2022 Western Planner Conference - Developer Afternoon

by Natalie Pierce, CFM

Western Planner wrapped up a very successful annual conference, which took place in Bismarck, North Dakota from September 14-16. The organizing committee tried something new this year: a Developer Afternoon. The second day of the conference featured keynote speaker Jim Kumon (of Electric Housing, based out of Minneapolis, MN) as well as an entire break-out session track devoted to development topics. The committee hoped to expand conference registrations by tapping into an additional market sector, and also facilitate dialogue and networking opportunities between planners and the development community.

"Incrementally break down big challenges to limit drawbacks; aggregate small opportunities to leverage benefits." Jim Kumon, Keynote Speaker

The first Developer Afternoon break-out session featured three speakers from the Bismarck development community. David Witham discussed his Trestle Lofts project at 630 E Main Ave. The project grew out of an RFP process for a city-owned lot. The building, which is nearing completion, will offer loft apartments on the second and third floors. Ground floor commercial units will be configured to support the specific needs of local and start-up businesses. Cam Knutson talked about the Summit Point at Hawktree residential development in northwest Bismarck. He also introduced Boden Development. The Boden concept would create lots and building envelopes that look like a residential neighborhood, but the land use would be exclusively for small businesses. Cole Johnson discussed right-of-way and access concerns that Sanford has addressed with the City, as the hospital has been planning for a new medical campus in north Bismarck. 

During the second session, Bismarck City Commissioner Anne Cleary talked about the process of working with the City (prior to her run for City Commission) to entitle a 50’ x 50’ non-conforming lot for a residential structure. She noted that at the time she constructed her home, there was a shortage of housing options in Bismarck for single professionals who want to prioritize walkability. Brian Ritter, of the Bismarck Mandan Chamber EDC, gave a dynamic overview of the Bismarck/Mandan economy.  Dustin Gawrylow, of the North Dakota Watchdog Network, pointed to the need for legislative actions to open up alternate mechanisms for local governments to finance large infrastructure improvements. He cautioned that it is not the role of the public sector to act as a bank for private development. 

Speakers from the two sessions gathered during the third break-out for a panel discussion, facilitated by Jim Kumon. The first question and responses gives a good flavor of what the session was like. Mr. Kumon asked the panelists to give examples where not speaking the same language can make the difference between a development project gaining traction or not. Mr. Gawrylow advised that using the terms “urban sprawl” or “smart growth” may automatically shut down conversations in conservative communities. He suggested using the term “geographic inflation” as an alternative that carries a fiscally conservative connotation. Mr. Knutson pointed out that there are keyword warriors on social media who blow issues out of proportion. His advice: don’t debate on social media; just don’t do it. Mr. Ritter said the Bismarck community needs to stop seeing development as an "either/or" proposition. Support for development outside of downtown doesn’t have to mean there can’t also be support for development downtown. Ms. Cleary reminded attendees that there is a lot of power in words and labels. The public should be conscientious about where they are accessing information. There is a correct person to consult for each question a person may have. Mr. Johnson observed that people often begin their involvement at the public hearing level when it is late in the game to affect outcomes. People are widely focused on national-level issues and not focused enough on local issues that they have a better ability to affect. Attendees chuckled at Mr. Witham’s comment that he would like to see more people willing to do math. 

Hopefully the Developer Afternoon will be a format that Western Planner carries on for future conferences. Advice for next time would be to treat the track as a round-table working session where developers and planners can take a deep dive to identify challenges that are common to western states and discuss the best methods to achieve mutual goals.

About the Author

Natalie Pierce is the Planning & Zoning Director for Morton County, ND. She served as a Planning & Zoning Commissioner for the City of Dickinson and also worked as a real estate agent. Prior to that, she worked for the Housing Department in the City of Virginia Beach, VA, on projects surrounding homelessness. Natalie holds a Master of Urban and Regional Planning degree from the University of California, Irvine, and a bachelor’s degree from Barnard College in New York City. She lives in rural Morton County with her husband and two young sons. Natalie was instrumental in the organization and execution of the 2022 Western Planner Conference in Bismarck, North Dakota.