Built-out cities? How California Cities Restrict Housing Production through Prohibition and Process
Built-out cities? How California Cities Restrict Housing Production through Prohibition and Process
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建成城市？
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发表时间：
2020
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通讯作者：
M. Manville
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作者：
Paavo Monkkonen;Michael C. Lens;M. Manville
鉴于加州租金和价格较高，住房产量处于相对历史低位。学术界将限制性土地使用法规与高价格联系起来，对新建建筑的限制是假定的机制。很少有研究关注哪些法规最具约束力以及在哪里。在本文中，我们试图理清土地使用监管的两个维度——禁令和流程——对住房生产的影响。我们通过使用两个新的数据源来实现这一目标：特纳加州住宅土地使用调查数据集，以及最近批准的住房模型（2013-2017 年）中城市总体规划住房要素的分区容量估计。我们发现，针对高密度开发的监管禁止指数与较少的许可，特别是多户住宅的许可密切相关。尽管该指数的基础数据并不完整，但进程指数与许可无关。流程衡量标准也存在更大的内生性：发展程度较高的地方更有可能将延迟和其他流程复杂性报告为对该发展的限制。我们还检验了这样的假设：土地使用限制对昂贵地区的生产影响更大。我们的研究结果表明，可用分区容量和住房成本之间的相互作用是显着且重要的。考虑到最昂贵的地区新建住房的剩余分区容量相对较少，我们的研究结果为该州新建住房生产水平较低提供了更全面的解释。
Given high rents and prices in California, housing production is at a relative historic low. Scholarship has connected restrictive land use regulations to high prices, with limitations on new construction being the assumed mechanism. Less research has focused on which regulations are most binding and where. In this paper, we seek to disentangle the impacts of two dimensions of land use regulation — prohibitions and process — on housing production. We do so by using two new data sources: the Terner California Residential Land Use Survey Data Set, and zoning capacity estimates from the Housing Element of cities’ general plans, in a model of recently-permitted housing (from 2013-2017). We find that an index of regulatory prohibitions against higher density development is strongly associated with less permitting, especially permitting of multifamily housing. An index of process is uncorrelated with permitting, though the base data for this index is not complete. There is also greater endogeneity in measures of process: places with more development are more likely to report delays and other process complexities as constraints on that development. We also test the hypothesis that land use restrictions have a greater impact on production in more expensive places. Our findings show that the interaction between available zoned capacity and housing costs is significant and consequential. Combined with the fact that most expensive places have relatively little remaining zoned capacity for new housing, our findings offer a more comprehensive explanation for the low levels of new housing production in the state.