How to Build Affordable, Thriving Neighborhoods A State and Local Zoning Reform Toolkit Local Government Working Group LOCAL GOVERNMENT WORKING GROUP About State Policy Network State Policy Network is a national nonprofit organization pursuing a vision of an America where personal freedom, innovation, opportunity, and a more peaceful society help all Americans flourish. State Policy Network was founded to support the growth of a collaborative and entrepreneurial state think tank network, which includes 64 independent state think tank affiliates and over 90 associate partners. SPN works side-by-side with these leaders to catalyze thriving, durable freedom movements in every state, anchored with high performing independent think tanks. We do this by: • • • Incubating think tanks and accelerating their development through strategic planning, training, and coaching; Connecting talented state leaders so they can learn, challenge, and grow together, with the aim of cultivating state solutions that collectively yield national impact; and, Defending the 50-state think tank Network by disseminating best practices, supplying critical resources when members are attacked, and fighting assaults on free speech and donor privacy. About the SPN Local Government Working Group State Policy Network hosts several Policy Working Groups so that state think tanks can encourage and challenge each other, exchange best practices, and refine ideas and strategies that will lead to an America where personal freedom, innovation, opportunity, and a peaceful society help all Americans flourish. SPN’s Policy Working Groups connect independent state and national think tank leaders who come together to accomplish shared policy objectives. These leaders collaborate to develop specific policy solutions that can solve the problems facing our communities and can be tailored to each state’s unique needs. SPN’s Local Government Working Group connects state and national think tank leaders to pursue initiatives that increase individual liberty in cities and municipalities across the country. Contact SPN’s Local Government Working Group Leader Sarah Keenan Coalitions Manager sarah@spn.org 2 HOW TO BUILD AFFORDABLE, THRIVING NEIGHBORHOODS Table of Contents Introduction 4 Terms to Know 5 Strategy 1: Build on Your City’s Strengths 8 Strategy 2: Streamline Building Processes to be Simpler, Faster, and Surer 10 Strategy 3: Allow Housing for Every Level of Income 12 Strategy 4: Reduce or Remove Restrictions Unrelated to Health and Safety 14 Strategy 5: Replace Restrictions with Community-Based Solutions 16 Strategy 6: Replace Rigid Frameworks with Flexible Ones to Enable Communities to Evolve 18 Strategy 7: Protect Property Rights and Affordability at the Statehouse 20 Conclusion 22 3 LOCAL GOVERNMENT WORKING GROUP Introduction Cities are always rising or falling in America. Most cities will eventually struggle with problems of unaffordability or, at the opposite extreme, decline. Land use regulation, as it is practiced across most of the United States, makes both problems worse. In cities where prices seem destined to rise forever—San Jose or Charleston, Boston or Boise—the lack of housing creates a burden for renters and new buyers. Rather than merican cities with less A regulation show that those ugly tradeoffs are often unnecessary pain inflicted by strict zoning. supporting upward mobility, these conditions force people to make unpleasant tradeoffs: between a good job and a good commute, for example. Reform can enable those new investments. For instance, Buffalo, New York scrapped its parking regulations in favor of American cities with less regulation show that those ugly market-based parking. The change has allowed investors to tradeoffs are often unnecessary pain inflicted by strict zoning. repurpose old buildings more cheaply and has contributed In most of Texas, for example, high-quality houses and to a healthier downtown. Buffalo is not alone. Hundreds of apartments in good locations are reasonably priced despite cities across the United States, from Thomasville, Georgia, to a decades-long population boom. By vigorously defending Fargo, North Dakota, have eliminated parking minimums in their tradition of private property rights against creeping key areas. regulation, Texas cities have remained the most welcoming boomtowns of the 21st century. Americans thrive when they live in safe, affordable, and healthy neighborhoods that they are proud to call home. At the other end of the scale are cities where jobs and We can build these types of communities by removing the population seem to fall every year. Zoning locks old uses in obstacles that arise from zoning. place, preventing desperately needed new investments. 