Constant Contact Survey Results
Survey Name: Reshaping Development Patterns Revised
Response Status: Partial & Completed
Filter: None
3/20/2013 12:58 PM MST
In which western state, or other region, do you do most of your real estate development work?
Number of
Response(s)
95
Response
Ratio
31.4 %
California
9
2.9 %
Colorado
59
19.5 %
Idaho
25
8.2 %
Montana
11
3.6 %
Nevada
7
2.3 %
New Mexico
21
6.9 %
North Dakota
0
0.0 %
Oklahoma
0
0.0 %
Oregon
2
<1 %
South Dakota
1
<1 %
Texas
4
1.3 %
Utah
5
1.6 %
Washington
5
1.6 %
Wyoming
8
2.6 %
Northeast (CT, MA, ME, NH,
RI, VT)
Mid-Atlantic (DC, DE, MD,
NJ, NY, PA)
Southeast (AL, AR, FL, GA,
NC, SC, TN, VA, WV)
Central (KS, IL, IN, OH, NE,
WI)
Far West (AK, HI)
4
1.3 %
5
1.6 %
16
5.2 %
8
2.6 %
1
<1 %
Other
7
2.3 %
No Response(s)
9
2.9 %
302
100%
Answer
Arizona
0%
100%
Totals
Page 1
What is your primary area of involvement related to development and subdivisions?
Number of
Response(s)
9
Response
Ratio
2.9 %
18
5.9 %
Builder
1
<1 %
Lender
2
<1 %
37
12.2 %
195
64.5 %
3
<1 %
27
8.9 %
10
3.3 %
302
100%
Answer
Landowner
0%
100%
Developer
Attorney or Consultant in
Private Practice
Public Agency Staff
(including planners,
administrators and
attorneys)
Elected Offical
NGO - Non Governmental
Organization
No Response(s)
Totals
In your work with real estate development or planning, with what level of government do you usually
interact?
Number of
Response(s)
49
Response
Ratio
16.2 %
20
6.6 %
Multiple Counties or A
Regional Planning
Organization
State
9
2.9 %
5
1.6 %
Federal
1
<1 %
Other
3
<1 %
215
71.1 %
302
100%
Answer
City or Town
0%
100%
County
No Response(s)
Totals
Is your real estate development or planning work primarily local or do you serve a larger region?
Number of
Response(s)
22
Response
Ratio
7.2 %
A County
15
4.9 %
Multiple Counties or A
Regional Planning
Organization
One State
17
5.6 %
14
4.6 %
Multiple States
18
5.9 %
1
<1 %
215
71.1 %
302
100%
Answer
A City or Town
0%
100%
Other
No Response(s)
Totals
Page 2
Where do work? (Public Agency)
Number of
Response(s)
108
Response
Ratio
35.7 %
64
21.1 %
Multiple Counties or A
Regional Planning
Organization
State Govenment
4
1.3 %
8
2.6 %
Federal Government
0
0.0 %
Other
5
1.6 %
113
37.4 %
Totals
302
100%
100%
Number of
Response(s)
2
Response
Ratio
<1 %
County Government
1
<1 %
Multiple Counties or A
Regional Planning
Organization
State Government
0
0.0 %
0
0.0 %
Federal Government
0
0.0 %
Other
0
0.0 %
299
99.0 %
Totals
302
100%
100%
Number of
Response(s)
165
Response
Ratio
54.6 %
2 jurisdictions
18
5.9 %
3 jurisdictions
14
4.6 %
4 or more jurisdictions
67
22.1 %
No Response(s)
38
12.5 %
302
100%
Answer
City or Town Goverment
0%
100%
County Govenment
No Response(s)
What level of government do you serve? (Elected Official)
Answer
City or Town
0%
No Response(s)
Does your work involve multiple jurisdictions?
Answer
1 jurisdiction only
0%
Totals
Page 3
What is the approximate population of the jurisdiction within which you primarily work? (For
amenity/vacation communities estimate your high season population)
Number of
Response(s)
27
Response
Ratio
8.9 %
10,000-25,000
49
16.2 %
25,000-100,000
71
23.5 %
100,000-250,000
42
13.9 %
More than 250,000
75
24.8 %
No Response(s)
38
12.5 %
Totals
302
100%
100%
Number of
Response(s)
43
Response
Ratio
14.2 %
105
34.7 %
Exurban (Beyond a suburb
but not really rural, or a
distinct commuter city)
Rural
32
10.5 %
71
23.5 %
Amenity Community (Large
percentage of second
homes)
No Response(s)
13
4.3 %
38
12.5 %
302
100%
Answer
Less than 10,000
0%
100%
How would categorize the predominant character
of the jurisdiction(s) within which you work?
