Local regulatory responses during a regional housing shortage: An analysis of rezonings in Silicon Valley |
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| Institution: | 1. Department of Hydrology, Czech Technical University in Prague, Thákurova 7, CZ-166 29 Prague, Czech Republic;2. Institute of Hydrobiology, Biology Centre CAS, Na Sádkách 7, CZ-37005 ?eské Budějovice, Czech Republic;1. Department of Geosciences and Natural Resource Management, University of Copenhagen, Øster Voldgade 10, 1350, København K, Denmark;2. Leibniz Institute of Agricultural Development in Transition Economies (IAMO), Theodor-Lieser-Strasse 2, 06120, Halle (Saale), Germany;3. Institute of Environmental Sciences, Kazan Federal University, Kazan, Tovarishcheskaya str.5, Kazan, 420097, Russia;4. Faculty of Mathematics and Information Technology, Altai State University, Lenina ave. 61, 656049, Barnaul, Altai Krai, Russia;5. Geography Department, Humboldt Universität zu Berlin, Unter den Linden 6, 10099, Berlin, Germany;6. Integrative Research Institute on Transformations of Human-Environment Systems (IRI THESys), Humboldt Universität zu Berlin, Unter den Linden 6, 10099, Berlin, Germany;7. Institute of Steppe of the Ural Branch of the Russian Academy of Sciences, Pionerskaya str.11, Orenburg 460000, Russia;1. Office National des Forêts, Département Risques Naturels, 9 quai Créqui 38000 Grenoble, France;2. UGA, Irstea, UR-ETGR – 2 rue de la Papeterie – BP 76, F-38402 St-Martin d’Hères, France;3. ENSMSE – DEMO, 29 rue Ponchardier, 42100 Saint-Etienne, France;4. ONERA, The French Aerospace Lab, F-91761 Palaiseau, France;1. Department of Land & Real Estate Management, School of Public Administration and Policy, Renmin University of China, China;2. Institute of Public Finance and Public Policy, School of Public Administration and Policy, Renmin University of China, China |
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| Abstract: | Scholars have partially blamed high housing prices in many metropolitan areas on residential density restrictions. Santa Clara County is the geographic heart of California’s Silicon Valley and is one of the most expensive counties in the U.S. for renters and homebuyers. This research answers two questions about how municipalities change their zoning. First, how common are rezonings? Second, what are the determinants of density-increasing “upzonings” and density-decreasing “downzonings”? This is the first study to analyze rezonings across neighboring municipalities and expands our limited explanations of rezonings. The three largest cities in Santa Clara County are analyzed using a parcel dataset with zoning at two time periods: 2006–2016 for San José and Sunnyvale, and 2012–2016 for the city of Santa Clara. Multinomial logistic regression models are used to compare the relative risk of a parcel being upzoned or downzoned compared with no zoning change. Little land was upzoned in the three cities. San José increased allowable residential densities on 0.6% of its parcel land area on average per year, while Santa Clara averaged 0.3% and Sunnyvale averaged 0.1% per year. Downzoning was less common and tended to involve small reductions in allowable density. San José decreased allowable residential densities on 0.5% of its land area per year, and Santa Clara and Sunnyvale engaged in almost no downzoning. The main findings are: (1) regulatory changes were more likely in San José, the central city, than in the neighboring smaller municipalities; (2) there was little upzoning or downzoning, regardless of a neighborhood’s homeownership rate; and (3) rezonings tended to be small-scale and initiated by property owners rather than through large-scale municipal actions. |
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| Keywords: | Zoning Rezoning Land use regulations Neighborhood planning Silicon Valley |
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