Walden University ScholarWorks Walden Dissertations and Doctoral Studies Walden Dissertations and Doctoral Studies Collection 2017 Impact of Plans, Finance, and Zoning Policies on What Developers Choose to Build Michele Ann Williams Walden University Follow this and additional works at: https://scholarworks.waldenu.edu/dissertations Part of the Public Health Education and Promotion Commons, Urban, Community and Regional Planning Commons, and the Urban Studies and Planning Commons This Dissertation is brought to you for free and open access by the Walden Dissertations and Doctoral Studies Collection at ScholarWorks. It has been accepted for inclusion in Walden Dissertations and Doctoral Studies by an authorized administrator of ScholarWorks. For more information, please contact [email protected]. Walden University College of Social and Behavioral Sciences This is to certify that the doctoral dissertation by Michele A. Williams has been found to be complete and satisfactory in all respects, and that any and all revisions required by the review committee have been made. Review Committee Dr. Anne Hacker, Committee Chairperson, Public Policy and Administration Faculty Dr. Olivia Yu, Committee Member, Public Policy and Administration Faculty Dr. Kirk Williams, University Reviewer, Public Policy and Administration Faculty Chief Academic Officer Eric Riedel, Ph.D. Walden University 2017 Abstract Impact of Plans, Finance, and Zoning Policies on What Developers Choose to Build by Michele A. Williams MBA, University of Phoenix, 2002 BS, Duquesne University, 1985 Dissertation Submitted in Partial Fulfillment of the Requirements for the Degree of Doctor of Philosophy Public Policy and Administration Walden University September 2017 Abstract While there is considerable academic research on the intersection of comprehensive plans, finance policies, zoning policies and how these factors influence real estate developers’ choice of what land to develop and what buildings to construct on that land, little is understood about whether these three variables promote or hinder real estate developers’ choice of whether to build communities that promote healthy living. Using urban planning theory as the foundation, the purpose of this correlational study was to determine how real estate developers’ decisions are made to support healthy New Urbanism development in the United States. Secondary data from the Urban Land Institute were used for this multiple regression study that explored the degree to which comprehensive plans, finance, and zoning policies predict the likelihood that real estate developers will build New Urbanism communities in the United States. Findings indicated that comprehensive plans, finance policies, and zoning policies had a statistically significant influence on real estate developers’ decisions on the types of communities to build in the United States by 53.6%, 46.8%, and 71.6% respectively p < .05. The information presented in this study is important to urban planners/designers, health care professionals, and municipal officials because of the intra and interdisciplinary approach of the built environment as a nonmedical determinant of health. Cultivating public and private collaboration to develop public policy could affect social change by directly affect the alterations and improvements in the built environment health that either promote or impede healthy outcomes. Impact of Plans, Finance, and Zoning Policies on What Developers Choose to Build by Michele A. Williams MBA, University of Phoenix, 2002 BS, Duquesne University, 1985 Dissertation Submitted in Partial Fulfillment of the Requirements for the Degree of Doctor of Philosophy Public Policy and Administration Walden University September 2017 Dedication Be the change you wish to see in the world. My vision is health for all, regardless of where one lives. I dedicate this dissertation to all those who have come before and who will come after me to have the courage and tenacity to stand strong for their convictions even in the face of no agreement. Innovative organizations such as the Congress for New Urbanism (CNU), LOCUS, Smart Growth America, and Urban Land Institute (ULI) have led the charge for advocacy, policy development, and research that in some way have put health into all policies. The local and state organizations that come together with the community to develop strong comprehensive plans that improve population health, support economic development to stimulate stimulating job growth, consider impacts to the environment, and enhance improvements in housing and education. I am also grateful for all the researchers whose work I have used, resourced, and mention, and whose encouragement I appreciate! This dissertation is also a friendly challenge to my real estate investing peers, rehabbers, flippers, and developers to make small changes that can add health in their build environment endeavors, to develop private-public partnerships to leverage financing for affordable housing and development, and to create opportunities to make the healthy choice the easy choice through the built environment. Lastly, for all the women over 50 who have a burning desire to make a significant positive impact and are yearning for that Second Act Career, just go for it. You are an inspiration and a flame that must sparkle brightly! Acknowledgments When you have cheer leaders in your corner, amazing things happen. Dr. Anne Hacker’s wisdom, creativeness, unending support, and encouragement to think critically for the truth and made her the most awesome chair that I could have possibly imagined. Thank you to Dr. Olivia Yu who broadened my horizons, provided alternative views, and asked all the right questions to have me explore all possibilities, and to Dr. Kurt Williams for joining my dissertation team and supporting me along the way. And if it were not for my dissertation coach, Dr. Sharonica Johnson, I would probably be still stuck on Chapter 1! Everyone should have such a spirited and gifted coach to add accountability and focus to the process. Four people may not even know the impact they have had on this dissertation; nonetheless, they deserve recognition. Dr. Carol Lieberman, Health Science Faculty at Walden, that set my APA writing and public health knowledge on track at the start; Delaware Planning Director Ms. Connie Holland that inspired me to develop my research topic and sharing the importance of policy and public opinion in successful and effective planning; America’s most bicycle-friendly (former) governor Mr. Jack Markell to Motivate the First State by spending millions on Walkable Bikeable Delaware because he clearly saw the connection that fitness and the built environment promotes health and economic prosperity; and Mr. John Hollis, whose continuous optimism, selfless service, and big world view that inspire all of us to put health as a priority in all we do. For my family and friends that I have abandoned during my dissertation journey, I appreciate your encouragement and understanding. Sam, Eve, George, Chris, Jill, Matt, Aileen, Kent, oh my, there are so many and too many of you to list here. I am blessed to have you all in my life, and look forward to reconnecting. Lastly, to my best friend, best bike buddy, best partner and husband Jay, I appreciate you more than you know for your unfailing and constant support for riding this ride with me to the finish line. It is the small, simple, and special things that you do that make my life easy and joyous. It is now time to catch up on those cycling trips, the miles, and the tandem. You’re the best! Table of Contents List of Tables................................................................................................................... v List of Figures ................................................................................................................ vi Chapter 1: Introduction to the Study ................................................................................ 1 Background ............................................................................................................... 3 Problem Statement ..................................................................................................... 5 Purpose of the Study .................................................................................................. 7 Research Question and Hypothesis .......................................................................... 10 Conceptual Framework for the Study ....................................................................... 11 Theoretical Framework for the Study ....................................................................... 12 Nature of the Study .................................................................................................. 14 Definitions ............................................................................................................... 16 Assumptions ............................................................................................................ 26 Scope and Delimitations .......................................................................................... 27 Limitations .............................................................................................................. 28 Significance ............................................................................................................. 30 Summary and Transition .........................................................................................