North Dakota Boomtowns

ACKNOWLEDGMENTS PENN DESIGN STAFF John Landis Kate Daniel

NORTH DAKOTA HOSTS

Chuck Barney Howard Klug Dennis Johnson

Donna Bye Aleesha Erickson Mark Milstone Gene Jackson Kent Jarsick Donald Kress Rachael Ressler Kelsey Vlamis Samantha Neill

VISIONWEST COMMITTEE

Daryl Dukart Gontran “Buster” Langowski James Goplin Todd Streich Teran Doerr Janet Cron Deb Walworth Mark Resner Bryan Bruner Steve Holen Greg Boschee Joe Genareo Gaylon Baker Alan Walter Melody Mileur Russ Gagnon Ray Ann Kilen Neil Scharpe Lyndsay Ulrickson Gene Buresh Vicky Steiner Ralph Weisenberger

2

Chair of City Planning Department Department Coordinator

Mayor of Minot Mayor of Williston Mayor of Dickinson City Planner, City of Minot City Planner, City of Minot Planning Director, City of Dickinson City Planning Commissioner, City of Dickinson Planning Director, City of Williston Principal Planner, City of Williston Senior Planner, City of Williston Staff Planner, City of Williston Staff Planner, City of Williston

Chair Mayor of Williston Executive Director Adams County Development Corp.

Commissioner Bottineau County Executive Director, Bowman County Development Corp.

Tax Equalization Director, Burke County Executive Director, Prairie West Development, Golden Valley County County Energy Officer, Hettinger County Commissioner, McHenry County Superintendent McKenzie County Public School District Commissioner, Mountrail County Commissioner, Renville County Executive Director, Stark Development Corp.

Commissioner, Ward County Communication Officer, Williams County Director DCB Programs at Minot State University Interim Director Strom Center for Entrepreneurship & Innovation Program/Research Director North Dakota Center for Persons with Disabilities Executive Director Souris Basin Planning Council Executive Director Custer Regional Council Executive Director North Dakota Association of Oil & Gas Producing Counties Board Member Southwest REAP

The boom has also had a significant social impact, particularly on the quality of life of the region’s residents.

VisionWest, a regional planning body, conducted a two year study to summarize and address a variety of concerns, including the extensive use of temporary housing structures, overburdened local services, and lackluster funding from the state to make improvements. Cities and towns, the areas experiencing the largest challenges, have made innovative efforts to update their existing regulation and systems - but there remains to be any comprehensive regional approach to present and future growth.

This studio takes into consideration independent analysis of demographics and economic conditions, reports from VisionWest, and feedback from planners “on the ground” in the region. The growth strategy presented here welcomes the change occurring in the region but seeks to ground future development and investment in the reality of a leveling-off and stabilization of population and industry. Taken in three parts, Downtown Development, Compact Neighborhoods, and Regional Economic Development, the growth strategy intends to create meaningful places and neighborhoods while preventing over-extension of city services. Ultimately, the strategy encourages urbanized areas across the region to embrace the positive effects of the boom, while considering how current market demands influence municipal-level decisions about growth.

VisionWest Meeting | Members of the First Regional Planning Effort

VisionWest members met in Dickinson, March 2015, following the studio’s presentation of existing conditions and initial growth strategies to discuss the future of western North Dakota.

Source | The Dickinson Press

PENNDESIGN PLANNING STUDIO 2015

9

2 Since

BACKGROUND + CONTEXT

2009, western North Dakota has been experiencing unprecedented population growth due to the

“boom” in the oil and gas production industries. This boom was the result of technological advances in the industry and record high oil and gas pricing. The cities and towns of western North Dakota were met unprepared to handle the many-faceted challenges:

Development occurred as quickly as building permits could be procured, much of it occurring at urban fringes, pushing city boundaries further out -- doubling and tripling municipal service areas in less than a decade. Burdens have fallen on the residents as well - with the rapidly increasing economic activity in the region, costs of living have skyrocketed. Williston, for example, has the highest average rent in the entire nation, with Dickinson’s rents coming in 4th, behind the Silicon Valley area (Source: Apartment Guide). This unprecedented financial pressure has resulted in underemployment in service and retail jobs which are crucial parts of the urban social fabric. While the state has amassed much wealth off oil extraction taxes, minimal amounts have made it back to the front lines, causing cities to fall deep into municipal debt. And the question lingers -- what will happen if the boom cools off? How will cities continue to support their populations? How do cities prepare themselves for the economics of a post boom economy or an unexpected “bust”?

$2,394: HIGHEST AVERAGE RENT in the nation

86,000 PERSON INFLUX FROM 2008-2014 REGIONAL CITIES HAVE DOUBLED AND TRIPLED in land area

Source | DailyNews.com

PENNDESIGN PLANNING STUDIO 2015

11

BACKGROUND + CONTEXT

VISION WEST ND T private consortium called VisionWest ND. In the face of various challenges the oil boom presented to municipalities small and large, the communities of western North Dakota communicated and cooperated to apply for a US Housing and Urban Development Regional Sustainability Planning Grant (2013-2014), which they received and used to conduct a two year planning process (2013 - 2014). Additional funding came from the North Dakota Energy Infrastructure and Impact Grant Fund. Their goal was to address the region’s immediate needs while identifying long term strategies for better communities.

VisionWest began with stakeholder meetings across the state, gathering information and experience from and a preliminary examination of possible options for addressing them. VisionWest covered a wide breadth of community issues, from temporary housing to education to water. Additionally, VisionWest produced tailored county-level plans to identify particular opportunities at a local level. While VisionWest’s work did an excellent job summarizing the challenges and potential opportunities the region faces, there is not a

VisionWest ND Training Meeting | Dickinson, North Dakota

In 2012, VisionWest spent time in communities to discuss the objectives of the regional planning process with residents, city representatives, and volunteers. This training meeting explained planning regulatory concepts, and how to conduct community meetings effectively. VisionWest members then gathered information from their own constituencies to report back.

Source | SRF Consulting

14

CHAPTER 2 BACKGROUND + CONTEXT

BACKGROUND + CONTEXT

GEOGRAPHY North Dakota is located in the heart of the midwest, bordering Montana, Minnesota, and Canada.

The landscape is widely varied, with rolling agricultural lands pocketed by wetlands and craggy buttes surrounded by waving grasslands. In the center of our study area in the western part of the state is Lake Sakakawea, the region’s largest source of fresh water and the primary reason why 6% of the state’s energy portfolio is hydroelectric.

To the south lie the Little Missouri National Grasslands, and within them, Theodore Roosevelt National Park. This gem of a natural resource is a huge economic driver for the region, attracting over 60,000 visitors each year. The land is home to game animals and some of the best vistas in North Dakota. North Dakota’s land, however, has been transformed by the oil boom. Dotted with rigs and wells, there is a new human-made landscape blossoming out across the Bakken oil plays. New neighborhoods exist where populated areas. This changing geography is creating a new sense of place for the region.

| Western ND

Theodore Roosevelt National Park contains a large and easily visable population of wildlife. The Wild Biscon is pictured above is just one of many animals that call the park home.

Source | Studio Photo

16

CHAPTER 2 BACKGROUND + CONTEXT

| Western ND

The Garrison Dam was constructed along the Missouri River between 1947 to 1953. It is over two miles in length and is the Source | Studio Photo

Cultivating relationships with trustworthy developers was a learning curve; cities were promised the state of the art and received half-hearted complexes. In Minot, one developer promised to complete a series of affordable units, but did not install the utilities up to municipal code. The result? A bankrupt development company, and an extensive empty lot, completely unusable for any development. Brand new water and gas hook-ups poke out of the ground, and will need to be stripped and discarded before the land can be redeveloped. Minot city staff use the lot as a cautionary tale against approving permits too quickly and against lax oversight.

Top tier oil industry employees have had no problem paying premium prices for undersupplied housing.

Williston’s rents were the highest in the nation in 2014, and Dickinson’s were 4th highest (with towns in the Silicon Valley area sandwiched between). For most other residents, including those there before the extremely high. To meet this need, the State established the Housing Incentive Fund in 2011 to provide affordable multi-family housing units, the majority of them in counties impacted by the oil boom. Between 2011 and 2013, the Fund provided $15 million in tax credits, allowing for completion of 23 projects (a total of 607 units).

Recently Built Subdivision | Dickinson, ND

One of many new subdivisions rapidly built to provide housing for the new boom population. Many of these developments were built with substandard infrastructure and have been abandoned because

Halliburton Housing Development | Williston, ND

are laid off, they have one week to leave.

Source | Studio Photo

Source | Studio Photo

PENNDESIGN PLANNING STUDIO 2015

19

Between 2013 and 2015 the Fund was allocated more than double its previous funding with $35.4 million in total funding, coming from tax credits and the State’s General Fund. While this fund addresses the need for affordable housing, middle income families are still caught between not being able to afford stock in their previous price range, and being priced out of qualifying for affordable housing programs.

The Fund is also currently empty; future funding will depend on the outcome of the next spring legislative session.

New populations have burdened existing community resources - schools are overcrowded, and a lack of (all-seasons) public gathering space has become clear. Responding to these amenity needs, cities became increasingly aware that new community gathering spaces needed to meet the needs of a growing population - not only singles, but families, young children, and retirees. Dickinson and Williston took the opportunity to build state-of-the-art recreation centers that would become integral to civic life.

Dickinson led the way in 2004, passing a ½ cent sales tax to fully fund the construction and operation of the West River Community Recreation Center, thereby avoiding additional future bond debt. The design team gathered community ideas, added their own, and put all of them in a single structure. The Dickinson team wanted no compromises, but a fully realized 93,000 square foot, state-of-the-art indoor recreation center for the city’s growing population. The center features indoor tennis courts, swimming pools, extensive gym facilities, community meeting rooms, and inclusive child care. A separate hockey rink is also very popular. The facility is run by the Parks and Recreation Department.

