By Michael Rodriguez · December 4, 2024

When we think of zoning reform, the focus often lands on cities—dense urban cores, sprawling suburbs, and the challenges they face with housing affordability, transportation, and equity. However, zoning and zoning solutions are just as critical for rural areas. These communities are deeply impacted by inefficient and exclusionary land-use policies, with consequences that threaten their character, economies, and long-term sustainability.

Rural areas may not face the same housing shortages or congestion as urban areas, but they encounter unique challenges that zoning reform can help address. Consider the rural main street—a quintessential feature of many small towns. These central corridors were historically the hubs of community life, lined with local businesses and shared spaces. Over time, however, outdated zoning codes have pushed development away from these cores. Large lot requirements, single-use zoning, and auto-centric design have spurred sprawl, leaving main streets to languish while new commercial strips and housing developments crop up on the outskirts.

This trend has significant fiscal implications. Sprawl in rural areas often leads to higher infrastructure and service costs for local governments, which must extend roads, utilities, and emergency services further into the countryside. At the same time, farmland—the backbone of rural economies and a source of community identity—is often lost to poorly planned development. Protecting these critical assets requires a thoughtful approach to land use, which zoning reform can provide.

One of the most pressing reasons rural communities should consider zoning reform is to combat the fiscal drain of sprawl. SGA research with several communities shows that compact, mixed-use development is far more cost-effective for local governments. By encouraging growth near existing infrastructure, rural towns can save money, reduce maintenance burdens, and preserve valuable open space. This approach also helps strengthen main streets, allowing them to compete with sprawling developments by making them vibrant, walkable, and accessible for residents and visitors alike.

Zoning reform in rural areas also has a significant role to play in housing diversity. Many rural communities face limited options, often with large-lot, single-family homes dominating the landscape. By updating zoning codes to allow for “missing middle” housing—such as duplexes, triplexes, and cottage clusters—rural areas can offer more affordable, accessible options for families, seniors, and young professionals. This diversity is essential to sustaining rural populations, ensuring that people of all ages and income levels can live and thrive in their communities.

At the Center for Zoning Solutions, we believe that zoning reform must consider the unique needs of rural areas. Our technical assistance programs help communities develop land-use policies that protect farmland, reinvigorate main streets, and support fiscal health. Through advocacy, education, and thought leadership, we aim to empower rural leaders to rethink zoning as a tool for growth, preservation, and resilience.

Zoning and zoning reform matter to rural areas as much as they do to urban areas. These communities have the opportunity to lead the way in smart growth policies that balance development with preservation, ensuring a bright and sustainable future for generations to come. Rural America deserves well-designed, accessible, and vibrant places—and zoning reform is a crucial step toward achieving this vision.