Answer
Central City (urban)
0%
Suburban
Totals
TextBlock:
The following set of questions focus on market conditions.
Page 4
In your opinion what has been the relative importance of the factors driving population growth and home
construction over the last decade in the jurisdiction within which you primarily work?
1 = Major Factor, 2 = Moderate, 3 = Minor, 4 = Not a Factor, 5 = Don't Know
Answer
Job Growth in the
Community
Second Home Construction
1
2
3
4
5
Number of
Response(s)
256
Rating
Score*
2.1
244
2.8
250
2.3
Job Growth in a Neighboring
Community
*The Rating Score is the weighted average calculated by dividing the sum of all weighted ratings by the number of total responses.
In your opinion was home construction over the last decade in this jurisdiction driven primarily by current
housing demand or speculative building?
Number of
Response(s)
71
Response
Ratio
23.5 %
69
22.8 %
124
41.0 %
38
12.5 %
Totals
302
100%
100%
Number of
Response(s)
39
Response
Ratio
12.9 %
50
16.5 %
176
58.2 %
37
12.2 %
302
100%
Number of
Response(s)
3
Response
Ratio
<1 %
Moderate
45
14.9 %
Severe
68
22.5 %
Very Severe
45
14.9 %
141
46.6 %
302
100%
Answer
Current Housing Demand
0%
100%
Speculative Building
Equally Current Demand &
Speculation
No Response(s)
What type of development cycles occurred in the jurisdiction
within which you primarily worked over the last 10 years?
Answer
Steady Growth
0%
Normal Variability
A Boom and Bust Cycle
No Response(s)
Totals
What magnitude of a 'boom-and-bust' cycle did
the jurisdiction within which you primarily work experience over the last 10
years?
Answer
Very slight
0%
100%
No Response(s)
Totals
Page 5
How long do you think it will be until housing development levels in the jurisdiction within which you
primarily work recover from the recent recession?
Number of
Response(s)
25
Response
Ratio
8.2 %
20
6.6 %
2 Years
56
18.5 %
3 to 5 Years
83
27.4 %
More than 5 Years
44
14.5 %
3
<1 %
Don't Know
13
4.3 %
No Response(s)
58
19.2 %
302
100%
Number of
Response(s)
2
Response
Ratio
<1 %
No Population Growth
17
5.6 %
1% per Year
52
17.2 %
2% per Year
72
23.8 %
3% per Year
43
14.2 %
4% per Year
19
6.2 %
5% per Year
22
7.2 %
6% per Year
1
<1 %
7% per Year
4
1.3 %
8% per Year
2
<1 %
9% per Year
2
<1 %
10% per Year
2
<1 %
More than 10% per Year
2
<1 %
62
20.5 %
302
100%
Answer
Development Levels have
Already Recovered
Within the Year
0%
100%
Never
Totals
What is your estimate of the average anticipated annual
population growth rate of the jurisdiction within which you primarily work over
the next 10 years?
Answer
Population Decline
0%
100%
No Response(s)
Totals
Page 6
Are any of the following issues a problem in the jurisdiction(s) where you work?
1 = No, 2 = Yes, Minor Problem, 3 = Yes, Moderate Problem, 4 = Yes, Major Problem
Answer
Number of Vacant Platted
Lots
Number of Un-platted Lots
Entitled through Development
Agreements
Number of Potential Future
Lots Allowed by Current
Zoning
Large Unfinished
Subdivisions or Master
Planned Communities
A Large Number of Vacant
Lots Resulting from Multiple
Smaller Subdivisions
Health & Safety Concerns
due to Unfinished and/or
Obsolete Subdivisions
Blight Resulting from
Unfinished Subdivisions or
Development Entitlements
Unfinished Subdivisions
where housing design and
community amenities are too
expensive for current and
near term markets
Negative Impacts on
Individual Homeowners
Living in & Around Unfinished
Subdivisions
1
2
3
4
Number of
Response(s)
239
Rating
Score*
2.4
236
1.9
238
2.1
236
2.3
236
1.9
239
1.8
237
1.9
236
2.1
238
2.2
*The Rating Score is the weighted average calculated by dividing the sum of all weighted ratings by the number of total responses.