4 HOW TO BUILD AFFORDABLE, THRIVING NEIGHBORHOODS Terms to Know Urban planning: The practice of planning and regulating Accessory dwelling unit: A housing unit that sits on the land use in developed areas. It includes planning for lot of a primary building, such as a single-family home. It may infrastructure and other public services along with privately be a backyard cottage, a garage or basement apartment, or owned land. included within the structure of the single-family home. By right: When the process to build something allowed under Variance: City planning authorities may give developers or current zoning is simple and doesn’t involve discretionary landowners a variance that allows them to build something review. not allowed under current zoning. Local policy differs on how frequently variances are issued and the development Upzoning: Reforming land use regulations to allow for rights that they give property owners through variances. increased density of buildings. Upzoning includes, for example, allowing single family homeowners to build accessory dwelling units. It also includes allowing buildings to be closer together or taller. 5 LOCAL GOVERNMENT WORKING GROUP What is Zoning? employers. The answer lies with local people and stronger markets, not more regulation. The reforms presented in In urban planning, zoning rules set aside specific areas this toolkit reflect that proposal. where housing, offices, retail, and industrial buildings   can be built—and restrict the size, look, and placement A note about state vs. local authority: While land use of each building. These zoning rules can have a profound regulations are primarily local, state legislatures set the impact on the economic health and cultural vibrancy of rules localities must follow. States should put limits on a city. how strict local rules can be, especially when regulations infringe on reasonable and safe land uses or result in high Some may argue that zoning is a tool to minimize nuisances, housing costs. such as noise, and prevent overuse of infrastructure like roads, parking, and sewers. Despite these well-meaning   intentions, the real-world application of zoning rules often ends up benefiting a small subset of the community and pricing out low-income households and individuals. How to Use This Resource   This toolkit for state and local zoning reform provides a For example, strict zoning regulations in booming places menu of more than 50 reform options, ranging from small like Silicon Valley not only raised costs for current residents, regulatory adjustments to broad institutional reforms. but also created a drag on the national economy as workers The toolkit outlines six strategies to accomplish zoning are shut out from the regions where the best jobs are. reform: On its face, zoning may seem like a set of simple admin- 1. Building on your city’s strengths. istrative regulations to organize cities, but in reality, mis- 2. Streamlining building processes. use of these regulations negatively affects everyday life 3. Allowing housing for all income levels. across America’s towns and cities. 4. Reducing or removing restrictions unrelated to health and safety.   The Solution: Empower Local Property Owners 6 5. Replacing restrictions with community-based solutions. 6. Replacing rigid frameworks with flexible ones. The path to building affordable, thriving neighborhoods Each reform idea is designed to equip people to put their lies in giving property owners more freedom to build on property to its highest and best use, which often results in their own land. Allowing property owners to put their land lower-cost housing and healthier neighborhoods. Most of to higher-value use benefits renters, homebuyers, and these reforms could be implemented either at the local or HOW TO BUILD AFFORDABLE, THRIVING NEIGHBORHOODS How Your Neighborhoods Will Benefit state level. For example, an individual city could remove its minimum parking requirements, or a legislature could ban such requirements statewide.   In many cases, implementing these reforms will improve Throughout the toolkit are “Snapshots”—examples of housing affordability. Additionally, deregulating land use countries, states, counties, or cities that have imple- will create new investment and employment opportunities mented successful zoning reforms. Additionally, at the in cities of all sizes and foster economic growth and end of each strategy are “Starting Points,” or questions flexibility. to think about as you consider zoning reform in your community. Visit SPN.org/LocalGovernment for more information and resources. 7 Strategy 1 Build on Your City’s Strengths LOCAL GOVERNMENT WORKING GROUP Local and state policymakers can take small steps 3. Expand permissionless zoning. Zoning allows “conditional” toward reform within the existing regulatory frame- uses that require special application and permission. Shift work and still make a real difference. Successful first steps commonly granted conditional uses to “by right” status to can also win over skeptical stakeholders. reduce bureaucratic burden. 