UCLA Housing Voice

Does building housing near rail stations reduce driving, even if it prices out lower-income residents? Dan Chatman's research suggests the answer hinges not on who lives there, but on how much housing gets built. 

• Chatman, D. G., Xu, R., Park, J., & Spevack, A. (2019). Does Transit-Oriented Gentrification Increase Driving? Journal of Planning Education and Research, 39(4), 482-495. https://journals.sagepub.com/doi/abs/10.1177/0739456X19872255
• Chatman, Dan (2015) Does Transit-Oriented Development Need the Transit? Access Magazine. https://accessmagazine.org/fall-2015/does-transit-oriented-development-need-the-transit/
• Chatman, D. G., Rodynansky, S., Boarnet, M., Comandon, A., Snyder, B., Patel, K., & Atkins, J. (2025). Assessing the Quantification Methodology for the Affordable Housing and Sustainable Communities Program. https://escholarship.org/uc/item/99j4s0bp

Part 3 of our book club series on Yoni Appelbaum's 'Stuck', covering chapters 9–10. Appelbaum himself joins us to wrap up the series. 

Read about the Lewis Center's work at lewis.ucla.edu.

Follow our Substack at uclahousingvoice.substack.com.

Email Shane at at [email protected] and follow him on Bluesky and LinkedIn.

Show notes:

• Appelbaum, Y. (2025). Stuck: How the Privileged and the Propertied Broke the Engine of American Opportunity. Penguin Random House.
• UCLA Housing Voice episode 112: ‘Stuck’ Book Club pt. 1 with Attorney General Rob Bonta.
• UCLA Housing Voice episode 114: ‘Stuck’ Book Club pt. 2 with Giselle Hale.
• Sahn, A. (2025). Racial diversity and exclusionary zoning: Evidence from the great migration. The Journal of Politics, 87(4), 1302-1318.
• Reny, T. T., & Newman, B. J. (2018). Protecting the right to discriminate: the second great migration and racial threat in the American West. American Political Science Review, 112(4), 1104-1110.
• The Ezra Klein Show: What We Got Right — and Wrong — in ‘Abundance’ (YouTube) (Apple Podcasts)
• Stephanie Nakhleh’s chapter-by-chapter review of Stuck (part 1).
• Books: 
  • Leah Boustan, Streets of Gold
  • Abundance, Ezra Klein and Derek Thompson
  • Why Nothing Works, Marc Dunkelman
  • Public Citizens, Paul Sabin
  • Urban Fortunes, John Logan and Harvey Molotch

California created a definition for major transit stops in state code and ties this definition to a lot of housing policies. Jacob Wasserman and Aaron Barrall explore the different ways this definition could be interpreted and how different approaches could mean more or less land available for increased development. 

Show notes:

• Wasserman, J.L., Barrall, A., Millard-Ball, A., and Lee, A. (2026) “Stop” and Think about it: How the Different Interpretations of What Counts as a “Major Transit Stop” in California Make a Difference https://storymaps.arcgis.com/stories/41f86455a03a494c9a7b55e15bba1e8b
• Wasserman, J.L., Barrall, A., Millard-Ball, A., and Lee, A. (2026) Technical Appendix: Mapping High-Quality Transit https://escholarship.org/uc/item/7g41v63n#supplemental
• City of Burbank BRT concerns relating to designating areas for higher residential densities around transit stops pursuant to CA Senate Bill 79 https://granicus-aasmp-peak-files.s3.amazonaws.com/uploads/attachment/pdf/4116669/SR_-_BRT_and_SB_79_Update.pdf?X-Amz-Algorithm=AWS4-HMAC-SHA256&X-Amz-Credential=AKIATHOFOHMMEOCNXD2W%2F20260529%2Fus-east-1%2Fs3%2Faws4_request&X-Amz-Date=20260529T164040Z&X-Amz-Expires=3600&X-Amz-SignedHeaders=host&X-Amz-Signature=a8fc425c4d77c31d5e9a46f90f029703bf03e4b558acdf02ec190f6269f9320b

Part 2 of our book club series on Yoni Appelbaum's 'Stuck', covering chapters 5–8. Giselle Hale joins us for the walkthrough, sharing her perspective as a former mayor and part of the Abundance movement.

