From: Subject: The Center for Local Innovation | City County Issue Guide 2009 Date: Mon, 7 Jun 2010 19:27:42 -0700 MIME-Version: 1.0 Content-Type: multipart/related; type="text/html"; boundary="----=_NextPart_000_0000_01CB0677.7F8971E0" X-MimeOLE: Produced By Microsoft MimeOLE V6.00.2900.5931 This is a multi-part message in MIME format. ------=_NextPart_000_0000_01CB0677.7F8971E0 Content-Type: text/html; charset="Windows-1252" Content-Transfer-Encoding: quoted-printable Content-Location: http://johnlocke.org/site-docs/CLI/2009issueguide/landuseandzoning.html The Center for = Local Innovation | City County Issue Guide 2009

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Land Use=20 and Zoning

Recommendation

Elected officials in cities = and=20 counties should reform current land-use and = zoning=20 regulations to minimize detailed regulatory = control and=20 maximize market trends.

Background

Zoning to control land use = originated=20 in Germany in the late 1800s and was adopted and = expanded upon by many parts of the U.S. in the = 1920s.=20 Complaints about sprawl and other current = land-use=20 patterns can be traced to already existing = zoning=20 regulations, which strictly separated = residential,=20 commercial, and industrial uses of land. That = being the=20 case, planners who turn to even more use of = zoning to=20 solve those problems are likely only to make the = problems even worse. Planners should instead = consider=20 comprehensive reform of city and county land-use = regulations.

Zoning myth and reality

Supporters tout zoning as = an=20 objective, professional, and efficient process = that=20 controls land uses in ways that benefit the = entire=20 community. But as anyone who has experienced it=20 firsthand knows, the zoning process is in = reality a=20 highly politicized process where those with = power in the=20 community often gain advantages at the expense = of those=20 who lack it.

The result of many of these = zoning=20 regulations is to raise the value of existing = property=20 and enrich homeowners by reducing the supply of=20 buildable land. Zoning is a way to increase an=20 individual's wealth by voting for restrictive = policies=20 that result in higher home values.

Back to basics

To reform land-use and = zoning=20 regulations in ways beneficial to the entire = community,=20 local planners should adhere to the following=20 principles.

Principle No. 1. = Modern=20 land use must be based on simple, flexible = rules.=20

For example, one = residential, one=20 commercial, and one industrial zone could be=20 established. Any broadly defined use would be = permitted=20 in those zones. Mixed use within the zones would = be=20 permitted by allowing residential in commercial = zones=20 and commercial in industrial zones.

By simplifying its land-use = regulations, Anaheim, California, was able to = redevelop=20 successfully a rundown light industrial zone. = The city=20 added an overlay zone that allowed residential = and=20 commercial uses. The city also streamlined its = permit=20 and environmental processes to attract = developers. These=20 reforms spurred economic development of the=20 area.

Cities and counties should = also=20 remove zoning limitations to land-use = innovations such=20 as coving and bay home developments. When = developers use=20 coving, they build homes in a pattern separate = from the=20 pattern of the streets. Coving allows for larger = lot=20 sizes without using more land. Other benefits of = coving=20 include reduced road lengths, less erosion from = runoff,=20 as well as greater privacy for homeowners. =

Bay homes are another way = to reduce=20 infrastructure costs and create more open space. = Bay=20 homes are arranged so that families share the = spaces=20 outside the homes with other members of a = homeowners=20 association. Government hurdles such as = specified=20 minimum distances between home and streets often = keep=20 developers from building bay homes. Local = governments=20 that present developers with such limitations = make it=20 hard for them to use these and other innovative=20 techniques. Removing these zoning barriers would = be=20 beneficial to many communities.

Principle No. 2.=20 Depoliticize decisions.

Elected leaders should also = move to=20 depoliticize the zoning process by allowing only = those=20 parties directly harmed by the land-use = decisions to=20 comment on them. Officials should restructure = the=20 process to reflect its original goal of = preventing one=20 landowner from using his land directly to harm=20 another's. Only those landowners who can show = they will=20 be directly and identifiably affected should be = granted=20 "standing" to comment on land-use decisions. = This reform=20 would go a long way toward taking the politics = out of=20 zoning and land-use decisions.

