Episode 3 of 3 in our Zoning SeriesIn this final episode of our three-part deep dive with urban strategist Mike Hathorne, we shift from diagnosing the problems with zoning and density… to exploring the solutions. And the biggest solution is one most people misunderstand: mixed use. To explain it, we start with a simple metaphor—pizza. Modern zoning forces us to eat pizza one ingredient at a time: dough here, sauce there, cheese somewhere else. No wonder it tastes terrible. Mixed use is what happens when the ingredients actually come together the way they always have throughout history.Mike and I unpack:

• What mixed use really means (horizontal vs. vertical, organic vs. regulated)
• Why every beloved historic town on Earth is mixed use—even if people don’t think of it that way
• Why so much modern “mixed use” feels fake or Disneyfied
• The difference between authentic vs. formulaic development
• Why master-planned mixed use often fails
• How to build neighborhoods that evolve flexibly with the market
• Why walkability and human-scale design naturally produce better places
• How mixed use strengthens community, wellbeing, and human flourishing
• Why real estate must become a community-building tool instead of just a financial vehicle

We also talk about authenticity, human-scale design, why new developments feel shallow, how cars changed everything, and why the most successful mixed-use communities grow incrementally, not all at once.This episode closes the loop on zoning, density, mixed use, and the deeper truth beneath them all: our built environment shapes us—and we can choose to shape it back. If you want to feel hopeful about how American neighborhoods can improve, this is the episode.

This is episode two of my three-part series with urban strategist Mike Hathorne, and we’re tackling the topic that sends entire towns to public hearings with pitchforks: density.Everyone’s heard it: “A high-density project is coming in…” And instantly, it’s kill the beast, shut it down, save the field next door. In this episode, Mike and I break down why density triggers such a visceral reaction—and why most of the time, we’re aiming our anger at the wrong thing.We dig into:

• Why people fear “density” even when they already live at 4 units/acre
• How the number (units per acre) gets blamed instead of the pattern and design
• Why you can have terrible low-density and magical higher-density
• How zoning and finance quietly create economic segregation (Dollar General, Walmart, Target, Nordstrom neighborhoods)
• Why suburban development often doesn’t pay for itself and functions like a Ponzi scheme
• How infrastructure costs (roads, sewer, utilities) explode when everything is spread out
• Why apartment complexes exist—and how institutional money shapes what gets built
• The difference between density and intensity, and why we should care more about the latter

By the end, we land on a simple but uncomfortable conclusion: density is not the enemy. The problem is the rules and systems that dictate what density looks like.If you’re a homeowner fighting a project, a council member making decisions, a planner, developer, or designer trying to do better work—this episode will give you language, insight, and a clearer way to think about density than just “more = bad.”This conversation sets the stage for episode three, where we dive into mixed use and how to actually solve the problems density is getting blamed for.

What if the reason our cities feel chaotic, disconnected, or unsustainable has nothing to do with “bad developers” or “greedy politicians,” and everything to do with a hidden set of rules written over a century ago?In this episode — the first of a three-part series with Mike Hathorne — I sit down with Mike to explore how zoning became the invisible force shaping almost every part of American life.Mike is a demographic and housing-market strategist with decades of experience, and his biggest insight is simple and startling: zoning is the DNA of our built environment.Mike shares the moment that opened his eyes — walking into the Kentlands, one of America’s first New Urbanist communities — and realizing that the places that feel magical, walkable, and deeply human are not accidents. They come from a completely different set of rules.Together, we unpack:

• Why zoning quietly determines the output of every neighborhood
• How cars, modern technology, and early 1900s policy reshaped America overnight
• Why people react emotionally to new development — often before they know why
• Why terms like “illegal development” are usually misunderstood
• And the moral responsibility we all share — planners, designers, officials, developers, and homeowners — in shaping land, nature, and community

For me, this conversation isn’t just academic. It’s about helping people become active observers of the world around them — not passive consumers of whatever environment they inherited.If you’ve ever wondered why your town looks the way it does or whether it could be different, this episode will change how you see the built world forever — and set the stage for the next two episodes in this series.

Mike's book: https://a.co/d/320T3za

I’m recording this just a mile from where Leonardo da Vinci died in France. His final words were: “I have offended God and mankind because my work did not reach the quality it should have.”

