ChatGPT and Western Planning: Discussing Planning with an AI
by Paul Moberly, AICP PCED, and ChatGPT
“Rural planners in the western United States face the challenge of balancing economic development with environmental conservation.”
If you asked a freshly minted planner what is the most pressing issue facing rural planners in the West, they could probably say something similar. That balance is real in the West, and we don’t always get it right. But as unremarkable and accurate as that answer is, that response came from a remarkable source: ChatGPT.
There is a lot of media attention on ChatGPT and other artificial intelligence (AI) powered chatbots, as they occupy the latest flavor of technological curiosity like bitcoin or the metaverse. An increasing number of companies are attempting to incorporate the technology. While some have criticized their misuse (e.g., students cheating on papers and entrance exams), others have recognized their potential for streamlining tedious content-related tasks. As for me, I am simply curious.
For those unfamiliar with it, ChatGPT is an AI program that stands for “chat generative pre-trained transformer”—essentially a program capable of generating human-like responses based on patterns in large amounts of text data. Think of it as a Wikipedia that can interact with you. You can ask it questions, and it will provide answers. Additionally, you can ask it to rephrase the response if needed. While AI chatbots have had their share of challenges, they continue to improve and have the potential to transform many industries.
Perhaps you are also curious about the image generator from OpenAI: Dall-E. It works similarly to ChatGPT—you enter a description and it generates an image through AI. Artists and graphic designers blast the technology for soulless output and outright theft, while others find it an exciting creative form. What is this fascination with these AI programs? What do they really do? And more importantly, can they be useful in our work?
Prompt: Thriving small town main street in Western United States with pedestrians and cars. If I’d asked for an impressionist painting, this would be closer. All these Dall-E images have similar issues, with distorted forms, bits out of place, and odd mashups.
For this article, I interviewed ChatGPT. My interview began with some basic questions (apologies to Western Planner readers for not having more of a scientific methodology). In addition, the images in this article were generated with Dall-E, with prompts outlined in the captions. Essentially, I wanted to test these new technologies, gauge the usefulness of their responses, and see how they could flow into our work. The following are my questions or queries, and ChatGPT’s responses.
Q: Explain rural planning
ChatGPT: Rural planning refers to the process of creating and implementing policies and plans that promote the sustainable development of rural areas. This can include land-use planning, infrastructure development, economic development, and community engagement. Rural planners may focus on issues such as preserving natural resources, promoting sustainable agriculture, and addressing the needs of rural residents, including access to basic services like healthcare and education. The goal of rural planning is to create vibrant, livable rural communities that are economically, socially, and environmentally sustainable.
First impressions, I was impressed. Of note is the repetition of sustainability in the response. ChatGPT claimed no political bias, but it admitted to me that the information it has access to and the way it is presented can influence its responses.
Quadplex which fits into a single family neighborhood in rural Western United States. This was probably the most normal looking image, except for the odd sign post in the front.
Q: Tell me about rural areas
ChatGPT: Rural areas are defined as areas outside of urban centers, typically characterized by lower population densities and a more dispersed settlement pattern. Rural areas can include small towns, farming communities, and remote, isolated areas. These areas often have unique economic, social, and environmental challenges and opportunities.
Economically, rural areas often have a higher dependence on natural resources and agriculture, and may have a more limited range of job opportunities. However, some rural areas also have significant tourism and recreation industries.
Socially, rural areas can have tight-knit communities and a strong sense of place, but may also face challenges such as limited access to healthcare, education, and other basic services. Access to transportation and broadband internet can also be limited in rural areas.
Environmentally, rural areas may be home to valuable natural resources such as forests, wetlands, and wildlife habitats. However, these areas can also be vulnerable to environmental degradation, particularly in the form of land-use changes and pollution.
Overall, rural areas are diverse and dynamic, and rural planning must take into account the unique characteristics and needs of each specific rural community.
The response follows a clear structure, with the introduction outlining the main topics to be addressed and the body of the text following a basic three-paragraph essay format. It is also interesting to note the qualifying or tempering language at the end, which it repeated in most responses. I was impressed by the way in which the response covered most of the typical talking points associated with rural areas. Although the response provides accurate information, it may be considered simplistic, as defining rural areas can often be a more complex matter than initially assumed, as I have experienced during my career.
