Ontario County officials say outdated zoning laws are a major obstacle to solving the region’s housing shortage, particularly for workforce and multi-family housing. A recent editorial from the county’s Housing Ad Hoc Committee outlines the critical role that local development policies play in either constraining or catalyzing solutions.
The 2022 Ontario County Housing Needs Assessment, funded by the American Rescue Plan Act, revealed that restrictive zoning codes across towns, villages, and cities disproportionately favor low-density, single-family housing. This development pattern not only limits housing variety but also contributes to rising housing costs that push out first-time buyers, low- to moderate-income families, and older residents on fixed incomes.
“Zoning reform isn’t just about planning. It’s a quality-of-life issue,” said Phelps Town Supervisor Bill Wellman, who also serves on the county’s Ad Hoc Committee. “If we’re serious about solving the housing crisis, every municipality in the county needs to reconsider how its zoning laws are contributing to the problem.”
Barriers to affordable housing are an issue.
The editorial highlights how zoning regulations often prohibit smaller or more flexible housing options—such as townhomes, tiny homes, accessory apartments, and condos—which could provide more affordable pathways to homeownership or rental living. Meanwhile, developers are burdened by mandates to build costly amenities and infrastructure, further inflating project costs and deterring new construction.
Adding to the challenge is the age of existing rental stock. The average year rental units were built in Ontario County is 1959, and many are poorly insulated and inefficient. With demand outpacing supply, landlords face little market pressure to renovate, leaving renters with high utility bills and limited housing quality. According to the Housing Needs Assessment, 79% of renters report difficulty affording basic needs like food, healthcare, and childcare due to housing costs.
What are some possible solutions?
To address these issues, the county is urging municipalities to modernize their comprehensive plans and implement reforms aligned with the Housing Needs Assessment. Recommended changes include:
- Allowing higher-density housing: This would enable construction of smaller homes, apartments, and townhouses in areas near jobs and transit.
- Encouraging mixed-use developments: Integrating housing with retail, office, and community services can create walkable neighborhoods and repurpose underused commercial buildings.
- Adopting inclusionary zoning: Requiring developers to reserve a percentage of new units for low- and moderate-income households can help ensure new growth is accessible.
- Streamlining approvals: Simplifying the permitting process for affordable housing could reduce delays and costs, making such projects more attractive to developers.
“The County Planning Board plays an important role in guiding smart growth,” said board member Ruth Cahn. “We need more residents involved because housing affects everyone.”
How do you balance growth and community character?
Officials acknowledge that zoning reform must strike a balance with preserving community character. Public apprehension about increased density or changing neighborhood aesthetics can often derail housing projects. To address this, the editorial suggests implementing clear design guidelines to ensure new developments complement their surroundings.
Such guidelines can express community preferences while offering developers predictability. That clarity can help minimize conflict and facilitate more timely approvals.
What’s the path forward?
Ontario County’s population continues to grow, and housing demand is expected to rise with it. Leaders say the time to act is now. Revising local zoning laws and development processes could unlock a new era of housing opportunity that is equitable, diverse, and sustainable.
“The status quo is no longer sustainable,” Wellman said. “This is a countywide challenge that demands a countywide commitment.”
The full Ontario County Housing Needs Assessment and related resources can be found below.