The Exurban The Exurban Phenomenon in ArizonaPhenomenon in Arizona

Learning ObjectivesLearning Objectives Compare/contrast definitions of “Exurban”Compare/contrast definitions of “Exurban” Understand how exurban trends are Understand how exurban trends are

affecting the state and your communityaffecting the state and your community Be able to discuss both positive and Be able to discuss both positive and

negative impacts of exurban growthnegative impacts of exurban growth Think about ways you can become Think about ways you can become

involved in managing exurban changesinvolved in managing exurban changes

What Does “Exurban”What Does “Exurban”Mean, Anyway??Mean, Anyway??

Large-scale permanent Large-scale permanent settlement by urban people settlement by urban people in non-metropolitan areas in non-metropolitan areas beyond typical commuting beyond typical commuting distancesdistances

A development type that A development type that blurs the distinction blurs the distinction between suburban and ruralbetween suburban and rural

A settlement type that is A settlement type that is characterized by more land characterized by more land consumption per capita and consumption per capita and a mix of populations and a mix of populations and housinghousing

What Does “Exurban”What Does “Exurban”Mean, Anyway??Mean, Anyway??

““A small, usually prosperous community situated beyond the suburbs of A small, usually prosperous community situated beyond the suburbs of a city.” – dictionary.coma city.” – dictionary.com

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

What Does Exurban What Does Exurban Development Look Like?Development Look Like?

What Does Exurban What Does Exurban Development Look Like?Development Look Like?

Doesn’t look the same in all communitiesDoesn’t look the same in all communities Different land use patternsDifferent land use patterns Changing economiesChanging economies Unique commuting patternsUnique commuting patterns Different income streamsDifferent income streams Home pricesHome prices Fiscal/tax implicationsFiscal/tax implications New demands for goods and servicesNew demands for goods and services Conflicts between “established” and new attitudesConflicts between “established” and new attitudes

Who Are These Who Are These Exurbanites?Exurbanites?

They’re a very diverse groupThey’re a very diverse group Not all exurbanite communities are Not all exurbanite communities are

alike!alike! AgeAge IncomeIncome Housing TypeHousing Type

We’re still learning about themWe’re still learning about them

What Factors Are Driving What Factors Are Driving Exurban Growth?Exurban Growth?

Population GrowthPopulation Growth Demographic ChangesDemographic Changes Desire for a “Rural Lifestyle”Desire for a “Rural Lifestyle” Desire for landDesire for land Housing market dynamicsHousing market dynamics Arizona Statutes that deal with Arizona Statutes that deal with

developmentdevelopment

Unregulated Lot SplitsUnregulated Lot Splits

State law regarding the splitting of State law regarding the splitting of parcelsparcels

Large parcel, like a ranch, can be broken Large parcel, like a ranch, can be broken into numerous 36-acre or greater parcels so into numerous 36-acre or greater parcels so long as each lot is at least 36-acres or largerlong as each lot is at least 36-acres or larger - commonly called “records of survey” or “40’s” - commonly called “records of survey” or “40’s”

Each 36-acre parcel can be split 5 more Each 36-acre parcel can be split 5 more times by subsequent owners if they meet times by subsequent owners if they meet the minimum lot size for zoningthe minimum lot size for zoning

Except for “records of survey” no one owner Except for “records of survey” no one owner can split more than 5 timescan split more than 5 times

Information courtesy of Mark Apel, Arizona Cooperative Extension

The ResultThe Result

A 400-Acre parcelA 400-Acre parcel

Becomes 10 40-Acre ParcelsBecomes 10 40-Acre Parcels

40

acres

40

acres

40

acres

40

acres

40

acres

40

acres

40

acres

40

acres

40

acres

40 acres

New Owner Splits Five New Owner Splits Five TimesTimes

8Acres

8Acres

8Acres

8Acres

8Acres

Each 40-acre parcel becomes five 8-acre parcels

New Owner Splits TwiceNew Owner Splits Twice

4 acres 4 acres

Each 8-acre parcelbecomes two4-acre parcels

End Result: 100 LotsEnd Result: 100 Lots

All graphics courtesy of Mark Apel, Arizona Cooperative Extension

Hereford Area 1996

Lot Splitting: An ExampleLot Splitting: An Example

Lot Splitting: An ExampleLot Splitting: An ExampleHereford Area Now

What Are the Negative What Are the Negative Impacts of Exurban Growth?Impacts of Exurban Growth?

Cultural Collision??

Photo courtesy of Mark Apel

Negative Cultural Impacts

What Are the Negative What Are the Negative Impacts of Exurban Growth?Impacts of Exurban Growth? Planning & Zoning IssuesPlanning & Zoning Issues

Unmaintained, impassable roadsUnmaintained, impassable roads Septic tank failuresSeptic tank failures Inadequate water suppliesInadequate water supplies FloodingFlooding

Negative ImpactsNegative Impacts

Environmental ImpactsEnvironmental Impacts Habitat FragmentationHabitat Fragmentation Air QualityAir Quality ErosionErosion Invasive Species/Predatory PetsInvasive Species/Predatory Pets Water Supply and QualityWater Supply and Quality Change in Fire RegimeChange in Fire Regime

Negative ImpactsNegative Impacts

Fiscal ImpactsFiscal Impacts County services overburdenedCounty services overburdened More rooftops doesn’t necessarily mean More rooftops doesn’t necessarily mean

bigger fiscal surplus: some land use/housing bigger fiscal surplus: some land use/housing types don’t always pay for themselvestypes don’t always pay for themselves

