Some Thoughts on the Democratization of Land Use (aka zoning)

A recent Southern Urbanism article features reflections from I’On co-founder Geoff Graham on the early vision for I’On and how zoning and the democratization of land use ultimately altered plans for a more diverse, mixed-income neighborhood. Author Aaron Lubeck also shares his thoughts on why comprehensive plans and the politicization of housing through zoning are fatally problematic.

Article snippet:

When we sought our rezoning for I’On, the town’s staff was an important advocate. They had just completed a large comprehensive plan calling for exactly what we wanted to build (walkability, mixed-use, diversity of housing types, infill, etc), and had effectively been recruiting developers who shared that vision. Unfortunately, the town’s zoning did not reflect their plan and so anything a developer wanted to do that aligned with vision still required a political campaign.

Fortunately for us, a number of influential local groups supported the vision laid out in their comprehensive plan, and when we began seeking our rezoning, they allied with us to help us secure the permissions we needed to build something special. The Coastal Conservation League was among them and their assistance was crucial. What we did for three years would appropriately be called “beating the drum.” I would guess that at the time there had never been more community outreach for any endeavor in the town’s history.

It was expensive and, unfortunately, divisive. Zoning is divisive by its very nature, so the acrimony was unavoidable. It imposed costs that were direct and indirect, obvious and hidden. Those costs were ultimately shared both by us (the developer) and the community.

Read the full Southern Urbanism article.