1. Legalize legacy buildings. Where many old structures do 4. Reduce parking requirements. Most cities require that not conform to current zoning, rezone so that existing new buildings provide a certain number of off-street buildings are compliant. parking spaces, a rule that increases costs and environmental disruption. Such requirements are implicit sub- 2. Allow consistent building lines. In developed areas, allow infill buildings to be at least as close to the street as existing buildings. Snapshot: Buffalo, NY In Buffalo, New York, 28 percent of downtown land was used for parking, but the spaces were only 63 percent full on a typical weekday. In 2017, the city repealed its rigid parking minimums entirely, keeping a flexible requirement for parking in large, new buildings. This market-oriented approach to parking let each business evaluate its specific needs. Without the implicit subsidy, consumers pay a little more for parking, but a little less for everything else. 8 sidies for parking at the expense of other uses of land. Lessen these requirements for new buildings. HOW TO BUILD AFFORDABLE, THRIVING NEIGHBORHOODS 5. Allow residences in commercial districts. Allow office 7. Allow skinny streets. Subdivision regulations often require parks and malls to build housing by right. Allow vacant excessively wide streets—raising construction and main- Main Street storefronts to convert to residential use. tenance costs, increasing runoff, and causing car accidents. Shrink the required width and allow builders to 6. Allow corner stores. In dense residential neighborhoods, choose based on context and traffic. allow corner units to switch to retail, restaurant, or small 8. Legalize new main streets. Amend subdivision regula- office use. tions so that traditional main streets can be incorporated into new developments. Starting Point: Walk around your community and observe the houses, stores, offices, streets, and public places. What are the best and worst aspects of those spaces? Now crack open your city’s zoning code and check whether zoning prevents people from building more of the best aspects or requires things that detract from the city. What reforms listed above might bring your zoning code in line with what makes your city great? 9 Strategy 2 Streamline Building Processes to be Simpler, Faster, and Surer LOCAL GOVERNMENT WORKING GROUP Complexity, delay, and uncertainty in the building process raise costs and keep small players out of Snapshot: Riverside, CA the development game. Process improvements will keep housing costs down, empower individual homeowners, and expand competition. These suggestions are appropriate for local implementation and, in most cases, state encouragement or mandate. 1. Reduce political approvals. If a project complies with existing zoning, it should require no more than a planning department approval and the necessary building permits To gather input from a range of residents, Riverside, California, used online surveys, and planners sought input from residents out in public places, as well as receiving it at public meetings. With broader input, city officials are better able to identify areas of citywide concern, including a rapid decline in housing affordability. to proceed, not a vote or approval from elected officials. 2. Broaden public engagement. In many places, public meetings are an important part of the development approval process. Residents tend to show up to meetings when they oppose new development in their neighborhood, but renters, who generally benefit from housing construction, tend not to be represented. Research shows that a disproportionate number of community meeting participants are homeowners and are older and wealthier than traditional, 10-year lease commitment. These business their neighbors. The right time to gather input from com- models should be exempt from onerous code compliance, munity members is at the high-level comprehensive plan- numerous permits, or extensive annual-renewal processes. ning stage, not at the individual project level. When public meetings are needed, they should be held at various times of day to be accessible to diverse community members. 4. Upzone in anticipation of demand. Cities should use their comprehensive planning process to create population growth projections. In response to these estimates, they 3. Accommodate pop-up businesses. “Pop-up” businesses use trucks, carts, or short leases instead of making a 10 should upzone rather than requiring each new development to go through an extensive approval process. HOW TO BUILD AFFORDABLE, THRIVING NEIGHBORHOODS 5. Publish pre-approved plans. Simple projects, such as new a single location, and for all relevant city departments to single-family homes or accessory dwelling units, should perform their reviews at the same time, just as Houston not require an architect. Pre-approve several plans for has done. common projects and then permit expedited review for projects using these plans. 9. Eliminate design review. Do not require proposed projects to go through any subjective review of aesthetics or 6. Prevent historic designation abuse. Historic preservation design choices. is sometimes abused to block new development. Prohibit “ambush” actions that try to impose historical designa- 10. Eliminate shadow studies. Shadows are not a nuisance tions after an owner has already initiated redevelopment. and should not be grounds for rejecting a building. Such actions may be motivated by dislike for the new Remove shadow-study requirements for all projects that structure rather than appreciation of the old one. otherwise comply with zoning. 