HomeMy WebLinkAboutRES 87-27 RESOLUTION NO. 87-127
A RESOLUTION OF THE MAYOR AND CITY COUNCIL OF THE CITY OF
APACHE JUNCTION, ARIZONA ADOPTING THE 1987 APACHE JUNCTION
GENERAL PLAN
WHEREAS, the Apache Junction City Council did on July 2, 1985 authorize
a new General Plan to be prepared by a consultant; and
WHEREAS, the Apache Junction City Council has determined that the
previous General Plan adopted on July 20, 1982 did not adequately address the
development issues raised during this Council 's deliberations on land-use
decisions; and
WHEREAS, this Council has complied with the requirements for the pre-
paration and adoption of a General Plan as specified in A.R.S. 9-461.05; and
WHEREAS, the Planning and Zoning Commission did, after public hearings,
recommend approval of this Plan on November 25, 1986, and this Council did on
February 5, 1987 hold a public hearing on the General Plan; and
WHEREAS, this Council finds that said Plan is necessary for sound
and orderly community development, for preservation of community values, and for
the promotion of the general health, safety, convenience, and welfare of the citizens
of the Apache Junction community.
NOW THEREFORE, BE IT RESOLVED by the Mayor and City Council of the
City of Apache Junction, Arizona, that:
1. The 1987 Apache Junction General Plan as prepared by the
consulting firm of BRW, Inc. be adopted.
PASSED AND ADOPTED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF APACHE
JUNCTION, ARIZONA, THIS 16 TH DAY OF jjNpN , 19� 7 .
SIGNED AND ATTESTED TO THIS 18TH DAY OF JU N E , 19 87
Norman S. Hill
Mayor
ATTEST:
Kathleen Connelly
City Clerk
APPROVED AS TO FORM:
Mir A exa r
City Attorney
Apache Junction
gene
ral Plan
Credits
CITY COUNCIL PLANNING AND ZONING'COMMISSION
June 16, 1987 November 25, 1-986
Norman Hill , Mayor Tony Vehon, Chairman
Jim Bakkedahl Charlotte Callahan
Ken Bluntschly Midge Conway
Jerry Burgess Elva Davies
Tom Damiano Robert Jorgensen
Mari Gardner Richard Taylor
Jean Perkins Cline Vanhoy
Former Councilmembers: Chuck Heermans, former Commissioner
Frank Jimenez
Ilene Taylor
George Baljo
Jimmy Eidson
MUNICIPAL STAFF CONSULTANT TEAM
Bill R. Da Vee, City Manager BRW, Inc.
Charles R. Newcomer, Planning Director 2700 N. Central Ave. , Suite 1000
Jim Nakagawa, Deputy Director/ Phoenix, Arizona 85004
Project Manager 602-234-1591
Richard Broman, Director of Public Works
John Schoeph, Economic John McNamara, AIA, AICP, Principal
Development Specialist Mick Tomalczyk, Project Manager/
Kathy Connelly, City Clerk Planner
Michael J. McNulty, former City Manager Jon Vlaming, Planner
Rodney Class-Erickson, former Planner
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Table of Contents
Chapter Pave
A INTRODUCTION . . . . . . . . . . . . . . . . . . . . . 1
A.1 Request for Proposal . . . . . . . . . . . . . . . . . . . 1
A.2 Selection of the Planning Team . . . . . . . . . . . . . . . 1
A.3 Community Participation in the Planning Process . . . . . . . 3
A.4 Organization of the General Planning Document . . . . . . . . 3
B DATA COLLECTION AND ANALYSIS . . . . . . . . . . . . . . . . . . . 5
B. 1 Planning Context . . . . . . . . . . . . . . . . . . . . . 7
B.1 .1 Physical Setting . . . . . . . . . . . . . . . . . . . 7
B.1 .2 Historical Setting . . . . . . . . . . . . . . . . . . 7
B.2 Physical Characteristics . . . . . . . . . . . . . . . . . . 11
B.2.1 Geology/Soil s . . . . . . . . . . . . . . . . . . . . . 11
B.2.2 Drainage/Hydrology . . . . . . . . . . . . . . . . . . . 11
} B.3 Land. Use and Zoning . . . . . . . . . . . . . . . . . . 13
B.3. 1 Existing Land Use Pattern . . . . . . . . . . . . . . . . 13
B.3.2 Existing Zoning Districts . . . . . . . . . . . . . . . . 17
B.4 Population Forecasts . . . . . . . . . . . . . . . . . . . . 25
B.4. 1 Current Population . . . . . . . . . . . . . . . . . 26
B.4.2 Population Projections to the Year 2005 . . . . . 26
B.4.3 Peak Second Home and Visitor Population Projections . . . 28
B.5 Transportation . . . . . . . . . . . . . . . . 31
8.5.1 Existing Transportation Network . . . . . . . . . . . . . 31
B.5.2 Future Transportation Facilities . . . . . . . . . . . . 32
B.5.3 Opportunities and Constraints . . . . . . . . . . . . . . 36
B.6 Recreation Facilities and Natural Resources . . . . . . . . . 37
B.6. 1 Park and Recreation Facilities . . . . . . . . . . . . . 37
B.6.2 Proposed Recreation/open Space . . . . . . . . . 37
B.6.3 Natural Landforms and Landscape Characteristics . . . . . 38
B.7 Urban Form and Visual Assets . . . . . . . . . . . . . . . . 43
B.7. 1 Urban Form Characteristics . . . . . . . . . . . . . . . 43
B.7.2 Visual Assets . . . . . . . . . . . . . . . . . . . . . . 44
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Chapter paae
B.8 Community Facilities . . . . . . . . . . . . . . . . . . . 49
B.8. 1 Public Safety Facilities . . . . . . . . . . . . . . . . 49
B.8.2 Public Administration . . . . . . . . . . . . . . . . . . 50
B.B.3 School Facilities . . . . . . . . . . . . . . . . . . . . 50
B.8.4 Health Facilities . . . . . . . . . . . . . . . . . . . . 53
B.8.5 Public Utilities . . . . . . . . . . . . . . . . . . . . 53
B.9 State Planning Law . . . . . . . . . . . . . . . : . . . . . 57
B.10 State Lands Development Legislation . . . . . . . . . . . . . 61
C GOALS AND OBJECTIVES . . . . . . . . . . . . . . . . . . . . . . . 67
C.1 Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . 67
C.2 Community Design . . . . . . . . . . . . . . . . . . . . . . 70
C.3 Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
C.4 Economic Development . . . . . . . . . . . . . . . . . . . . 74
C.5 Transportation . . . . . . . . . . . . . . . . . . . . . . . 76
C.6 Community Facilities and Services . . . . . . . . . . . . . . 77
D GENERAL PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
D.1 Land Use and Circulation Element . . . . . . . . . . . . . . 83
D. 1 . 1 Introduction . . . . . . . . . . . . . . . 83
D. 1 .2 Community Growth and Land Needs . . . . . . . . . . . . . 84
D. 1 .3 Land Use Plan . . . . . . . . . . . . . . . . . . . . . 87
D.1 .4 Circulation Plan . . . . . . . . . . 90
D. 1 .5 Land .Use Plan Implementation Guidelines . . . . . . . . 105
D. 1 .6 Amendments to the Apache Junction General Plan . . . . . 110
D.2 Community Design Element . . . . . . . . . . . . . . . . . . 113
D.2.1 Community Design Issues . . . . . . . . . . . . . . . . . 113
D.2.2 Urban Design Criteria . . . . . . . . . . 114
D.2.3 Community Design Implementation Guidelines . . . . . . . 115
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List of Figures
Figure Pa�Ce
1 Work Program . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2 Regional Location . . . . . . . . . . . . . . . .. . . . . . . . . 9
3 Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . 15
4 Zoning Districts . . . . . . . . . . . . . . . . . . . . . . . . . 19
5 Transportation System . . . . . . . . . . . . . . . . . . . . . . 33
6 Recreational Facilities & Natural Resources . . . . . . . . . . . 39
7 Urban Form & Visual Assets . . . . . . . . . . . . . . . . . . . . 45
8 Community Facilities . . . . . . . . . . . . . . . . . . . . . . . 51
9 Public/Private Utilities . . . . . . . . . . . . . . . . . . . . . 55
10 BLM/State Land Ownership . . . . . . . . . . . . . . . . . . . . . 65
11 General Land Use and Circulation Plan . . . . . . . . . . . . . . 91
12 Design Standards for Arterial Roadways . . . . . . . . . . . . . . 99
13 Design Standards for Collector Roadways . . . . . . . . . . . . . 101
14 Design Standards for Local Roadways . . . . . . . . . . . . . . . 103
15 Community Design Analysis . . . . . . . . . . . . . . . . . . . . 117
16 Roadway & Industrial Park Cross Sections . . . . . . . . . . . . . 119
17 Roadway Cross Section & Recommended Manfactured Housing Design . . 123
1$ CommerciallMixed—Use Development Plan Image . . . . . . . . . . . 125
19 Residential Plan Image . . . . . . . . . . . . . . . . . . . . . . 129
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List of Tables
Table Paae
B.3.1 Planning Area Zoning District Acreage . . . . . . . . . . . . . . 17
B.4. 1 Apache Junction Population Forecast Throughout Year 2005 . . . . . 25
B.4.2 Apache Junction Population Projections 1980-2005 . . . . . . . . . 27
B.4.3 Apache Junction Area Peak Second Home and Visitor
Population Projections . . . . . . . . . . . . . . . . . . . . . . 29
B.8. 1 Apache Junction Area School Enrollment and Faculty . . . . . . . . 50
D. 1 .1 Apache Junction Population Forecast 1985-2005 . . . . . . . . . . 84
D. 1 .2 Residential Land Needs in Apache Junction to Year 2005 . . . . . . 86
D. 1 .3 Total Land Requirements - Year 2005 . . . . . . . . . . . . . . . 86
D. 1 .4 Future Land Needs and Existing Zoned Acreage by Land Use 87
i D.1 .5 General Land Use Plan Summary . . . . . . . . . . . . . . . . . . g0
D. 1 .6 Functional Classification Definitions/Principals . . . . . . . . . 94
D. 1 .7 Functional Classification Characteristics . . . . . . . . . . . . 95
D. 1 .8 Minimum Driveway Spacing . . . . . . . . . . . . . . . . . . . . . 98
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1
Introduct ion
This Introduction provides an overview of the consultant selection process to
prepare the Apache Junction General Plan and will also review the General
Plan Work Program. The Introduction is presented in four sections:
• Request for Proposal
• Selection of the Planning Team
• Community Participation in the Planning Process
• Organization of the General Plan Document
A.1 Request for Proposal
In September 1985, the City of Apache Junction, Arizona, issued a public
Request for Proposals to professional urban planning consultants for the
preparation of a General Plan update land use element and preparation of a
community design element, as well as a Zoning and Subdivision Ordinance
Review. The time period to be covered by the General Plan would extend
through the Year 2000.