Page 7
Are any of the following issues a problem in the jurisdiction(s) where you work?
1 = No, 2 = Yes, Minor Problem, 3 = Yes, Moderate Problem, 4 = Yes, Major Problem
Number of
Response(s)
238
Rating
Score*
2.1
237
2.1
238
1.9
237
2.0
236
1.9
238
1.9
233
2.3
233
2.1
Number of
Response(s)
87
Response
Ratio
28.8 %
Yes, a few
134
44.3 %
Yes, a lot
15
4.9 %
No Response(s)
66
21.8 %
302
100%
Answer
The Location of Unbuilt
Development Entitlements
relative to Services and
Existing Development
Fiscal Burdens from
Obligations to Provide Public
Services for Development
Entitlements
Unnecessary Infrastructure
Investments Triggered by
Premature Development
Entitlements
Excess Development
Entitlements Limiting the
Ability to Adapt to Changing
Market Conditions
Prematurely or Needlessly
Disrupting
Agricultural/Resource Uses
or Natural Environment for
Unfinished Subdivisions
Encumbering of Resources,
such as Water Allocations or
Other Service Commitments,
to Serve Unfinished or
Unbuildt Subdivisions
Lenders & Landowners
Unwilling to Adjust for Loss of
Housing Demand or Property
Value
Development Assurances, &
Ability to Obtain These or
Maintain Them, on
Unfinished or New
Subdivisions
1
2
3
4
*The Rating Score is the weighted average calculated by dividing the sum of all weighted ratings by the number of total responses.
Do you have subdivisions with development agreements or approvals that
have expired or will expire within the next year?
Answer
No
0%
100%
Totals
Page 8
How would you describe the number
of platted vacant subdivision parcels in jurisdiction(s) within which you work?
Number of
Response(s)
4
Response
Ratio
1.3 %
63
20.8 %
A Moderate Number
98
32.4 %
Many Platted Vacant Parcels
76
25.1 %
No Response(s)
61
20.1 %
302
100%
Answer
0%
There are No Platted Vacant
Parcels
Very Few
100%
Totals
In your view, which of the following led to excessive development entitlements, if any, in the jurisdiction(s)
within which you work? Check all that apply.
Answer
National Housing Finance
Policies & Procedures
Easy & Low Cost Mortgage
Financing
Federal & State Tax
Structure
Local Lending Practices
0%
100%
Market Demand &
Speculative Investments
Local Regulatory
Atmosphere for
Development Approvals
Planning & Zoning Practices
Other
Totals
Number of
Response(s)
78
Response
Ratio
33.1 %
133
56.5 %
28
11.9 %
80
34.0 %
178
75.7 %
116
49.3 %
89
37.8 %
11
4.6 %
235
100%
Page 9
In order to properly follow-up with a few questions specific to your area of expertise, please indicate
again your primary area of work or your principal clients.
NOTE. This question should have included a category for "OTHER". If you feel none of the three
choices below work for you, then please check the first box (Landowner, Developer or Builder) below
and then in the first comment box on the next question (about "what are your plans for your land
holdings") please type in OTHER ..... then skip the next 3 questions after which you can respond to the
final set of questions on tools for managing distressed subdivisions and excess entitlements.
THANK YOU
Answer
Landowner, Developer or
Builder
Lender
0%
100%
Public Agency Staff or
Elected Official
No Response(s)
Totals
Number of
Response(s)
56
Response
Ratio
18.5 %
1
<1 %
188
62.2 %
57
18.8 %
302
100%
The next 4 questions deal with perceptions based on expertise for developers or landowners and will be
only answered by developers, builders, and landowners and attorneys or consultants who represent these
groups. What are your plans for your land holdings in the immediate and long term future?
NOTE .... if you are an "other" category from the question above, please enter "other" in the text box
below...and then skip the next 3 questions. THANK YOU
43 Response(s)
Has the recent housing recession and emerging market conditions caused you to change, or consider
changing, the type of housing product you normally build or to redesign your developments?
