C. J. Gabbe

Why Are Regulations Changed? A Parcel Analysis of Upzoning in Los Angeles

Planners, officials, and neighborhood groups often debate zoning changes, yet there is little empirical evidence explaining why zoning and other land use regulations are changed. I use logistic regression models to examine density-enabling rezoning (“upzoning”) in Los Angeles. I find that upzoning occurs where there are development opportunities combined with limited political resistance. Upzoning is most likely on well-located parcels zoned for low-intensity, nonresidential uses. Meanwhile, homeowners—and particularly homeowners with access to valuable amenities—are associated with regulatory stasis. I conclude by recommending strategies for addressing homeowners’ concerns about higher density housing.

How Do Developers Respond to Land Use Regulations? An Analysis of New Housing in Los Angeles

Abstract There is strong evidence that land use regulations constrain housing production. We know less about how real estate developers respond to specific zoning provisions. I compare the characteristics of new multifamily housing with baseline land use regulations in two sets of rail station areas in Los Angeles. I supplement this building-scale analysis with expert interviews. I find that developers were most sensitive to density restrictions and parking requirements. The average development in the Vermont/Western area had 112% of the maximum allowable residential density and 94% of the minimum required parking. Koreatown’s average development had 99% of the maximum density and 88% of the required parking. But, there was variation by area and whether a building was affordable or market rate, apartment or condominium, and by development size. Additionally, regulatory implementation can matter as much as the written regulations themselves. I recommend that cities take an evidence-based approach to reforming regulations and implementation processes.

Hidden Costs and Deadweight Losses: Bundled Parking and Residential Rents in the Metropolitan United States

Abstract There is a major housing affordability crisis in many American metropolitan areas, particularly for renters. Minimum parking requirements in municipal zoning codes drive up the price of housing, and thus represent an important potential for reform for local policymakers. The relationship between parking and housing prices, however, remains poorly understood. We use national American Housing Survey data and hedonic regression techniques to investigate this relationship. We find that the cost of garage parking to renter households is approximately

Analyzing the economic benefits and costs of smart growth

1,700 per year, or an additional 17% of a housing unit’s rent. In addition to the magnitude of this transport cost burden being effectively hidden in housing prices, the lack of rental housing without bundled parking imposes a steep cost on carless renters—commonly the lowest income households—who may be paying for parking that they do not need or want. We estimate the direct deadweight loss for carless renters to be

What are the real constraints on housing production

440 million annually. We conclude by suggesting cities reduce or eliminate minimum parking requirements, and allow and encourage landlords to unbundle parking costs from housing costs.