MacKenzie B. Krall, Sumedha Singh, Logan Tokos & Nivedita Venkataprasad
In 1781, Los Angeles was founded as a small village measuring 28 square miles on the banks of the Los Angeles River. The LA river provided much needed water to the city from the Owens River basin. LA's railroad connection would make it an important interchange during the California Golf Rush in 1949.
In the early 20th century LA grew to become a proper city by annexing its neighbors and dredging a deep water harbor. The city quickly tripled in size. Between 1922 and 1928, 34 unincorporated areas and five cities merged to create modern Los Angeles.
Following land use regulation trends in the larger US, Los Angeles adopts Euclidean zoning. The city divides itself into five zones: single family, non-residential, industrial, harmful industrial, and unlimited. Zoning places quiet residential enclaves away from industrial uses. This change makes low-density residential more popular among homeowners.
Los Angeles develops as a car-centric city building highways that stretch in every direction. Loosely connected settlements comprise the city. Work, recreation, and shopping opportunities lie throughout the city, creating a decentralized structure with little connection to its central business district.
1902 - McMillan Plan
1903 - Public Land Commission
1907 - First Official City Planning Commission
1916 - National Park Services
1920 - Euclid v. Ambler Tackles Zoning
1923 - Formation of the RPAA
1925 - First Comprehensive Plan
1933 - Public Works Administration
1937 - US Housing Act Becomes a Law
1947 - Development of Levittown, NY
1954 - Housing Act of 1954
1965 - Launch of HUD
1968 - Fair Housing Act
1970 - Environmental Protection Agency Formed
1972 - Demolition of Pruitt Igoe
1975 - NJ Court Rules on Affordable Housing
1978 - Hawaii becomes first to adopt statewide zoning
1978 - Formation of American Planning Association
1990 - Americans with Disabilities Act
2000 - Disaster Mitigation Act
2012 - Expansion of Housing Discrimination Laws
LA has a diverse geography of mountain ranges, valleys, coastlines, and river banks. Elevations in the city range from sea level at the coast to over 5,100 feet atop Mount Lukens. This diverse geography makes the city prone to a variety of environmental hazards, including: earthquakes, fires, and mudslides. LA straddles the Pacific and North American tectonic plates, making earthquakes commonplace. Prior to its channelization, the LA river regularly overflowed its banks rerouting itself through the city. Today, the river is controlled by concrete channels.
North & northeast - San Gabriel & San Bernardino
West to east - Santa Monica mountains, Puente Hills, Repetto Hills, & San Jose Hills
Valleys - San Fernando, San Gabriel, & San Bernardino
Dividing Orange County & Riverside - Santa Ana mountains
Pacific Coast
Los Angeles Harbor
Santa Monica & San Pedro bays
LA's Pacific Ocean coastline is iconic, attracting both tourism and industry to the city. Oceanfront views fetch high prices. The water's moderating effect gives the city a mild, Mediterranean climate.
North - Santa Clara & San Gabriel Rivers
Central & south - Los Angeles River
Water is the lifeblood of any city, particularly LA. LA is dependent on a substantial aqueduct system to bring water from other parts California into the city, as well as on its natural rivers.
The City of Los Angeles is significantly more diverse than the general US population. It is slightly more diverse than the state of California. Notably, LA hosts a large Hispanic/Latino population.
LA County has:
High median monthly gross rent
High rates of poverty and overcrowding
High rates of housing overburden
Lower homeownership rate
In January 2020, 580,466 people in America were experiencing homelessness. 70% of people experiencing homelessness were individuals. The rest are families with children. These individuals live in every state and territory in the US, and they reflected the diversity of our country. Between 2019 and 2020, nationwide homelessness increased by 2%.
Higher unemployment rates, lower incomes, less access to healthcare, and higher incarceration rates are some of the factors likely contributing to higher rates of homelessness among people of color.
The Los Angeles Homeless Services annual count for 2020 revealed a 12.7 percent increase in homelessness for Los Angeles County from 2019 to 2020. The city of Los Angeles saw a 14.2 percent increase.
An estimated 82,955 people became homeless during 2019. During the same time span, 22,769 people were placed into housing, through the county’s homeless services system, and an estimated 52,686 people “self-resolved” out of homelessness. This left more than 66,000 people homeless at the beginning of 2020.
Among Angelinos without a fixed address, approximately 6% are veterans. African Americans make up 34% of Los Angeles County's homeless population – a disproportionate amount compared to the percentage African Americans found in Los Angeles County's total population (~ 8 percent).
