkeley, found a lack of political will to comply with the law in some jurisdictions and a lack of clarity on the state’s expectations. The authors write, “Is it enough to do ‘better’? Given the deeply entrenched segregation in U.S. land-use plans, the reforms we’ve observed are not sufficient to achieve the ‘integrated and balanced living patterns’ envisioned by the Fair Housing Act.” They called on the state to create binding minimum expectations, including the use of metrics to track progress toward the goal of desegregated cities.

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Single-Family Zoning Causes Harm, Manville Says

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Associate Professor of Urban Planning Michael Manville joined Detroit Today to discuss the effect of single-family zoning laws on wealth, access and opportunity. In most cities, the majority of residential land is zoned for single-family housing. By preventing non-single-family homes from being constructed in certain areas, Manville noted that single-family zoning hinders access to wealth for new, younger homebuyers, reinforces segregation and exacerbates issues of housing affordability. “My objection has nothing to do with single-family homes themselves,” Manville explained. “It’s the idea that you can have a law saying that nothing else can be built.” In metropolitan areas undergoing growth, single-family zoning drives up the minimum purchase price to be a part of the community, and this barrier has adverse consequences that fall disproportionately on low-income people and people of color. “Regardless of motivation, keeping these barriers in place causes harm, and we would do some good to remove them,” Manville concluded.

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Disadvantages Magnified by Pandemic, Ong Says

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UCLA Center for Neighborhood Knowledge Director Paul Ong was featured in a USA Today article about the disproportionate impact of the COVID-19 pandemic on Black families. Black people are more than twice as likely to rent as white people, eliminating the safety net that comes with owning a home. Furthermore, Black renters are more likely to be low-income and cost burdened, the article noted. The pandemic exacerbated existing inequalities due to racial discrimination and historic inequities in education, employment and housing. “The pre-pandemic disadvantages that were there already – paying a higher share of one’s income to afford housing, having a much more precarious economic standing, not having the same financial fallback with huge differences in wealth and assets – those disadvantages during the pandemic got magnified,” Ong explained. “During the pandemic, our research and other people’s research clearly shows that African Americans were displaced at a much higher rate.”

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Lens Explores Low-Density Zoning Impact on Health

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Associate Professor of Urban Planning and Public Policy Michael Lens published a policy brief in Health Affairs on the downstream effects of low-density residential zoning on health and health equity. Previous research on the relationship between housing and health has identified four important pathways for health equity: housing stability, housing quality and safety, neighborhood characteristics and affordability. While residential zoning ordinances are designed to address density-related concerns such as traffic and environmental harms, Lens explained that “the effect is often to artificially raise the cost of housing for everyone by limiting housing supply, as well as to exclude people who cannot afford to buy single-family homes on large lots.” As a result, low-density zoning practices have exacerbated segregation by income and race. “Safer and healthier neighborhoods tend to have the most restrictive zoning, pricing people out of those areas and increasing segregation and affordability problems,” Lens said. He acknowledged that zoning reform alone cannot fix disparities in housing or health; sufficient housing subsidy programs are crucial, as well as an increase in new housing developments that are required to set aside some units for lower-income households. “The downstream effects of exclusionary land use regulations on health should make scholars and policymakers pay more attention to reforming zoning and expanding housing subsidy programs to make housing more plentiful and affordable,” Lens wrote. Even if increasing density in more neighborhoods does not have an immediate effect on housing affordability, segregation or health, Lens argued that it is a necessary step toward a healthy and sustainable future.

Monkkonen on Reversing the Legacy of Segregation

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Associate Professor of Urban Planning and Public Policy Paavo Monkkonen spoke to the Los Angeles Times about the persistence of racial segregation in Los Angeles and other major U.S. cities. New research has found that many regions of the U.S. were more segregated in 2019 than they were in 1990. Reversing the legacy of segregation is a slow process, said Monkkonen, director of the Latin American Cities Initiative at UCLA Luskin. “It’s a self-perpetuating process, where people are relegated to less attractive parts of the city, and then they’re associated with those parts of the city,” he said. There are also stark disparities in income, home values and life expectancy between residents in segregated communities and those in more integrated areas. Monkkonen said that, while some communities are working to develop proactive policies around fair housing and development, many researchers aren’t convinced that 2020’s reckoning with race will significantly move the needle when it comes to segregation.

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Lens on How to Strengthen Fair Housing Policies

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Associate Professor of Urban Planning and Public Policy Michael Lens was featured in a Washington Monthly article about the complexities and limitations of the Fair Housing Act. The Obama-era Affirmatively Furthering Fair Housing (AFFH) rule, which sought to promote residential desegregation, was repealed during the Trump administration. The rule went further than the 1968 Fair Housing Act, which outlawed racial discrimination in the sale and rental of housing but did not take any affirmative steps to dismantle segregation. Now, President Joe Biden has announced his plans to revive the AFFH rule, prompting discussion about how to make it more effective and equitable. According to Lens, “a new AFFH rule should go further and include measures of access to safe neighborhoods.” He pointed to extensive data suggesting that access to low-crime neighborhoods is a primary motivator for low-income families who move and that escaping high-crime neighborhoods increases educational outcomes for students.

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Monkkonen on the Legacy of a Racist System

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Paavo Monkkonen, associate professor of urban planning and public policy, was featured in a Time article on ways to end racial segregation in neighborhoods. Even though the formal practice of redlining has ended, the national homeownership rate for Black Americans is the same as it was in 1968. National zoning reform is needed to bring affordable housing into mostly white neighborhoods, the article argued. Noting opposition at the local level, it called on the federal government to drive the change by tying federal grants for cities and suburbs to zoning for multi-family housing. “There are very few single-family neighborhoods that have suddenly allowed apartment buildings. We don’t really have a model for that kind of zoning change,” Monkkonen said. “People sometimes get upset when we talk about that because they don’t want to feel like they are part of a racist system, but they definitely are part of the legacy of a racist system,” he said.

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