The Limits of Citywide Upzoning

A study shows zoning reform isn't a silver bullet for the housing crisis. In some low-income and BIPOC neighborhoods, it could 'cause more harm than good.'

2 minute read

September 1, 2021, 9:00 AM PDT

By Diana Ionescu @aworkoffiction


Homes

Jeramey Lende / Shutterstock

As proposals to reduce or eliminate single-family zoning requirements sweep the country, a new report from New York City’s Association for Neighborhood and Housing Development cautions that "neighborhood upzonings in BIPOC, low-income communities are where these rezonings are really going to cause more harm than good."

Cinnamon Janzer reports on the study, which compared rezoned neighborhoods to those that were not rezoned and "found stark differences between the rezoned areas and the non-rezoned areas." The team "also looked at projects where just a few parcels of land were rezoned at a time. They found that these targeted rezonings produced a higher ratio of affordable housing to market-rate housing than the city’s average of 19%, whereas any neighborhood-scale rezoning, whether the neighborhood was upzoned or downzoned, produced a lower-than-citywide-average ratio of affordable housing."

"Essentially, Walters’ data backs up the fact that more affordable housing is already being built in low-income BIPOC communities and that those communities have the most to lose by new development that brings in market-rate housing." According to Will Delaney, associate director of Hope Community, Inc. in Minneapolis, "just eliminating [single-family zoning] does not, in fact, actually repair the harms of it. If you just undo that but leave everything else the same, the research is laying out what we know to be true—the same winners and losers in the current market will win and lose based on this." Rather than using upzoning as a blunt instrument, says Walters, "the answer lies in treating rezoning and upzoning as what they are—one housing tool among many that should be used where appropriate."

Meanwhile, alarmist concerns about "the death of single-family housing" seem unlikely to come true, even with zoning reform. Under California's proposed SB 9, which is "designed to allow up to four homes on most single-family lots and spur the construction of badly needed new housing," separate research from the Terner Center at the University of California, Berkeley found that a total of 714,000 homes could be built on "5.4% of the state’s 7.5 million single-family lots "a "modest reform" considering the state's deep housing crisis.

Tuesday, August 31, 2021 in Next City

portrait of professional woman

I love the variety of courses, many practical, and all richly illustrated. They have inspired many ideas that I've applied in practice, and in my own teaching. Mary G., Urban Planner

I love the variety of courses, many practical, and all richly illustrated. They have inspired many ideas that I've applied in practice, and in my own teaching.

Mary G., Urban Planner

Get top-rated, practical training

Wastewater pouring out from a pipe.

Alabama: Trump Terminates Settlements for Black Communities Harmed By Raw Sewage

Trump deemed the landmark civil rights agreement “illegal DEI and environmental justice policy.”

April 13, 2025 - Inside Climate News

Logo for Planetizen Federal Action Tracker with black and white image of U.S. Capitol with water ripple overlay.

Planetizen Federal Action Tracker

A weekly monitor of how Trump’s orders and actions are impacting planners and planning in America.

April 23, 2025 - Diana Ionescu

Black and white photos of camp made up of small 'earthquake shacks' in Dolores Park in 1906 after the San Francisco earthquake.

The 120 Year Old Tiny Home Villages That Sheltered San Francisco’s Earthquake Refugees

More than a century ago, San Francisco mobilized to house thousands of residents displaced by the 1906 earthquake. Could their strategy offer a model for the present?

April 15, 2025 - Charles F. Bloszies

Looking out at trees on 4th Street in downtown Los Angeles, California.

LA’s Tree Emergency Goes Beyond Vandalism

After a vandal destroyed dozens of downtown LA trees, Mayor Karen Bass vowed to replace them. Days later, she slashed the city’s tree budget.

April 23 - Torched

White and blue Sacramento regional transit bus with one bike on front bike rack.

Sacramento Leads Nation With Bus-Mounted Bike Lane Enforcement Cameras

The city is the first to use its bus-mounted traffic enforcement system to cite drivers who park or drive in bike lanes.

April 23 - Streetsblog California

View of downtown Seattle with Space Needle and mountains in background

Seattle Voters Approve Social Housing Referendum

Voters approved a corporate tax to fund the city’s housing authority despite an opposition campaign funded by Amazon and Microsoft.

April 23 - Next City