Home with detached accessory dwelling unit in town in Western United States. Not sure what’s going on with the garage door, or what that odd attachment on the external wall is.
Q: What are unique planning issues for Western communities?
ChatGPT: Western communities, particularly those in the western United States, often face unique planning issues due to the region's history, geography, and economy. Some of these issues include:
Land-use and resource management: Western communities often have large areas of public land, such as national forests and parks, that are managed by federal agencies. This can create tension between uses such as logging, mining, and recreation, and may require coordination between different levels of government.
Water management: Water is a critical resource in the arid western United States, and planning for its use and distribution can be complex. This can include issues such as water rights, drought, and the environmental impacts of water development projects.
Growth and development: Many western communities are experiencing population growth and development pressures, particularly in areas with desirable scenic or recreational amenities. This can lead to conflicts over land-use and zoning, as well as the impacts of increased traffic, housing costs, and infrastructure demands.
Energy development: The western states have a significant amount of fossil fuel resources and they are also the leaders in renewable energy development. The management of these resources and balancing the concerns of the environment and the economy is a key planning issue.
Environmental protection: The western region is home to many unique and fragile ecosystems, including deserts, mountains, and forests. Planning in these areas must often consider the impacts of development and resource extraction on sensitive natural resources and endangered species.
Overall, western communities must balance a range of competing interests, including economic development, environmental protection, and the needs of residents and visitors. This can require careful planning and collaboration between different levels of government, stakeholders, and the public.
At this point, I was truly impressed with ChatGPT's abilities. Although the responses were general in nature, they still managed to form a well-considered top five list. While it's worth noting that ChatGPT's source information only goes up until September 2021, for the purposes of the given issues, which have persisted for decades, this information is still highly relevant and useful.
It performed well on general high-level questions, but for my next questions, I wanted to get into more technical, planner-specific responses. First, I asked it some planning-focused questions for its opinion and considerations.
Rural area in Western United States. Could be anywhere in the mountain West.
Q: Should communities require parking minimums?
ChatGPT: Whether or not to require parking minimums is a contentious issue in planning, with arguments on both sides.
Proponents of parking minimums argue that they ensure that there is enough parking available to meet the needs of residents, businesses, and visitors. They also argue that parking minimums can help to prevent congestion and traffic problems, as well as maintain property values.
However, opponents argue that parking minimums can be costly and may not be necessary in all communities. They can also lead to an oversupply of parking, which can be a waste of valuable land and resources. They also argue that parking minimums can discourage the use of alternative transportation options, such as biking or walking, and may increase urban sprawl. Additionally, parking minimums can make housing less affordable by increasing the cost of development, which can be passed on to renters or buyers.
Instead of requiring minimums, some communities may opt for parking maximums or parking ratios, which allow developers to provide only the amount of parking that is actually needed, rather than a predetermined minimum.
In summary, whether or not to require parking minimums is a complex issue, and each community should consider its unique needs and goals when making this decision. Factors such as population density, land use patterns, and transportation options should be taken into account, and alternative parking management strategies should be evaluated.
I appreciated it considering various perspectives, and that it provided possible solutions—although I didn’t ask for them. While I didn’t deep dive into any of its points, it does a good job of high-level introductions to topics in a format and flow that is more accessible than many informational sources.
I now wanted to shift the focus to a pertinent topic in several of the areas I work with, in order to gauge its advice and technical capabilities.
Map of town in Western United States. It’s an interesting aesthetic, with the "town” reaching into a dozen counties.
Q: What can a town do to limit short-term rentals?
ChatGPT: Short-term rentals (STRs), such as those offered through platforms like Airbnb and VRBO, have become increasingly popular in recent years, but they can also have negative impacts on communities, such as increasing housing costs, reducing the availability of long-term rental units, and disrupting the character of neighborhoods. Here are a few strategies that towns can use to limit short-term rentals:
Zoning regulations: Towns can use zoning regulations to limit where short-term rentals can operate. For example, they can restrict short-term rentals to specific zones, such as commercial or mixed-use areas, or prohibit them in residential areas altogether.
Licensing and registration: Towns can require short-term rental operators to obtain a license or register with the town, which can help to ensure that they are following local laws and regulations. This can also allow the town to keep track of the number of short-term rentals in the community and enforce regulations.