Principle No. 3.=20 Moratoriums, impact fees, and adequate public = facilities ordinances (APFOs) don't solve = growth-related=20 problems; they create them.

Moratoriums can be = devastating to the=20 livelihoods of people whose employment is = related to=20 construction. They hurt developers, construction = workers, bankers, lawyers, and people looking to = sell=20 their land. The negative consequences outweigh = the=20 proposed benefits.

Impact fees and APFOs are = designed to=20 compensate for the costs associated with = increased=20 growth. They are often unfairly applied, = however,=20 driving up the cost of housing. These fees = should=20 represent the difference between the public = costs of=20 growth (new schools, access roads, police and = fire=20 protection, solid waste disposal, water and = sewer=20 services, and utility line extensions) and the = public=20 benefits of growth (increased public revenues = from=20 construction activities and from property taxes, = local=20 sales taxes, utility excise taxes, inspection = and permit=20 fees, and motor vehicle taxes paid by new = residents).=20 Currently, impact fee and APFO studies calculate = only=20 the costs without comparing them with the=20 benefits.

Ignoring the benefits of = growth means=20 missing the bigger picture. In 2005, N.C. State=20 Economics Professor Michael Walden, published = "Economic=20 Impacts of Construction of Owner Occupied = Residential=20 Housing in the Triangle, North Carolina," which=20 calculated the total economic impact of=20 constructing 100 new single-family homes and 100 = multi-family housing units in the Triangle. He = found=20 that, with some minor technical caveats, local = city and=20 county tax revenues outpaced the public costs by = nearly=20 $77,000 per year over a 10-year period, and the=20 construction produced $64.7 million in new = economic=20 activity and almost 600 new jobs. As Walden = noted, "from=20 the point of view of the local public fiscal = ledger,=20 owner occupied residential construction in the = Triangle=20 'pays for itself.'"

APFOs force developers to = pay=20 "voluntary" fees to cover public service costs = -- costs=20 that are later passed on to homebuyers. Through = this=20 process, housing costs are further increased. = The result=20 of impact fees and APFOs is that homebuyers are = forced=20 to pay their local governments twice for the = costs the=20 city supposedly incurs from growth. Buyers pay = in the=20 form of higher housing costs and property and = sales=20 taxes.

Instead of forcing = developers to pay=20 impact fees and APFOs, counties and cities = should use=20 marginal-cost pricing for public services. = Developers=20 should cover only the direct costs of extending=20 infrastructure to new housing. For example, if a = new=20 housing development is located far away from the = city's=20 water and sewage lines, the developer should = cover the=20 costs associated with connecting the development = to the=20 system. This approach will save homebuyers from=20 unnecessarily increased housing prices that = result from=20 impact fees and APFOs. It will also help prevent = sprawl=20 by making it more beneficial for developers to = build=20 closer to the city's existing = facilities.

Principle No. 4.=20 Re-establish the rule of law.

Too many land-use = regulations allow=20 too much discretion on the part of the planning = staff,=20 planning boards, and elected bodies. A = time-consuming=20 process and public input drive up housing costs. = Cities=20 and counties must establish a clear set of = simple,=20 flexible written rules. Once a development meets = those=20 requirements, the approval should be automatic. = By=20 simplifying land-use and zoning regulations, = local=20 governments can avoid many of the costly = negative=20 effects of excessive government regulation, as = well as=20 allow greater freedom for developers and = property=20 owners.

Author: Dr. = Michael=20 Sanera
Research Director and Local = Government=20 = Analyst

=A92008 John Locke Foundation | 200 West = Morgan St.,=20 Raleigh, NC 27601, Voice: (919) 828-3876
Contact = Us | Site = Map | Privacy=20 Policy | Terms= =20 of=20 = Use

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