Following a review of the submitted General Plan proposals and subsequent
interviews by the City' s Consultant Selection Committee, it was recommended
that the City Council select BRW, Inc. of Phoenix, Arizona to assist the City
of Apache Junction in preparing their General Plan.
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A.2 Selection of the Planning Team
In November 1985, BRW, Inc. of Phoenix, Arizona, was selected as the Planning
Team to formulate the Apache Junction General Plan. The Work Program was
composed of nine integrated work tasks, and appropriate sub-tasks , listed
below and represented graphically on Figure 1 , "Work Program."
TASK 1 .0 DATA COLLECTION AND ANALYSIS
1 . 1 Regional Setting
1 .2 Land Use and Zoning Districts
1 .3 Population Forecasts
1 .4 Transportation System
1 .5 Recreation Facilities & Natural Resources
1 .6 Urban Form Characteristics & Visual Assets
1 .7 Municipal Facilities and Services
1 .8 State Planning Law
1 . 9 State Lands Development Legislation
TASK 2.0 ISSUE IDENTIFICATION
2. 1 Community Issue Identification
2.2 Staff Issue Identification
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TASK 3'0 GOALS AND OBJECTIVES
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3' 1 Land Use
3'2 Community Design
3'3 Transportation
3'4 Housing
3'5 Economic Development
3'6 Community Facilities and Services
TASK 4'0 GENERAL PLAN '
4' 1 Land Use Element
4.2 Community Design Element
TASK 5'0 REQUIRED AGENCY REVIEW
5' 1 Review by State, Regional and County Agencies and Adjacent
Muni ci pal ities
5.2 Conduct Draft Plan Review
TASK 6'0 ORDINANCE REVIEW
6. 1 Site Plan ReYiew -OrdiDanCe- '
6.2 Landscape Ordinance
6.3 Manufactured Housing Guidelines
TASK 7.0 CITY COUNCIL ADOPTION OF GENERAL PLAN
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. 7, 1 Revisions as Required by Planning and Zoning Commission
7,2 Receive Agency Comments
7.3 Public Hearing
TASK 0.0 PRINT FINAL GENERAL PLAN
8. 1 Revise Plan as Necessary
8.2 General Plan Report
TASK 9.0 COMMUNITY PARTICIPATION
A.3 Community Participation in the Planning Process
Throughout the planning process the Planning Team emphasized community
part-icipation through a variety of methods. Six public meetings were held to
solicit input from residentu, property owners, business people, Planning and
Zoning Commission members, and City council members' Thorough coverage by the
Apache Junction Independent, Apache Signal , Arizona Republic, Phoenix Gazette,
and Mesa Tribune were also encouraged to create further awareness of, and
participation by the general public in, the planning process.
A.4 Organization of the General Planning Document
The remainder of this document presents the results of the planning process
and is organized into Chapters 8, C, and D which correspond to the three major
./ work tasks'
• Chapter B, "Data Collection and Analysis," is a presentation and
analysis of the data elements that describe existing conditions in
Apache Junction.
• Chapter C. "Goals and Objectives," defines specific goals and policies
which the citizens and public officials will pursue with regard to the
cities' growth, development, and revitalization.
• Chapter D, "General Plan," presents the Land Use and Community Design
Element which comprise the overall General Plan for Apache Junction
through the Year 2000.
The Appendices to this document include the new Site Plan Review and Landscape
Ordinances, and Manufactured Housing Guidelines which will effectively
implement the major land use aspects of the Apache Junction General Plan.
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Data Collection & Analysis
The development of the General Plan for Apache Junction hinges on a thorough
understanding of the various physical , social and economic aspects of life
within both the City and the identified planning area. This chapter of the
General Plan identifies and describes the following elements:
B. l Planning Context
B.2 Physical Characteristics
B.3 Land Use and Zoning Districts
B.4 Population Forecasts
B.5 Transportation System
B.6 Recreation Facilities & Natural Resources
B.7 Urban Form Characteristics & Visual Assets
B.8 Municipal Facilities and Services
B.9 State Planning Law
B.10 State Lands Development Legislation
The - Data .Collection and Analysis Chapter of the Apache Junction General Plan
is a presentation and analysis of the data items that describe existing
conditions in Apache Junction, with the exception of the population
projections . These projections, as prepared by the Maricopa Association of
Governments (MAG), and reviewed by the Planning Team, are presented as part of
the Data Collection and Analysis so that the community, elected public
officials , public agency staff and Planning Team have a basic understanding of
the anticipated growth in Apache Junction through the Year 2005, upon which
the General Plan is predicated. In addition, a thorough review of the
existing Apache Junction General Plan 2001 was completed and information
from this Plan will be incorporated into the Apache Junction General Plan
Update.
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B. Planning Context
The Planning Context provides a description of the City of Apache Junction
setting and background and is presented in two sections:
• Physical Setting
• Historical Setting
The purpose of this element of the General Plan is to formulate an
understanding of the City's physical setting in central Arizona, and its
historical beginning, which have influenced and will continue to influence
future directions in City growth.
B.1 .1 Physical Setting
The City of Apache Junction, Arizona, is located approximately 35 miles east
of Phoenix at the, intersection of State Highway 60-89 and State Highway 88 in
Central Arizona. Figure 2 "Regional Location," illustrates Apache Junction' s
location relative to the Phoenix Metropol"itan area. Apache Junction is
situated at an elevation of 1725 feet above sea level and is characterized by
relative gentle sloping terrain to the northeast (approximately 0-2% slope)
within the current city limits, to moderately severe slopes (approximately
10-15% slope) at the base of the Goldfield and Superstition Mountains. The
City is bound on the north and east by two rugged mountain ranges including
the Goldfield Mountains to the north and Superstition Mountains to the east.
The landscape surrounding the City of Apache Junction is characterized as
Lower Sonoran Desert with a variety of desert vegetation of the Palo
Verde/Saguaro and Creosote plant communities.
The climate of Apache Junction is generally mild in the spring and winter and
hot in the summer months. Temperatures range from an average high of 650 F
and an average low of 350 F in January, to an average high of 1050 F and
an average low of 740 F in July.
The average annual precipitation for Apache Junction is 7.5 inches ,
contributing to a generally low relative humidity. Average afternoon readings
in January are often around 40 percent. In July, relative-humidity readings
in the - single digits are common in the afternoons, somewhat modifying the
intense heat typical of this desert environment.
B.1 .2 Historical Setting
Like much of Arizona, the Apache Junction area has an ancient history of human
habitation, dating as far back as 700 A.D. Apache Junction' s more recent
history began in the 1950's with the establishment of the area as a winter
haven from cold winter climates of the midwest and east coast. The Apache
Junction area has established a trend as a favorite winter stop for many
retired travelers. This is the major reason for the large number of
recreational vehicle and mobile homes located in Apache Junction today.
