Impact of the Presence of Trees on the Viability of Shopping Centers and Small Downtowns in the San Jose, CA Primary Metropolitan Statistical Area (PMSA)

A study of the relationship of the urban forest in retail commercial areas with land values and accompanying quality of life attributes.

"A team of urban geographers from San José State University undertook to study the relationship of the presence of trees, the urban forest, in retail commercial areas in the San José Primary Metropolitan Statistical Area, or PMSA (comprising the built-up area within Santa Clara County) as set against indications of high land values, with the goal of being able to infer that the presence of trees, the planting of trees, resulted in higher land values and all the accompanying attributes that would result, such as improved urban ambiance, a more livable community, and, in short an improved life for all, both merchants and customers. A total of thirty shopping centers, with representatives from the three classes of: (1) Regional and Super Regional Centers; (2) Community Centers; and (3)Neighborhood Centers were randomly selected. Also chosen were six older small downtowns lying within the PMSA. These were: (1) Palo Alto; (2) Los Gatos; (3)Mountain View; (4) Los Altos; (5) Willow Glen (within corporate San José); and (6)Campbell.

"A common procedure was involved with all. Vertical aerial photographs, taken in1971 and in 1996, were obtained and digitally scanned for ready use in the computer.Trees were counted for both dates, and the area of canopy they formed calculated; in many cases, increase was significant, especially in the six downtowns. To account for land values, the types of business establishments were classified for both 1971 and the present.A profound change was indicated with many of the shopping centers and all of the downtowns converting from local market neighborhood centers to broad area market providers of high-end goods and services. While much of this change can be attributed to increases in size of the total market, increased disposable income, and change in lifestyle to that for which Silicon Valley is well regarded, the positive association with tree cover,other landscaping, and architectural improvement is a contributing factor.

"Results of the study are encouraging and support the interest to plant more trees in commercial areas. This should not be thought of in a simplistic fashion, however, as the broad totality of the causes of change, as exposed in the study, need to be taken into account. A major suggestion: the findings of the study should be brought into discussion with urban planning and development agencies to see and understand tree planting in its broadest context in order to reach maximum cost-benefits." [Abstract]

NUCFAC recommended award: G-5-96-20-083

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