Occupancy limits: Towns can limit the number of people who can stay in a short-term rental unit, which can help to prevent overcrowding and maintain the character of neighborhoods.
Taxation: Towns can impose taxes on short-term rentals, similar to hotels and motels, which can generate revenue for the community and offset the costs of regulating short-term rentals.
Enforcement: Towns must have an enforcement mechanism in place to ensure that short-term rental operators are in compliance with the regulations. This can include fines, penalties, or even revocation of licenses for repeat offenders.
It's important to note that these are examples, and each community will have different needs and priorities. Therefore, each regulation should be tailored to the specific community and its goals. It's also important to keep in mind that regulations alone may not be enough to address all the negative impacts of short-term rentals, and other strategies, such as affordable housing policies, may be needed. It's also important to involve the community in the process of creating regulations and consider the input of residents, business owners, and other stakeholders.
Okay, decent advice, but could it do more—even…write an ordinance?
Yep.
Q: Write an zoning ordinance restricting short-term rentals
ChatGPT: The following is an example of a zoning ordinance that restricts short-term rentals:
Title: Short-Term Rental Restrictions
Section 1: Purpose
The purpose of this ordinance is to regulate short-term rentals in order to maintain the character of residential neighborhoods, protect the availability of long-term rental housing, and minimize negative impacts on the community.
Section 2: Definition
A "short-term rental" shall be defined as any dwelling unit, or portion thereof, that is rented for less than 30 consecutive days. This includes, but is not limited to, rentals through online platforms such as Airbnb and VRBO.
Section 3: Prohibited Areas
Short-term rentals shall be prohibited in all residential zones, including R-1, R-2, and R-3.
Section 4: Allowed Areas
Short-term rentals shall be allowed only in commercial zones, including C-1 and C-2, subject to the following conditions:
A short-term rental license must be obtained from the town prior to operation, and must be renewed annually.
The short-term rental operator must provide proof of liability insurance in the amount of $1,000,000.
The short-term rental operator must provide emergency contact information to the town, to be made available to guests.
The short-term rental operator must comply with all fire and safety codes and regulations.
The maximum occupancy for a short-term rental unit shall be limited to 4 persons per bedroom plus 2 additional persons.
The short-term rental operator must collect and remit all applicable state and local taxes on the rental income.
The short-term rental operator must provide on-site parking for guests, with at least one parking space per bedroom.
No more than one short-term rental license shall be issued per property.
Section 5: Enforcement
The town shall enforce this ordinance through regular inspections and by responding to complaints from residents. Violations of this ordinance may result in fines, penalties, or the revocation of the short-term rental license.
It's important to note that this is an example of an ordinance, and it should be tailored to the specific needs and goals of the community. It's also important that it is consistent with the community's comprehensive plan and zoning regulations. The ordinance should also be reviewed regularly and updated as necessary.
Affordable housing in town in Western United States. Looks like row houses; not sure how this is affordable.
I continued to ask about ADUs, economic development, infrastructure maintenance, main street revitalization, and affordable housing. It was like chatting with an overly polite, but well-read colleague. After the short-term rental ordinance, I asked for help writing another bit of land use code:
Q: Write a zoning ordinance for a single family residential zone with 0.25 acre minimum lot size
ChatGPT: ZONING ORDINANCE FOR SINGLE FAMILY RESIDENTIAL ZONE WITH 0.25 ACRE MINIMUM LOT SIZE
SECTION 1. PURPOSE
The purpose of this zoning ordinance is to establish regulations for the development of single-family residential properties with a minimum lot size of 0.25 acres. The regulations aim to promote a safe, healthy, and attractive living environment for residents while ensuring the efficient use of land and protecting the character of the neighborhood.
SECTION 2. DEFINITIONS
a) Single-family residential zone: A zone designated for the development of detached single-family homes.
b) Lot size: The total area of a lot, measured in square feet or acres.
SECTION 3. PERMITTED USES
a) Detached single-family homes
b) Accessory structures, including garages, sheds, and fences, subject to height and setback requirements.
c) Home occupations, subject to limitations and conditions specified in the zoning ordinance.
