1. The Exurban Phenomenon in Arizona

2. Learning Objectives Compare/contrast definitions of “Exurban” Compare/contrast definitions of “Exurban” Understand how exurban trends are affecting the state and your community Understand how exurban trends are affecting the state and your community Be able to discuss both positive and negative impacts of exurban growth Be able to discuss both positive and negative impacts of exurban growth Think about ways you can become involved in managing exurban changes Think about ways you can become involved in managing exurban changes

3. What Does “Exurban” Mean, Anyway?? Large-scale permanent settlement by urban people in non-metropolitan areas beyond typical commuting distances Large-scale permanent settlement by urban people in non-metropolitan areas beyond typical commuting distances A development type that blurs the distinction between suburban and rural A development type that blurs the distinction between suburban and rural A settlement type that is characterized by more land consumption per capita and a mix of populations and housing A settlement type that is characterized by more land consumption per capita and a mix of populations and housing

4. What Does “Exurban” Mean, Anyway?? “A small, usually prosperous community situated beyond the suburbs of a city.” – dictionary.com “A small, usually prosperous community situated beyond the suburbs of a city.” – dictionary.com "They begin as embryonic subdivisions of a few hundred homes at the far edge of beyond, surrounded by scrub. Then, they grow - first gradually, but soon with explosive force - attracting stores, creating jobs and struggling to keep pace with the need for more schools, more roads, more everything. And eventually, when no more land is available and home prices have skyrocketed, the whole cycle starts again, another 15 minutes down the turnpike.” –wikipedia.com "They begin as embryonic subdivisions of a few hundred homes at the far edge of beyond, surrounded by scrub. Then, they grow - first gradually, but soon with explosive force - attracting stores, creating jobs and struggling to keep pace with the need for more schools, more roads, more everything. And eventually, when no more land is available and home prices have skyrocketed, the whole cycle starts again, another 15 minutes down the turnpike.” –wikipedia.com

5. What Does Exurban Development Look Like?

6. Doesn’t look the same in all communities Doesn’t look the same in all communities Different land use patterns Different land use patterns Changing economies Changing economies Unique commuting patterns Unique commuting patterns Different income streams Different income streams Home prices Home prices Fiscal/tax implications Fiscal/tax implications New demands for goods and services New demands for goods and services Conflicts between “established” and new attitudes Conflicts between “established” and new attitudes

7. Who Are These Exurbanites? They’re a very diverse group They’re a very diverse group Not all exurbanite communities are alike! Not all exurbanite communities are alike! Age Age Income Income Housing Type Housing Type We’re still learning about them We’re still learning about them

8. What Factors Are Driving Exurban Growth? Population Growth Population Growth Demographic Changes Demographic Changes Desire for a “Rural Lifestyle” Desire for a “Rural Lifestyle” Desire for land Desire for land Housing market dynamics Housing market dynamics Arizona Statutes that deal with development Arizona Statutes that deal with development

9. Unregulated Lot Splits State law regarding the splitting of parcels State law regarding the splitting of parcels Large parcel, like a ranch, can be broken into numerous 36-acre or greater parcels so long as each lot is at least 36-acres or larger - commonly called “records of survey” or “40’s” Large parcel, like a ranch, can be broken into numerous 36-acre or greater parcels so long as each lot is at least 36-acres or larger - commonly called “records of survey” or “40’s” Each 36-acre parcel can be split 5 more times by subsequent owners if they meet the minimum lot size for zoning Each 36-acre parcel can be split 5 more times by subsequent owners if they meet the minimum lot size for zoning Except for “records of survey” no one owner can split more than 5 times Except for “records of survey” no one owner can split more than 5 times Information courtesy of Mark Apel, Arizona Cooperative Extension

10. The Result A 400-Acre parcel A 400-Acre parcel

11. Becomes 10 40-Acre Parcels 40 acres 40 acres 40 acres 40 acres 40 acres 40 acres 40 acres 40 acres 40 acres 40 acres

12. New Owner Splits Five Times 8 Acres 8 Acres 8 Acres 8 Acres 8 Acres Each 40-acre parcel becomes five 8-acre parcels

13. New Owner Splits Twice 4 acres Each 8-acre parcel becomes two 4-acre parcels

14. End Result: 100 Lots All graphics courtesy of Mark Apel, Arizona Cooperative Extension

15. Hereford Area 1996 Lot Splitting: An Example

16. Hereford Area Now

17. What Are the Negative Impacts of Exurban Growth? Cultural Collision?? Photo courtesy of Mark Apel

18. Negative Cultural Impacts

19. What Are the Negative Impacts of Exurban Growth? Planning & Zoning Issues Planning & Zoning Issues Unmaintained, impassable roads Unmaintained, impassable roads Septic tank failures Septic tank failures Inadequate water supplies Inadequate water supplies Flooding Flooding