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The City of Apache Junction, incorporated in 1978, now serves as a major
service and tourist center for travelers enroute to nearby lakes and
recreation areas, as well as, a major retirement community for winter visitors.
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B.2 Physical Characteristics
The "Physical Characteristics" Section describes the setting and background
for planning in the City of Apache Junction and is presented in two sections:
• Geology/Soils
• Drainage/Hydrology
The purpose of this element of the General Plan is to formulate an
understanding of the City' s beginning, its physical setting in Central
Arizona, and an understanding of the static and dynamic elements of the
natural environment which have affected, and will continue to affect, growth
and development in Apache Junction.
B.2. 1 Geology/Soils
Apache Junction lies within the Basin and Range Physiographic Region
characteristic of southern and western Arizona. This geologic unit consists
of alternating mountain ranges of bedrock separated by alluvial filled
valleys. Major geologic formations in the Apache Junction area include the
Goldfield Mountains to the north and the Superstition Mountains to the east,
both comprised primarily of volcanics and intrusive igneous rock (granite) .
The City of Apache Junction is located on various sediments of the surrounding
mountains (alluvium) . Two major soil associations occur within the Study
Area. The Mohall-Vecont-Pinamt and Torrifiuvents Associations represent the
major alluvial material in the Apache Junction Area. Most of these soils are
generally characterized by silty-clays, sands and gravels with generally
moderate permeability.
Within recent years, the Apache Junction Area has experienced localized ground
subsidence and fissuring. The majority of this activity is located south of
the City, generally along the alignment of the proposed route of the
Superstition Freeway. Continued high groundwater pumping in this area could
accelerate subsidence.
B.2.2 Drainage/Hydrology
Surface water drainage within the Apache Junction area is handled primarily
shallow washes created by local precipitation. The two major washes in the
Study Area include Weeks Wash and Siphon Draw located in the eastern area of
Apache Junction. Development of land in close proximity to these washes will
be limited to the contour established in the 100-year floodplain. Currently,
the 100-year floodplain delineation is in the process of being revised due to
major flood diversion channelization north of the City.
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Nearly three-quarters of the City of Apache Junction is located in the
500-year floodplain as defined by FEMA. While this does not create any
development restrictions, it does indicate the susceptibility of the city to
shallow, sheet-flow flooding.
As development occurs in Apache Junction and more property is rendered
impermeable with streets, parking lots, driveways, and buildings, the City of
Apache Junction will become even more susceptible to shallow, short-term
flooding. A comprehensive storm-drainage system study should be undertaken to
identify problems and outline a comprehensive program to • minimize these
problems before they occur. Currently, the City of Apache Junction is in the
process of reviewing a Storm Drain Study to address this problem.
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.1 .
B.3 Land Use and Zoning
The description of existing land use and zoning within the City of Apache
Junction is presented in the following two sections:
• Existing Pattern of Land Use
• Existing Zoning Districts
The purpose of the Land Use and Zoning element of the Apache Junction General
Plan is to document the existing growth that has taken place within the City
along with the opportunities and constraints which have produced the existing
urban pattern. The zoning segment will be devoted to the description of the
existing districts within the City and how these districts have been overlaid
to produce the existing pattern..
B.3.1 Existing Pattern of Land Use
Along with a majority of cities located in Arizona, Apache Junction has
developed on a north/south . grid pattern with major intersections located 'on
mile intervals. The only deviation to this pattern is the intersection of
West Apache Trail with North Apache Trail and U.S. Highway 60/80-89 to form 45
degree intersections along these major arterials.
Incorporated in 1978, the approximate 13.5 square mile city is bounded by Lost
Dutchman Boulevard to the North, Baseline Road and Southern Avenue to the
South, Goldfield Road to the east and Meridian Road to the West. As shown by
Figure 3, "Existing Land Use", the generalized land use pattern of the Study
Area has been illustrated to show a variety of existing uses which include:
• Residential Land Use
• Commercial Land Use
• Industrial Land Use
• Vacant Land Use
a) Residential land Use
The existing residential land use pattern includes single-family
dwellings, manufactured homes, multi-family housing, mobile home parks and
recreational vehicle (R.V. ) sites. Approximately 2,400 acres is currently
utilized for residential uses. The City of Apache Junction Existing Land
Use Survey, July 1985 inventories and dipicts specific existing land uses
(single family residential vs. mobile homes - manufactured housing, etc. )
within the 48 square mile Study Area. To date, 10,400 residential units
are located within the City. This figure represents a 35 percent increase
over the 1980 count of 6,800 dwellings. Mobile home sites showed the
greatest growth, with 1 ,030 units developed within the last 6 years. A
recent Arizona State University Study (February 1985) revealed an
estimated 7,297 RV/Trailer spaces in place within the City which is due to
the City' s primary attraction as a winter haven and proximity to both
recreational and historical areas.
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Within the incorporated area, the majority of the existing single-family
units have been located in small subdivisions in Sections 19, 20, 28, 299
and 30. Throughout the north and east portions of the planning area,
single-family and mobile home dwellings have been sited on lots that are
one acre or larger. Multi-family units have been located sporadically
within the City, with most projects fronting on either arterial or
collector streets. The existing mobile home stock has been located in
Sections 19, 20, 28, 29, and 30. Each mobile home unit is located on
small subdivision lots within the city, however lot sizes increase to over
one acre for mobile home units located to the north and east of the City
limits. At the present time there are over 90 mobile home parks that
offer full hook-ups to tenants. To the North, these parks have been
interspersed with single family housing or single mobile home units
causing an incompatibility of land use.
b) Commercial Land Use
The existing commercial land use pattern, as shown by Figure 3, depicts
commercial uses along both sides of Apache Trail up to the intersection of
East Apache Trail and U.S. Highway 60. The band of commercial uses
continues south on Ironwood Drive and then breaks into individual
commercial nodes at section line intersections and along major arterial
collector streets. These nodes of existing commercial centers are mainly
located along North Apache Trail ,' Superstition Boulevard, Broadway Avenue
and East Highway 60. Approximately 190 acres of commercial land is
currently developed within the City limits .
c) Industrial Land Use
The existing industrial land use comprises less than one percent of the
total available land in the City, indicating its existing unimportance to
the City's economic base. Existing industrial uses are comprised of light
manufacturing, junkyards and heavy equipment storage areas. The only
existing industrial park is located on Tomahawk Road, south of U.S. 60.
An existing gravel pit is located to the north of Goldfield Road, off
McKellips Boulevard and scattered industrial uses are located along
Baseline Road.
d) Vacant Land Use
Within the incorporated area of the City, there exists various sized
parcels ' of undeveloped land. Outside the unincorporated area exists an
assemblage of land sections that surround the city and are bound by Elliot
Road to the south and McKellips Boulevard to the north. Presently under
the jurisdiction of both the Bureau of Land Management (BLM) and the State
Land Department, the acreage contains dedicated right of way reserved for
high voltage transmission lines to the north and the Central Arizona
Project Canal to the south. Vacant BLM lands have the future potential to
become part of a linked open space system for the City of Apache
Junction. A major high voltage line currently traverses the four
sections. To the southwest, the Central Arizona Project Canal natural
barrier for development, creating large vacant area where existing
development is minimal .
14
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B.3.2 Existing Zoning Districts
The Zoning ordinance for the City of Apache Junction is a typical document
used to provide for the separation of land uses, accessory as well as
conditional uses and for planned development under the Planned Development
Zoning District. Figure 4, "Zoning Districts," illustrates the existing
zoning districts within the Study Area.
The ordinance separates residential development into nine different
classifications and commercial zonings into six categories. Industrial
districts are only defined into light and heavy zones. Special zones include
the guest ranch and planned development zone. Table B.3. 1 , "Planning Area
Zoning District Acreage," presents a breakdown of the various zoning districts
in the Study Area both in the City of Apache Junction and surrounding Pinal
County.
TABLE B.3.1
PLANNING AREA ZONING DISTRICT ACREAGE
City of Pinai Planning
Apache Junction Countv Are
Residential 7,299 20,382 27,681
*Includes GR, MN
Commercial 650 443 1 ,093
Industrial 69 503 572
Dedicated 323 725 1 ,048
Right—of Way
Total of District
Acreage 8,341 22,053 30,394
Source: City of Apache Junction, BRW, Inc. , April 1986
The planned development has the ability to allow considerable residential
development flexibility by allowing a combination of land uses under one
zoning category. It must also be noted that while the planned development
provides both flexibility and quality assurance, both the planning staff and
City Commission have to undertake the burden to conduct adequate review and
to require appropriate development conditions.
17
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ZONING DISTRICTS
In addition, the ordinance also addresses performance standards for parking,
street design, signs and age specific overlay districts.
To adequately prepare and accommodate future growth within the city, the
existing zoning ordinance will be evaluated to assure conformity with the
Apache Junction General Plan.
