City General Plans – is there anything more boring?
I realize most people believe this to be a true statement, but City General Plans dictate the housing and commercial development over several decades. They influence landscaping, signage, roadway infrastructure, fiber infrastructure, water, recreation, jobs and amenities in a city.
They form the backbone for decision making and the future vision for a City. City General Plans are updated every 10 years, and 2020 is that year. Because 2020 is so different than 2010 or 2000, we are seeing some significant City General Plan updates, which in turn means significant City Ordinance updates.
We are now seeing not only a City General Plan, but an increasing number of special use area plans. Areas like historic downtowns, entertainment districts and industrial areas may have special overlays to their General Plan.
Two examples of City General Plans and their impact on our industry are Tempe and Surprise.
Let’s start with the Tempe Urban Core and Apache Corridor Projects. The greater plan for this project will not go forward, but the city identified a few elements that can be addressed individually. Residents who participated in the public meetings provided the City with information leading the City Council to consider incorporating some of the original project elements into the updated City General Plan.
The Smith Industrial Innovation Hub, the Tempe Transportation Plan including the Tempe Streetcar, and the Affordable Housing element allowing for denser housing were all on the list of items the City will address individually.
The City General Plan provides those who are looking ahead for opportunities the ability to see what the City wants and where. Tempe’s Land Use and Density plans show you and your client the future of Tempe.
When cities update their General Plans and Ordinances, that is an opportunity for WeSERV and its members to provide information, input and context to the city staff and elected officials. Frequently, our body of experience and knowledge provides insight into retail real estate and resident concerns that these decision makers cannot find otherwise.
Surprise is a good example of how WeSERV has been a part of the discussion. WeSERV (WeMAR) had great impact on the City of Surprise Sign Ordinance update a couple of years ago. We provided, input from both a business owner and customer point of view, we provided recommendations and resources as well. Because of our involvement and relationships built, the City of Peoria and the City of Glendale reached out to us for input on their updated sign ordinance codes during the process.
Recently, Surprise reached out to us for input and information on their proposed Land Use Ordinance update. This code will dictate both commercial and residential development product for decades to come and is all part of the City General Plan 2035. The Growth Element now being updated attempts to coordinate the land use, transportation and infrastructure development in an attempt at sustainable growth over a 20-year period.
Part of that is reviewing and looking forward to the future needs and wants in transportation, both roadways and transit options.
When Surprise contacted WeSERV regarding elements of the proposed Land Use Ordinance (LDO) update, our members provided timely and valuable information. One example of member input that changed the conversation was in regard to amenities in residential subdivisions.
At one point, the City was considering a requirement that all subdivisions over a particular size must contain a community pool. Our members who live and work in Surprise provided client and market input detailing the wish for private pools from over 80% of buyers locating in Surprise. Only 10% of our member’s clients looked at a community pool as an amenity that would persuade them to purchase a home.
Our members provided further input regarding what is considered an amenity by buyers. Amenities are those recreation and lifestyle elements important to the buyer and can be several things: Pools, hiking trails, parks, tot-lots, skateboard parks, basketball courts, pickle ball and tennis courts are just a few of the many choices. This led to the City reassessing and changing the proposed LDO to feature “large amenities” and “small amenities”. Now home builders and developers can customize their communities for a population that appreciates diverse lifestyle choices.
Our members provided important input when it came to lot sizes and types of housing. They confirmed there is a shortage of large lot and smaller entry level purchase product in Surprise. Since the City would ultimately like to be a City in which people live throughout the arc of their lives, diversity of housing product is important. Surprise residents who find budget friendly housing from entry level rentals and purchase product, to move up, to luxury, to empty nest housing solutions, will be more likely to continue their residence in the City throughout their lives for several generations.
That bodes well in the near term for Surprise and home builders. It bodes well in the future for the sustainability of housing choices over several generations and to members whose business is helping residents buy and sell houses in Surprise.
Which brings us to the jobs part of City General Plans. Every City Plan details where the future jobs will be and what kind of jobs the City envisions. Not only is this helpful to commercial real estate agents, but it is helpful for residents to know jobs will be close to home allowing them to live a life, not just commute.
I encourage you to read the City General Plans for the cities you live and work in. If you see or hear of ordinances changes you think WeSERV can help impact and influence, please let the WeSERV Government Affairs Department know. Currently, we are providing input to the City of Glendale on their proposed sign ordinance, parking ordinance, landscaping ordinance and home occupations ordinances. If you would like to be part of that conversation, let us know.
WeSERV GAD: Advocating for private property rights, the right to private contract and YOUR business!