20. Negative Impacts Environmental Impacts Environmental Impacts Habitat Fragmentation Habitat Fragmentation Air Quality Air Quality Erosion Erosion Invasive Species/Predatory Pets Invasive Species/Predatory Pets Water Supply and Quality Water Supply and Quality Change in Fire Regime Change in Fire Regime

21. Negative Impacts Fiscal Impacts Fiscal Impacts County services overburdened County services overburdened More rooftops doesn’t necessarily mean bigger fiscal surplus: some land use/housing types don’t always pay for themselves More rooftops doesn’t necessarily mean bigger fiscal surplus: some land use/housing types don’t always pay for themselves General taxpayer often subsidizes minority General taxpayer often subsidizes minority “Wildcat” development can create an infrastructure deficit that may have to be paid for later “Wildcat” development can create an infrastructure deficit that may have to be paid for later

22. What Are the Positive Impacts of Exurban Growth? Provides people with a lifestyle they crave Provides people with a lifestyle they crave Is a boon for Arizona real estate industry Is a boon for Arizona real estate industry Economic and cultural diversity are increasing Economic and cultural diversity are increasing Some exurbanites are willing to become involved in community problem-solving Some exurbanites are willing to become involved in community problem-solving New demands for goods and services New demands for goods and services

23. Positive Impacts Potential for increased tax revenues Potential for increased tax revenues Potential for an increase in “basic” income Potential for an increase in “basic” income Many exurbanites share similar open space values with traditional rural residents Many exurbanites share similar open space values with traditional rural residents Exurbanization has the potential to represent an environmental transition zone between urban and rural areas Exurbanization has the potential to represent an environmental transition zone between urban and rural areas

24. Data Available to Track Exurbanization Population Growth Population Growth Population Density Population Density Migration (in and out) Migration (in and out) Location of Residence vs. Work Location of Residence vs. Work Commute Times Commute Times Residential Building Permits (% Increase) Residential Building Permits (% Increase) Dividends, Interest and Rent Income Dividends, Interest and Rent Income Transfer Payments Transfer Payments

25. An Overview From 1982 to 1997, the total amount of developed land in the West grew by 2 million acres, or about half an acre per person, through conversion of agricultural land, forest and natural open space. From 1982 to 1997, the total amount of developed land in the West grew by 2 million acres, or about half an acre per person, through conversion of agricultural land, forest and natural open space. Arizona more than doubled its population and tripled its employment between 1969 and 2003. Arizona more than doubled its population and tripled its employment between 1969 and 2003. Source: Center of the American West

26. Population Changes

27. Exurban Growth in Arizona Source: Center of the American West, www.centerwest.org/futures/archive/ development/development_az.html

28. So… What Can I Do? Become informed/knowledgeable about this phenomenon Become informed/knowledgeable about this phenomenon Always weigh advantages vs. disadvantages Always weigh advantages vs. disadvantages Get involved in community processes Get involved in community processes Help your community plan for inevitable change Help your community plan for inevitable change Help to keep land stewards in place Help to keep land stewards in place

29. So… What Can I Do? Encourage governments to plan wisely Encourage governments to plan wisely Lobby government to make legislative changes Lobby government to make legislative changes Help integrate newcomers into the community Help integrate newcomers into the community Help bridge the gap between long-time residents and exurbanites Help bridge the gap between long-time residents and exurbanites Learn how to profit from exurban growth Learn how to profit from exurban growth

30. How Can We Serve Exurbanites? Most are unfamiliar with rural life Most are unfamiliar with rural life Educate them about the many aspects of rural living Educate them about the many aspects of rural living Help to integrate them into our existing communities Help to integrate them into our existing communities Provide the products and services they desire Provide the products and services they desire

31. How Can We Help Integrate Them Into Our Communities? Education Education Help them to build their own networks, and become part of existing ones Help them to build their own networks, and become part of existing ones Ensure that they understand traditional rural people, lifestyles and economic activities Ensure that they understand traditional rural people, lifestyles and economic activities

32. Conclusion Exurban growth will impact Arizona and its citizens for decades to come. Exurban growth will impact Arizona and its citizens for decades to come. By educating ourselves and becoming involved in our communities’ planning efforts, we can help to improve the quality of life for current and future Arizona residents. By educating ourselves and becoming involved in our communities’ planning efforts, we can help to improve the quality of life for current and future Arizona residents.

33. Contact Information Erik Glenn Area Agent, Community Resource Development Arizona Cooperative Extension-Yavapai County 1955 E 6 th St Tucson, AZ 85719-5224 (928) 899-4595 erikg@cals.arizona.edu Mark Apel Area Agent, Community Resource Development Arizona Cooperative Extension Cooperative Extension-Cochise County University of Arizona South 1140 N. Columbo Sierra Vista, AZ 85635 (520) 458-8278, ext. 2181 mapel@cals.arizona.edu