The existing zoning classifications will be addressed in two sections. These
will include a brief description of the existing zoning classifications as
well as their location within the City. The current zoning ordinance for
Apache Junction is a part of the Land Development Code that was adopted 7
March 1985 and will be described in part below.
Residential
1 . General Rural (GR):
Permitted Uses: One single-family dwelling unit, manufactured/mobile
homes, public park, public school . 54,450 square foot lot.
Accessory Uses: Boarding house, recreational facility, agricultural use,
home occupation.
Conditional Uses: Churches, private educational facilities, golf courses,
private recreation facilities.
2. Single-Family Residence Zones (R1-43 and R1-43 (Mobile Homes (MH)) :
1 Permitted Uses: Limited to any one of the permitted uses in the GR zone.
43,560 square foot lot.
Accessory Uses: All accessory uses permitted in the GR zone.
Conditional Uses: All conditional uses permitted in the GR zone.
3. Single-Family Residence Zone (CR-1 and CR-1 (MH)):
Permitted Uses: Any permitted use within R1-43 zone and limited to one
single-family unit or manufactured/mobile home in the MH zone. 20,000
square foot lot.
Accessory Uses: All accessory uses permitted in R1-43 and R1-43 MH zone.
Conditional Uses: All conditional uses permitted in both R1-43 and 43
(MH) zones.
4. single-Family Residence Zones (CR-2 and CR-2 (MH)):
Permitted Uses: Any permitted use in the CR-1 and CR-1 MH zone. 11 ,000
square foot lot.
Accessory Uses: All accessory uses permitted in Ri-43 and R1-43 MH zones.
Conditional Uses: All conditional uses permitted in R1-43 and R1-43 MH
1 zones.
21
5. Single-Family Residence Zones (Rl-8 and RI-8 (MH)):
Permitted Uses: Any permitted use in the CR-2 zone. 11 ,000 square foot
lot, 8,000 square foot in subdivisi-on.
Accessory Uses: All accessory uses permitted in the CR-2 and CR-2 MH
zones.
Conditional Uses: All conditional uses permitted in the R1-43 and R1-43
MH zones.
6. Single-Family Residence Zones (CR-3 and CR-3 (MH)) :
Permitted Uses: Any permitted use in the R1-8 zone and CR-3 MH zone.
11 ,000 or 7,000 square foot lot.
Accessory Uses: Any accessory use permitted in the CR-2 and CR-2 MH zones.
Conditional Uses: Any conditional uses permitted in the R1-43 and R1-43
MH zones.
7. Duplex Residence Zone (R-1):
Permitted Uses: One single-family dwelling per lot or one duplex per
lot. 11 ,000 square foot lot reduced , to 6,000 square foot for
single-family dwelling or 8,000 square feet per duplex.
Accessory Uses: Any accessory use permitted in the CR-2 and CR-2 MH zones.
Conditional Uses: All conditional uses permitted in the R1-43 and R1-43
MH zones.
8. Multiple-Family Residence Zone (CR-4):
Permitted Uses: One single-family dwelling, one duplex, one tri-plex or
four-piex per lot, public parks, public schools. 7,000 square foot lot or
3,500 square feet per each multiple dwelling unit.
Accessory Uses: Any accessory use permitted in the CR-2 and CR-2 MH zones.
Conditional Uses: Churches, educational institutions, golf courses.
9. Multiple—Family Residence Zone (CR-5):
Permitted Uses: Duplexes, multiple-family dwellings, permitted dwelling
types, public parks, public schools. 10,000 square foot lot or 2,000
square feet per dwelling unit.
Accessory Uses: Any accessory use permitted in the CR-2 and CR-2 MH zones.
Conditional Uses: All conditional uses permitted in the CR-4 zone and
private recreation areas, day care centers, private clubs, health care
facilities, boarding houses, condominiums, townhouses or single-family
dwellings.
22
10. Transitional Zone:
Permitted Uses: All uses permitted in the CR-3, CR-4 and CR-5 zones and
tourist hotels, offices, non-profit club, trailer court, storage area, or
hospitals. 10,000 square foot for residential uses.
11 . Trailer Homesite Zone (TH):
Permitted Uses: All uses permitted in the CR-3 zone and mobile home park,
travel trailer park, or recreational vehicle park; mobile home
subdivisions, mobile or manufactured homes on individual lots. All parks
will contain at least 10 acres.
Commercial Districts
1 . Local Business Zone (CB-1):
Permitted Uses: All uses permitted in the TR zone and a wide variety of
retail activities.
2. General Business Zone (CB-2):
Permitted Uses: All uses permitted in both TR and CB-1 zones as well as a
wide range of commercial , retail , light manufacturing and wholesale
activities.
3. Neighborhood Commercial/Convenience District (C-1):
Permitted Uses: Residential , civic, commercial types, personal services ,
retail sales.
Accessory Uses: Uses incidental to permitted uses.
Conditional Uses: A variety of residential , civic and commercial use
types. Maximum floor area ratio shall be 2,500 square feet. Minimum lot
size is 6,000 square feet.
4. Locai Commercial District (C-2) :
Permitted Uses: Residential , civic, commercial , personal and retail
activities. 15,000 square feet minimum lot size.
Accessory Uses: Uses incidental to permitted uses.
Conditional Uses: Alcohol sales, veterinary activities, auto activities,
recreational activities.
5. General Commercial District (C-3):
Permitted Uses: Only planned development residential uses along with a
variety of civic and commercial uses. 20,000 square foot lot.
Accessory Uses: Uses incidental to a permitted use.
23
Conditional Uses: A variety of residential , civic and commercial use
types.
6. Heavy Commercial District (C_4):
Permitted Uses: Only planned development residential uses along with a
variety of civic and commercial uses. 20,000 square foot lot.
Accessory Uses: Uses incidental to a permitted use.
Conditional Uses: A variety of residential , civic, commercial and
industrial use types.
7. Light Industry and Warehouse Zone (Cl-1) :
Permitted Uses: Any use permitted in a CS-1 district and a variety of
assembly, manufacture, repair or distribution activities. No minimum lot
area requirement.
8. Heavy Industrial Zone (CI-2):
Permitted Uses: Any use permitted in a C8-1 or GB-2 zone and a variety of
agricultural , manufacturing, and earty extraction activities. No minimum
lot area.
9. Guest Ranch:
Permitted Uses: Associated activities needed to operate the facility.
Minimum lot area is 144,O00 square feet.
10. Planned Development Zoning District:
Permitted Uses: Varies according to the base district uses and the
approval of the City Council .
24
BA Population Forecasts
_.
The purpose of the population forecasts of the General Plan is to describe the
forecasted growth for the City of Apache Junction upon which the General Plan
will be based.
The population forecast for the City of Apache Junction as shown in Table
B.4. 1 , "Apache Junction Population Forecast Throughout the Year 2005", is
projected from the figures compiled by the Maricopa County Association of
Governments (MAG), Technical Supplement II, Traffic Analysis Zone Projections,
Maricopa County, 1980-2015.
TABLE 8.4.1
APACHE JUNCTION POPULATION FORECAST
THROUGHOUT THE YEAR 2005
Year Population
1980 9,935
1985 14,279
1990 18,600
1995 21 ,600
2000 24,500
2005 26,500
Source: Maricopa County Association of Governments,
Mountain West Research - Southwest, Inc. , January 1984.
In addition to the population projection prepared by the Maricopa County
Association of Governments, three alternate growth scenarios were prepared.
These included a low, medium and high population growth forecast. The process
of formulating high, medium and low population projections for Apache Junction
involved three primary steps:
• Analysis of current population
• - Preparation of population projections to the Year 2005
- Low
- Medium
• Preparration of seasonal (second home and visitor) population
projections.
The estimate of the current population and each projection requires that
various assumptions be made. In any estimate or projection it is the
assumptions that are of ultimate importance, for they dictate the outcome of
25
the estimate or projection. It is the differences in assumptions that make
the low, medium and high projections necessary. To determine which projection
is best, one must first determine the most acceptable assumptions.
The following sections provide the methodology and assumptions that resulted
in the various population projections.
B.4.1 Current Population
The current population is based upon the 1985 United States Bureau of Census
figure of 14,279.
To calculate future population estimates, the following criteria should be
utilized:
Base Population (March 1985) 14,279
Occupancy Rate * 95%
Persons Per Occupied Household ** 2.33
Dwelling Unit Permits Issued Since February 1986 -
Dwelling Units Demolished or Destroyed Since 1985 =
* Estimate
** 1985 Census Figure
Example
For future population estimates the following formula can be used in
conjunction with above criteria:
PE - 14,279 + [95% (Ab - Ad)] 2.33 person/household
where PE - Population Estimate
Ab - Dwelling Unit Permits
Ad - Dwelling Units Demolished
B.4.2 Population Projections to the Year 2005
Preparing realistic population projections for Apache Junction presents unique
problems not normally associated with population projections. Apache Junction
is rapidly developing as a major seasonal (winter) visitor retirement
community.