The largest concentrations of homelessness in 2020 were in the Metro (Central) Los Angeles region (26%), South Los Angeles region (20%) and San Fernando Valley region (14%). Most people experiencing homelessness are from the Los Angeles area and stay in or near their last fixed address.
Private - land is held by an individual or group who have the right to deny access to their property.
Communal - community members have a common right to the land.
State - property rights belong to the public sector.
Open access - specific land rights are not assigned to anyone, so no one can be excluded from the land. This includes: rangelands and forests.
Shared equity - programs that create long-term, affordable homeownership opportunities by imposing restrictions on the resale of subsidized housing units.
Community land trusts (CLT) - The land trust purchases a property and retains the land while selling the dwelling unit. This lowers the price of the unit and allows its owners to build equity.
Community ownership - land is owned in common by the community. The community charges less than market rate for housing.
Own outright - the household who owns the dwelling has no outstanding mortgage on it.
Own with mortgage - the household owns the dwelling and is currently paying a mortgage to a lender or bank.
Private rental - the household pays market rate to rent their dwelling in the private rental market.
Subsidized rental - the household pays a reduced rate to rent their dwelling either in the private market or in government-run housing.
National trends in land use policy affect land use policy in LA. In the US, the existing laws and tax code favor land owners over renters. Very little money is set aside to subsidize housing for the poor, but the wealthy enjoy tax subsidies through the mortgage interest tax deduction and property owners do not have to pay taxes on capital gains from real estate sales up to $500,000.
Most land use decisions in the US are made at the county or local municipality level. In the 1930s, following the historic Village of Euclid, Ohio vs. Ambler Realty Co. court case, municipalities across the country adopted Euclidean zoning. Euclidean zoning separates land uses from one another, generally by grouping uses into four categories: single-family residential, multi-family residential, commercial, and industrial. These land use patterns result in fractured city construction and favors car-centric development.
This map shows the original redlining imposed on Los Angeles in 1939. Banks and lenders used these maps to determine risk of investments for mortgages. Areas shown in red and yellow were considered high risk. Residents of these areas were often lower income or people of color. This structural discrimination lowered land values in these neighborhoods, causing disinvestment and loss of wealth for their inhabitants. Historic redlining, though no longer in practice, still affects neighborhood conditions today.
The state of California has historically pursued land use policy that preserves its coastline, environmental resources, and agricultural lands. This trend, combined with local municipality preferences for commercial developments that generate sales tax, has pushed residential development to the urban fringe. The tension between these policies, as well as difficulty obtaining financing and navigating the political process, has contributed to a shortage of housing construction. California is now pursuing policies to promote urban infill development, especially for housing, to correct past failures.
Goals 1 and 2 of the Housing Element in the LA General Plan specifically address housing issues. The hope of the City is to produce and preserve an adequate supply of safe ownership and rental housing for all residents .
Goal 1: A City where housing production and preservation result in an adequate supply of ownership and rental housing that is safe, healthy and affordable to people of all income levels, races, ages, and suitable for their various needs.
Goal 2: A City in which housing helps to create safe, livable and sustainable neighborhoods.
City of LA proposed solutions
Homebuyer assistance
Small lot subdivisions
Provide financing & rental assistance
Utilize city land
Joint use opportunities on public land
Adaptive reuse & brownfield development
Change parking requirements
Code enforcement to preserve housing
Monitor and preserve at-risk housing
Mobile home preservation
Foreclosure registry
Property management training program
Lead pain abatement
Public housing
Adaptive reuse housing
Single-family housing
America’s affordable housing crisis affects every county in the country. Since 2000, rents have increased all over the country, which means increasing numbers of families are in desperate need of an affordable place to live. What are the main factors causing these social housing issues?
Affordable housing policy favors homeowners over renters—and the tax deductions prove it.
Rising costs of labor and materials mean affordable housing is expensive to build.
Affordable housing suffers from a national “not in my backyard” (NIMBY) problem.
Affordable housing is a transportation issue, too. Living far from work means families have to pay more for transportation to and from their jobs.
California suffers from a severe underproduction of housing. The state needed to produce 180,000 units annually to keep pace with population growth. Since the Great Recession, building has fallen below that target, further fueling the housing shortage. This has directly contributed to rising rents and housing prices.
California has failed to build enough new units to house its population. This shortfall is even larger for very low income (VLI) and extremely low income (ELI) renters, those whose income is 30-50% of the area median income and less than 30% of the area median income, respectively.