20

West River Community Center | Dickinson, ND

Williston Area Recreation Center “ARC” | Williston, ND

facility for its residents. The facility includes a indoor water park,

Wiliston built its indoor recreational facility in 2014 and is more than double the size of Dickinson’s facility. It also includes a large

Source | Studio Photo

Source | Studio Photo

CHAPTER 2 BACKGROUND + CONTEXT

Bodie, CA | 1920’s

Bodie, CA | 2010

Historical boomtowns are well known for their ghost-like appearance in the wake of the inevitable bust. It is these towns and cities which serve as cautionary tales for the many towns in western North Dakota facing intense development pressure from the oil boom.

Source

| 2010

Fast Company Abandoned Subdivision | 2010

speculated market needs has resulted in undersold and abandoned subdivisions and structures from North America to Asia. It is exactly this type of sprawling, unhinged development that western North Dakota is threatened by, and our growth strategy responds to this condition.

Source | fastcompany.com & KirkwayEstates.com

PENNDESIGN PLANNING STUDIO 2015

25

1.

Whether a resident is young or old, single or married, they have an interest in quality housing for an affordable price within their household budget. Ensuring that development meets quality of life standards and appeals to a wide range of price points is invaluable in creating a lasting community.

2.

New and existing citizens of western North Dakota are attuned to the amenities their communities provide. The recent addition of indoor recreation centers has been wildly popular, and plans for downtown redevelopment promise to be just as exciting.

3. area has to offer, they will not be able to remain without an income. A strong economy, insulated from the

| Williston, ND

Image of proposed mixed-use project for downtown Williston. This bring much needed actvity and density to the area.

Source | Bakkenconstructionnews.com

Plan of Future Development | Dickinson, ND

Roer’s Construction constructed a brand new mixed-use residential and commercial development at the corner of Route 94 and Exit 59 on the outskirts of the city to transform Dickinson into a place people want to live and work.

Source | roers.com

PENNDESIGN PLANNING STUDIO 2015

33

Cities are oriented towards private auto use. Downtown areas feature sidewalks, crosswalks, and other features that provide good basis for pedestrian-oriented development. However, downtown roads are wide and parking is universally free, allowing cars to still dominate the urban streetscape. Commercial corridors are typical four to six lane roads featuring big box stores and their massive parking lots. Corridors feature no sidewalks or pedestrian connections, making travel between stores unsafe for pedestrians and cyclists in favor of. Williston is developing a system of separated trailways for pedestrians and bicyclists. However, these routes are not incorporated into the city grid and are not a practical form of getting around.

Due to low densities and small populations, public transportation within and between western North Dakota’s urban areas is nearly nonexistent. Minot operates minimal bus service, and Williston and Dickinson do not have any form of public transportation. Some private companies operate bus service between cities, but scheduled trips are infrequent. No private companies run a bus service between DIckinson and Williston.

Two private companies, North Dakota Shuttle and Jefferson Lines, run bus services between Minot and Williston. However, North Dakota Shuttle requires 24 hour notice to use the service, and Jefferson Lines operates one bus per day between the two cities.

Several state and interstate highways cross through the region, including north-south routes that include Routes 85 and 12, as well as east-west Routes 94, 2, and 83. These major highways are the backbone to a

Truck Traveling on Route 83

western North Dakota.

Source | Studio Photo

40

CHAPTER 3 EXISTING CONDITIONS

Capital Improvement Programs due to the boom. Major capital improvement are needed for cities of Williston, Minot, and Dickinson to handle the infrastructure strain. Twenty-six infrastructure assessments were completed for smaller these assessments. Some projects are on the way, but many projects are delayed due to a lack of timely and

North Dakota operates under a biennial legislature meaning that funding allocations are decided every two improvement planning continues to be underfunded. Surge funding from the State Senate contains $300 million for the top 10 oil-producing counties, $140 million for cities in oil-producing counties, $140.8 million for non-oil-producing counties, $19.2 million for townships in non-oil-producing counties, $215 million for hub cities and $21 million for other cities. As the 2015 legislative session comes to a close in several weeks, counties and cities in western North Dakota are seeking increases from previous funding allocations for additional transportation and infrastructure projects.

Surge Funding | $$ in Millions CITIES IN OIL NON-OIL PRODUCING COUNTIES

$40

$140 CITIES IN OIL PRODUCING COUNTIES

$141

NON-OIL PRODUCING COUNTIES

$173

North Dakota relies on a regional water system for potable water due to poor groundwater quality and the need to irrigate its farmland. Missouri River and Lake Sakakawea are the water bodies from which all the water supply systems draw their water.

Increased population growth has resulted in greater

PROPOSED AMENDMENTS

demand on the regional systems and on municipal

$215

water systems will need to be expanded to provide

HUB CITIES

wastewater facilities. Service capacity for regional clean drinking water to both the urban and rural populations, but new water provision pipelines can has placed a strain on water supply and water

$300

OIL PRODUCING COUNTIES

impacted cities and counties, the state legislature passed a $1billion surge funding bill.

Source | North Dakota Legislature SB 2103

42

CHAPTER 3 EXISTING CONDITIONS

quality. Industry has a heavy reliance on water to release oil from shale and maintain the wells.

Each well uses 8.8 million gallons of water over its lifetime (30-40 years). Aside from this supply strain, oil companies in North Dakota reported more than 1,000 accidental releases of oil, drilling wastewater or gallons of brine water from fracking leaked from a pipeline into a tributary of the Missouri River. Truckers will often dump their wastewater rather than wait in line at injection wells. The Department of Mineral Resources asks companies how much brine their wells produce and how much they dispose of as waste, but its inspectors do not audit those numbers. The Health Department has added three staffers to handle the growing issue.

Sewage systems in the region are reliant on below-ground tanks, except in larger urbanized areas. No statewide policy exists to regulate sewage systems, potentially contaminating drinking water if sewage is not properly managed. Ground and surface water systems are at risk from overuse and widespread pollution.

With an industry need for clean water, both for oil and agricultural production, as well as growing permanent citizen base, the need for stringent and comprehensive water regulation and planning is evident.

| Dickinson, ND

The explosive population growth in the Bakken Region of western North Dakota has placed tremendous strain on existing sewage systems, which have required costly infrastructure upgrades to accommodate higher demand.

Source | Dickinson Press

PENNDESIGN PLANNING STUDIO 2015

43

Due to the rather arid climate of western North Dakota, municipalities have not adopted any type of stormwater or runoff regulation, as before the boom, most rain or snow runoff would simply be collected in waterways or seep into the ground. However, with increased development on land once used for agriculture, standing water has become a visible and untreated issue. Developers dig ditches at the roads edge to catch runoff for evaporation, but the ditches collect trash and other urban detritus, making for an eyesore and a public health problem.

Runoff from the cities themselves is not the only stormwater challenge. Many towns and cities are located

to prevent water from spreading through the city.

| Minot, ND

over $210 million in damages to 40,000 buildings and displacing profound impact on area residents and has further exacerbated a severe housing shortage.

Source | wikapedia.com

44

CHAPTER 3 EXISTING CONDITIONS

| Minot, ND

city’s landscape and much of the region suffers from poor drainage.

Source | Minot.af.mil.com

4

CASE STUDIES

Boomtowns are not a uniquely modern or American phenomenon. The boom and bust cycle is found wherever there is intense resource extraction. In North Dakota, the root cause behind the intense growth is what lies beneath the ground - vast amounts of Oil Shale, a highly valuable resource given the world’s deep

In order to better understand how other boomtowns have grappled with the challenges currently facing the Bakken Region, and potential solutions, we examined both historical and contemporary case studies. The lessons we are able to learn from these examples will inform our next steps in developing growth strategies for the Bakken region.

Examination of the case studies yielded a number of important lessons in the areas of infrastructure, economic development, and quality of life. Primarily, what to expect from the arc of a boomtown economy, why some boomtowns become permanent centers of employment and industry, and others eventually faded into decline.

PENNDESIGN PLANNING STUDIO 2015

47

CASE STUDIES

ALBERTA, CANADA Boom: Early 20th Century to present (Oil) T the British Empire. In 1938 the Alberta Petroleum and Natural Gas Conservation Board was created, and at that time, the province produced 81% of Canada’s crude oil.

Housing prices are higher than anywhere in the country except some parts of Vancouver and Toronto. Akin to the Bakken Region, local service jobs have trouble competing with oil and construction jobs. Alberta also faces housing shortages, primarily tied to the provincial government’s limited release of land for purchase by developers. One advantage of this system is that the government can release land as it is required, avoiding a land rush and stabilizing the development process. However, because the government can sell the land for very high prices, affordable housing is not necessarily a top priority.

and fertilizer.

Natural Landscape in Alberta

Alberta Oil Field

Sources | San Francisco Chronicle & Getty Images

48

CHAPTER 4 CASE STUDIES

CASE STUDIES

MARCELLUS SHALE, PA Boom: Present (Oil) Extending from New York, Pennsylvania, Ohio, and South into West Virginia, and Virginia, the Marcellus Shale Formation contains large amounts of natural gas. The boom is primarily centered in southwestern Pennsylvania, and an area known as the Northern Tier Region of Pennsylvania.

was developed in 1859. There is major controversy over fracking on public lands. Drilling on public lands was recently outlawed by Gov. Tom Wolfe. Fracking has the potential to damage water supply, destroy habitat, disrupt wildlife, and reduce the possibilities for public recreation. There has been evidence of groundwater contamination in rural communities. A study by the National Academy of Sciences looked at cases of water contamination in drinking water wells in the two states and found that it was casing and cementing failures that are mostly to blame for the contamination.

Pennsylvania’s Act 13 law places a so-called “impact fee” on every well drilling for gas in the Marcellus Shale formation. The levy changes from year to year based on natural gas prices and the Consumer Price Index, but in 2013 gas companies paid $50,000 for each new well they drilled (smaller, vertical wells were $10,000). So far, the impact fee has brought in $630 million to Pennsylvania ($204 million in 2011, $202 million during 2012, and $224 million in 2013).