Answer
Yes, if yes please elaborate
on these changes below
No
0%
100%
No Response(s)
Totals
Number of
Response(s)
27
Response
Ratio
8.9 %
14
4.6 %
261
86.4 %
302
100%
Page 10
What is your view of local government officials with respect to the
problem of excessive development entitlements? How helpful have they been in
addressing your issues with your development project(s)?
Number of
Response(s)
5
Response
Ratio
1.6 %
Somewhat Unhelpful
14
4.6 %
Somewhat Helpful
17
5.6 %
Very Helpful
4
1.3 %
Other
1
<1 %
261
86.4 %
302
100%
Number of
Response(s)
13
Response
Ratio
4.3 %
Somewhat Unhelpful
10
3.3 %
Somewhat Helpful
10
3.3 %
Very Helpful
0
0.0 %
Other
6
1.9 %
263
87.0 %
302
100%
Answer
Very Unhelpful
0%
100%
No Response(s)
Totals
What is your view of the lending industry with respect to the problem
of excessive development entitlements?
How helpful have they been in addressing your issues with your development
project(s)?
Answer
Very Unhelpful
0%
100%
No Response(s)
Totals
The next few questions deal with perceptions based on expertise for lenders and will be only answered by
lenders and attorneys or consultants who primarily represent lenders. What was the cumulative
foreclosure rate of your portfolio of real estate holdings?
Number of
Response(s)
1
Response
Ratio
<1 %
11-25%
0
0.0 %
26 -50%
0
0.0 %
Greater than 50%
0
0.0 %
301
99.6 %
302
100%
Answer
0-10%
0%
100%
No Response(s)
Totals
Page 11
Of those foreclosed properties, what percent are
still on your books?
Number of
Response(s)
1
Response
Ratio
<1 %
11-25%
0
0.0 %
26 -50%
0
0.0 %
Greater than 50%
0
0.0 %
301
99.6 %
Totals
302
100%
100%
Number of
Response(s)
1
Response
Ratio
<1 %
11-25%
0
0.0 %
26 -50%
0
0.0 %
Greater than 50%
0
0.0 %
301
99.6 %
Totals
302
100%
100%
Number of
Response(s)
0
Response
Ratio
0.0 %
1
<1 %
301
99.6 %
302
100%
Answer
0-10%
0%
100%
No Response(s)
What percentage of loss did you take on properties sold from your
portfolio?
Answer
0-10%
0%
No Response(s)
Have you conferred with local government officials regarding your real
estate holdings?
Answer
Yes
0%
No
No Response(s)
Totals
Page 12
What was your experience with the officials in
terms of how helpful were they in addressing your issues with real estate
holdings in your portfolio?
Number of
Response(s)
0
Response
Ratio
0.0 %
Somewhat Unhelpful
0
0.0 %
Somewhat Helpful
0
0.0 %
Very Helpful
0
0.0 %
Other
0
0.0 %
302
100.0 %
302
100%
Answer
Very Unhelpful
0%
100%
No Response(s)
Totals
The next few questions deal with perceptions based on expertise of government officials and will be only
answered by them and attorneys and consultants or NGO's that have answered that they represent or
work with jurisdictions.
Have you conferred with landowners or developers regarding distressed real estate holdings in your
jurisdiction?
Answer
Yes
0%
100%
No
No Response(s)
Totals
Number of
Response(s)
113
Response
Ratio
37.4 %
69
22.8 %
120
39.7 %
302
100%
What was your experience in general with land owners or developers in resolving the distressed real
estate development issues?
Number of
Response(s)
13
Response
Ratio
4.3 %
Somewhat Unhelpful
38
12.5 %
Somewhat Helpful
53
17.5 %
8
2.6 %
190
62.9 %
302
100%
Answer
Very Unhelpful
0%
100%
Very Helpful
No Response(s)
Totals
Page 13
How have landowners and developers been helpful/not helpful, being as specific as possible?
83 Response(s)
Have you conferred with lenders regarding distressed real estate
holdings in your jurisdiction?
Number of
Response(s)
57
Response
Ratio
18.8 %
No
125
41.3 %
No Response(s)
120
39.7 %
302
100%
Answer
Yes
0%
100%
Totals
What was your experience, in general, with lenders in resolving distressed real estate development
issues?
