Co-authored by Kiley Yuthas, Graduate Intern
On April 24, 2026, NLC, the American Planning Association (APA), the National Association of Home Builders (NAHB) and the National Association of REALTORS® (NAR) convened the America’s Housing Comeback Advisory Group in Detroit, Mich., at APA’s 2026 National Planning Conference to discuss land use, zoning and development strategies for accelerating housing production.
America’s Housing Comeback, a partnership between the four organizations, accelerates and builds on successful housing supply initiatives at the local level by enhancing federal-local and public-private partnerships.
Key Takeaways from the America’s Housing Comeback Land Use Advisory Group
Modernizing Zoning and Regulatory Processes
Local land use policies and practices are in a period of remarkable change. APA Principal of Public Affairs Jason Jordan shared with participants the state of municipal zoning and looked ahead to emerging practices and new frontiers to build on recent gains and advance housing and development goals.
- Zoning reform should focus on addressing time, predictability and expense barriers for construction projects. Shortening wait times and establishing predictable processes for project review and approval can make development more appealing by reducing risk and associated costs.
- In addition to basic reforms, many communities are exploring code changes that allow for more infill and added density to increase availability of housing units. Zoning changes include allowances for Accessory Dwelling Units and “missing middle” housing options like duplexes, triplexes, courtyard buildings and cottage-style clusters. Some are also exploring rezoning industrial areas and facilitating office-to-residential conversions to open up new opportunities for housing production.
- Building code reform is the next frontier for affordability. Some cities are exploring allowing buildings with three or four units to meet International Residential Code rather than the International Building Code, which would tailor safety standards to smaller buildings and reduce construction costs. Similar amendments for higher-density development can make such projects more financially feasible. Municipalities and states are also exploring single-stairway reforms as another way to cut costs and accelerate multifamily construction.
Economic and Political Realities
Zoning expert Don Elliott emphasized four key considerations for planners and municipal leaders working to a build better housing systems in their communities:
- Municipalities must confront the reality that “growth almost never pays its own way.” Elliott argues investment of public funds to subsidize housing production is essential to creating more effective housing systems, as additional costs and fees can stifle development.
- Regional thinking supports smaller cities, towns, and villages in achieving their housing and development goals. Regional commissions can act as technical advisors to municipalities to coordinate housing and economic development efforts across regions, and can serve as important connectors for municipal leaders to share ideas.
- The housing continuum is “fragile” in the sense that barriers to one type of housing can have ripple effects throughout the market. For example, high interest rates preventing housing construction can constrain choice for first-time buyers, increasing demand for rental units and creating the conditions for predatory rental practices that most severely impact lower-income renters.
- Building public support for zoning and planning reforms is key to creating sustainable housing systems in the long term. Highlighting equity impacts when engaging with community members — including renters in public discussions alongside property owners — and targeting messaging at the “rational middle” who are likely to support community-minded reforms can help municipal leaders build public support and combat NIMBYism.
Leveraging Technology and Data for Better Planning
Artificial intelligence (A) and other digital tools are augmenting cities’ ability to assess potential impacts of zoning plans and policy and more effectively engage community members in development and comprehensive planning.
Esri Director of Planning & Community Development Markets Keith Cooke shared emerging technologies being used by planners and municipal leaders across the country:
- Applications of AI technology range from assessing accuracy and completeness of permitting applications to using predictive modeling to anticipate infrastructure needs, traffic patterns and downstream impacts of policy changes. Advanced “digital twin” modeling is emerging as a new industry standard, combining a variety of spatial and contextual data to create a digital replica of the regulatory conditions and spatial context for a specific area. This new modeling allows planners and policymakers to explore real-time conditions and scenarios in their municipalities, facilitating more accurate development reviews and supporting collaboration between departments.
- 3D visualization technology is also emerging as a helpful tool for engaging community and building buy-in for individual developments while helping planners conceptualize the impacts of larger-scale city planning efforts. In Mesa, Ariz., planners used immersive 3D visualization to show community members how transit-oriented development could transform their community for the better. Planners in Honolulu, Hawaii used neighborhood-level visualizations to explore and communicate the impacts of municipal zoning and policy changes.
Planners, administrators and other municipal leaders are forging new paths to create robust housing systems with accessible options for all residents. By utilizing emerging practices for planning and zoning, streamlined approval process and reducing cost barriers to construction, they can reduce costs and create conditions to accelerate housing production. Deploying advanced technologies for modeling and stakeholder engagement can help evaluate downstream impacts and build public support. Acknowledging economic and political realities in cities allows leaders to make pragmatic decisions for long-term sustainability in local housing ecosystems.
Special thanks to Clarion Associates, LLC, Esri, and Michigan Municipal League for attending the convening.
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