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2. Upzone Resource Land

Okay, here's the revised paper, incorporating the suggested improvements to enhance its impact and persuasiveness:

title: " 2. Upzone Resource Land"​

Upzone Resource Land: A Bold Solution for Affordable Housing and a Sustainable Future​

Introduction

Across America, families are facing a crushing reality: housing is simply unaffordable. In thriving urban centers and even smaller towns, rents and home prices have spiraled out of reach, forcing individuals into precarious living situations, long commutes, and a constant struggle for economic stability. Consider this: In major metropolitan areas, median rents now consume over 30% of the average household income, pushing millions to the brink of housing insecurity. Meanwhile, vast tracts of land, often designated as "resource land" for forestry, agriculture, or mining, lie underutilized and zoned for low-intensity uses, effectively locking them away from desperately needed housing development.

This paper argues that upzoning resource land -- strategically and responsibly rezoning suitable areas for housing -- is not just a policy option, but a moral and economic imperative. It presents a powerful, yet often overlooked, solution to unlock land for affordable housing, promote smart growth, and build a more sustainable and equitable future for all. By embracing this bold strategy, we can begin to reverse the tide of the housing crisis and create communities where everyone has the opportunity to thrive.

What is Resource Land?

"Resource land" encompasses areas primarily zoned and historically used for resource extraction or management. This includes:

  • Forestry Land: Timberlands designated for harvesting and forest management.

  • Agricultural Land: Farmland and grazing areas, particularly in the expanding peri-urban fringe.

  • Mining Land: Mineral extraction sites, including brownfields where mining has ceased.

  • Other Open Space: Large undeveloped tracts, potentially buffer zones or historically resource-dependent areas.

Crucially, much of this resource land, especially near existing urban areas and transportation networks, is zoned for low-density uses. This zoning artificially restricts housing supply, driving up prices and limiting housing choices precisely where people need them most.

The Argument for Upzoning Resource Land: Unlocking Opportunity and Sustainability

Upzoning resource land for responsible housing development offers a compelling array of benefits, creating a win-win scenario for affordability, sustainability, and economic vitality:

  • Directly Addressing the Housing Affordability Crisis: The fundamental driver of unaffordable housing is a lack of supply. Studies consistently demonstrate that increasing housing supply is the most effective way to moderate costs. For example, analyses show that a 10% increase in housing stock can lead to a 5-10% decrease in rents and home prices. Strategically upzoning suitable resource land acts as a powerful lever to inject much-needed supply into constrained markets. By focusing on peri-urban resource areas, we can create infill and expansion opportunities that directly alleviate pressure in existing communities and make homeownership and renting attainable again for working families.

  • Promoting Smart Growth and Combating Sprawl: Unlike sprawling greenfield development that consumes pristine landscapes and necessitates costly new infrastructure, upzoning resource land allows for smart densification. This approach concentrates housing growth in areas that may already possess some infrastructure or are strategically positioned for cost-effective expansion. In fact, research indicates that dense urban cores can reduce per capita infrastructure costs by as much as 30-40% compared to low-density sprawl. By prioritizing resource land near existing urban areas and planned transit corridors, we build more walkable, bikeable, and transit-oriented communities, reducing car dependence and fostering a more connected urban fabric.

  • Stimulating Economic Growth and Creating Diverse Job Opportunities: Developing housing on upzoned resource land is a powerful engine for economic growth. Beyond the immediate creation of construction jobs and skilled trades positions (electrical, plumbing, HVAC), new housing developments revitalize local economies. Increased population density supports local businesses -- from restaurants and shops to childcare centers and professional services -- creating a multiplier effect of economic activity. Furthermore, more affordable housing can attract businesses and talent to a region, fostering innovation and economic competitiveness. Consider the potential: Redeveloping underutilized forestry land into a mixed-use community can generate not only construction jobs but also long-term employment in retail, services, and potentially even new industries attracted by the revitalized area.

  • Strategic Environmental Stewardship and Mitigation: While any development has environmental impacts, upzoning resource land, when done strategically and responsibly, can actually improve environmental outcomes compared to unchecked sprawl. Our approach prioritizes:

    • Brownfield Redevelopment: Transforming previously disturbed mining land or industrial forestry sites into housing not only provides homes but also remediates environmental damage and revitalizes blighted areas. Imagine converting an abandoned mine site into a thriving mixed-income neighborhood with green spaces and restored ecosystems.

    • Careful Selection of Less Sensitive Areas: Within larger resource zones, we can identify and prioritize areas with lower ecological value for development, minimizing impacts on critical habitats.

    • Densification as an Environmental Benefit: By concentrating growth and reducing sprawl, we protect vast tracts of natural landscapes from fragmentation and development pressure. Denser communities also facilitate the use of public transit, cycling, and walking, significantly reducing carbon footprints. Dense urban cores, for example, can emit up to 50% less CO2 per capita than sprawling suburbs.

    • Integrating Green Infrastructure and Climate Resilience: New developments on upzoned land can be designed to incorporate green roofs, permeable pavements, urban forests, and other green infrastructure elements, mitigating runoff, reducing urban heat island effect, and enhancing biodiversity. Furthermore, building to climate-resilient standards (flood-resistant design, wildfire-resistant materials) is crucial, especially in areas prone to natural disasters. This directly aligns with our "See climate change mitigation," "Biodiversity," and "Natural Disasters" preparedness priorities.

Addressing Potential Concerns Through Proactive Solutions

We acknowledge that upzoning resource land requires careful consideration and proactive mitigation of potential concerns. Our policy framework directly addresses these challenges:

  • Community Engagement, Not Opposition: We reject the notion that community input is an "obstacle" to overcome. Instead, we embrace "Robust Community Consultation" as an essential element of successful densification. We propose:

    • Early and Ongoing Dialogue: Initiating community conversations before rezoning decisions are made, ensuring residents are partners in shaping the future of their neighborhoods.