Read about the Lewis Center's work at lewis.ucla.edu.

Follow our Substack at uclahousingvoice.substack.com.

Email Shane at at [email protected] and follow him on Bluesky and LinkedIn.

Show notes:

• Appelbaum, Y. (2025). Stuck: How the Privileged and the Propertied Broke the Engine of American Opportunity. Penguin Random House.
• Sightline Institute’s Cruel Musical Chairs explainer video, plus its infographic version.
• Justine Underhill’s YouTube page.
• Episode 15 of UCLA Housing Voice: The Legacy of Redlining with Jacob Faber.
• Episode 43 of UCLA Housing Voice: Reexamining Redlining with Todd Michney.
• University of Richmond’s Mapping Inequality interactive redlining map.
• Books: 
  • The Color of Law, Richard Rothstein
  • The Sum of Us, Heather McGhee
  • The Affordable City, Shane Phillips
  • The Warmth of Other Suns, Isabel Wilkerson

California passed a landmark law in 2022 prohibiting cities from mandating minimum parking requirements near major transit stops. Amy Lee explores how cities and developers have responded.

Show Notes

• Lee, A., Millard-Ball, A., & Manville, M. (2025). State Preemption in Theory and Practice: The Case of Parking Requirements. Urban Affairs Review, 1–31. https://doi.org/10.1177/10780874251385240
  • Abstract: In U.S. law, states can override actions of local governments that contravene state interests. In practice, preemptions are often more ambiguous nudges, and local responses can vary by interpretation and interests. This paper explores one such case of state preemption: California’s 2022 law that limited local governments’ ability to require automobile parking. The authors find that the law’s complexity and ambiguity created intense debates about interpretations, in all jurisdictions, leading to heterogeneous implementation across cities. Local interests also motivated strategic responses to the law, which the authors present in a threefold taxonomy: cities interested in parking reform used it as a springboard; cities interested in parking reform but facing local resistance used it as a protective shield; recalcitrant cities treated it as an obstacle or subverted the law.
• California AB 2097 (2022): https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202120220AB2097
• City of Sacramento History of Parking Mandates Memo https://www.cityofsacramento.gov/content/dam/portal/cdd/Planning/parking-revisions/A-Short-History-of-Sacramentos-Parking-Mandates.pdf
• HCD AB 2097 Technical Advisory: https://www.hcd.ca.gov/sites/default/files/docs/policy-and-research/ab-2097-ta.pdf
• UCLA Center for Parking Policy https://its.ucla.edu/programs/parking-center/

We're doing a three-part book club series on Yoni Appelbaum's 'Stuck: How the Privileged and the Propertied Broke the Engine of American Opportunity.' This is episode one, covering chapters 1 through 4. 

In the second half of the show, California Attorney General Rob Bonta joins us to talk about connections between the book's themes and his work enforcing housing and immigration law.

Read about the Lewis Center's work at lewis.ucla.edu.

Follow our Substack at uclahousingvoice.substack.com.

Email Shane at at [email protected] and follow him on Bluesky and LinkedIn.

Show notes:

• Appelbaum, Y. (2025). Stuck: How the Privileged and the Propertied Broke the Engine of American Opportunity. Penguin Random House.
• Stan’s substack, Everyone is Welcome.
• Housing Voice episode 61: Homelessness is a Housing Problem with Gregg Colburn.
• Housing Voice episode 101: Beyond Zoning with John Zeanah and Andre D. Jones (Incentives Series pt. 4).
• 99% Invisible Breakdown of the Power Broker.
• Elmendorf, C. S., Nall, C., & Oklobdzija, S. (2025). The folk economics of housing. Journal of Economic Perspectives, 39(3), 45-66.
• Housing Voice episode 38: The Housing Supply–Migration–Income Relationship with Peter Ganong.
• Books: 
  • The Death and Life of Great American Cities, Jane Jacobs
  • The Economy of Cities, Jane Jacobs
  • The Warmth of Other Suns, Isabel Wilkerson
  • Golden Gates, Conor Dougherty
  • Abundance, Ezra Klein and Derek Thompson
  • Why Nothing Works, Marc Dunkelman
  • Public Citizens, Paul Sabin
  • Albion’s Seed, David Hackett Fischer
  • The Jungle, Upton Sinclair
  • Polarized by Degrees, Matt Grossman and David Hopkins

We close out the Incentives Series with Lars Doucet offering a primer on land value taxes, the ultimate incentive-aligned housing policy. This is part 11 of our series on misaligned incentives in housing policy.