Sources | Keystoneedge.com

PENNDESIGN PLANNING STUDIO 2015

49

CASE STUDIES

IRON RANGE, MN Boom: 20th Century (Iron) Minnesota’s Iron Range produced most of the domestic iron ore used to make steel for WWI, WWII and America’s 20th-century economic boom. The range lost 40% of its population after crushing job loses in the 1980’s. More than half of all mining jobs have been lost to automation since then. Between 2000 and 2011, mining employment in Minnesota fell 25% to 4,245 jobs in 2011, according to the state’s Department of Employment and Economic Development.

A contemporary example of a successful mining town is Hibbing, MN. To enhance the economic prospects of the downtown area while also preserving and promoting the character and history of the city, a Heritage Preservation Commission was formed. By focusing corridor development on protection of historic buildings that protect and enhance the City’s appeal to residents and visitors, the city fostered a unique angle to its heritage. By supporting anchor institutions and promoting small business opportunities through a low interest loan program (Local Business Loan Guarantee Program), Hibbing encouraged local economic investment and development. To invest in workforce development, the City partnered with high schools and colleges to invest in applied learning and technical skills. Additionally Hibbing utilized existing resources to build a tourism industry. By planning for a wide range of recreational opportunities and pursuing development of a well connected trail system for biking, walking, and skiing, Hibbing viewed protection of its natural resources as a valuable economic tool.

Natural Landscape

Landscape Destroyed by Mining

Sources | UniquelyMinnesota.com & San Francisco Chronicle

50

CHAPTER 4 CASE STUDIES

CASE STUDIES

LOWELL, MA Boom: 1820s to 1830s (Textiles) Lowell, Massachusetts is known for its history as a textile producing center in the late 19th century.

Founded by Francis Lowell, industry provided high density workforce housing, promising good working pay, housing, and a secure environment for the many of young immigrant women who traveled to work in the mills.

towns in this network followed the same basic plan - industry at the core, with housing radiating outward.

Social hierarchy was sketched into the landscape with the poorest workers living closest to the mills, and the company owners at the outskirts.

The Associates, in constructing the cities, also invested heavily in infrastructure, including canals for water provision and industry use, along with roads and rail for transportation around town and the region. Lowell, and the regional network of cities it was connected to, serve as an example of industry funded infrastructure that was ultimately used by the general public. The workforce housing construction also draws parallels to contemporary workforce encampments.

Sources | Coolidge, “Mill and Mansion,� & Wikimedia Commons

PENNDESIGN PLANNING STUDIO 2015

51

CASE STUDIES

AKYEM, GHANA (RE:PLAN) Boom: 2000s to present (Mining) Internationally, in Ghana, rePlan has practiced community resettlement projects necessary due to mining industry projects. These projects are inspiration for dense, socially considerate development. They focus on the impact of industry on community networks and resettlement. While citizens of North Dakota are not necessarily in need of resettlement, the focus on local construction labor and provision of affordable, quality housing is quite relevant.

In Ghana, rePlan has practiced community resettlement projects necessary due to mining industry extraction. RePlan focuses on the impact of industry on community networks and resettlement. Important lessons learned from rePlan’s experience in Ghana center on the importance of community consultation and social engagement. When planning for new communities, consideration of the relationship between housing and service provision is highly important, as is understanding the day-to-day functionality and long term viability. Other key elements include the economics of building new communities. First - who will pay?

In Ghana, the mining companies provided money to a third party to design, manage, and implement the plans. Also important to consider is of how the local community can service the industry’s supply chain by providing local manufacturing power to deal with industrial by-products.

Rendering of Proposed Housing

Sources | RePlan

52

CHAPTER 4 CASE STUDIES

CASE STUDIES

SEGUNDO, CO Boom: 1900 to 1912 (Coal and Iron) Segundo was a company town built by Colorado Fuel & Iron Company (CF&I) in Southern Colorado. This region was a major coal-mining region in the late nineteenth and early twentieth century. CF&I was the largest employer and private landowner in Colorado at one time. CF&I bought land for mining and building company towns. As demand for metallurgical coke declined, the mine laid off workers and Segundo’s population declined. CF&I closed the last mine in 1982 during the steel market crash.

A typical well-developed company town would support about 600 miners and their families. owned the structures and paid only a nominal ground rent to CF&I. Later CF&I built modular designed houses to rent to miners. Houses built by miners usually lacked plumbing and heating. The company later helped workers modernizing their homes and encouraging them to beautify their houses. CF&I homes were typically cement-block or brick structure but the company also built prefabricated houses by the 1920s in other towns. CF&I not only provided for housing, but also education. Free kindergarten and a Sociology Department was founded to educate adults through lectures, reading, and cultural activities. After the mines closure, houses were dismantled or torn down and properties were sold.

Image of Coal Mine

Sources | coloradopost.com & Colorado Fuel and Iron Company

PENNDESIGN PLANNING STUDIO 2015

53

CASE STUDIES

SUBLETTE COUNTY, WY Boom: 2000 to 2006 (Oil and Natural Gas) Wyoming’s Sublette County experienced a boom in the early 2000s based on the extraction of natural gas. The explosion in exploration and extraction had a dramatic impact on the workforce, leading to nearly 98% of the workforce in temporary development jobs, and the 2% of production jobs guaranteed to be more

Pressure also increased on the area’s public services, notably child care and emergency services. School enrollment skyrocketed as children of temporary workers entered the system, many whose primary language was not English. Construction of new buildings aided, but in 2006, the state cut school funding. Demand for EMS increased 168% and increased runs were directly correlated with drilling rigs. Government and industry partnered to create the Sand Draw Rescue Center, designed especially for the rapid response emergencies on industrial work sites.

Housing shortages led to master-planned subdivisions, but also led too the development of many hotels the appropriate role of government, and questions remain about how the county will evolve as the economy transitions back to majority long-term employment and residents.

Natural Landscape in Sublette County

Master Planned Subdivision

Sources | sublette.com & Colorado Rio Verde Engineering

54

CHAPTER 4 CASE STUDIES

CASE STUDIES

PULLMAN, IL Boom: 1880s (Railroads) “successful or not, a railroad town was a tool of corporate ambitions to manipulate people and resources, Pullman, a town built on land originally owned by the town of Hyde Park outside of Chicago, was completely owned and operated by industry giant George Mortimer Pullman. He provided for everything – housing, roads, schooling, community classes, theater and library. In line with his Puritan values, Pullman also outlawed liquor and prostitution. Pullman believed if he provided a higher standard of living, he would attract a higher standard of worker (which was in his opinion, white, Puritan families). He was therefore disappointed when approximately half the new residents were immigrants from eastern Europe.

Residents were beholden to the town for all economic needs, and provision of housing and pay was contingent on continued good standing employment with the company. Employees could not live outside the borders of the town, prices remained high despite lower pay in their jobs. Eventually, the town’s paternal control over behavior resulted in a court-ordered dissolution of the town in 1898.

Sources | University of Cornell Library & trainweb.org

PENNDESIGN PLANNING STUDIO 2015

55

CASE STUDIES

LESSONS LEARNED Conclusion

The case studies here yield several important insights. Historical case studies indicate that industry-led master planning does not always result in a permanent community, since the core of the neighborhood is directly tied to the success of the company. Community engagement in the expansion and development process led to more ownership over new neighborhoods. Cities and towns should strive to partner with industry to understand their housing needs, but separate direct company ownership over employee housing.

More importantly, boomtowns are often characterized by poor planning and disregard for the environmental impact from rapid transitions in land use and lack of proper sewer and water services. In North Dakota, communities have also struggled to deal with unexpected stormwater runoff and system capacity issues.

These issues are further compounded by infrastructure and maintenance operations that cannot keep up that quickly adapted to changing conditions.

In Ghana, RePlan involves the community into the planning and development process. They are actively engaged in the process and interface with industry leaders. This is a departure from previous company towns where the worker’s are not dependent on the industry.

Source | fonghana.org

56

CHAPTER 4 CASE STUDIES

Boomtowns are ultimately most well known for their surplus of employment and the promise of wealth. The most crucial lesson to be learned from previous boomtowns is that they are temporary. Boomtowns that successfully transition to permanent communities diversify their economic base beyond the original resource responsible for the boom conditions. For North Dakota, this means ensuring that agriculture is strengthened as a core industry, and the energy industry is potentially expanded beyond oil and gas extraction.

The Pullman company town was built in to 1880’s for workers of his railroad car company. The workers were dependant on the industry for everything from provided housing to basic economic needs.

Source | Pullman-Muesum.org

PENNDESIGN PLANNING STUDIO 2015

57

5

PROCESS + VISION

Three months is a short timeline for any planning effort, particularly one that is to encapsulate the issues approached the challenge of planning for western North Dakota with certain assumptions. Crime, social tensions, and vast temporary housing settlements dominated initial impressions of the conditions in the region.

Our initial research supported these impressions through data and demographics. Median income was off the charts, and the quickest growing demographic was male Millennials, recruited to the region to work the impression of overwhelming problems.

Our visit to the region in March 2015 turned assumptions on their heads, presenting a more updated and positive impression of the conditions. Housing supply is catching up to demand, and much-needed road infrastructure is in the process of completion. Social tensions have abated as the region has transitioned from a “wild wild West� to family-oriented. Many of these changes track directly with the evolution of the oil with a slow-down in industrial expansion, counties and cities have had an opportunity to catch up.

Listening to the concerns of the planners and citizens we encountered, priorities were shifting. Top concerns were no longer how to provide housing as quickly as possible, but how to develop housing that would meet vision for themselves.

Keeping in mind the evolution of the region’s needs and concerns within the last year, the studio determined that long-term stability and economic soundness was the regional vision. Counties and cities differed in the particulars, but across the Bakken, people wanted to ensure the creation of better places for generations to come.

