60 Distillation Guidebook Co-Lab • 9.18–9.19 2025 do not take place overnight. Investing in infrastructure improvement after housing is built is an uphill battle – there needs to be forethought. The City needs to show that it is making a commitment to inclusionary zoning by building the infrastructure necessary for residents who do not drive to be able to live in these neighborhoods. One take-away from these initial conversations is to prioritize development close to transit. Transportation Oriented Development (TOD). Janet was thinking about the locations of transit throughout the City that are close to areas currently zoned as single-family residential. For example, multiple bus routes stop at the mall. Just outside the boundary of the mall is a large residential neighborhood. As the City considers the future land use (based on the Comprehensive Plan, of course), this area could be a top priority, while some of the other areas await capital improvements and funding sources. The idea of medium-density residential units, with pedestrian friendly, tree-lined paths to the mall made Janet smile. Once there, residents could shop, eat, or hop on a bus to downtown (or elsewhere in the county). Just as Janet was beginning to regain confidence that the elimination of singlefamily zoning would support community housing growth, she was hit by a systemic issue. In this current economy, big developers are concerned about costs. There are obvious costs, such as those related to parking and building materials, but also hidden costs, such as those related to the land development and permitting processes. These costs are measured in both dollars and time. The application, the waivers, the various committees and commissions, permits, the list goes on. One of the top costs (both in terms of money and time) is stormwater management. This has become increasingly complex over the past two decades. Site planning to include stormwater, alongside sewer and water, adhering to MS4 requirements, all while understanding the legality of right-of-way, easements, and dedications requires a level of knowledge that only the best consultants can offer. Similar to transportation infrastructure, this is an area where the City must prioritize. Janet and her colleagues often discuss planning for 5-years, 10-years, 20-years down the line. This is the reality of planning. Unfortunately, this goes in one ear and out the other for a community that wants/needs housing now. What is difficult for large developers, creates years-long obstacles for nonprofit developers, and insurmountable barriers for small developers and homeowners. In a community experiencing a housing crisis – not in the
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