In this episode, I reflect on those words—on Leonardo’s pursuit of beauty, truth, and proportion, and how his study of Vitruvius led to the Vitruvian Man, uniting heaven and earth within a circle and square.

We’ll look at how those ideas shaped the Renaissance and what they still mean for us today. Because like Leonardo, I believe our work should reach for something higher—something true, good, and beautiful.

In 1666, London burned for four days. Thirteen thousand homes were lost, St. Paul’s Cathedral collapsed, and 80% of the medieval city was reduced to ashes. Out of this devastation came an extraordinary opportunity: the chance to rebuild a city from the ground up. Yet London was not remade in the image of Rome or Paris—it was rebuilt on the bones of its medieval streets, locked in place by property rights and lot lines.

In this episode of The Clayton Vance Podcast, we explore how urban design becomes destiny. From Roman grids to medieval chaos to Enlightenment rationality, the story of London’s fire reveals a truth that still shapes our world: once the framework of a city is set, it scripts the lives of generations to come. What does this mean for us today, as we lay down the bones of our own neighborhoods and cities?

Clayton grew up in split-levels—the emblem of postwar American housing—and traces how that “efficient” template reshaped our built world. In 1940 the U.S. had ~40 million housing units; by 2020, ~140 million. Most of that growth followed a new ethic: economy, mass production, engineered materials, and “form follows function.” Before 1940, homes were guided by craft, proportion, natural materials, and an embedded language of beauty. This episode explores what was lost in the shift, why so much recent housing feels a-stylistic, and how learning the classical language of architecture can restore character without abandoning function. If architecture is the record of our civilization, what story are today’s neighborhoods telling—convenience or beauty?

We’ve been chasing “sustainability” for centuries — from banning butchers in 14th-century London to today’s endless regulations and paper straws. But have we been asking the wrong questions all along?

In this episode, Clayton Vance argues that true sustainability isn’t just about insulation, carbon footprints, or solar panels. It’s about building places people actually want to keep. From historic homes that endure, to the grand enemy of sustainability — modern zoning — we explore how beauty, proximity, and connectivity may be the most overlooked solutions of all.

If your definition of sustainability can’t survive time, it isn’t sustainable.

In this episode of The Clayton Vance Podcast, we trace the automobile’s transformation of architecture and urban life. From tree-lined streets where porches and people took center stage to the rise of front-loaded garages dominating suburban facades, the car forever altered the way we build and live. Clayton explores how carriage houses were tucked away in alleys, why Frank Lloyd Wright’s Robie House marked a turning point, and how zoning, highways, and the pursuit of convenience rewrote our towns. The conversation asks a vital question: what did we gain, what did we lose, and how can we reclaim beauty, proportion, and human connection in the places we design today?

Roger Jackson has shaped skylines, restored sacred places, and quietly mentored a generation of architects. In this special episode, Clayton sits down with the former president of FFKR Architects—Utah’s largest architectural firm—for a deeply personal and profound conversation about a life in architecture.

From childhood memories of blueprint ammonia to the award-winning restoration of the Salt Lake Temple, Roger shares stories from his 40-year career: design philosophy, the evolution of drafting, the soul of classical architecture, and why the real power of architecture lies not in novelty—but in meaning, beauty, and human connection.

You’ll hear:

• How architects rediscovered classical treatises and brought timeless design back to life
• The spiritual power of good design, and what happens when you get it right
• How Roger helped restore the Salt Lake Temple, the Provo City Center Temple - and design the Philadelphia Temple
• Why the buildings that last aren’t always the biggest—but the most loved

Whether you’re an architect, a student, or simply someone who wants to live in a more beautiful world, this episode will change the way you see the built environment around you.

Questions shape everything—cities, policies, lives. But what happens when we’re chasing the wrong question, even if we’ve found the right answer?

In this premiere episode, architect Clayton Vance dives into a powerful metaphor: the Kudzu effect—how a well-intentioned answer to a crisis in the American South spiraled into ecological disaster. From there, he traces how that same principle explains much of our modern world: soulless suburbs, lifeless freeways, and neighborhoods that feel like nowhere.

Through personal stories—from lonely hotel stays in Syracuse to pedestrian joy in Palm Springs, car chaos in L.A., and a quiet corner of Chicago—Clayton begins a journey toward discovering the right questions that lead to better places, real community, and timeless design.

This is more than architecture. It’s about rediscovering what makes places human—and why it matters more than ever.