7. Outsource building permit application review. To keep 11. Ban anonymous complaints. Residents who wish to report the permitting process from slowing down new housing, a zoning violation should be required to provide their outsource plumbing, electrical, mechanical, and struc- name and address to code enforcement officials in order to tural code review as needed. Houston has outsourced enable follow-up and to reduce potential for enforcement building permit review to maintain quick turnaround being driven by personal problems between neighbors. when demand peaks. 12. Make red tape so thin it’s pink. “Pink zoning” simplifies 8. Set up one-stop, parallel-process permitting. Allow applicants to submit all documents for all relevant permits in or drops certain regulations in distressed areas where attracting investment is difficult. Starting Point: What’s the permitting process like in your community? Ask developers and contractors about their experiences with your community’s or state’s permitting processes. How many permits are needed to build a house on a vacant lot? 11 Strategy 3 Allow Housing for Every Level of Income LOCAL GOVERNMENT WORKING GROUP Cities can be places of aspiration and upward mobility, and individuals or nonprofits who want to help should but to provide opportunity for all residents, cities be allowed to provide shelter for the homeless, includ- must begin by making space for those who can least afford it. ing shelter without electricity or plumbing. Cities should Basement apartments and single-room occupancy apartments not ban sleeping in cars or RVs, particularly when their offer space to those looking for their first job. Even in suburbs own policies stand in the way of new low-cost housing. without visible poverty, multigenerational and group living Policymakers should pursue services to improve living arrangements can expand residential opportunities. standards for their homeless residents, including public restrooms and showers. 1. Waive some building code requirements for temporary homeless shelters. Tragically, some US cities have large 2. Allow accessory apartments. Give homeowners the and growing unsheltered homeless populations. Any right to build an accessory dwelling unit (ADU) in their housing for these residents is better than the status quo, backyard, basement, garage, or as an addition. Decrease ADU parking requirements and impact fees if those prevent construction. Snapshot: Santa Barbara, CA 3. End bans on extra kitchens. Permit houses to add additional kitchens in order to adapt to the occupants’ evolv- Santa Barbara, California created safe parking lots ing needs. where residents can camp or sleep in a car or RV at a site monitored and protected from liability by the city. 4. Legalize the Golden Girls. Remove restrictions on the number of occupants or number of non-related persons allowed in a housing unit. 5. Allow manufactured and modular homes. Zone for manufactured home parks in areas where low-income residents can walk to jobs. Additionally, allow manufactured and modular homes that meet the building standards applied to site-built housing. 12 HOW TO BUILD AFFORDABLE, THRIVING NEIGHBORHOODS 7. Allow subdivision of existing structures. Historically, one of the most important sources of low-cost housing was single-family homes that were turned into boardinghouses or subdivided into apartments. Remove restrictions on 6. Allow smaller housing. Strike minimum unit size requirements so apartments and houses can be as small as builders, buyers, and renters want. dividing housing. 8. Allow single-room occupancy buildings. Permit housing with shared bathroom facilities and/or shared kitchens or no kitchens. This type of housing has long served low-income residents, especially near dense employment districts, but is banned in many places. Starting Point: Talk to relatives or neighbors who have struggled to afford housing at some point in their lives. What living arrangements worked for them at the time? Were those arrangements legal? Would homes like that be legal in your community today? 13 Strategy 4 Reduce or Remove Restrictions Unrelated to Health and Safety LOCAL GOVERNMENT WORKING GROUP Land use and building regulation is reasonable 1. Allow small lots. Minimum lot sizes are the most univer- when it protects health and safety and provides sal feature of zoning codes. However, they have no clear for orderly connections between private land and pub- health or safety justification. In many cases, minimum lot lic infrastructure. When the intent or principal effect of a sizes force buyers to purchase more land than they want, regulation is to increase prices, impose a lifestyle or aes- which drastically raises the cost of housing. Additionally, thetic vision, or exclude certain types of people, it is a large lots require more infrastructure per house. Thus, good candidate for repeal. Both cities and states can take cities should reduce or eliminate minimum lot sizes. leadership in curtailing these restrictions. Snapshot: Houston, TX In Houston in the 1990s, rising demand for urban living led to a surge in variances that allowed lots smaller than the city’s 5,000 square foot minimum, mainly in low-income neighborhoods. In 1998, the city codified the change, allowing lots as small as 1,400 square feet. Neighborhoods were allowed to opt out of the change, and existing private covenants remained in effect. After 1998, the urban residential boom continued and shifted toward middle-class neighborhoods where demand was stronger. Traditionally a sprawling city, Houston now has much more diversity in neighborhood styles. 