Due to * the rapid development that Apache Junction has experienced over the
last ten years, very little trend analysis can be established for use in
making accurate projections.
For these reasons traditional methods of population forecasting, based upon
past basic employment to population ratios, become very inaccurate.
Population projections based upon basic employment ratios would actually show
population declines. The use of non-basic or service, employment ratios could
be used, but would be unreliable because of the difficulty in determining
whether increased service employment attracts new population or increased
population results in new service employment.
26
Knowing the uniqueness of the growth situation in Apache Junction the 'Project
Team determined that establishing high, medium and low projections would best
serve the planning needs of the City.
• Low Population Projection
Any population projection is based upon realistically perceived
assumptions.
The following are the assumptions used for the low population projection
for Apache Junction.
- The high past growth rate will slow to an annual rate of 3% per year.
- There will be no annexations of developed areas, wars, or national
recessions.
The resulting population projection, utilizing the above assumptions is
shown on Table B.4.2, "Apache Junction Population Projections, 1980-2005. 11
TABLE 8.4.2
APACHE JUNCTION POPULATION PROJECTIONS
1980-2005
Projections
Year Low Medium High
1980 9,935 9,935 9,935
j 1985 14,279 14,279 14,279
1990 16,550 18,630 18,630
1995 19,190 21 ,300 22,980
2000 22,250 24,300 27,330
2005 25,740 28,180 31 ,680
Source. BRW, Inc. , July 1986
• High Projection
The assumptions used for the high projection are as follows:
- The high volume of growth (870 per year) will continue through the
year 2005.
- Continued high volume immigration to Apache Junction will be equal to
that experienced between 1980 and 1985.
- There will be no annexation of developed areas, wars or national
recessions.
The resulting population projections, utilizing the above assumptions are
shown on Table B.4.2, "City of Apache Junction Population Projections,
1980-2005."
27
• Medium Projection
The medium projection utilized certain assumptions from each of the other
two projections. The medium projections shows that, while the City has
not yet reached permanent resident saturation it most likely will near the
saturation point during the study period. This is typical of
resort/retirement communities, in general . The projection also shows a
slight increase in the growth rate during the middle of the study period
as a result of the natural rate of increase.
The assumptions used for medium projection include:
- High volume immigration (870 per year) will continue through 1990;
thereafter growth will slow to a rate of 3% per year.
- There will be no annexations, wars or national recessions.
The population projection resulting from the above assumptions is shown on
Table B.4.2, "City of Apache Junction Population Projections, 1980-2005. "
8.4.3 Peak Second Home and Visitor Population Projections
The final item of analysis in calculating population projections for Apache
Junction is the peak population that can be expected as 'a result of the
community being a resort and vacation center. For calculating the peak
community population the following assumptions were used:
• The peak population will occur on weekends, during the winter tourist
season.
• Seasonal (second homes) will be 95% occupied with 2.0 persons per unit.
• Hotel , motel and campground accommodations will be 100% occupied with 3.0
persons per unit.
• The growth rate in tourist activity will be directly proportional to ,
growth in the planning area permanent resident population (256% of
permanent population).
The resulting peak winter population of the Apache Junction Planning Area,
utilizing the above assumptions is shown on Table B.4.3, "Apache Junction
Second Home and Visitor Population Projections."
28
TABLE B.4.3
APACHE JUNCTION AREA
PEAK SECOND HOME AND VISITOR POPULATION PROJECTIONS
Projections
Year Low Medium High
1985 36,570 36,570 36,570
1990 41 ,375 47,690 47,690
1995 47,975 54,530 . 57,450
2000 56,625 62,200 68,330
2005 64,475 72,140 79,200
Source: BRW, Inc. , 1986.
1
29
B.5 Transportation
This section discusses the transportation network, both existing and proposed
in the City of Apache Junction, Arizona. The existing system is analyzed and
the planned future facilities are reviewed. Opportunities and constraints
presented in this process are outlined below.
This section is organized into the following elements:
• Existing Transportation Network
• Planned Future Transportation Network
• Opportunities and Constraints
B.S.i Existing Transportation Network
Incorporated in November 1978, the City of Apache Junction is located
approximately thirty miles east of downtown Phoenix, Arizona. The City is
primarily situated in Pinai County with a small area within Maricopa County as
the result of a 1980 annexation.
The existing street system in Apache Junction basically follows the grid
pattern found throughout the Phoenix metropolitan area. The major exceptions
to the grid system are regional highways U.S. 60/89 and State Route 88 which
run diagonally through the grid network. Figure 5, "Transportation System",
i illustrates the existing street system and proposed Superstition Freeway
alignment.
The major regional highway, which passes through the center of Apache .
Junction, is U.S. 60/89. Named Apache Trail in the City, the highway connects
Apache Junction with Mesa to the west and the rest of the Phoenix metropolitan
area. This roadway travels in an east/west direction through most of the Town
until intersecting with State Route 88, at which point it curves southeast
where it continues to Globe as U.S. 60 and Tucson. as U.S. 89. West of
Ironwood Drive, U.S. 60/89 has six lanes, east of Ironwood Drive there are two
lanes eastbound and three lanes westbound, and east of the intersection with
State Route 88 there are four lanes total .
In addition to Apache Trail , Superstition Boulevard, Lost Dutchman Boulevard,
and Broadway Avenue provide direct east—west routes into the City. Other
east/west routes are discontinuous and therefore carry mostly local traffic.
State Route 88 begins at the intersection with U.S. 60 and travels in a
northeasterly direction through Apache Junction. This roadway provides access
to the recreation areas of Apache Lake, Canyon Lake, and Roosevelt Lake. The
roadway is two lanes wide, one in each direction.
These two highways intersect at the heart of the Apache Junction business
district. The intersection is an unsignalized "Y" type utilizing extensive
channelization for traffic flow. This is a complex situation requiring
numerous operator decisions. The intersection is further complicated by the
commercial lane uses directly adjacent. This intersection is scheduled for
redesign and reconstruction in late 1986.
31
Major north/south streets in Apache Junction include Meridian Drive, Ironwood
Drive, Idaho and Tomahawk Roads. All of these roadways are section line
arterial streets, two lanes wide.
Roadways have two basic functions:
1 . Provide mobility from point to point.
2. Provide access to adjacent land uses.
From a design standpoint, these two functions have proven to be incompatible.
For land access, low speeds are desirable, usually accompanied by inconsistent
flow; for mobility, high speeds and uniform flows are desirable.
The two regional highways in Apache Junction are presently serving both these
purposes. This results in less than optimal performance for either
objectives. Through traffic is hindered by the frequent ingress/egress of
traffic to and from the adjacent land uses. However, low speeds which -are
desirable for access to these lane uses defeats the objective of reducing
travel time and increasing mobility.
Along large portions of the regional highways there is essentially
unrestricted access from adjacent land uses. Drivers enter the roadways in
piecemeal fashion rather than being channeled to appropriate points at which
to enter the exist these highways.
Due to the large number of winter visitors attracted to Apache Junction, as
well as the various lakes mentioned above, a relatively high percentage of
traffic in the City is generated from the metropolitan area to these lakes via
Apache Trail (State Route 88) through the center of Town. The performance
characteristics of recreational vehicles such as motor homes and motor
vehicles pulling trailers/boats are lower than for average passenger cars.
This results in lower overall vehicle per hour capacity on the street system.
East of the junction of U.S. 60/89 with State Route 88 the local streets grid
pattern are diagonally crossed by these two highways. This results in skewed
intersections where the two roadways intersect at angles deviating greatly
from the desired 90 degrees. The other condition which occurs from this is
curved alignments of the local streets which is more costly in land and
construction.
During its unincorporated growth, the streets of Apache Junction were
constructed with varying standards of pavement width, curb placement, etc.
This lack of uniformity , should be a continually decreasing problem as new
streets are constructed to the City's standards and the non-uniform streets
are upgraded.
B.5.2 Future Transportation Facilities
Currently there are no existing freeways in the City of Apache Junction. The
nearest existing freeway is the Superstition Freeway which terminates at Power
Road approximately six miles to the west. The Superstition Freeway is
32
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xxx City of Apache Amfion,Spring 1985 VEHICLES 50,000
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5 TRANSPORTATION SYSTEM
included in the regional freeway/expressway system, which is scheduled for
construction by the Arizona Department of Transportation. When completed, the
Superstition will continue its path east to link up with U.S. 60 near
Goldfield Road.
The completion of the Superstition Freeway by late 1991 will attract most of
the through east/west traffic away from Apache Trail . This will significantly
reduce the projected traffic volumes on this facility. Also, the Superstition
Freeway will be the primary path of recreational traffic destined for the
lakes to the northeast of Apache Junction.