PENNDESIGN PLANNING STUDIO 2015

59

Site Visit

The real transformative moment for the studio occurred during our site visit in early March. The studio toured the entire region over the course of a week, with the primary goals of better understanding the physical landscape and meeting with and presenting our research to city representatives in Minot, Williston, and improving the quality of life and connectivity of their municipalities. We challenged them with suggestions of multi-modal transportation and questions about development patterns. The city staff members were inspired by the challenges they faced and sought to better future. The VisionWest consortium, however, dismissed our concerns about the auto-oriented lifestyle and thoughtful questions about mixing uses. Ultimately, the locations experiencing the greatest population growth and pressure to provide services and amenities were the areas thinking most innovatively about the future they were creating.

Upon our return we readjusted our project to provide concrete design and regulatory recommendations to the urbanizing areas of the study are. We grouped our growth strategy into three topic areas: downtown revitalization, housing provision, and industry-based economic development. Ultimately, the studio is framing its work upon the vision and belief that economically strong cities create a stronger region.

Upenn Students Presentation | Williston, ND

| Minot, ND

in Williston, ND. The studio received a lot of attention from local news sources and the image to the right is one of several articles that was printed during their visit.

Source | Studio Photos

PENNDESIGN PLANNING STUDIO 2015

61

connected, and socially diverse in a post-boom economy.

| Williston, North Dakota

The residential development in the city of Williston outpaced the expansion of the local government and zoning controls during the height of the boom. The city was inadequately prepared to deal with development of this magnitude and incompatible land uses are the result.

Source | Studio Photo

62

CHAPTER 5 PROCESS + VISION

Based on our research and the depth of on-the-ground experience the studio gained during our site visit, evident that the western North Dakota region has been the site of intense change in the last several years, motivated primarily by unprecedented population growth and demand for development. But the cycle of too soon. In order to prosper after the peak energy of the boom wears off, the region must think in terms of long term quality of life and municipal burden. Debt, maintenance, and management of the region’s settled and densify the existing built environment.

Therefore, our vision for the region was one that truly embraced the possibility of new investment and better planning in the present. Urban areas experiencing intense levels of change will be prepared to weather unpredictable economic forecasts if they take the time to invest in their core operational elements, from commercial and residential neighborhoods, to energy supply and local cultural assets.

| Stark County, ND

rapid new development.

Source | Studio Photo

PENNDESIGN PLANNING STUDIO 2015

63

Welcome Sign | Williston, ND

The city of Williston has embraced the image of a boomtown and uses advertisement to promote its image. This marketing campaign, illustrated by the bollboard above, is meant to transform the negative connotation of a the word ‘boomtown’ to to a positive image for the city.

Source | columbian.com

PENNDESIGN PLANNING STUDIO 2015

75

PROCESS + VISION

STRATEGY

To respond to the challenges the region faces, there is a three-pronged approach to planning recommendations for the region. These three elements, Downtown Development, Compact Neighborhoods, and Regional Economic Development, works independently and cooperatively to achieve the vision of an economically sound future for the region.

downtown areas as vastly underutilized space with the capacity to absorb more of the region’s growth while increasing potential for outside investment. The recommendations are intended to be applicable across downtowns of all shapes and sizes across the region. The Compact Neighborhoods element is complementary to the efforts to improve downtown areas by developing three scalable models for region’s growing population with concrete suggestions on site selection and methods for more complete neighborhood design. Finally, Regional Economic Development addresses the backbone of the region’s continued growth, its industry potential. Understanding the need for the region to think beyond the energy investments, and calls for improved water protection as a central goal for industry and community alike. Together, these three elements aim to address tangible, actionable, and high-priority planning areas for western North Dakota.

| Williston, ND

Many new high-density housing developments are under construction across the state to meet the housing shortage. These new developments are being built without regard to adjacent land uses, walkability between developments and connectivity.

Source | Studio Photo

80

CHAPTER 5 PROCESS + VISION

Western North Dakota is the site of a sizzling economic energy, which must be laser focused on creating The most sustainable method to concentrate economic energy in a way that can outlast ups and downs is to create business and commercial centers that located with proximity of one another. The focus on creating business districts in downtowns will achieve this goal, and create corporate meeting destinations that provide a rival option to company headquarters far from the Bakken Region.

As the region continues to grow, the risk of perpetuating “placeless” commercial centers is high.

Additionally, this expansion of the city’s land boundary requires extension of service networks, adding to the already cash-strapped municipal budgets. In the context of a boom economy, the economic risk these cities are taking by continuing to expand and diffuse economic investment through sprawl is high. But investing in a highly value rich downtown, you not only leverage existing infrastructure, but also compact business in a way that would be more defensible against bust. While downtowns serve a key retail need, they can also become civic and cultural destinations. Struggling to keep up the growth, cities have not had the capability to consider the potential of new institutions, such as performance venues or conference space. New resident populations will certainly take to redevelopment downtown.

The region should not allow the market to drive their spatial future. Cities and towns will continue to hemorrhage money and bond more debt if they continue to grow laterally -- but by making a choice to invest downtown and densify economic and residential energies, municipalities will increase quality of life

| Williston, ND

A $500-million, open-air project of over 1 million square feet of mixed use development is proposed in Williston along the planned future interchange of US Highway 2 and Highway 85. The development will bring desperately needed recreational and entertainment activities to the area.

Source | JLLBlog.com

PENNDESIGN PLANNING STUDIO 2015

81

Regional Economic Development Beyond the edges of a city’s boundary, the economic heart of the region is at work: oil wells pump constantly, and agricultural machinery sweeps across thousands of acres. The growth and development large scale business patterns. Cities provide crucial support services for transportation of goods, research, and marketing - city and region are interdependent.

Strong networks of existing infrastructure make western North Dakota an enviable location for future industry growth. Extensive rail, pipeline, and trucking networks are attractive to industries with a focus on production, such as agriculture and energy. Exportation of product is central, but so are supportive technologies that allow for evolution in the usefulness of a particular resource. For example, a plastics factory is proposed for Minot which would utilize byproducts of oil.

The strategy focuses on three different areas of concern to regional economic growth: energy decentralization, agriculture, and water protection. North Dakota both exports and is dependant on fossil fuel energy sources. Decentralized alternative energy production can help take advantage of resource availability (wind and solar) while weaning the region off coal.

The strategy for agriculture leverages existing production and transportation networks, and builds on agriculture infrastructure and knowledge already in the region. Goals of this strategy include developing a larger export economy for agriculture and diversifying the value chain. Finally, water protection is of central importance to an arid region with big industry and agriculture covering much of the landscape.

Proper water protection is central to the livability of the region, and its industries.

Lettuce Processing Plant

Building processing plants in the immediate community where the food is grown is a method to add value for the local community and add local jobs.

Source | nytimes.com

PENNDESIGN PLANNING STUDIO 2015

83

6

GROWTH STRATEGY

The future of western North Dakota is rooted in the people who live there. The region continues to grow foundation of the economy, with employment in agriculture services, supportive industries, and local businesses. New residents have accommodated the pressure of the boom by taking up employment in the energy sector and new service industries. The region continues to grow, with projections showing populations in the larger cities doubling by 2030 before stabilizing. In Minot, the current population of 46,321 is expected to grow to 82,666. In Williston and Dickinson the change is also dramatic - increasing from 20,850 to 40,731 and 20,826 to 35,513 respectively (internal projections).

needs of the overall region. There is a growing baby boom population, similar to the national trend of aging retirees. Across the country, baby boomers desire independence while aging in place. Critical needs for senior populations include walkable neighborhoods, which allow non-driving seniors to continue to go about their daily errands and social lives. Additionally, baby boomers will require quality compact housing as they downsize, and will need an increasing amount of services, including medical care.

The other demographic dominating the population growth in western North Dakota are the Millennials.

Local residents graduating from the state college system, and those moving into the state for its abundance of well-paying jobs are attracted to living in the larger regional cities, due to increasing amenities and better social opportunities. This trend is not surprising, as college graduates and Millennials across the United States are attracted to cities to begin their adult lives. Older Millennials are starting families, and are the primary cause of the regional increase in young children. These families desire a high quality life, especially when they are paying high rents to live in the area.

Taking the people of western North Dakota into consideration when selecting future growth and development patterns is crucial to fostering a high quality of life. It is important to consider the people living in the region, and how future development can best meet the needs of the entire population, with paying particular attention to the demographics described above. It is not just about creating enough housing supply - it is about integrating that housing supply into larger networks of amenities that allow existing residents to remain in the cities and towns they love, and enable new residents to set down roots.

PENNDESIGN PLANNING STUDIO 2015

85

GROWTH STRATEGY

DOWNTOWNS T the boom-bust cycle of oil production. The extreme uncertainty in the numbers requires a strategy that will outlast the boom and will address more than just the current visible problems. What is apparent is that all of the communities in western North Dakota are experiencing population and physical growth that has not city planning departments who feel like they are constantly playing catchup to community needs. Coupled with development speculation and understaffed building code enforcement, development has favored sprawling subdivisions that are sometimes poorly built and require costly infrastructure improvements. In contrast, city cores remain underdeveloped and largely ignored during a prosperous time when the city should be directing and making strategic long-term investments that will create a strong community that could weather any economic environment.

| Williston, ND

Western North Dakota’s quaint downtowns provide few quality of life amenities for the region’s growing millennial, baby boomer, and young family populations. Planning interventions need to target three drivers – residents, visitors, and events – to create thriving downtown destinations.

