The Exurban Phenomenon in Arizona

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The Exurban Phenomenon in Arizona
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Learning Objectives

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

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What Does ExurbanMean, Anyway??

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

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What Does ExurbanMean, Anyway??

• 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

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

• Doesnt look the same in all communities
• Different land use patterns
• Changing economies
• Unique commuting patterns
• Different income streams
• Home prices
• Fiscal/tax implications
• New demands for goods and services
• Conflicts between established and new attitudes

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Who Are These Exurbanites?

• Theyre a very diverse group
• Not all exurbanite communities are alike!
• Age
• Income
• Housing Type
• Were still learning about them

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What Factors Are Driving Exurban Growth?

• Population Growth
• Demographic Changes
• Desire for a Rural Lifestyle
• Desire for land
• Housing market dynamics
• Arizona Statutes that deal with development

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Unregulated Lot Splits

• 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 40s
• 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

Information courtesy of Mark Apel, Arizona
Cooperative Extension
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The Result

• A 400-Acre parcel

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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
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New Owner Splits Five Times
8 Acres
8 Acres
8 Acres
8 Acres
8 Acres
Each 40-acre parcel becomes five 8-acre parcels
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New Owner Splits Twice
Each 8-acre parcel becomes two 4-acre parcels
4 acres
4 acres
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End Result 100 Lots
All graphics courtesy of Mark Apel, Arizona
Cooperative Extension
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Lot Splitting An Example
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Lot Splitting An Example
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What Are the Negative Impacts of Exurban Growth?
Cultural Collision??
Photo courtesy of Mark Apel
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Negative Cultural Impacts
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What Are the Negative Impacts of Exurban Growth?

• Planning Zoning Issues
• Unmaintained, impassable roads
• Septic tank failures
• Inadequate water supplies
• Flooding

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Negative Impacts

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

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Negative Impacts

• Fiscal Impacts
• County services overburdened
• More rooftops doesnt necessarily mean bigger
  fiscal surplus some land use/housing types dont
  always pay for themselves
• General taxpayer often subsidizes minority
• Wildcat development can create an
  infrastructure deficit that may have to be paid
  for later

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What Are the Positive Impacts of Exurban Growth?

• Provides people with a lifestyle they crave
• Is a boon for Arizona real estate industry
• Economic and cultural diversity are increasing
• Some exurbanites are willing to become involved
  in community problem-solving
• New demands for goods and services

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Positive Impacts

• Potential for increased tax revenues
• Potential for an increase in basic income
• 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

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Data Available to Track Exurbanization

• Population Growth
• Population Density
• Migration (in and out)
• Location of Residence vs. Work
• Commute Times
• Residential Building Permits ( Increase)
• Dividends, Interest and Rent Income
• Transfer Payments

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

Source Center of the American West
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Population Changes
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Exurban Growth in Arizona
Source Center of the American West,
www.centerwest.org/futures/archive/development/de
velopment_az.html
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So What Can I Do?

• Become informed/knowledgeable about this
  phenomenon
• Always weigh advantages vs. disadvantages
• Get involved in community processes
• Help your community plan for inevitable change
• Help to keep land stewards in place

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So What Can I Do?

• Encourage governments to plan wisely
• Lobby government to make legislative changes
• Help integrate newcomers into the community
• Help bridge the gap between long-time residents
  and exurbanites
• Learn how to profit from exurban growth

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How Can We Serve Exurbanites?

• Most are unfamiliar with rural life
• Educate them about the many aspects of rural
  living
• Help to integrate them into our existing
  communities
• Provide the products and services they desire

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How Can We Help Integrate Them Into Our
Communities?

• Education
• Help them to build their own networks, and become
  part of existing ones
• Ensure that they understand traditional rural
  people, lifestyles and economic activities

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Conclusion

• 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.

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Contact Information Erik Glenn Area Agent,
Community Resource Development Arizona
Cooperative Extension-Yavapai County 1955 E 6th
St Tucson, AZ 85719-5224 (928)
899-4595 erikg_at_cals.arizona.edu Mark Apel Area
Agent, Community Resource Development Arizona
Cooperative Extension Cooperative
Extension-Cochise CountyUniversity of Arizona
South1140 N. ColumboSierra Vista, AZ
85635(520) 458-8278, ext. 2181 mapel_at_cals.arizona
.edu