14 HOW TO BUILD AFFORDABLE, THRIVING NEIGHBORHOODS 2. Allow more house on the same land. Reduce or remove 4. Allow taller buildings. Increase or remove limits on setback requirements so that owners can use more of height. Where fire department capabilities limit height, their lots. Relax lot-coverage maximums and “floor-area allow buildings to exceed normal height limits if they ratio” limits. provide for their own fire response. 3. Ban aesthetic mandates. A growing trend in zoning is to 5. End single-family-only zoning. Allow duplexes, triplexes, mandate the use of high-priced building materials and or fourplexes in places currently zoned only for single- require specific design styles. This is transparent “snob family houses. This policy was enacted city-wide in zoning,” aimed to keep prices of new homes high. It’s Minneapolis and statewide in Oregon in 2018 and 2019. also bad art; zoning boards aren’t great architects. Snapshot: Arkansas and Texas Starting Point: In 2019, Arkansas and Texas passed laws eliminating city and county ordinances that restricted standard building materials. Some exemptions were allowed, such as for established historic districts. Make a list of the health and safety risks that your zoning and building codes should address. Then identify which aspects of the zoning code are unrelated to that. Of the reforms listed above, which one would be the most meaningful change in your neighborhood? 15 Strategy 5 Replace Restrictions with Community-Based Solutions LOCAL GOVERNMENT WORKING GROUP One reason for regulation is to solve collective action line. On the side and rear of a property, these “setbacks” problems, but as Nobel laureate Elinor Ostrom are intended to protect the neighboring property from showed, some of these problems can be solved by coordina- encroachment. If the neighbor doesn’t mind, the city tion and self-enforcement. Where a community can find its shouldn’t mind either. own solutions, the relevant regulation should be eased. 3. Upzone for citizens, not just developers. In many places, 1. Allow new life for old buildings. Some buildings lose cities only upzone to allow higher-value land use only their purpose over time—such as some malls, ware- when asked to do so by a developer with a specific plan houses, or even some homes—and can sit empty for for large-scale investment. Even if there is no corruption years, becoming hazards and public liabilities along the involved, this process puts a lucrative market out of way. Rezone such sites to allow any safe, low-pollution reach of most landowners who may not have the time use, and thereby return them to productive occupancy or money to pursue an uncertain approval process. In as soon as possible. order to allow citizens to benefit more from regulatory relief, zoning boards should make rezoning and variance 2. Allow neighbors to waive boundary rules. Zoning codes regulate how close a homeowner can build to their lot requests simple and not conditional on immediate investment. Snapshot: New Zealand In New Zealand, the Resource Legislation Amendment Act 2017 codified relaxing boundary rules, requiring authorities to permit ‘infringements’ with written permission from the infringed owners. The New Zealand legislation does not require that the waiver is mutual, although a private covenant could accomplish that. 16 HOW TO BUILD AFFORDABLE, THRIVING NEIGHBORHOODS 4. Allow neighbors to upzone their own blocks. Allow 5. Defer to private associations. Local associations, such residents to upzone their own city block, trading off as Business Improvement Districts and homeowners restrictions on density to pursue a shared goal. This would associations, routinely address the same collective action help steer development toward those who welcome and problems that regulations intend to solve. Cities should benefit from it. In London, where this idea originated, create a process through which a private association can implementation would allow low-density blocks to imitate request waivers from regulations where they have found the iconic ‘mansion flats’ of London’s prestigious Chelsea another solution. neighborhood. Starting Point: Communities thrive when they are given leeway to solve their own problems. Take a look at your community—are community-based solutions encouraged, or are most problems addressed through regulation? How will your city benefit from the reform options listed above? 17 Strategy 6 Replace Rigid Frameworks with Flexible Ones to Enable Communities to Evolve LOCAL GOVERNMENT WORKING GROUP Zoning puts the natural evolution of communi- space) are a signal that rebalancing is needed. Adopt a ties into a straitjacket. But for all its shortcomings, trigger that automatically expands the allowable uses zoning rules remain popular with residents who fear that when a use-specific vacancy rate sufficiently exceeds change may be for the worse. The solutions below would the vacancy rates in other uses. use gradual mechanisms for allowing rules to adjust based on local conditions. These could be implemented at the city level or statewide. 