Source | WIllistonHerald.com

86

CHAPTER 6 GROWTH STRATEGY

A disconnect exists between the goals outlined in each city’s comprehensive plan and their available planning tools. Minot, WIlliston, and Dickinson are the more innovative municipalities in the region recognizing the advantages of mixed use zoning in their future land use plans. Our proposal includes rezoning for mixed use developments but each city has different zoning procedures allowing for this type of land use. For instance, and the city has successfully amended their zoning code with a General Mixed Use District. Williston and Dickinson do not show any rezonings in the downtown on their future land use maps and only Dickinson has included a mixed use overlay in their code. For this reason, this plan begins with necessary reforms to municipal zoning codes that will allow these Downtown Development Strategies to be realized.

Each city should establish a downtown mixed use district that is coterminous with the boundary of a tax the state that the downtown has become a priority area in the city’s long-term vision. TIFs are not new in North Dakota and have been used in urban renewal projects in the state capital of Bismark. Each city should establish a program similar to Bismark’s CORE Incentive Grant Program which encourages rehabilitation, for developers. The Renaissance Zone Review Authority (RZRA) in Bismark receives and allocates TIF funds

Future Land Use | Disconnect between Zoning Maps and City

CURRENT DOWNTOWN ZONING

MIXES USE OPTION

Minot

C3: Central Business District (majority)

General Mixed Use District

Williston

C3: Restricted Commercial (majority)

None

None

Dickinson

DC: Downtown Commercial

Mixed Use Overlay

Mixed Use Overlay

CITY

FUTURE LAND USE MAP Downtown Mixed Use

We found that all three cities do not have the appropriate zoning tools to meet their desired futures. This disconnect presents organizational challenges that need to be remedied because without plans that support the residents, visitors, and events trifecta, North Dakota’s downtowns will remain underutilized, uninhabited, and money will be spent making costly new developments on the fringe.

Source | Zoning Codes & Comprehensive Plans

94

CHAPTER 6 GROWTH STRATEGY

Renaissance Zone Authorities, which are member advisory boards and not full time positions. For the purposes of this strategy, the cities should expand the allocation of funds to include downtown events programming as a means of revitalization and dispense that money to organizations such as the chambers of commerce or business associations whose mission is to attract people downtown on a full time basis.

Establishing a TIF district that is coterminous with the targeted downtown area for intense redevelopment is important because it means that new residents and property owners will be paying for the needed amenities and services they create. Future residents and development will not become a burden to the existing the community. Instead, current residents will be able to enjoy the vibrant mixed use downtown the TIF is responsibility to allocate monies to the chamber of commerce or business association so there is not a

with the goal of improving a city’s quality of life and downtown environment.

| Proposed Entities

CITY

RENAISSANCE ZONE

CHAMBERS OF COMMERCE

Minot

Renaissance Zone Review Board (RZRB)

Williston

Renaissance Zone Review Authority (RZRA)

Williston Area Chamber of Commerce (WACC)

None

Dickinson

Renaissance Zone Review Authority (RZRA)

Dickinson Area Chamber of Commerce (DACC)

None

OTHER ORGANIZATIONS

Minot Area Chamber Minot Downtown Business of Commerce (MACC) & Professionals Association (DBPA)

Establishing a TIF district in conjunction with our downtown development plans provide a way to capture the increased value of the downtown mixed use district and provide a dedicated funding source for continued downtown programing and events. Each city could administer the program by leverage existing entities.

Source | Zoning Codes & Comprehensive Plans

PENNDESIGN PLANNING STUDIO 2015

95

The second structural change that needs to occur is to amend zoning codes to include a form-based, mixed has a mixed use zoning district on the books. Dickinson has a designated mixed use overlay that permits the mixing of uses, but recently the Planning and Zoning Commission restricted its density from 10 dwelling units per acre to 4 dwelling units per acre because they felt it was not encouraging enough single family home construction. Allowing such a low density in a core district does not support a vibrant downtown and is a long term detriment to the purpose of mixed use zones. In order to support the mix of retail, restaurants, and other businesses in a vibrant downtown, the zoning code should permit a density of 20-30 dwelling units per acre. Williston currently does not have either an overlay or a zoning district on the books.

The mixed use zoning district should employ a form-based code strategy to maintain the characteristic downtown feel of North Dakota’s quaint and historic downtowns. New development should respect this context and strive to be visually appealing. A form-based code allows the Planning Commission the ability to regulate the aesthetic feel of development in an area while decreasing the time consuming process of regulating uses. It should specify major frontage streets, building materials, facade design, and signage.

Using a form-based mixed use district, the cities should reassess what uses are considered “by right” and which are “conditional approvals” or “special exceptions.” The city should consider reducing the almost standard 2 parking spots per dwelling unit parking requirement for developments if there is a nearby parking garage and when a development falls within the mixed use district. Finally, as expressed in the and construction violations.

| Asset Management Organizations

CITY

HOUSING AUTHORITY

REDEVELOPMENT AUTHORITY

Minot

Minot Housing Authority

Minot Area Minot Area Growth by Development Investment and Cooperation Corporation (MADC) (MAGIC) Fund

Williston

City of Williston Housing Authority

Williston Regional Economic Development Corporation (WREDC)

Williston STAR Fund

Dickinson

Stark County Housing Authority

Stark Development Corporation (SDC)

None

FUND

Housing authorizes are enabled to acquire, lease, operate, and sell housing and land as well as issue bonds. As asset management organizations they can creates a viable system of land acquisition and disposition that will catalyze the creation of affordable housing.

Source | Zoning Codes & Comprehensive Plans

96

CHAPTER 6 GROWTH STRATEGY

The next step in the Downtown Development Strategy is to leverage the state authorized housing authorities

remediation or land development, and then sell the land to private developers. The housing authorities will corporations. The economic development corporations have funds which receive their budget from tax critical process of land development, acquisition, and disposition to support long term planning goals for the corporations because they are in the business of attracting talent and making the initial investments to spurring economic growth. Part of their role in the process besides providing capital, would be to work with

This acquisition and disposition strategy is important to the Downtown Development Strategy because it is enabling public investment in the private market to obtain a desired outcome. The Legacy Fund, which continues to grow in size and remain unspent, should be invested back into western North Dakota where most of its funding originated. It should fund common good necessities such as schools, infrastructure, and other should support land acquisition because it will spur economic development and job creation in the form of economic development is making sure there is enough workforce housing. The Downtown Development Strategy focuses on creating greater density and providing desirable housing. It is different than a regular development proposal because it is part of a larger plan that seeks to retain temporary workers and residents and attract visitors to the downtown through the creation of place with events and programming.

Interventions & Programming

the major opportunities present in each city, a list of interventions, and the population growth capture

PENNDESIGN PLANNING STUDIO 2015

97

Minot is the largest urban center in western North Dakota, at 27.36 sq mi, but has less of a relationship with the oil boom as do the other two cities in the study area. Rather, the City of Minot is a gateway to the west serving as a major transportation and commercial hub. The City of Minot is in a unique position to re-envision itself as an economic hub for western North Dakota by leveraging high housing demand, development potential, and an awareness of the Souris River to create a resilient downtown community and destination. The Magic City will create opportunities for current residents and become be a destination for tourists, businesses, and new residents alike. Downtown Minot is prime for investment but current development plans lack a cohesive identity for the area.

elements: a revitalized downtown, greenway connections, compact development, housing opportunities, and transportation. The City was also awarded a $387,500 grant by the U.S. Department of Commerce’s Economic Development Administration to develop a disaster recovery plan known as the RiverFront and

system to protect the future of the city.

98

Current Site for Proposed Development | Minot, ND

Rendering of Proposed Development | Minot, ND

Image of current site condition as a parking lot. There are many of these underutilized sites in downtown Minot.

Source | Google Street View

Rendering of proposed mixed-use residential and commercial development on a current parking lot site.

Source | V3 Studios

CHAPTER 6 GROWTH STRATEGY

As a regional center and hub city, Minot has some key amenities located throughout the city. The Dakota Square Mall is a regional commercial center for western North Dakota and also home to a movie theater.

The Scandinavian Cultural Center, the Roosevelt Park Zoo, and the North Dakota State Fair Center are the main cultural venues providing entertainment opportunities to residents and visitors. Minot State University, the third largest university in North Dakota and the second largest employer in the city, is located just north of downtown along Broadway Street.

Trinity Hospital | Minot, ND

| Minot, ND

Current events presented us with the opportunities to plan for the 19 acres of land vacated by Trinity Hospital, which will relocate to a suburban medical park by 2017, and to site the recently approved and funded $88M Minot Aquatics and Recreation Center (MARC).

Source | GoogleMaps

PENNDESIGN PLANNING STUDIO 2015

101

Urban Moves 1.

2.

3.

4.

5.

There are four opportunities that have informed the design of Minot’s Downtown Development Strategy.

First, Trinity Hospital is planning on relocating many of its services to a new medical park facility by 2017 leaving roughly 19 acres of land available for development along the Burdick Expressway. Second, on April 21, 2015 residents voted to institute a 1% sales tax in lieu of the Park District’s property tax to fund the construction of an $88 million indoor recreation center to be known as the Minot Aquatics &

Third, the Riverfront and Center Plan developed a system of greenways and open spaces along the Souris an opportunity to relocate key civic buildings to more prominent positions downtown. These opportunities provide the design space to plan for future underutilized land, create new anchor institutions downtown, create new recreational connections to the proposed greenway, densify downtown, and envision new uses to draw people downtown throughout the day.

| Main Street in Maple Grove, MN

Successful downtowns provide year round programming and create destinations. Downtowns should cater to three drivers: residents, visitors, and events.

Source | Wikipedia

PENNDESIGN PLANNING STUDIO 2015

103

Williston, North Dakota has proudly embraced the title of Boomtown, USA, with its rich history in the fur trade, the rail boom, and previous oil booms. The recent oil boom started in 2008 and has led to a doubling of its population and a tripling of the city’s footprint. The city has grown from 2,658 in 2008 acres to 8,741 acres in 2015. The oil extraction from the Bakken Oil Shale has generated $4.3 billion in revenues in 2013 and spurred tremendous growth in jobs. The accelerated growth has created suburban style development along the fringes of the city. This development pattern has dispersed economic energy away from downtown. In 2013 the value of building permits in Williston more than tripled to approximately $353 million from $113 million in 2012.