SECTION 4. AREA AND BULK REGULATIONS
a) Minimum lot size: 0.25 acres.
b) Minimum lot width: 50 feet.
c) Minimum front setback: 25 feet.
d) Minimum side setback: 10 feet.
e) Minimum rear setback: 20 feet.
f) Maximum lot coverage: 40%.
g) Maximum building height: 35 feet.
SECTION 5. DESIGN STANDARDSa) Building design: All buildings shall be designed and constructed to be compatible with the character of the neighborhood and the natural environment. The use of sustainable and energy-efficient materials and techniques is encouraged.
b) Landscaping: All properties shall be landscaped and maintained in a manner that enhances the visual character of the neighborhood and provides screening and buffering from adjacent properties.
c) Parking: All off-street parking areas shall be designed and located to minimize their visual impact and to avoid congestion on public streets.
d) Lighting: All exterior lighting shall be designed and installed to minimize glare and light trespass onto adjacent properties.
SECTION 6. ADMINISTRATION AND ENFORCEMENT
a) The zoning ordinance shall be administered and enforced by the local zoning officer.
b) The zoning officer shall review and approve all applications for development and construction within the single-family residential zone, subject to the regulations and procedures specified in the zoning ordinance.
c) Any person who violates the provisions of the zoning ordinance shall be subject to penalties and remedies specified in the zoning ordinance.
SECTION 7. AMENDMENTSa) The zoning ordinance may be amended from time to time by the local governing body, subject to public notice and hearing requirements.
b) Amendments to the zoning ordinance shall be consistent with the purposes and intent of the ordinance and the comprehensive plan of the municipality.
SECTION 8. SEVERABILITY
If any section or provision of this ordinance shall be declared by a court of competent jurisdiction to be invalid or unconstitutional, such declaration shall not affect the validity of the ordinance as a whole or any part thereof other than the part so declared to be invalid or unconstitutional.
Aerial view of main street in small town in Western United States. Weird striping along the street, as well as the floating bits and colored chaos in the background.
Now it’s plain that no one will take this and adopt it, but as planners, we frequently “borrow” the work of other planners. We pull code snippets from other towns, tweak, adapt, and adopt. We do the same with planning documents. A simple implementation of this technology gives us a place to start working from so we’re not staring at a blank page. Unlike some professions which will be disrupted by AI programs like ChatGPT, I don’t see AI replacing planners any time soon. However, I do think there is great potential for this technology to assist planners.
With Dall-E, I was hopeful that I could generate illustrative examples of planning topics like good street design or housing types. As much as ChatGPT surprised me, Dall-E let me down. The distorted images didn’t capture the quality or detail that I’d want to have if illustrating a topic. However, the technology continues to evolve and I’m hopeful that the renderings will become more realistic.
In addition to all this—surprise!—I also used ChatGPT to rewrite some of the passages of this article. Once again, I’m astonished that it understood the intent of the writing and smoothed out the wrinkles with frightening capability. ChatGPT has some built-in limitations, which it stated as “a lack of common sense, biases based on the input data, limited context, limited creativity, and an inability to reason.” Notwithstanding it’s artificial syntax and limitations, the technology synthesizes and restructures massive amounts of data—and continues to evolve.
One final question for our new AI friend, referencing our somewhat obscure but beloved journal:
Top-down aerial view of housing subdivision in rural Western United States. I enjoy the cottage commons - also the only places that have green grass…it’s an interesting vision.
Q: Why should people read the Western Planner?
ChatGPT: The Western Planner is a professional publication for planners, planning commissioners, and land use professionals in the western United States to stay up-to-date on planning issues, learn from best practices and case studies, and connect with other professionals.
By featuring articles on sustainability, community engagement, and land use regulations, the publication informs planners about current trends and issues in the field.
In addition, the Western Planner offers opportunities for professional development and networking, including training, workshops, and a forum for sharing experiences and ideas, which can be especially valuable for planners working in rural or small-town settings.
I couldn’t have said it better myself. Thanks ChatGPT!
Author’s Note: I’ve continued this conversation with ChatGPT in an upcoming podcast: westernplanner.org/wp-radio.
* All quotes were obtained from a conversation with ChatGPT, an AI language model created by OpenAI.
All images were generated by DALL-E, an AI-based image generation system developed by OpenAI.