    • Participatory Planning Workshops and Design Charrettes: Actively involving residents in design workshops and planning sessions to shape the character and amenities of new developments, fostering a sense of ownership and shared vision.

    • Community Benefit Agreements (CBAs): Negotiating legally binding agreements between developers and communities to ensure that new projects deliver tangible benefits to existing residents, such as new parks, community centers, affordable units within market-rate developments, or infrastructure improvements.

    • Visualizations and Transparent Information: Utilizing clear visuals, online dashboards, and accessible information sharing to demonstrate proposed developments, address concerns, and build trust.

  • Strategic and Funded Infrastructure Investment: We recognize that densification requires upfront investment in infrastructure. Our policy framework includes a commitment to "Strategic Infrastructure Investment" and proposes concrete funding mechanisms:

    • Dedicated Infrastructure Bonds: Issuing bonds specifically earmarked for infrastructure upgrades necessary to support densification in upzoned areas.

    • Development Impact Fees: Implementing fees on new developments to directly fund infrastructure improvements and community amenities needed to accommodate growth.

    • Public-Private Partnerships: Leveraging partnerships with the private sector to share infrastructure costs and accelerate project delivery.

    • Prioritizing Cost-Effective Infrastructure: Focusing on smart infrastructure solutions that are efficient, sustainable, and cost-effective in the long run, such as investing in public transit, walkable and bikeable networks, and distributed green infrastructure. Densification, in fact, reduces long-term per capita infrastructure costs compared to sprawl, making this a fiscally sound strategy.

Policy Recommendations: A Clear Path Forward

To effectively implement upzoning resource land and realize its full potential, we recommend the following actionable policies:

  • Federal Incentives and Technical Assistance for Local Zoning Reform: The federal government should play a proactive role in encouraging and supporting zoning reform at the local level. This includes:

    • Establishing a "Densification Grant Program": Offering competitive grants to municipalities that commit to reviewing and revising zoning regulations to allow for increased density on suitable resource land, particularly near transit and job centers.

    • Providing Model Zoning Ordinances and Best Practices Guides: Developing and disseminating model zoning codes and planning guides that showcase best practices for upzoning resource land responsibly and effectively.

    • Offering Technical Assistance and Expertise: Providing planning grants and technical expertise to local governments to conduct zoning reviews, engage communities, and develop context-sensitive densification plans.

  • State-Level Mandates and Funding for Affordable Housing on Upzoned Land: State governments are crucial for setting the framework and providing resources for affordable housing development:

    • Enacting "Fair Share Housing" Laws: States should mandate that all municipalities take responsibility for contributing to regional housing needs, including affordable housing, and should set density targets for areas near transit and job centers.

    • Establishing a "State Affordable Housing Trust Fund": Creating a dedicated state fund to provide low-interest loans, grants, and tax credits to developers who build affordable housing on upzoned resource land.

    • Streamlining State-Level Permitting for Densification Projects: Reducing bureaucratic hurdles and expediting state-level permits for housing projects that meet affordability and sustainability criteria in upzoned areas.

  • Local Governments to Embrace Proactive and Transparent Planning: Local governments are on the front lines of implementation and must commit to:

    • Conducting Comprehensive Zoning Reviews: Undertaking thorough reviews of zoning regulations on resource land, identifying areas suitable for responsible upzoning and updating zoning codes accordingly.

    • Implementing "Inclusionary Zoning" Policies: Mandating that a percentage of units in new developments on upzoned land are affordable to low- and moderate-income households.

    • Establishing Clear and Streamlined Permitting Processes: Creating predictable and efficient permitting processes for infill and densification projects, reducing delays and uncertainty for developers.

    • Prioritizing Community Engagement and Participatory Planning: Implementing robust and ongoing community engagement strategies throughout the planning and development process, ensuring residents have a meaningful voice in shaping their communities.

  • Establish Metrics for Success and Ongoing Evaluation: To ensure accountability and continuous improvement, we must:

    • Develop Clear Metrics: Establish measurable goals for housing affordability, housing production, environmental impact (reduced sprawl, green space preservation), and community satisfaction related to upzoning initiatives.

    • Conduct Regular Policy Evaluations: Implement bi-annual or annual assessments to track progress against metrics, identify challenges, and adapt policies as needed based on data and community feedback. A transparent "Housing & Livability Scorecard" can be used to publicly track progress and ensure accountability.

Conclusion: Building a Brighter Future Through Smart Densification of Resource Land

Upzoning resource land is not just about building more houses; it's about building a better future. It's about creating communities where housing is affordable, neighborhoods are vibrant and walkable, and growth is environmentally sustainable and socially equitable. By strategically and responsibly upzoning resource land, we can unlock the potential for:

  • Affordable Housing: Making homeownership and renting attainable for more families and individuals, easing financial burdens and promoting economic security.

  • Smart, Sustainable Growth: Combating sprawl, protecting natural landscapes, and building more resource-efficient and climate-resilient communities.

  • Economic Opportunity and Vitality: Stimulating economic activity, creating jobs, and fostering innovation and prosperity in our cities and towns.

  • Stronger, More Inclusive Communities: Building neighborhoods where people from all walks of life can live, work, and thrive together, fostering social cohesion and shared prosperity.

This is a bold vision, but it is an achievable one. By embracing the strategy of upzoning resource land and committing to the policy recommendations outlined in this paper, we can take a decisive step towards solving the housing crisis and building a brighter, more sustainable, and equitable future for all. Let us seize this opportunity to create communities that truly reflect our values of opportunity, sustainability, and justice.