Suburban residential style development has proliferated along major highways and diverted commercial energy away from its compact downtown to big box destinations. Despite these residential and commercial fringe developments, there are still key downtown institutions like municipal buildings and the Old Armory.

However, with the life of oil wells lasting over 40 years, the temporary nature of the working population is permanent population.

| Williston, ND

| Williston, ND

The City has also invested in desperately needed affordable housing for hospital, school, and city employees with the construction of the Mercy Heights Apartments costing $11M. Source | JLG Architects

106

CHAPTER 6 GROWTH STRATEGY

| Williston, ND

Current plans for downtown Williston do not address the three downtown drivers. RDG Planning & Design’s concept focuses more on strengthening existing conditions rather than proposing changes to revitalize the city’s core.

Source | RDG Planning & Design

RDG developed a downtown development plan for Williston. The plan has 5 primary components, mobility and parking, supporting corridors, development opportunities, preservation and zoning and design. The plan calls for an enhanced Main Street and Broadway corridor with improved streetscaping, pedestrian development on underutilized downtown sites. The plan extends the central business district by creating stronger connections between Harmon Park, Recreation Park, the West 2nd Avenue corridor, the Railroad Depot and surrounding uses. Ultimately, RDG wants to ensure that the character and values of the city is represented in the physical environment by creating unique public spaces.

PENNDESIGN PLANNING STUDIO 2015

109

Urban Moves 1.

2.

3.

4. Build a Performing Arts Center.

5.

6.

7.

8.

There are two key opportunities that could catalyze downtown development and turn it into a thriving urban center for Williston’s rapidly growing population. The Prime Group Inc’s real estate development

Target is also seeking retail space in Williston (Williston Convention Visitors Bureau).

Since these two ideas are still in their planning stages, they are used in this design as key downtown

and will reserve 50% of their units for affordable workforce housing.

The government buildings on 5th and Main Street will act as a civic anchor at the northern section of Main Street, which creates an active corridor connecting the government buildings, the hotel conference center, and the Target. In the eastern part of the city is the location of the new performing arts center that will act as a cultural anchor and driver to the formation of the Performing Arts District. The anchors are in downtown, making the area of the city a more attractive place to live and work.

PENNDESIGN PLANNING STUDIO 2015

111

Dickinson, North Dakota, the largest city in the southwest corner of the state, prefers to keep its distance from the recent oil boom which has transformed the economic and social conditions of the region. There is no question the city has been impacted - the population has increased extremely quickly, almost 18% since 2010, and the city’s land area has expanded rapidly to accommodate demand for single family homes and apartment living.

The population increase has created demand for retail spaces that draw economic energy from the downtown rather than strengthening it. New commercial strips near development allows residents to circumvent the densely gridded downtown, as most of the new commercial development is occurring along Dickinson’s major transportation corridors, Interstate 94 Business and State Highway 22. Dickinson is a historic city on the edge of Theodore Roosevelt National Park and a stop for many tourists driving along Route 85 and I-94. The city currently does not have many attractions for visitors other than the Dakota Dinosaur Museum and recreational opportunities at the Patterson Lake Recreational Area to the southwest the city maintains a residential character with scattered public schools and neighborhood parks. The West River Community Center is a 93,000 square feet indoor recreation center offering year round activity and meeting space for members and residents. Dickinson State University offers over 50 degrees and enrolls about 1,400 students.

The city is home to several civic and cultural sites, including the historic Stark County Courthouse, an Art Deco building constructed in 1935 as a symbol to the community that the Great Depression had ended

Dickinson Carnegie Library | Dickinson, ND

Historic image of the Carnegie Library in downtown Dickinson. Now known as the Dickinson Area Public Library, the building has undergone an expansion and renovation and is heavily used by the public.

Source | DickinsonMuseumCenter.com

114

CHAPTER 6 GROWTH STRATEGY

buildings with the additions of mixed use properties will create a permanent population that will bring life to the new town square and encourage people to linger downtown.

With the right unit mix and amenities, a wide range of populations can be attracted to downtown living.

For example, by expressly providing for an expansion of existing senior residences, Dickinson can meet a community need and provide a more accessible environment for seniors. Wide sidewalks connect the residents to new green space and nearby shops to accommodate daily needs. Workers in the downtown renovated Carnegie Library are attractive to a family with children.

Additionally, V3 Architects recently completed a downtown redevelopment plan for the Renaissance Zone plan was a proposed town square on a block of downtown that is centrally located near both retail and civic areas. The town square, if developed, intends to create an all-seasons gathering space. The center of the square will be an interactive water feature in the summer and a skating rink in the winter. Restaurants will border the space, providing outdoor seating in the warmer months. These existing plans are evidence that the City of Dickinson is thinking about the future of its downtown space, and for future residential and commercial locations being constructed on the fringes of the city.

| Dickinson, ND

liberty to populate downtown with new buildings. The more famous outcome of their study is the redesign of the green space on Villard St. Here it is shown in daytime with a design similar to a square in Rapid City, SD. V3 and the City Administrator promotes the use of rooftop restaurants to further engage the space.

Source | RDG Planning & Design

PENNDESIGN PLANNING STUDIO 2015

117

Urban Moves

2. Create an Iconic Boulevard 3. Sims Street Terminus

5. Residential Node 6. Parking Garage Construction

There are a few major opportunities in downtown Dickinson. First, the southern terminus of 3rd Street at Villard Street before the railroad presents itself as a perfect focal area of downtown redevelopment.

Located at the border between existing downtown retail space and commercial strips, the intersection has potential to become a gateway to the center of town.

downtown spatially. While currently a four-lane road with little visual interest or safety for pedestrians, the spatial importance of the street could be elevated as more businesses are attracted to the redevelopment occurring downtown. Overall, Dickinson has a solid foundation of existing density of businesses and the city is taking on plans for redevelopment of vacant and underutilized parcels.

These images depict precedent designs for our proposed intervention in downtown Dickinson.

Source | City and School Auditorium, Rio Grande Valley, TX & Overton Hotel Conference Center, Lubbock, TX

PENNDESIGN PLANNING STUDIO 2015

119

The reforms to municipal zoning codes needed to enable downtown development will also be useful to new development outside downtowns. Compact neighborhood development requires mixed use, so each town and city will need to be able to zone for this designation. The mixed use zoning districts should specify higher required densities than other districts, and to ensure this density is well-ordered should tie to a form-based code setting standards for frontage streets, building materials, facade design, and signage, among other considerations. Mixed use zoning districts should also include provisions for reducing amounts of required parking, although since many neighborhood developments will be on the edges of cities these provisions will not always be used.

The acquisitions and disposition process detailed in the Downtown Development Strategy will also development and temporary housing redevelopment where prospective developers would have trouble acquiring target properties from current owners without government help. However, given that most of the region’s recent new development has already been occurring in peripheral urban areas, the overall process of compact neighborhood development is still expected to be much more developer-driven than downtown development.

Aerial of Trailer Park | WIlliston, ND

State College and Adjacent Subdivisions | WIlliston, ND

The current landscape of western North Dakota is dotted with temporary trailers parks and unconnected developments. The following recommended growth strategies will transform these places into long-term settlements and walkable, connected communities.

Source | Baltimoresun.com & Prairiebizmag.com

126

CHAPTER 6 GROWTH STRATEGY

Because neighborhood growth is developer-driven, to ensure these new regulations are effectively applied jurisdiction will allow them to zone land for mixed use in advance of land’s annexation, and the acquisition and disposition process for sites already within city boundaries will allow cities to rezone these sites before disposal. Cities should inform prospective developers of the land they wished to see developed, and provide incentives for them to choose this land over other potential sites.

There are several options to incentivize developers to develop on desired sites. The government can barriers for developers. The ground lease option gives the government control over the development assuming it is in line with zoning and lowers the cost of business for developers. This option would require funds. The second option to incentivize developers is to provide a property tax abatement. However, this the ground lease revenues. A third option to incentivize developers is to help developers obtain site control. This would also involve acquiring land and potential combining multiple parcels to enable larger lease to the developer or the government can sell the land to the developer at a subsidized price. These options aim to lower the cost of developing and gives the government more ability to guide development in a sustainable way.

The compact neighborhoods strategy proposes mixed-use and dense housing developments for new development practices. The above images depict a few examples of the developments proposed in the three strategies for sustainable, healthy communitties.

Source | livablecities.org &

PENNDESIGN PLANNING STUDIO 2015

127

Current Utility Market | North Dakota

ITEM Number of Entities Number of Retail Customers Retail Sales

Percentage of retail sales Revenue from Retail Sales

INVESTOR OWNED

PUBLIC

FEDERAL

COOPERATIVE

3

12

1

21

229,242

11,056

25

169,988

5,759,968

265,861

196,968

8,494,159

39.1

1.8

1.3

57.7

448,365

21,172

6,435

675,922

dollars) A brief overview of the utility market in North Dakota shows most power is provided by regional cooperatives and private utilities.

Only a small amount of power is provided by the public sector.

Source | EIA

Rooftop Mounted Solar

Municipal buildings can use to produce energy by building solar panels on the roof and then generate income by selling the energy back to the grid.

Source | easternenergysource.com

Residential buildings can also use roof mounted solar panels to produce energy and sell energy back to the grid.

Source | Local Ecology

PENNDESIGN PLANNING STUDIO 2015

149

This strategy is focused on encouraging municipally generated power sources that use alternative energy, which can help reduce municipalities’ and the taxpayers’ energy costs. In western North Dakota, where cities are burdened by capital costs from infrastructure expansion, every penny saved is valuable. Municipal buildings can use building mounted wind power as well as solar panels to help offset some of the costs associated with new development. Municipal infrastructure on the outskirts of the city, such as the lift station in Dickinson, could be powered with a larger 10-50 kilowatt wind turbine, which would generally be 30 – 100 feet high. A ten kilowatt turbine generates about enough energy to power one single-family home.

