There is a myth about development that goes like this: Development happens when a developer proposes a new project and local government either approves or denies that project through zoning and land-use decisions. Under this paradigm, local government is a passive recipient of development with little to no input in what development is offered and whether it meets the needs of communities.

Even more unfortunate is that this myth is believed by local governments themselves. For too long, our cities and counties have accepted this passive role. This often leads to a mismatch between what we need to build and what we are actually building. It should not be this way — and it does not have to be.

Local governments do not have to rely on simple “yes or no” decisions on a development plan. Instead, they can deploy many tools to bring about investment and reinvestment that their communities actually need. For example, they can proactively rezone areas designated for growth as mixed-use. They can offer tax abatement to developers willing to tackle big projects — and to undertake the accompanying infrastructure improvements. They can require (and provide incentives for) affordable housing and green building standards. And, following in the footsteps of Howard and Anne Arundel Counties, they can utilize their own procurement process and partners like the Maryland Economic Development Corporation to solicit and prioritize bids for the development of county-owned facilities that demonstrate vision and meet local needs.

In this way, government can direct development to those areas that are most in need of revitalization and have infrastructure capacity to accommodate new growth. Consider the potential of dead and dying malls. They already have the bones of infrastructure, such as roads, transit and utilities, but they lay fallow for years, yearning for real leadership in order to facilitate reinvestment and reimaging. These are places where we can enhance density without overcrowding, offer affordable housing without displacing communities and create beautiful, vibrant and complete communities.

This approach is not easy. It demands leadership, clear vision and a willingness to engage in the hard work of planning. It means setting clear goals, communicating those goals to developers and soliciting proposals that advance those goals.

A proactive approach from local government is especially important in Baltimore County, which is running out of developable green space. For years, the county permitted low-density sprawl along commercial corridors and on undeveloped land because it had the space to do so. This created easy “growth,” together with revenue for government and returns for investors, but it was not smart growth that would benefit the community. Older, struggling areas were left to decay, and the community came to believe that “development” meant another strip mall and fields of parking lots without respect for local history, culture or green space. It is time for a new approach, utilizing those new tools to benefit the whole community.

If used wisely, these tools produce intentional and well-planned growth that benefits both developers and the community. This is not a zero-sum game — local government can channel market forces to align them with public interests in order to meet housing and development goals. In doing so, governments will produce a greater return on their dollar than what may be achieved through public expenditure alone, while minimizing risk to the taxpayer.

Ultimately, we must stop waiting for development to just “happen.” We must move from a mindset of “Yes In My Backyard” to a solicited message of “Please Build Here.” Local governments have the power to shape the future. It is time to end the “yes/no” myth and start leading.

Nick Stewart (nick.stewart@wethepeoplebaltco.com) is a partner at the law firm Duane Morris LLP and the co-founder of good governance advocacy group We The People — Baltimore County. Tom Coale (tom@pwrjmaryland.com) is an attorney with Perry Jacobson.