Many cities around the world face severe housing affordability issues. One of the primary reasons is highly restrictive zoning regulations. Zoning—the rules that dictate what can be built on any given lot—was originally designed to manage urban issues such as congestion, pollution, and shadow impacts.

Over time, however, planners aligned with property owners to tighten these rules. Planners disliked urban density and were more than happy to reduce it. Homeowners realized that stricter codes could preserve their property values and exclude low-income residents and minorities from their neighborhoods.

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When we think of New York, we think of Manhattan and its supertall skyscrapers. Consequently, we believe the city is one of the densest places on Earth—a Hong Kong on the Hudson. Yet, looking upward distracts us from another reality: New York is not that dense when considering its overall land area. Once you leave Manhattan and pass through the outer historic boroughs, you find a distinctly suburban city. The landscape comprises block after block of single-family homes, strip malls, and wide, car-dominated streets. New York is, therefore, a tale of two cities—one of skylines, and one of sprawl.