Read about the Lewis Center's work at lewis.ucla.edu.

Follow our Substack at uclahousingvoice.substack.com.

Email Shane at at [email protected] and follow him on Bluesky and LinkedIn.

Show notes:

• Doucet, L. (2025). Land value return is needed, pragmatic, and achievable. Progress and Poverty [Substack].
  Doucet, L. (2025). Enacting Land Value Return in Your Hometown. Progress and Poverty [Substack].
• Doucet, L. (2025). So You Want to Abolish Property Taxes. Progress and Poverty [Substack].
• Doucet, L. (2025). Mass Appraisal For The Masses: The Basics. Progress and Poverty [Substack].

We're joined by our co-authors to discuss a few Lewis Center studies on Measure ULA, a transfer tax in the city of Los Angeles, that made a big splash. This is part 10 of our series on misaligned incentives in housing policy.

Read about the Lewis Center's work at lewis.ucla.edu.

Follow our Substack at uclahousingvoice.substack.com.

Email Shane at at [email protected] and follow him on Bluesky and LinkedIn.

Show notes:

• Manville, M., & Smith, M. (2025). The Unintended Consequences of Measure ULA. UCLA Lewis Center for Regional Policy Studies.
• Ward, J., & Phillips, S. (2025). Taxing Tomorrow: Measure ULA's Impact on Multifamily Housing Production and Potential Reforms. RAND Corporation and UCLA Lewis Center for Regional Policy Studies.
• Green, D., Jambulapati, V., Liebersohn, J., & Velayudhan, T. (2025). Fiscal Externalities of Transaction Taxes: Evidence from the Los Angeles Mansion Tax. Available at SSRN 5273034.
• Manville, M., Smith, M., & Phillips, S. (2025). The Consequences of Measure ULA: Some Clarifications. UCLA Lewis Center for Regional Policy Studies.
• Shane’s blog post about the BAE report on the impact of a 15-year waiver on the ULA tax for new multifamily and commercial development.

Enterprise Community Partners has been running a renter wealth-building program since 2022. How’s it going? And what comes next?

Read about the Lewis Center's work at lewis.ucla.edu.

Follow our Substack at uclahousingvoice.substack.com.

Email Shane at at [email protected] and follow him on Bluesky and LinkedIn.

Show notes:

• Enterprise Community Partners’ Renter Wealth Creation Fund website.
• The Renter Wealth Creation Fund term sheet.
• UCLA Housing Voice episode 108: Building Wealth by Renting with Shane Phillips and Bob Simpson.
• Phillips, S. (2025). Building Renter Wealth: An Evaluation of Shared Prosperity Rental (SPR) Housing Program Design and Feasibility. UCLA Lewis Center for Regional Policy Studies.
• Executive summary for the SPR report.

Joined by a 20-year veteran of Fannie Mae, Shane shares findings from his work on a proposed new model for building renter wealth: shared prosperity rental housing.

Read about the Lewis Center's work at lewis.ucla.edu.

Follow our Substack at uclahousingvoice.substack.com.

Email Shane at at [email protected] and follow him on Bluesky and LinkedIn.

Show notes:

• Phillips, S. (2025). Building Renter Wealth: An Evaluation of Shared Prosperity Rental (SPR) Housing Program Design and Feasibility. UCLA Lewis Center for Regional Policy Studies.
• Executive summary for the SPR report.
• Shane’s 2021 article in The Atlantic, “Renting is Terrible, Owning is Worse.”
• Shane’s blog posts preceding and following the article in The Atlantic.
• Monkkonen, P., Carlton, I., & Macfarlane, K. (2020). One to four: The market potential of fourplexes in California’s single-family neighborhoods. UCLA Lewis Center for Regional Policy Studies.
• The Multifamily Impact Council’s Multifamily Impact Framework.
• Enterprise Community Partners’ Renter Wealth Creation Fund website.
• Colorado Renter Rewards program website.