Access to the freeway from Apache Junction as planned by the Arizona
Department of Transportation (ADOT) will be from diamond interchanges at
Ironwood Drive, Idaho Road and Tomahawk Road. Land use planning and control
is especially important in the area of freeway interchanges. Lack of planning
and application of control can result in a breakdown in the functioning of the
interchange, significantly reducing the desirability of the freeway as a
through route.
A major issue regarding the completion of the Superstition Freeway will be its
integration into the City. To preserve the aesthetic integrity of the City,
the physical appearance of the freeway should be visually pleasant. Since the
Superstition Freeway will be a controlled access facility the possibility of
it becoming a barrier in the community exists. Steps to reduce this negative
aspect will need to be studied.
Other freeway/expressway development important to the future development of
the City include the Red Mountain Expressway, Ellsworth Expressway and the
Southeast Loop Freeway. Implementation of the proposed regional
freeway/expressway network will enhance the accessibility of Apache Junction
to the remainder of the Phoenix metropolitan area. Shorter travel times will
make the area more attractive for development.
The local street system will need to be constantly upgraded to accommodate the
rapid growth of Apache Junction expected to continue into the next century.
Travel patterns will probably remain similar to those today with the traffic
volumes increasing significantly. The automobile will remain the primary
means of transportation, but transit will become more important as the density
of the City increases.
In addition, the City of Apache Junction is experiencing growing pressure to
provide a site for a municipal airport, Specific locations for siting this
facility need further study, however, the proposed location should be sited at
a distance far enough away from existing residential areas so as not to create
degradation of the existing noise levels.
TRANSIT
Public transit service does not yet exist in the City of Apache Junction. At
present, the employment and population densities of Apache Junction are too
low to justify a fixed route system. The East Valley Transit Study recently
completed by Maricopa Association of Governments (MAG) recommends several
services for the Apache Junction in steps through 1995.
i
35
First, a local bus service to provide cross town service, connect activity
centers and improve transfers was recommended along Apache Trail to the
intersection of U.S. 60/89 with State Route 88.
Second, internal circulator services to supplement the regional baseline
transit system with fixed route/schedule and/or demand responsive
(Dial—a—Ride) service was recommended. These services would connect
residential areas with activity centers and feed the regional transit system.
Third, the use of land use planning tools to reduce automobile travel . This
recommendation allows local jurisdictions the option to use their planning and
zoning authority ' to encourage transit usage. This could include higher
densities along arterial streets, parking controls, and Transportation
Management Plans.
Finally, it was recommended to continue to support existing community and
social service transit systems which provide mobility for transportation—
disadvantaged individuals.
B.5.3 Opportunities and Constraints
In reviewing and analyzing the existing and future transportation facilities
in,. the-City of Apache Junction, a series of opportunities .and constraints have
been identified and are discussed below.
Opportunities:
1 . Roadway improvements will continue, uniformity of geometrics will improve,
unimproved roads will be paved, providing a solid road system for the area.
2. The Superstition Freeway will_ provide convenient regional access to the
City when completed to its terminus at U.S. 60.
3. Changes and growth of Apache Junction will attract increasing visitors to
the area.
Constraints.:
1 . The potential of the freeway to form a barrier within the community
exists. Future plans should take care to prevent this possibility.
2. Certain roadways within the City may require upgrade and/or widening to be
consistent with travel patterns. This may necessitate programming of
funds to accomplish these improvements.
3. Options for handling recreational traffic through the downtown area need
to be evaluated in detail .
36
1B.6 Recreation Facilities
and Natural Resources
This text identifies and briefly describes the conditions, capacity and
location of existing and proposed public open spaces, parks and recreation
facilities in and around Apache Junction. Figure 6, "Recreational Facilities
and Natural Resources", illustrates existing and proposed recreation spaces,
natural land forms and landscape characteristics.
B.6.1 Park and Recreation Facilities
At the present time virtually all active recreation must occur within the High
School and Junior High School facilities located south of town. The two
racketball courts, three tennis courts and three softball fields are very
heavily used along with the approximately 15 acres of turfed open space on the
school grounds. All the community' s swimming needs also take place in the
city/school complex pool .
Passive recreation occurs within the 40—acre park near the City Hall complex.
This County park contains about 18 sheltered .picnic bench and barbeque . areas
along with a swing set and restroom facilities. In addition, Lost Dutchman
State Park provides passive recreational opportunities for area residents.
Lost Dutchman Park is located two miles northeast of the City limits south of
State Route 88.
Two more areas are designated for recreational use at the neighborhood scale.
One is a five acre park near Superstition Boulevard between Tomahawk and
Goldfield Roads. Another area near 18th Avenue and Starr Road has a dense
covering of creosote, Palo Verde and other native plant material with little
access into the area.
The Tonto National Forest located north of the Apache Junction corporate
limits also provides recreational and open space facilities to the residents.
The Forest is managed by the United States Department of Agriculture and
consists of 2,969,514 acres. The Forest area includes Roosevelt, Apache,
Canyon, and Saguaro Lakes, which include marinas and campgrounds allowing for
such activities as boating, rafting, tubing, swimming, fishing, hiking, and
picnicing.
8.6.2 "Proposed Recreation/Open Space
Apache Junction is currently considering a number of parks and recreation
developments and improvements within an upcoming five year time period.
• Prospector Park, one of the largest single undertakings of the proposed
improvements, is located in the south portion of Section 9, and lies
within the BLM drainage/powerline corridor. Along with hiking and
equestrian trails, its 265 acre five—year plan includes four softball
fields, two soccer fields, racketball and basketball courts. At present,
plans for the west 30 acres are being refined and include the first two
softball fields and adjacent parking. Further, the park will include a
37
series of hiking and equestrian trails to link 1.,600 acres of proposed
linear open space along the BEM corridor. Currently, two ballfields have
been constructed.
• Complex Park is to be established near the City Hall and conceptual plans
for picnic facilities, playground equipment, shuffleboard, horseshoe
courts and a jog course have been submitted.
• Apache Junction is also investigating the possibility of acquiring land
for parks at the neighborhood scale. These mini parks will receive
amenities and improvements such as childrens play areas, picnic facilities
and possibly multi-purpose courts.
• The school/city recreation complex will still be actively used and is to
receive improvements to it's irrigation system. Of course this is with an
eye toward refining the 15 acres of turfed open space. In addition,
concession stands, two racketball courts and playground equipment are
proposed.
In general , Apache Junction is attempting to maintain a ratio of ten acres of
park space for every 1 ,000 residents. The relatively large tourist population
and large amount of mobile home facilities might indicate a lesser need for
open space. However, the 1 ,600 acres of linear park space will provide
passive areas such as open space and equestrian trail systems, and active
areas containing ballfields, racketball and basketball courts.
8.6.3 Natural Landforms and Landscape Characteristics
Apache Junction is dominated by two main landforms which contribute to the
scenic quality of the City. The Superstition Mountains, which are located to
the east, have a rugged appearance accentuated by jagged peaks and vertical
faces. To the north the Goldfield Mountains have a softer character and
appear more as a distant scenic background in comparison to the Superstition
Mountains.
The landscape character of Apache Junction and the surrounding area is
typically one of small scale desert vegetation on the flat areas and where the
washes cut through the vegetation is larger due to the increased moisture.
Typical desert -vegetation includes at the small scale: brittle bush, creosote
bush, cassia, desert broom, desert sage. Dominant larger scale plants growing
in washes include: palo verde and mesquite as well as desert grasses.
While much of the desert vegetation has been replaced by development a few
large blocks of plants remain as indicated on Figure 6, "Recreation Facilities
and Natural Resources." The potential to use the natural desert vegetation
and landforms in future development is a concept which decreases water
consumption and allows for the possible integration of the built environment
with the natural landscape and hence recreation.
The remaining blocks of vegetation exist around the two significant washes
which run from the northeast corner of the City toward the south and southwest
corner of Apache Junction. The character of the landscape tends to become
flatter when moving from the northeast to the southwest. The most
38
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RECREATIONAL FACILITIES &
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significant landscape variations, however, occur around the washes where the
landforms and vegetation change to contrast the flat areas. This creates the
opportunity to establish scenic corridors and recreational development along
the washes, moving from the flat land into the mountains.
I
41
i
B.7 Urban form and Visual Assets
The description of ";Urban Form and Visual Assets" in the City of Apache
Junction is presented in two sections:
• Urban Form Characteristics
• Visual Assets
The purpose of this element of the General Plan is to document the existing
urban form characteristics which have developed the City of Apache Junction
and examine the visual assets (views and vistas) of the community.
The urban development character of the City of Apache Junction since the early
1950' s has developed primarily in a linear fashion along Apache Trail (State
Route 60/89). Over the years, development in Apache Junction has taken place
in a rather scattered fashion. Growth has extended north and east from the
core along Apache Trail . As the City grew to the north and east, away from
Apache Trail , the urban character predominantly changed to a more
rural-suburban form character comprised of mobile homes and single-family
residences located on large lots (10,000 to 43,000 sq. ft.) .
