As warehousing and distribution centers (W&D) rapidly expand, nearby communities, especially those that have been historically marginalized, face growing health risks from increased freight traffic. This research examines how local and state zoning decisions across the U.S. influence the placement and regulation of W&D facilities, and whether those actions consider environmental justice (EJ) principles.
Abstract
Problem, research strategy, and findings: Warehousing and distribution center (W&D) expansion has raised concerns about the disproportionate exposure of nearby communities to freight traffic and its resulting health consequences. While local governments wield several tools to manage logistics-related development, few may be as consequential to public health disparities as zoning. In this study we synthesized the state of recent U.S. zoning actions related to W&D, examining their role as tools—or barriers—for advancing public health in communities historically burdened by freight traffic. Specifically, we investigated 92zoning actions at 67 locations (51 municipalities, 9 counties, and 7 states) and assessed the level at which environmental justice (EJ) principles informed these actions. The most common zoning actions were discretionary decisions on site permits (n ¼ 32). While we offer examples of councils considering EJ issues raised by communities, discretionary processes have drawbacks. Other actions include long-term plans (n ¼ 17), land use definitions (n ¼ 13), development standards (n ¼ 12), and conditional use permitting (n ¼ 14). We also examined four state-level policies. Many regulations restrict by-right W&D development with little indication that these changes are intended to benefit historically burdened communities.
Takeaway for practice: Local jurisdictions lack a unified regulatory approach to W&D. However, long-term plans and state environmental policies guide jurisdictions with the most EJ-explicit actions. Equitable and healthy urban freight requires clear strategic land use priorities and environmental safeguards for vulnerable communities but could also include flexibility for W&D development outside conventional industrial areas. We discuss how these findings fit into contemporary debates about zoning and urban freight planning
Fried, T., Tejada, C., Dennis-Bauer, S., Bolbaatar, O., Goodchild, A., Marshall, J. D., … García, L. (2025). Logistics of Zoning, Zoning for Logistics: Toward Healthy and Equitable Development for Urban Freight. Journal of the American Planning Association, 1–18. https://doi.org/10.1080/01944363.2025.2515134