5. Give neighbors a financial stake in new housing. Use Tax Increment Local Transfers or Development Dividends to give nearby homeowners or renters a small 1. Price street parking. Land is not free, but cities routinely allow long-term parking on streets and public lots for little or no payment. When parking becomes congested, cities should increase prices of residential permits or meters to target a 10 to 20 percent vacancy rate. 2. Allow next-step density. Replace uniform density or height limits with dynamic ones that allow every street to become incrementally denser or higher than it already is. This allows gradual, citywide growth and prevents rapid change in any single location. 3. Adopt outcome-based zoning. Outcome-based or “performance” zoning replaces limits on land use with limits on outcomes, such as noise, pollution, and energy use. Thus, different activities can mix, but within limits on how they impact the shared environment. An outcome-based zoning form and building code have been proposed for Sidewalk Labs’ development in Toronto. 4. Let high vacancy rates trigger rezoning. High vacancy rates for particular building uses (e.g. commercial office 18 financial benefit from new development. HOW TO BUILD AFFORDABLE, THRIVING NEIGHBORHOODS 6. Relax urban growth boundaries. Urban growth bound- 8. Improve tax and utility charges. In theory, proper- aries are strict limits on property use on the immediate ty taxes and utility fees pay for the services that each outskirts of cities. Replacing inflexible limits with flexible property uses. However, some types of development ones, such as a requirement that outward growth be fis- are far more expensive to city infrastructure budgets. cally sustainable for the city, would be an improvement. Water bills, for example, should charge for feet of pipe required, as well as number of gallons used. 7. Adopt price-responsive zoning. Use market signals to periodically adjust zoning maps, adding density by default when land price or the land value per home rises above specific levels. Starting Point: Compare the price of housing in your area to the cost of construction. Is the price of old houses more than the cost of constructing new houses (typically $300,000 or less)? If so, your housing supply has not kept pace with demand—probably because of rigid regulation. 19 Strategy 7 Protect Property Rights and Affordability at the Statehouse LOCAL GOVERNMENT WORKING GROUP State policymakers can support their communities 2. Require compensation for regulatory changes that hurt by pursuing rules that limit the extent to which property owners. Cities often unfairly prevent proper- local governments may restrict property owners’ rights ty owners from using, renovating, renting, selling, or to build housing. Protecting individual rights from lower building on their own land. States should follow Arizo- levels of government is an important role for states in our na’s lead and pass the Property Ownership Fairness Act, system of federalism. Most of the regulatory changes in requiring cities to pay for these “regulatory takings” if a previous sections can be made at the local level by an change in land use regulations decreases a property’s individual city or by preempting local ordinances statewide. value. The Act allows government to ban property uses The recommendations in this section, however, are only that threaten public health or safety, but it bars officials appropriate for states. from sticking property owners with the bill when landuse restrictions go beyond what’s necessary to protect 1. Require clarity in any design requirement. If states allow local governments to enact architectural design stan- the public. Requiring officials to weigh costs and benefits discourages excessive regulation and abuse. dards, these standards should be objective and specific (e.g. require “brick cladding,” not “historically-appropriate building materials”). 3. Use international and national standard building codes. States and cities have expanded their building codes to Snapshot: Maricopa County, AZ Maricopa County put a stop to all building projects near Luke Air Force Base, which diminished the value of property by as much as 95 percent and barred owners from mounting solar panels, undertaking urgent repairs, and building new homes. Faced with claims from 200 property owners totaling nearly $20 million, county officials rescinded the ordinance. 20 HOW TO BUILD AFFORDABLE, THRIVING NEIGHBORHOODS cover energy requirements far beyond accepted safety or state tax dollars, but local zoning often blocks the standards. These energy standards drive up costs and level of density that would support transit. Higher levels reduce new housing construction. of government should require high-density zoning as a precondition for transit investments. 4. Update building codes to cover all construction methods. Modular, 3D-printed, and prefabricated housing suffer 6. Pass a Permit Freedom Act for building permits. Require from zoning and building codes that assume site- clear standards for whether a permit will be granted, a built construction. Statewide modular and 3D-printed timely response from local government, and the option building codes, certification of factories and prototypes, for independent judicial review. standard procedures for moving modules and material, and acceptance of out-of-state permits will all ease the development of these housing forms. 