Number of
Response(s)
9
Response
Ratio
2.9 %
Somewhat Unhelpful
22
7.2 %
Somewhat Helpful
17
5.6 %
2
<1 %
252
83.4 %
302
100%
Answer
Very Unhelpful
0%
100%
Very Helpful
No Response(s)
Totals
How have lenders been helpful/not helpful,
being as specific as possible?
32 Response(s)
TextBlock:
This final section lists a number of different tools that can be used for managing current distressed subdivisions and excess
development entitlements or minimizing the likelihood of their occurrence. You will be asked if these tools are utilized in the
jurisdiction(s) within which you work, and if used do you believe they are effective in managing or minimizing these issues.
Please provide additional comments on any best practices that you feel will benefit other communities.
If you do not know whether or not these tools are used please select "I don't know if tool is used". These tools are organized in 4
major categories:
1) Economic Incentives
2) Purchasing Land or Property Rights
3) Regulations (including both general
regulations and regulations related to zoning)
4) Growth Management
Page 14
Are these economic incentive tools used? How effective are they to address development entitlement
issues?
1 = No - Don't use tool, 2 = I don't know if tool is used, 3 = Yes - Tool is used but NOT effective, 4 = Yes - Tool is used and
EFFECTIVE, 5 = Yes - Tool is used and VERY EFFECTIVE
Number of
Rating
Answer
1
2
3
4
5
Response(s)
Score*
Replatting Fee Waivers
211
1.5
Streamlined Voluntary
Replatting
Voluntary Development
Delays
Targeted Infrastructure
Investments
Development Impact Fees
211
1.8
209
2.1
208
2.2
211
2.6
Transfer of Development
Rights or Entitlement Cap
and Trade
Facilitating Redesign or
Consolidation
Property Tax Structure (as
incentives or to address
fiscal impacts)
Public/Private Partnerships
Including Facilitation to Help
Private Parties Resolve
Distressed Subdivision
Issues
210
1.8
209
2.5
210
1.9
210
2.1
*The Rating Score is the weighted average calculated by dividing the sum of all weighted ratings by the number of total responses.
Are these land purchase or property rights tools used? How effective are they in addressing development
entitlement issues?
1 = No - Don't use tool, 2 = I don't know if tool is used, 3 = Yes - Tool is used but NOT effective, 4 = Yes - Tool is used and
EFFECTIVE, 5 = Yes - Tool is used and VERY EFFECTIVE
Number of
Rating
Answer
1
2
3
4
5
Response(s)
Score*
Voluntary Sale/Acquisition of
211
1.5
Subdivision by Government
or NGO to Extinguish or
Redesign Entitlements
Conservation Easements &
210
2.5
Deed Restrictions
Land Swaps
210
2.0
Eminent Domain Used to
Acquire & Extinguish
Entitlements/Subdivsions
211
1.5
*The Rating Score is the weighted average calculated by dividing the sum of all weighted ratings by the number of total responses.
Page 15
Are these regulatory tools used? How effective are they for addressing development entitlement issues?
1 = No - Don't use tool, 2 = I don't know if tool is used, 3 = Yes - Tool is used but NOT effective, 4 = Yes - Tool is used and
EFFECTIVE, 5 = Yes - Tool is used and VERY EFFECTIVE
Number of
Rating
Answer
1
2
3
4
5
Response(s)
Score*
Development Agreement
209
3.2
Templates & Procedures
Development Agreement
207
3.1
Deadlines & Extension
Criteria
Development Assurances 210
3.2
Traditional Surety Bond or
Letter of Credit
Development Assurances 207
3.1
Permit/Dev Holds Until all
Improvements Complete
Smaller Sub-Phasing of Dev
209
3.0
- Holds Unitil Sub-phase
Improvements Complete
Development
209
2.0
Transfer/Assumption
Agreements
Plat Vacation/Abandonment
208
2.6
Replatting Assistance or
Requirements
Changing Subdivsion
Standards
Conservation Sensative
Subdivisions
206
2.3
210
2.3
209
2.2
*The Rating Score is the weighted average calculated by dividing the sum of all weighted ratings by the number of total responses.
Page 16
Are these regulatory/zoning tools used? How effective are they to address development entitlement
issues?