Starting in 1970, three major forces caused housing prices to increase dramatically: land use restrictions limiting housing density (zoning many areas to single-family homes, or to at most two stories), increased concern for the environment (which led to environmental laws and designating land for preservation and not development), and community involvement in the development process (which allows current—but not future—residents a say in land use decisions. How does one fix the social housing problem in Los Angeles?
LA’s population will soar over the next few decades, increasing the demand for existing and new housing and hence, LA should up-zone parcels zoned for single-family homes in order to provide enough land to accommodate future growth.
If the City increases the amount of land available for investors to build apartments houses, real estate developers will leap at the opportunity to speculate. Hence, there should be a restriction on speculative real estate construction.
Support organizations that create social housing.
https://www.britannica.com/place/Los-Angeles-California/Landscape
https://www.britannica.com/place/Los-Angeles-California
http://www.fao.org/3/Y4307E/y4307e05.htm#TopOfPage
2019 ACS 1-year estimates from census.gov
https://endhomelessness.org/homelessness-in-america/homelessness-statistics/state-of-homelessness-2021/
http://www.laalmanac.com/social/so14.php
https://www.oecd.org/els/family/HM1-3-Housing-tenures.pdf
https://naldc.nal.usda.gov/download/CAT87209991/PDF
https://laist.com/news/community-land-trusts-los-angeles-affordable
https://archive.curbed.com/2019/5/15/18617763/affordable-housing-policy-rent-real-estate-apartment
https://socialwelfare.library.vcu.edu/programs/housing/contemporary-housing-issues/
https://planning.lacity.org/plans-policies/housing-element
https://planning.lacity.org/odocument/899d18c9-eb79-4540-b3eb-1d42615394ee/ch1.pdf
https://planning.lacity.org/odocument/a2e5cc53-8a2f-40f9-abc4-ad47a90b32a7/Ch6.pdf
https://www.hcd.ca.gov/policy-research/plans-reports/docs/sha_final_combined.pdf
https://archive.curbed.com/2019/5/15/18617763/affordable-housing-policy-rent-real-estate-apartment
View of Los Angeles Brooklyn Heights - Source: https://www.lafire.com/archive/1860-1885_maps/1860-1885_maps.htm
Los Angeles tract map - Source: https://www.worldmapsonline.com/historic-map-los-angeles-ca-1891/
Los Angeles in the 1920s - Source: https://www.discoverlosangeles.com/things-to-do/historical-timeline-of-los-angeles
Los Angeles historic map - Source: https://www.capricorn-press.com/product/vintage-la-map
Hollywood Mountains - https://www.wallpapertip.com/wmimgs/39-395795_wallpaper-hollywood-mountains-los-angeles-data-src-hollywood.jpg
Los Angeles coastline - https://www.choicehotels.com/cms/images/choice-hotels/explore/hero-explore-los-angeles-beaches-malibu-beach/hero-explore-los-angeles-beaches-malibu-beach.jpg
Los Angeles river - https://www.phaidon.com/resource/076-los-angeles-river.jpg
Race & Ethnicity graph - 2019 ACS 1-year estimates from census.gov
Demographics chart - 2019 ACS 1-year estimates from census.gov
State of homelessness graphs - https://endhomelessness.org/homelessness-in-america/homelessness-statistics/state-of-homelessness-2021/
Homelessness in LA County graphs - http://www.laalmanac.com/social/so14.php
Bubble diagrams - Sumedha Singh
Housing tenure types - Source: https://99percentinvisible.org/article/style-house-visual-guides-domestic-architectural-designs/
Prevalence of tenure types in LA - https://1p08d91kd0c03rlxhmhtydpr-wpengine.netdna-ssl.com/wp-content/uploads/2020/07/2020-Los-Angeles-County-Affordable-Housing-Outcomes-Report.pdf
Zoning types graphic - https://planning.lacity.org/zoning/overview
Was My Los Angeles Neighborhood Redlined? - http://theasphaltisland.weebly.com/long-works/june-30-2020
California state flag - https://designerysigns.com/colorbook/flags/California-color.jpg
LA housing types - https://planning.lacity.org/plans-policies/initiatives-policies/housing
Severe housing problems - https://archive.curbed.com/2019/5/15/18617763/affordable-housing-policy-rent-real-estate-apartment
Annual permitting of housing units - https://www.hcd.ca.gov/policy-research/plans-reports/docs/sha_final_combined.pdf
LA Housing Crisis cartoons - https://www.citywatchla.com/index.php/cw/los-angeles/19990-why-los-angeles-cannot-solve-its-housing-crisis