On Site Energy Generation | Interventions

ACTIONS: -

Identify municipal buildings that can utilize roof mounted solar and wind

-

Larger scale wind turbines can be used for sites farther from the city center

PARTNERS: -

Oil companies

-

Farmers

-

Minot State University

-

Department of Agriculture

-

Nort

FINANCING: -

Capital Improvements Program

-

Net Metering

-

Reduction in the municipalities cost for electricity

Municipalities can generate power by building and installing infrastructure that can capture wind and solar power.

This includes on site generation, energy corridors, and having cities act as a municipal utility. By encouraging on site energy generation, municipalities can save on infrastructure and operating costs, leaving more money available for other municipal expenses.

Source | Author

THE TAKEAWAY:

Every penny saved on operating costs helps cities burdened by capital costs

PENNDESIGN PLANNING STUDIO 2015

151

Even if on-site generation does not provide the full amount of power for municipal buildings it would help lead an example for sustainability and energy independence in a region that is heavily reliant on fossil fuels and auto oriented lifestyles. Alternative energy could also provide stable jobs for those employed in the can multiply the value of on-site energy production by adjusting building codes to insist on high energy

Municipal Utility | Interventions

ACTIONS: -

The municipality acts a utility

-

Implementation on a regional scale possible through creation of a cooperative

PARTNERS: -

Municipalities

-

Residents

-

North Dakota State University

FINANCING: -

Tax free bonds

-

Federal production tax credit

-

State grants

-

Revenue generated by sold power

By investing in larger scale wind turbines that are 1 to 2 megawatt in size, municipalities can act as a utility company. Municipal utilities can offer an alternative source for residents to purchase energy from, as well as provide a revenue stream to fund municipal expenses.

Source | Author

THE TAKEAWAY:

152

CHAPTER 6 GROWTH STRATEGY

A 2 megawatt wind turbine can generate up to each year for a municipality

$350,000 in revenue

Municipalities can install hybrid wind/solar streetlights to create self sustaining system that covers the cost of operation and generates yearly revenue for the city. Hybrid wind/solar streetlights are a good option along auto oriented corridors such as Route 85 in Williston and Route 22 in Dickinson. Cities can pay for

streetlight infrastructure through the capital improvements, though the state can assist communities with funding for projects on larger arterial roads, absorbing some of the costs for municipalities. Timing

these improvements with state funding for new road improvements will be critical to cutting costs for municipalities and deploying this technology on a large scale.

turbine, and a 200w solar panel. During the day, a battery system would charge the streetlight to power the streetlight in the evening. Any excess energy can be sent back to into the energy grid through a municipal net metering program, helping the infrastructure pay for itself, providing local governments with more energy to sell to residents and businesses, and ultimately saving municipalities thousands of dollars every year on electricity costs.

| Interventions

ACTIONS: -

Build wind solar hybrid corridor along arterial roads in communities to cut costs from on lighting highways

PARTNERS: -

North Dakota Department of Transportation

-

Municipalities

FINANCING: -

State funding for roads

-

Capital improvements for general maintenance

-

Operating costs paid for through project

The following maps show potential arterial corridors where hybrid streetlight corridors could be installed. In Minot, hybrid streetlights should be installed along Highway 83, 11th Avenue, and Business 52. In Williston, hybrid streetlights should be installed along Highway 85, Business 2, 18th Street, 2nd Street, and 11th Street.

In Dickinson, hybrid streetlights should be installed along Interstate 94 and 3rd Avenue.

Source | Author

THE TAKEAWAY:

154

CHAPTER 6 GROWTH STRATEGY

Replacing 10 arterial miles with hybrid streetlights can save a city up to

$75,686 annually

Subdivision Ordinance Municipalities in western North Dakota can incorporate hybrid wind/solar streetlights into residential subdivisions by amending their subdivision ordinance to require developers to install hybrid streetlights in conjunction with new development. The ordinance should require that the streetlights be rated to generate a certain wattage that would offset power costs and provide a revenue stream for the municipality. City engineers and surveyors can determine where light poles should be installed in order to provide adequate lighting as well as maximize wind energy potential. Turbines would be located in the right of way and maintained by the city after completion of the subdivision. Municipalities can reduce costs by having the developer install the turbine as part of the development process The off grid energy that is produced to power the streetlights will also save the municipality expenditures for operating costs.

| Interventions

ACTIONS: -

Amend subdivision ordinance

-

PUD design requirement for solar panels

-

Establish HOA for maintenance and leasing

PARTNERS: -

Municipality

-

Developer

-

Residents

-

Homeowners Association

FINANCING: -

Developer pays for installation

-

City takes over maintenance

-

Residents have option to purchase or lease solar power

Neighborhood scale alternative energy systems can be implemented to help residents save money on their energy bills. By requiring developers to install solar panels at the time of construction, municipalities can pass infrastructure costs on to developers while still taking advantage of North Dakota’s alternative energy potential.

Source | Author

PENNDESIGN PLANNING STUDIO 2015

157

Alternative energy manufacturing is a burgeoning industry in North Dakota, currently providing about 1,000 jobs throughout the state. While there are incentives and tax credits for production and installation of renewable energy manufacturing. North Dakota should leverage its existing alternative energy industry and create incentive programs to attract more alternative energy manufacturers to the state.

This incentivization program would take shape starting with the creation of an alternative energy liaison

at their facilities. For instance, by establishing an alternative energy revolving loan fund, the state could

also offer 5 or 10 year tax abatement for manufactures who relocate or decide to open an alternative energy company in North Dakota. Alternatively, individual counties could also provide a tax abatement program to attract alternative energy companies.

Alternative Energy Manufacturing | Interventions

ACTIONS: -

Revolving Loan Fund

-

Tax abatements for new manufacturers

-

Tax credits for existing manufacturers that invest in new capital projects

PARTNERS: -

North Dakota Economic Development Department

-

Potential Manufacturers

-

Municipalities and counties

FINANCING: -

Revolving loan fund initially funded by the state and paid back by borrowers overtime

-

Tax credit is a state subsidy Abatement is funded with through enabling legislation that affects municipalities and counties

targeting renewable energy manufacturing. Nevertheless, encouraging alternative energy manufacturing will help diversify the region’s economy and maintain a constant demand for high-skilled jobs in the energy industry, Source | Author

PENNDESIGN PLANNING STUDIO 2015

159

To ensure the longevity of such projects, the greenhouse initiative should partner with local agriculture

and offer workshops to farmers on how to best improve agricultural practices, providing a key support to the industry as a whole, as well as a means to disseminate information and build interest in the greenhouse commercial greenhouses. The North Dakota Industrial Commission has already issued a $375,000 grant to develop its own onsite capturing system, though the process is not yet actively being used at any oil well site. The North Dakota Industrial Commission should expand its grant opportunities to include commercial greenhouse production in conjunction with the onsite capture system.

farmers and ranchers. Programs offer low-interest loans to farmers, some of which will cover up to $500,000 of project costs and can reduce interest rates up to 4%. Also available is the North Dakota Development or later growth stages of a company. NDDF focuses on agricultural research and development and provides loans up to $300,000 for a project, not to exceed half of the project’s total costs. North Dakota may stand to gain from creating its own revolving loan fund with some of the revenues from oil taxes, echoing the relationship between oil and agriculture ever present in North Dakota. North Dakota can also incentivize the construction and operation of commercial greenhouses through tax abatements and deductions. For instance, by expediting the permitting process for the construction of new structures and eliminating any associated permitting fees could remove one barrier that may deter farmers from the initial investment of the commercial greenhouses.

for the farmers. Building on relationships already established through lease agreements between farmers and oil companies for oil well locations, oil companies can sign energy lease agreements with farmers, who can pay a discounted price for natural gas onsite. Through this partnership, oil companies can earn new energy resources to heat greenhouses, typically the most expensive proposition of opening and operating a greenhouse, and the region can reduce its waste of natural gas resources, acting both in its economic and environmental interests.

THE TAKEAWAY:

166

CHAPTER 6 GROWTH STRATEGY

Tomatoes grown in greenhouses can yield up to $285,000 more per acre than traditional crops like soy and wheat, which typically yield about $100 per acre

corporations, communities should identify value-added opportunities for current crops as well as those bison processing facilities. North Dakota is well known for its cattle ranches, but all of the cattle that is grown to North Dakota to be consumed. By opening a slaughterhouse and meat processing facility, North Dakota could localize meat production back within the state, ultimately bringing new employment opportunities and

local food providers and small businesses. By linking both the supply and demand sides of the food industry, western North Dakota has the opportunity to localize food production, encouraging economic stability and food security.

the region and state’s food system. Working in conjunction with the state agriculture department, the USDA, study the market feasibility of creating a local food distribution hub to help identify new markets for North Dakota’s agricultural produce and circulate food produced regionally. By identifying gaps in the current

produce orders with local foods. A food hub could be located in any large urban area, like Minot, Williston, or Dickinson, which already maintains the infrastructure for product distribution. On average, food hubs create 7 new full time jobs, providing both food and job security to residents (USDA).

United Pulse Processing Facility

Western North Dakota needs to develop local processing facilities in order to expand its agriculture capabilities and increase wealth in the local communities.

Source | nytimes.com, minotusa.com

168

CHAPTER 6 GROWTH STRATEGY

management of a private company, projects could be funded through several economic development and

interest loans are also available through the Bank of North Dakota. In Minot particularly, the Minot Area

city.