Current housing development patterns have followed this trend and have evolved
into three distinct residential areas of the community. These include: the
northern area, the area north of Apache Trail ; the southern area, the area
south of Apache Trail and State Route 89; and the eastern area, the area
located southeast of Apache Trail and northeast of State Route 60/89.
In addition to the three residential areas within the corporate limits of
Apache Junction, two other major residential areas are located in Pinal County
and are included within the Study Area.
The first is located north of the City and is comprised of mainly mobile home
and single-family residences on large lots. This area exhibits a very rural
nature and lacks pavement of a majority of access roadways.
The second residential area is located east of the City of Apache Junction and
exhibits similar characteristics to the northern area with unpaved roadways
and large lot single-family residential development.
8.7.1 Urban Form Characteristics
Figure 7, "Urban Form and Visual Assets," illustrates the general urban form
characteristics of the City of Apache Junction and surrounding Study Area. As
a review of the map indicates, Apache Junction has developed a linear
commercial core along Apache Trail surrounded by residential areas on the
north and south. The commercial core is comprised of numerous retail and
service businesses which serve the surrounding community. The figure also
identifies five residential areas within the Study Area and describes the
major urban characteristics of each area.
43
Below is a brief description of the commercial core and residential areas
located within the Study Area.
Commercial Core
The commercial core is characterized by a variety of retail and service
establishments generally located along Apache Trail . The commercial core
represents the majority of the total commercial land uses located in the City
of Apache Junction. The core has two distinct areas of concentration, the A.
J. Bayless Center located at the junction of Apache Trail and State Route
60/89, and the Safeway/K-Mart Center located at Apache Trail and Meridian
Drive. The urban form within the commercial core is characterized
predominantly by single and two story structures, and a western theme
appearance, with no unified architectural style.
Residential
Area 1 represents a low - medium density, mixed-use residential area of mobile
homes and single-family structures. The area is primarily characterized by
single-story structures in average condition. The major concentration of
structures are located adjacent to the commercial core north of Apache Trail .
Area 2 represents a mix of low density, single-family residential area
characterized by large lots and single story structures and some commercial
and multi-family uses. Single-family dwellings are primarily concentrated in
the eastern half of the area and the mixed use area is located predominantly
in the western half.
Area 3 represents a low - medium density, mixed-use residential area
consisting of manufactured/mobile home and single-family structures with
interspersed industrial uses. The urban form character for this area is
characterized primarily of single story structures.
Area 4 represents a low density single-family residential area of single story
structures. This area is located outside the City of Apache Junction in Pinal
County and abuts the southern boundary of the Tonto National Forest.
Area 5 represents a low density single-family residential area characterized
by single story structures. This area is located in Pinal County, east of the
Apache Junction City limits at the base of the Superstition Mountains. ' This
area exhibits a very rural-suburban character and is predominantly comprised
of numerous scattered housing units.
Areas 1-3 and 4 and 5 are separated by an approximate one-mile wide open space
area controlled by the Federal Bureau of Land Management and the City of
Apache Junction. These lands represent areas of future recreational
development.
8.7.2 Visual Assets
The appearance of the Apache Junction General Plan Study Area is influenced by
a number of elements. These elements include views, vistas, view corridors,
landmarks and scenic areas.
44
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7 URBAN FORM & VISUAL ASSETS
Clearly, the dominant visual assets of Apache Junction are the Superstition
and Goldfield Mountains. These major visual features are visible from nearly
every location within the Study Area. This scenic vista is visible from an
arc from the northwest clockwise to the southeast, as illustrated on Figure 7,
"Urban Form and Visual Assets."
In addition to scenic vistas, view corridors were assessed and proposed to
conserve future visual access to the surrounding mountains. Four major view
corridors were identified. Three view corridors include; Meridian Drive,
Ironwood Drive and Idaho Road, predominantly focusing north to the Goldfield
Mountains. The fourth, focuses east, to the Superstition Mountains along the
alignment of Apache Trail . These four view corridors provide the major visual
access to the scenic views along the major vehicular pathways.
Another influencing element of the appearance of Apache Junction are landmarks
and scenic areas. The major scenic areas in Apache Junction are located north
and east of the City. These include major open space recreational areas and
the distant northeastern Four Peak mountains.
47
B.8 Community Facilities
The Community Facilities section provides an overview of the various municipal
facilities and services currently serving the citizens of Apache Junction.
This element has been divided into five sections as shown below.
• Public Safety Facilities
• Public Administration Facilities
• School Facilities
• Health Facilities
• Public Utilities
The purpose of this section of the Apache Junction General Plan is to
inventory and document the condition, capacity, use and location of existing
municipal facilities and services provided in the community. The assessment
is not intended to be an in-depth evaluation of the operations or program, but
rather an overview of their physical plants in terms of how they currently and
in the future, can support urban revitalization and development.
B.8.1 Public Safety Facilities
The analysis of the public safety facilities within the City will include a
discussion of both the police and fire protection services and the general
condition of major equipment utilized by these agencies.
a) Police Protection
The Apache Junction Police Department operates with a staff of 40 which
includes both dispatchers, officers and administrative personnel . The 30
cars utilized by the department range in age from 1976 models to 1986
editions. The facility, located at 1001 North Idaho Road, was constructed
in 1980.
The facility and equipment are both in adequate condition to serve the 13
square mile area at the present time. If the City annexes more land in
the future, the Department will not only have to employ more personnel ,
but will also have to continually update its transportation stock.
b) Fire Protection
The Apache Junction Fire District operates three stations with a staff of
45 employees of whom 10 are volunteers who are paid on-call . As shown on
Figure 8, "Community Facilities", the main station, Fire Station No. 1 , is
located at 150 North Ocotillo Street. Station No. 2 is located at
3955 East Superstition Boulevard and Station No. 3 is located at 1455 East
18th Avenue. The facilities and equipment are in adequate condition at
the present time and the Department has an underwriters rating of 5, which
is based on the number of hydrants, personnel and condition of existing
equipment. The rating is based on a descending scale, so the lower the
rating, the lower the fire insurance premium paid by residential ,
commercial and industrial policyholders.
49
B.8.2 Public Administration Facilities
The discussion of the Public Administration Facilities of Apache Junction will
inventory the existing City Hall Facilities and the Apache Junction Library.
a) City Hall
The Apache Junction City Hall is located at 1001 North Idaho Road. This
facility is comprised of six structures and includes offices of the
Mayor/Council , city administration, public safety, • planning and
development, and public works. In addition, the complex is the location
of various State and County agencies, and the Chamber of Commerce.
b) Library
The Apache Junction Library is located at 122 East Second Avenue and
utilizes 2,000 square feet of space. The City has provided the operating
funds since 1978 and staffs two full time and three part time employees.
The Library also utilizes the services of 14 part time volunteers ,
consisting mainly of senior citizens. As of mid-1985, the facility
contained over 18,799 volumes available to the public. Although the staff
is adequate, the facility is small and will be moved to a new facility
which will adjoin the new senior citizens center. The new library will be
located north of City Hall on Idaho Road and will open in the summer of
1986.
8.8.3 School Facilities
a) The Apache Junction Unified School District No. 43 operates three
elementary, one junior high school and one senior high school as
illustrated on Figure 8. The table shown below, 8.8.1 , shows the year
constructed, current enrollment and certified faculty for each school in
the district.
TABLE B.8.1
APACHE JUNCTION AREA SCHOOL ENROLLMENT/FACULTY
Year Total Certified
Const_ Enroll . Faculty
Gold Canyon Elementary 1985 659 31
Four Peaks Elementary 1975 666 29
Superstition Mountain Elementary 1953 626 32
Apache Junction Junior High School 1981 490 29
Apache Junction Senior High School 1963 897 566
TOTAL 3,338 177
Source: Apache Junction School District No. 43, 1986
Although the first school , Superstition Mountain Elementary School , was
constructed over 30 years ago, all of the existing schools have been
enlarged to meet the demand of a growing population base. Within the last
two years the student enrollment has increased by over 300 students, which
50
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represents a ten percent growth rate. Sources at the school district are
} forecasting future growth increases to equal ten percent annually. The
increased growth within Apache Junction has filled the existing facilities
to near capacity levels, creating the need to plan new facilities.
Through the passage of a 14.9 million dollar bond last year, funds have
been created to construct both a new elementary school , located on the
east of Goldfield Road between Broadway and Southern Avenues, and a new
science/math facility at the senior high school . The third column in
Table B.8.1 illustrates the certified faculty within the district, which
does not include the four administrative personnel and the' 162 classified
employees. By dividing the certified facility by the . student enrollment a
teacher/student ratio of nearly nineteen students per teacher currently
exists, which is an acceptable level for instruction.
b) Central Arizona College
.The Apache Junction satellite campus of Central Arizona College currently
utilizes four mobile classrooms located adjacent to the senior high
classroom at Apache Junction High School and at the Grand Center. In
addition to the mobile classrooms, the College utilizes the High School
for evening classes.