General taxpayer often subsidizes minorityGeneral taxpayer often subsidizes minority ““Wildcat” development can create an Wildcat” development can create an

infrastructure deficit that may have to be infrastructure deficit that may have to be paid for laterpaid for later

What Are the Positive What Are the Positive Impacts of Exurban Growth?Impacts of Exurban Growth? Provides people with a lifestyle they craveProvides people with a lifestyle they crave Is a boon for Arizona real estate industryIs a boon for Arizona real estate industry Economic and cultural diversity are Economic and cultural diversity are

increasingincreasing Some Some exurbanites are willing to become exurbanites are willing to become

involved in community problem-solvinginvolved in community problem-solving New demands for goods and servicesNew demands for goods and services

Positive ImpactsPositive Impacts

Potential for increased tax revenuesPotential for increased tax revenues Potential for an increase in “basic” incomePotential for an increase in “basic” income Many exurbanites share similar open Many exurbanites share similar open

space values with traditional rural space values with traditional rural residentsresidents

Exurbanization has the potential to Exurbanization has the potential to represent an environmental transition represent an environmental transition zone between urban and rural areaszone between urban and rural areas

Data Available to Track Data Available to Track ExurbanizationExurbanization

Population GrowthPopulation Growth Population DensityPopulation Density Migration (in and out)Migration (in and out) Location of Residence vs. WorkLocation of Residence vs. Work Commute TimesCommute Times Residential Building Permits (% Increase)Residential Building Permits (% Increase) Dividends, Interest and Rent IncomeDividends, Interest and Rent Income Transfer PaymentsTransfer Payments

An OverviewAn Overview

From 1982 to 1997, the total amount of From 1982 to 1997, the total amount of developed land in the West grew by 2 developed land in the West grew by 2 million acres, or about half an acre per million acres, or about half an acre per person, through conversion of person, through conversion of agricultural land, forest and natural agricultural land, forest and natural open space.open space.

Arizona more than doubled its Arizona more than doubled its population and tripled its employment population and tripled its employment between 1969 and 2003.between 1969 and 2003.

Source: Center of the American West

Pop

ula

tion

Ch

an

ges

Exurban Growth in ArizonaExurban Growth in Arizona

Source: Center of the American West, www.centerwest.org/futures/archive/development/development_az.html

1960 1990 2020 2050

Population 1,302,161 3,665,228 6,110,000 8,026,000Urban/Suburban (> 2 units per acre) 62,000 257,000 394,000 480,000Low Density Suburban (1 unit per 0.5 to 10 acres) 333,000 991,000 1,627,000 2,148,000Exurban (1 unit per 10 to 40 acres) 481,000 1,609,000 2,728,000 3,273,000Rural (< 1 unit per 40 acres) 34,107,000 32,126,000 30,234,000 29,082,000

Acr

es

1960 - 1990 1990 - 2020 2020 - 2050 1990 - 2050

Population 181 67 31 119Urban/Suburban (> 2 units per acre) 315 53 22 87Low Density Suburban (1 unit per 0.5 to 10 acres) 198 64 32 117Exurban (1 unit per 10 to 40 acres) 235 70 20 103Rural (< 1 unit per 40 acres) -6 -6 -4 -9

PERCENT CHANGE

So… What Can I Do?So… What Can I Do?

Become informed/knowledgeable Become informed/knowledgeable about this phenomenonabout this phenomenon

Always weigh advantages vs. Always weigh advantages vs. disadvantagesdisadvantages

Get involved in community processesGet involved in community processes Help your community plan for Help your community plan for

inevitable changeinevitable change Help to keep land stewards in placeHelp to keep land stewards in place

So… What Can I Do?So… What Can I Do? Encourage governments to plan wiselyEncourage governments to plan wisely Lobby government to make legislative Lobby government to make legislative

changeschanges Help integrate newcomers into the Help integrate newcomers into the

communitycommunity Help bridge the gap between long-time Help bridge the gap between long-time

residents and exurbanitesresidents and exurbanites Learn how to profit from exurban growthLearn how to profit from exurban growth

How Can We Serve How Can We Serve Exurbanites?Exurbanites?

Most are unfamiliar with rural lifeMost are unfamiliar with rural life Educate them about the many aspects Educate them about the many aspects

of rural livingof rural living Help to integrate them into our Help to integrate them into our

existing communitiesexisting communities Provide the products and services they Provide the products and services they

desiredesire

How Can We Help Integrate How Can We Help Integrate Them Into Our Them Into Our Communities?Communities?

EducationEducation Help them to build their Help them to build their

own networks, and become own networks, and become part of existing onespart of existing ones

Ensure that they Ensure that they understand traditional understand traditional rural people, lifestyles and rural people, lifestyles and economic activitieseconomic activities

ConclusionConclusion Exurban growth will impact Arizona and its citizens Exurban growth will impact Arizona and its citizens

for decades to come.for decades to come. By educating ourselves and becoming involved in By educating ourselves and becoming involved in

our communities’ planning efforts, we can help to our communities’ planning efforts, we can help to improve the quality of life for current and future improve the quality of life for current and future Arizona residents.Arizona residents.

Contact Information

Erik GlennArea Agent, Community Resource DevelopmentArizona Cooperative Extension-Yavapai County

1955 E 6th StTucson, AZ 85719-5224

(928) 899-4595erikg@cals.arizona.edu

Mark ApelArea Agent, Community Resource Development

Arizona Cooperative ExtensionCooperative Extension-Cochise County

University of Arizona South1140 N. Columbo

Sierra Vista, AZ 85635(520) 458-8278, ext. 2181mapel@cals.arizona.edu