1 = No - Don't use tool, 2 = I don't know if tool is used, 3 = Yes - Tool is used but NOT effective, 4 = Yes - Tool is used and
EFFECTIVE, 5 = Yes - Tool is used and VERY EFFECTIVE
Number of
Rating
Answer
1
2
3
4
5
Response(s)
Score*
Change Zoning Standards 209
2.9
In General
Change Zoning Standards 210
2.2
Increase Minimum Lot Size/
Large Lot Zoning
Change Zoning Standards 209
1.9
Require Mergers of
Substandard Sized Lots
Change Zoning Standards 209
2.3
Use Performance Standards
Establish Zoning Incentives 211
2.1
Upzoning
Establish Zoning Incentives 209
2.0
Mandatory Clustering
Establish Zoning Incentives 210
3.0
Planned Unit Developments
(PUD)
Revise the Zoning Map(s) 208
2.2
Rezone Base Zoning
Districts
Revise the Zoning Map(s) 206
2.8
Adopt Overlay Zones (e.g.,
floodplain, habitat)
*The Rating Score is the weighted average calculated by dividing the sum of all weighted ratings by the number of total responses.
Are these regulatory/growth management tools used? How effective are they to address development
entitlement issues?
1 = No - Don't use tool, 2 = I don't know if tool is used, 3 = Yes - Tool is used but NOT effective, 4 = Yes - Tool is used and
EFFECTIVE, 5 = Yes - Tool is used and VERY EFFECTIVE
Number of
Rating
Answer
1
2
3
4
5
Response(s)
Score*
General & Comprehensive
212
3.8
Plans
Requirement for Consistency
212
3.6
between General Plan and
Ordinances
Urban Service Areas /
212
2.7
Growth Boundaries
Adequate Public Facility
213
2.7
Ordinances & Concurrency
Community Facilities
209
2.2
Districts for Subdivision
Services
Controls on Volume of
208
1.6
Developable Lot Inventory
Controls on Volume of
210
1.6
Building Permits Issued
Changing Building Codes
209
2.4
Registry of Vacant Buildings
& Nuisance Enforcement
Enhanced Enforcement
211
2.0
209
2.4
*The Rating Score is the weighted average calculated by dividing the sum of all weighted ratings by the number of total responses.
Page 17
Are these additional growth management tools used? How effective are they to address development
entitlement issues?
1 = No - Don't use tool, 2 = I don't know if tool is used, 3 = Yes - Tool is used but NOT effective, 4 = Yes - Tool is used and
EFFECTIVE, 5 = Yes - Tool is used and VERY EFFECTIVE
Number of
Rating
Answer
1
2
3
4
5
Response(s)
Score*
Adoption of Strategy to
212
1.7
Address Unfinished
Subdivsions & Entitlements
Fiscal Impacts Evaluation or
210
1.9
Planning System
Record Keeping - GIS on
211
3.0
Subdivisions & Agreements
Improved Communication
209
2.8
Between Jurisdictions
Public and Stakeholder
209
2.5
Education
Required Public Reports &
211
2.1
Subdivision Condition
Disclosure
*The Rating Score is the weighted average calculated by dividing the sum of all weighted ratings by the number of total responses.
Are there tools that you use that we have not included? If yes, please tell us about them.Also, please
share more details on your experience with the tools used above that you believe may be useful for other
communities facing development entitlement and distressed subdivision issues.
31 Response(s)
Page 18
Thank you again for your participation in our survey. We value and appreciate your input.
If you would like additional information about this project please visit our Reshaping Development Patterns
website here
If you have best practices and other materials to share with communities facing development entitlement
or distressed subdivsion challenges, please indicate that in the previous question and provide us your
contact information below.
Your responses will remain anonymous and in no way will the names, communities, or empolyers of
respondents be revealed or conneted with your answers in any reporting of results.
IF YOU WISH TO BE ENTERED IN THE DRAWING FOR A FREE iPad (or equivalent gift certificate) BE
SURE TO PROVIDE CONTACT INFORMATION BELOW.
Answers
First Name
Last Name
Company Name
Work Phone
Email Address
City
State/Province<br />(US/Canada)
Postal Code
Number of Response(s)
185
185
175
175
182
179
184
179
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