The Exurban Phenomenon
in Arizona
Learning Objectives
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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
What Does “Exurban”
Mean, Anyway??
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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
What Does “Exurban”
Mean, Anyway??
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“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
What Does Exurban
Development Look Like?
What Does Exurban
Development Look Like?
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Doesn’t 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
Who Are These Exurbanites?
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They’re a very diverse group
Not all exurbanite communities are alike!
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Age
Income
Housing Type
We’re still learning about them
What Factors Are Driving
Exurban Growth?
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Population Growth
Demographic Changes
Desire for a “Rural Lifestyle”
Desire for land
Housing market dynamics
Arizona Statutes that deal with
development
Unregulated Lot Splits
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State law regarding the splitting of parcels
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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
Except for “records of survey” no one owner
can split more than 5 times
Information courtesy of Mark Apel,
Arizona Cooperative Extension
The Result
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A 400-Acre parcel
Becomes 10 40-Acre Parcels
40
40
40
40
40
acres
acres
acres
acres
acres
40
40
acres
acres
40
acres
40
40
acres
acres
New Owner Splits Five Times
8
8
8
8
8
Acres Acres Acres Acres Acres
Each 40-acre
parcel becomes
five 8-acre
parcels
New Owner Splits Twice
4 acres
4 acres
Each
8-acre
parcel
becomes
two
4-acre
parcels
End Result: 100 Lots
All graphics courtesy of Mark Apel,
Arizona Cooperative Extension
Lot Splitting: An Example
Hereford Area 1996
Lot Splitting: An Example
Hereford Area Now
What Are the Negative Impacts
of Exurban Growth?
Photo courtesy of Mark Apel
Negative Cultural Impacts
What Are the Negative Impacts
of Exurban Growth?
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Planning & Zoning Issues
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Unmaintained, impassable roads
Septic tank failures
Inadequate water supplies
Flooding
Negative Impacts
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Environmental Impacts
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Habitat Fragmentation
Air Quality
Erosion
Invasive Species/Predatory Pets
Water Supply and Quality
Change in Fire Regime
Negative Impacts
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Fiscal Impacts
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County services overburdened
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
“Wildcat” development can create an
infrastructure deficit that may have to be paid
for later
What Are the Positive Impacts
of Exurban Growth?
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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
Positive Impacts
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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
Data Available to Track
Exurbanization
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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
An Overview
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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
Population Changes
Exurban Growth in Arizona
Acres
1960
Population
Urban/Suburban (> 2 units per acre)
Low Density Suburban (1 unit per 0.5 to 10 acres)
Exurban (1 unit per 10 to 40 acres)
Rural (< 1 unit per 40 acres)
1990
2020
1,302,161
62,000
333,000
481,000
34,107,000
3,665,228
257,000
991,000
1,609,000
32,126,000
1960 - 1990
1990 - 2020
2050
6,110,000
394,000
1,627,000
2,728,000
30,234,000
8,026,000
480,000
2,148,000
3,273,000
29,082,000
PERCENT CHANGE
Population
Urban/Suburban (> 2 units per acre)
Low Density Suburban (1 unit per 0.5 to 10 acres)
Exurban (1 unit per 10 to 40 acres)
Rural (< 1 unit per 40 acres)
181
315
198
235
-6
Source: Center of the American West,
www.centerwest.org/futures/archive/
development/development_az.html
67
53
64
70
-6
2020 - 2050 1990 - 2050
31
22
32
20
-4
119
87
117
103
-9
So… What Can I Do?
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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
So… What Can I Do?
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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
How Can We Serve
Exurbanites?
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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
How Can We Help Integrate
Them Into Our Communities?
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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
Conclusion
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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.
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@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