7. Impose zoning budgets for new housing. Require localities to zone for a pre-determined amount of new housing construction. Cities determine where, but not whether, 5. Reject transit investments without appropriate zoning. new housing will be allowed. New transit investments are typically funded with federal Starting Point: Discuss with Yes in My Backyard (YIMBY) activists, builders, and city officials what makes it difficult or expensive to build housing in your state. Is the state imposing additional burdens on top of the local restrictions? 21 LOCAL GOVERNMENT WORKING GROUP Conclusion Reformers should remember that neither Seattle and its suburbs need to reduce their regulatory decline nor booms are permanent. In 1971, two restrictions and bring housing costs back down. Realtors put up a billboard asking, “Will the last person leaving SEATTLE—Turn out the lights.” A generation later, Whatever the state of your city’s economy, releasing land Seattle is synonymous with the wired (in both senses) 21st from the zoning straitjacket will allow reinvestment and century economy. To remain innovative and competitive, reinvention to the benefit of current and future residents. Work With a Local Government Expert To determine which zoning reforms are most beneficial for your state and municipalities, contact a member of SPN’s Local Government Working Group members or the think tank in your home state. To connect with the Local Government Working Group, see the contact information on the following page. To find and connect with the think tank in your state, visit SPN’s think tank directory at SPN.org/Directory. or visit SPN.org/LocalGovernment. 22 HOW TO BUILD AFFORDABLE, THRIVING NEIGHBORHOODS Authors Greg Brooks, Better Cities Project Greg Brooks is President of the Better Cities Project (BCP), a new organization advancing free-market policy solutions in America’s 100 largest cities. Through research and working alongside others in the movement, BCP advances ideas with local elected officials, civil servants and engaged citizens, drawing new attention and audiences to the best the movement has to offer. Prior to founding BCP, Brooks owned a marketing and public affairs firm specializing in policy-related, crisis and advocacy communications. Brooks also led public affairs for the Los Angeles-based Reason Foundation, public relations for the Phoenix-based Goldwater Institute, and national outreach efforts for Compact For America, as well as other groups. Contact Greg: greg.brooks@better-cities.org Salim Furth, Mercatus Center at George Mason University, Washington, DC Salim Furth is a Senior Research Fellow and Co-Director of the Urbanity project at the Mercatus Center at George Mason University. He studies regional, urban, and macroeconomic trends and policies, and has testified before the U.S. Senate and House of Representatives. He earned his Ph.D. in economics from the University of Rochester in 2011. Contact Salim: sfurth@mercatus.gmu.edu Emily Hamilton, Mercatus Center at George Mason University, Washington, DC Emily Hamilton is a Research Fellow and Co-Director of the Urbanity Project at the Mercatus Center at George Mason University. Her research focuses on urban economics and land-use policy. Hamilton is a PhD candidate in economics at George Mason University, and an alumna of the Mercatus Center’s MA Fellowship. She received her BA in economics from Goucher College. Contact Emily: ehamilton@mercatus.gmu.edu Michael Hendrix, Manhattan Institute, New York Michael Hendrix is Director of State and Local Policy at the Manhattan Institute. Previously, he served as senior director for research and emerging issues at the US Chamber of Commerce Foundation. Hendrix is a frequent public speaker, and his writings have appeared in, among others, National Review, City Journal, and National Affairs. He holds an M.A. in international relations from the University of St. Andrews (Scotland), as well as a certificate in strategy and performance management from Georgetown University. Contact Michael: mhendrix@manhattan-institute.org Christina Sandefur, Goldwater Institute, Arizona Christina Sandefur is Executive Vice President at the Goldwater Institute. She also develops policies and litigates cases advancing healthcare freedom, free enterprise, private property rights, free speech, and taxpayer rights. Christina has won important victories for property rights in Arizona and works nationally to promote the Institute’s Private Property Rights Protection Act, a state-level reform that requires government to pay owners when regulations destroy property rights and reduce property values. Christina is a graduate of Michigan State University College of Law and Hillsdale College. Contact Christina: csandefur@goldwaterinstitute.org 23 Contact State Policy Network State Policy Network 1655 North Fort Myer Drive Suite 360 Arlington, VA 22209 SPN.org facebook.com/StatePolicy twitter.com/StatePolicy linkedin.com/company/state-policy-network