North Dakota also incentivizes economic development through income tax credits and sales tax exemptions for new businesses. Recognizing the need to encourage private companies to establish processing facilities new value-added and food distribution businesses. Since the largest barriers to opening processing and look to allocate a small percentage of oil tax revenues to value-added and distribution projects, or can be

At the state level, North Dakota provides certain tax incentives to promote economic development through food and agriculture. The Agricultural Commodity Processing Facility Investment Credit offers an income tax credit for any individual or corporation that invests in an agricultural processing facility. Furthermore, the Micro Business and Employment Credit offers an income tax credit to any individual or company that is

applicable to any small business and could be applied to a local food distribution hub.

and grants. The Rural Business Development program provides grants for entrepreneurs looking to start food and acquisition of land, capital, equipment and other business development needs. Value Added Producer Grants provide funding for value added initiatives and businesses to undertake business development and marketing plans, market feasibility studies, and start up capital for business operation.

The USDA offers several grants and loans to initiatives that create the systems and infrastructure to promote local food, which could be used to open a regional food hub in western North Dakota. Community Food Projects issues grants to initiatives broadly looking to increase local food access, increase the self-reliance of communities to meet their own food needs, promote comprehensive responses to local food access, farm, food access planning, and innovative marketing activities.

PENNDESIGN PLANNING STUDIO 2015

169

The Business and Industry Loan Guarantee Program’s Local and Regional Food Enterprise Provision directly supports local food hubs by providing loan guarantees to support and establish businesses that process, distribute, store, and market foods produced in state or transported no more than 400 miles. The Farmers Market and Local Food Promotion Program provides grants for organizations or businesses that process and distribute regionally or locally produced food. Finally, the USDA’s Farm Storage Facility Loan Program provides low-interest loans for up to $500,000 to construct fruit and vegetable storage facilities, providing for the facilities to package, store, aggregate, and distribute produce in between food production and consumption.

THE TAKEAWAY:

170

CHAPTER 6 GROWTH STRATEGY

Localizing food processing and distribution will improve food security and provide more fresh produce for residents

North Dakota’s arid climate yields between 12-15 inches of rainfall every year. Given the necessity of water as a resource for agriculture and oil production, North Dakota has an economic interest in conserving its

rethinking ways that western North Dakota uses its current water resources, municipalities can utilize water as a catalyst for new economic opportunities, including wastewater treatment, fertilizer manufacturing, and nonpotable reuse.

Minot currently relies on a water treatment plant and lagoons to manage its wastewater along the Souris River and the Northwest Area Supply District to provide potable drinking water to city residents. Recalling Minot’s

agriculture, which relies on water and fertilizer to grow food, leaves open an opportunity to reutilize both sewage and recycled water through agriculture production.

Dickinson has recently invested in a new wastewater facility plant, designed and constructed by Apex Incorporated. The new system, completed in 2014, incorporates nonpotable reuse for municipal landscape irrigation, serving as the most progressive and sustainable water system in western North Dakota.

Nevertheless, Dickinson still uses a irrigation spray system and seasonal discharge into the Heart River, offering opportunities for a more integrated and sustainable disposal system.

Williston is currently undergoing an expansion of their wastewater system, growing their capacity to be able to service 60,000 residents by 2017, up from the 30,000 residents the wastewater system is currently meant to service. The project will cost $105 million implement and is one of the largest capital improvements the city has undertaken in years. Nevertheless, Williston still plans to utilize a system of lagoons to regulate the amount of waste entering the treatment plant at any given time, suggesting there are still opportunities to improve the system to eliminate lagoon ponds and use waste as an economic development tool.

Tioga has recently reached capacity on their own wastewater management system and has undertaken a public private partnership to meet the wastewater needs of its industry and resident. Double Tree, Inc. is a wastewater treatment company that helps municipalities construct and operate wastewater facilities.

Recently, Double Tree has partnered with Target Logistics, who owns Tioga Lodge, a man camp in western North Dakota, to build an onsite wastewater treatment plant to process wastewater produced by the man camp in water suitable for nonpotable reuse, particularly for hydraulic fracturing. Double Tree will run the wastewater treatment plant as a private enterprise for 30 years and then transfer ownership of the plant to Tioga. While the wastewater treatment plant is being constructed at no cost to Tioga, Double Tree plans to wastewater treatment plant in Tioga, the City of Tioga will no longer need to ship waste to Minot or grow its

PENNDESIGN PLANNING STUDIO 2015

175

own lagoon system, reducing wastewater costs for Tioga. The wastewater treatment facility will also include a modular unit, which will allow the facilities to be moved to different locations as the area’s wastewater needs change.

Tioga and Dickinson serve as examples of the progressive water projects occurring in western North Dakota that municipalities like Minot and Williston can incorporate into their wastewater treatment system. Being able to reuse water through nonpotable reuse conserves current water resources and prioritizes potable water for residents. Nonpotable water can be sold to industries with high water demands at water treatment plants through multiple avenues. Like the partnership between Double Tree, Target Logistics, and the City of Tioga, municipalities can look to public private partnerships to help design, construct, or operate water treatment facilities. Municipalities can work with county and municipality economic development corporations to identify businesses like Double Tree that are willing to operate in North Dakota and compliment public water utilities. Companies can also provide services to treat waste and provide fertilizer in the form of biosolids for the agriculture industry. By treating waste once before using it as fertilizer, municipalities and organizations can reduce the likelihood of pathogens in the biosolid, making it safe for human consumption.

Water Resources Act of 2000 created the Municipal, Rural and Industrial (MR&I) water supply program to provide grants for municipal and regional water infrastructure projects. Finally, municipalities can incorporate wastewater facilities into their capital improvements plan, accounting for the long term costs of opening and operating new facilities through tax revenues.

THE TAKEAWAY:

in an arid climate

PENNDESIGN PLANNING STUDIO 2015

177

7

CONCLUSION

It is exciting, challenging, and rewarding to plan for the future of the Bakken region in North Dakota. The area is facing tough choices about investment opportunities and grappling with the need to improve quality of life in order to retain residents and create a lasting community. As the boom continues to level off management to effectively managing any ripple effects of stabilization, including the departure of temporary residents and a slowing of development and investment. It is imperative that the region now consider a long term vision for their communities large and small.

By strategically adapting development approvals, land allocation, and attraction of business, cities and counties can actively craft the future they wish to see. The strategies developed here, Downtown Development, Compact Neighborhoods, and Regional Economic Development, took into account the quantitative realities of population growth as well as the opinions and sentiments expressed during the site visit to the region. People in the region are interested in places they can call home, not just acres of subdivisions miles from the multi-million dollar recreational centers and other centrally located amenities. The region’s cities must balance their desire for more residential and commercial space with more stringent standards for new development, and make efforts to compact investment into the land area which is already plentiful with vacant lots and room to densify.

While current market conditions make extensive development seem attractive and necessary, municipalities must keep in mind the long term economic reality. Expanding their boundaries every year will eventu-

this burden. Compacting development before sprawling outwards will meet needs for housing and create opportunities for the people of western North Dakota to enjoy their home cities and the amenities they offer. Residents new and old want a place to call home, insulated from the negative externalities caused by industry, that is full of life and activity.

PENNDESIGN PLANNING STUDIO 2015

179

CONCLUSION

OUTLOOK The future of western North Dakota is bright. The population continues to grow, bringing new residents in to settle permanently across the region, most of them in urbanized areas. Industry continues to prosper: agriculture services expand their capacity near transportation hubs. Thanks to state taxes, there is plenty of capital available for distribution to fund much-needed infrastructure projects. Local governments are voluntarily engaging with planning efforts and thinking proactively about how to shape their built and natural environments.

affordable housing, persists. Allocation of growth continues to happen at the urban fringe, encouraging spotty commercial development and the decentralization of economic energy. Industry is developing and expanding its technology base, but not quickly enough. Across all fronts there are opportunities for innovation, whether that be in changes to zoning regulation or ideas for industry supply chain value capture.

from across the region to discuss the pressing planning issues facing communities small and large.

VisionWest laid the groundwork for a comprehensive understanding of the region’s issues. However, VisionWest’s recommendations focused on securing funding,and take a more cautious approach to local planning interventions. March’s site visit to the region also allowed us to collect invaluable city and townlevel perspectives. Unlike VisionWest, the cities have embraced strategies appropriate for the density and land uses they now encompass.

Most importantly, VisionWest’s planning work and the input from regional locales allowed us to focus community pervasive in their towns, a spirit of persistence and resilience against tough conditions. The region’s people have also been the major catalyst for the quality of life improvements that are transforming what it means to live in western North Dakota. Large investments in recreation centers, school expansions, and commercial square footage indicate that municipalities are listening to their citizens.

The studio offers a growth strategy that will strive to exceed the expectations of North Dakotans, while considering the long term trends which indicate a stabilization of growth in population within the next eventually return to an equilibrium. Vacancy may increase as temporary jobs slowly disappear. New development and infrastructure is expensive to build, and expensive to maintain. It will be crucial to a

180

CHAPTER 7 CONCLUSION

APPENDIX A GREENHOUSE CROP PRODUCTION: REVENUE COMPARISON Based on one acre CROP

TOMATOES

LETTUCE

CELERY

WHEAT

SOYBEAN

VALUE PER ACRE

$300,000

$182,000

$15,570

$320

$624

LABOR COST

$344,312

$344,312

$344,312

0

0

GREENHOUSE COST

$10,400

$2,030

$2,000

250

540

GAS COST

$3,650

$3,650

$3,650

0

0

YEARLY REVENUE

$285,950

$176,320

$9,920

70

140

GREENHOUSE CROP PRODUCTION: REVENUE COMPARISON in thousands

$300 $250 $200 $150 $100

SOYBEAN

WHEAT

CELERY

LETTUCE

TOMATOES

$50

SOURCES USDA vegetables 2013 summary http://www.nass.usda.gov/Publications/Todays_Reports/reports/vgan0314.pdf http://www.ers.usda.gov/data-products/commodity-costs-and-returns.aspx http://www.agecon.purdue.edu/extension/pubs/id166_2013%20_novembe.pdf

182

CHAPTER 7 CONCLUSION

PENNDESIGN PLANNING STUDIO 2015

185