office of arid lands studies mentored by: barron orr, ph.d, mark apel, and erik glenn in...
TRANSCRIPT
Office of Arid
Lands Studies
Mentored by:
Barron Orr, Ph.D,
Mark Apel, and Erik Glenn
in collaboration with:
Land Transformation in the West
“Old West” land use values of agriculture, ranching and mining…
…are making way for a “New West” land values of…
…recreation & leisure, amenity wildlife, and exurbanization.
Exurbanization?• Exurbanization can be broadly defined as
large-scale permanent settlement by urban people in non-metropolitan areas beyond typical suburban commuting distances.
• Exurban areas are the fastest growing type of residential development in the United States.
• It is especially dramatic in this region, fundamentally defining the ‘New West’Atlas of the New West: Portrait of a Changing Region, 1997 (Riebsame & Robb)
Percent Change in Resident Population (2000-2005)
Nevada led the nation with 20.8%. Arizona was next at 15.8% growth.
Where Will the Population Be?• 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 is no exception, more than doubling its population and tripling its employment between 1969 and 2003.
• Most projections suggest this will continue. Arizona: Developed Acres
Source: Center of the American West (http://www.centerwest.org/)
The projections illustrate continued suburban and exurban spread, as well as low-density development in resort areas.
Mapping Past and Future
Development
Western Futures
http://www.centerwest.org/futures/archive/
The projections illustrate continued suburban and exurban spread, as well as low-density development in resort areas.
Mapping Past and Future
Development
Western Futures
http://www.centerwest.org/futures/archive/
The projections illustrate continued suburban and exurban spread, as well as low-density development in resort areas.
Mapping Past and Future
Development
Western Futureshttp://www.centerwest.org/futures/archive/
The projections illustrate continued suburban and exurban spread, as well as low-density development in resort areas.
Mapping Past and Future
Development
Western Futures
http://www.centerwest.org/futures/archive/
Exurban Development:Cochise County
Cochise County
• Following Western trend of exurban growth
• “Wildcat” development in exurban areas . . .
Western Futures
http://www.centerwest.org/futures/archive/ ¸
Wildcat Development?
• “Wildcat Development” : Unregulated lot splits in un-subdivided areas; current state statutes allow parcels to be split up to five times without undergoing a subdivision process or improvement requirements . . .
Why does “wildcat” development matter . . . ?
Potential Impact on the County
• Encouragement of sprawl
• Environmental degradation
• Loss of access to public lands and open spaces
• Strain on public services: fire, water . . . facilities: schools . . ., infrastructure: roads, utilities . . .
• “Inadequacies” passed on to the county, to taxpayers . . .
Fiscal Implications of Wildcat Development
• Maeveen Beehan, Ph.D
• John Regan, GISP, CPM
•Findings: Wildcat development cannot contribute enough to the tax base to make up for its service demands!!
http://www.pima.gov/cmo/sdcp/reports/d18/089DIS.PDF
What is the impact of wildcat development on Cochise County
revenue?
Three Canyons Study Area
Three Canyons Study Area Vicinity, South of Sierra Vista
Cochise County
Western Futures
http://www.centerwest.org/futures/archive/¸
Study Components
• Assessed “Total Full Cash Value (TFCV)” The value that is taxed by the County to determine revenue . . .
Lower Assessments = Less tax revenue
Higher Assessments = More tax revenue
Apples to Apples
• Comparison of Assessed TFCV of custom homes or single family residences on parcels > 5 acres in formally subdivided and lot split developments
• Same Home Owners Association (HOA), Codes, Covenants, and Restrictions (CCNRs) = Uniformity
Custom Homes •2400-4000 square feet•Interior walls•Built to owner’s specifications•7-11 rooms
Single Family Residences
•Parcels > 5 acres
Use Code: 8714
Formally Subdivided
Use Code: 0153
Lot Split
Use Code: 0154
Characteristics and “Use Codes”
Three Canyons Developments
¸0 3,000 6,000 9,000 12,0001,500Feet
Vista del Oro
Wildhorse I
Wildhorse II
Subdivided
Lot Split
Valley Vista
Fairfield Estates
Covey Run
Deer Ridge
Los Ranchos
La Pradera
Developments
Miscellaneous
Use Code Filter
Developments
Use Code
Filtered Parcels¸0 3,000 6,000 9,000 12,0001,500Feet
Vista del Oro
Wildhorse I
Wildhorse II
Subdivided
Covey Run
Deer Ridge
Los Ranchos
La Pradera
Lot Split
Valley Vista
Fairfield Estates
Miscellaneous
Lowest Assessed Value
Developments
Lowest Assessed Value Parcels¸0 3,000 6,000 9,000 12,0001,500
Feet
Vista del Oro
Wildhorse I
Wildhorse II
Subdivided
Covey Run
Deer Ridge
Los Ranchos
La Pradera
Lot Split
Valley Vista
Fairfield Estates
Miscellaneous
Highest Assessed Value
Highest Assessed Value Parcels
Developments
¸0 3,000 6,000 9,000 12,0001,500Feet
Vista del Oro
Wildhorse I
Wildhorse II
Subdivided
Covey Run
Deer Ridge
Los Ranchos
La Pradera
Lot Split
Valley Vista
Fairfield Estates
Miscellaneous
Implications
• Land use policies in Cochise County, and throughout the West, should account for the impacts of exurban and lot split development;
• sticking with status quo policies that permit lot split development and uninhibited exurban expansion will result in the continued loss of revenue to the county.
