TABLE OF CONTENTS
ACKNOWLEDGMENTS .. . XI
INTRODUCTION 1
CHAPTER I. A Brief History of Zoning 9
"Euclidean" Zoning 9
Standard Zoning and Planning Enabling Acts 15
Planned Unit Developments 18
Performance Zoning 23
Form-based Zoning 26
The Result: Euclidean Hybrid Zoning 34
CHAPTER 2 Failed Assumptions 39
A Few General Rules Will Do It 39
Separate the Uses 41
Greenfield Standards Are Better 45
Variances Will Be Rare 48
Nonconformities Will Go Away 49
Zoning Rules Need to Be Static 55
Zoning Is a Technical Matter 58
CHAPTER 3 Evolving Land Use Drivers 61
The Enormous Market 64
Tax Limits 71
Transportation Systems 74
Housing Affordability 79
NIMBYism 82
CHAPTER 4 Governing Well 87
Effectiveness 89
Responsiveness 91
Fairness 93
Efficiency 97
Understandability 99
Predictable Flexibility 102
CHAPTER 5. The Legal Framework for Change 105
Due Process 108
Regulatory ''Takings" of Property 111
The First Amendment 114
Equal Protection 117
Vested Rights 121
Vagueness 123
Preemption by State and Federal Law 125
CHAPTER 6 What Have We Learned? 129
Eight Lessons 129
Focusing on the Process of Zoning Change 133
CHAPTER 7 A Better Way to Zone 137
More Flexible Uses 140
The Mixed-use Middle 146
Attainable Housing 154
Mature Areas Standards 162
Living with Nonconformities 169
Dynamic Development Standards 176
Negotiated Large Developments 183
Depoliticized Final Approvals 189
Better Webbing 196
Scheduled Maintenance 203
What About the Other Good Ideas? 207
CHAPTER 8 The Way Forward 211
Audit for Specifics 213
Prioritize for Political Will 214
Draft for Integration 216
Illustrate How 217
Adopt the Possible 218
SUGGESTED READING LiST 223
NOTES 225
BIBLIOGRAPHY 231
INDEX 233