Plans are- currently being pursued to construct a permanent campus in
Apache Junction at the southeast corner of Southern Avenue and Idaho Road.
B.8.4 Health Facilities
The City of Apache Junction does not have a hospital located within the area,
but there are adequate facilities located in Mesa. The City does offer a
number of health care clinics as illustrated on Figure 8 and described below:
i Apache Junction Medical and Surgical Center
Located at 945 West Apache Trail , the facility has been in operation for a
year and has a staff of eight persons, which includes two physicians. The
center is limited to general practice medicine.
• Apache Junction Clinic
Located at 100 West Highway 60, the 1 ,800 square foot facility has been in
operation four months and has a staff of four including one physician.
The facility offers care for families, emergency needs along with
associated laboratory analysis.
B.8.5 Public Utilities
a) Water
The City of Apache Junction does not have any publicly owned utilities at
the present time, although the City of Mesa is certified for water service
to a portion of the Study Area as illustrated on Figure 9, "Public/Private
Utilities." The largest water certificate holder in the area is the
Arizona Water Company, whose boundaries for water service includes the
land north of U.S. 60 and west of Idaho Road within Mari copa County. The
53
land south of U.S. 60 is certificated to Consolidated Water Utilities,
whose boundaries include the north half of the north half of Section 29
and the southeast quarter of Section 19. also in Maricopa County. The
well locations for each district are also shown, along with those held by
Apache Junction residents. The existing trunk water lines are also shown,
delineating major service areas .as well as potential sites for future
infill development. The service area is adequate for the existing
population even though large scale improvements are being planned to
increase pipe sizing along Lost Dutchman Boulevard, Superstition Boulevard
and Broadway Avenue.
b) Sewer -
Although more than 90 percent of City residents utilize septic tanks and
sewage pits, a number of small package plant service areas exist, as shown
by Figure 9. At the present time, the City does not have the funds to
create a centralized system. Combined with the overall low density of the
City and the existing ground water table depth, the facilities are
adequate for present conditions.
An ongoing Sewer Study for -the City of Apache Junction, prepared by. A-N
West, Inc. , Phoenix, Arizona, addresses the overall issue of the need for
and implementation of a sewage collection and disposal system for the City
in the future. Three sewer system alternatives were derived from the
study to accommodate future growth in the City. These include:
• "No action"
• Sewage collection and treatment system in conjunction with the
City of Mesa
• Develop an independent system
The existing package treatment plants, which total seven at present, will
be increased in number as future higher density development is forced away
from septic sewage disposal . The past and present operational problems
and the inefficiencies associated with package treatment plants calls for
both a centralized treatment plant and City control of the existing and
future package plants.
54
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Consolidated Water Utilities AWhe Junction
Certificated Area F*-]
Private Well Locations
II.. WASTEWATER TREATMENT PLANT SERVICE AREAS general
p1m ,.
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}2 Sierra Entrada city of apache j*uncfi* ..ri 1
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Road Haven
Arizona Water Co.Certificated Area
Sunrise R.V.Park
& Apache Junction High School
E�j Well Location
Pueblo R.V.Park
(p�� @) Mining Camp Restaurant �Cr
L�J Waterline (Size as Noted) IBC r�' 0 1.000 200o 3.000 4.000 5,000 rr.
9PUBLIC /PRIVATE UTILITIES
B.9 State Planning Law
The Arizona Municipal Planning Law (A.R.S. 9-461 .05) gives municipalities
broad powers to adopt a comprehensive, long—range general plan for the
development of the municipality. This section summarizes the process for
preparation and adoption of a general plan in the State of Arizona. Below is
a brief summation of the process.
General Plan Development Process
The general plan should be prepared so that all or individual elements of it
may be adopted by the legislative body and that it may be made applicable to
all or part of the territory of the municipality.
The general plan consists of a statement of community goals and development
policies. It includes a diagram or diagrams and text setting forth
objectives, principles, standards and plan proposals. The plan shall include
the following elements:
1 ) A land use element which designates the proposed general distribution and
location and extent of such uses of the land for housing, business,
industry, agriculture, recreation, education, public buildings and
grounds, open space and such other categories of public and private uses
of land as may be appropriate to the municipality. The land use element
shall include a statement of the standards of population density and
building intensity recommended for the various land use categories covered
by the plan.
2) A circulation element consisting of the general location and extent of
existing and proposed freeways, arterial and collector streets, and any
other modes of transportation as may be appropriate, all correlated with
the land use element of the plan.
The general plan shall include for cities over 50,000 population and may
include for cities less than 50,000 population the following elements or any
part or phase thereof:
1 ) A conservation element for the conservation, development and utilization
of natural resources, including forests, soils, rivers and other waters,
harbors, fisheries, wildlife, minerals and other natural resources. The
conservation element may also cover:
a) The reclamation of land
b) Flood control
c) Prevention and control of the pollution of streams and other waters
d) Regulation of the use of land in stream channels and other areas
required for the accomplishment of the conservation plan
e) Prevention, control and correction of the erosion of soils, beaches
and shores
f) Protection of watersheds
57
2) A recreation element showing a comprehensive system of areas and public
sites for recreation, including the following and, if practicable, their
locations and proposed development:
a) Natural reservations
b) Parks
c) Parkways and scenic drives
d) Beaches
e) Playgrounds and playfields
f) Open space
g) Other recreation areas
3) A circulation element providing recommendations concerning parking
facilities, building setback requirements and the delineations of such
systems on the land, a system of street naming, house and building
numbering and such other matters as may be related to the improvement of
circulation of traffic. The circulation element may also include:
a) A transportation element showing a comprehensive transportation
system, including locations of rights-of-way, terminals, viaducts and
grade separations. This element of the plan may also include aviation
and related facilities.
b) A transit element showing a proposed system of rail or transit lines
or such other mode of transportation as may be appropriate.
4) A public services and facilities element showing general plans for sewage,
refuse disposal , drainage, local utilities, rights-of-way, easements and
facilities for them.
5) A public buildings element showing locations of civic and community
centers, public schools, libraries, police and fire stations, and other
public buildings.
6) A housing element consisting of standards and programs for the elimination
of substandard dwelling conditions, the improvement of housing and for
provision of adequate sites for housing.
7) A conservation, rehabilitation and redevelopment element consisting of
plans and programs for the elimination of slums and blighted areas and for
community redevelopment, including housing sites, business and industrial
sites, public building sites and for other purposes authorized by law.
8) A safety element for the protection of the community from natural and
man-made hazards including features necessary for such protection as
evacuation routes, peak load water supply requirements, minimum road
widths according to function, clearances around structures and geologic
hazard mapping in areas of known geologic hazards.
During the formulation of a general plan, the planning agency shall seek
maximum feasible public participation from all geographic, ethnic and economic
areas of the municipality and consult and advise with public officials and
.agencies, public utility companies, civic, educational , professional and other
58
organizations, and citizens generally to the end that maximum coordination of
plans may be secured and properly located sites for all public purposes may be
indicated on the general plan.
Prior to the adoption of a general plan, a portion or element thereof, the
agency shall , at least sixty days prior to the action, transmit the proposal
to the legislative body and submit a review copy for information purposes to
the following:
1) The planning agency of the county in which the municipality•is located.
2) Each county or municipality which is contiguous to the corporate limits of
the municipality or its area of extraterritorial jurisdiction.
3) The regional planning agency within which the municipality is located.
4) The Department of Commerce.
Adoption of General Plan
The general plan and any amendment to such plan shall be adopted in the manner:
A. If the municipality has a planning commission, the planning commission
shall hold at least one public hearing before approving a general plan or
any amendment to such plan. When the general plan or any major amendment
thereto is being adopted, planning commissions in municipalities having
populations over 25,000 shall hold two or more public hearings at
different locations within the municipality to promote citizen
participation. Notice of the time and place of a hearing and availability
of studies and summaries related thereto shall be given at least 15 and
not more than 30 calendar days before the hearing by:
1) Publication at least once in a newspaper of general circulation
published or circulated in the municipality, or if there is none, the
notice shall be posted in at least ten places in the municipality.
2) Such other manner in addition to publication as the municipality may
deem necessary or desirable.
B. Action by the planning commission on the general plan or any amendment to
the plan shall be transmitted to the legislative body of the municipality.
C. Before adopting the general plan, or any amendment to it, the municipal
legislative body shall hold at least one public hearing. Notice of the
time and place of the hearing shall be given in the time and manner
provided for the giving of notice of the hearing by the planning
commission as specified in subsection A.
D. The adoption of the general plan or any amendment to such plan shall be by
resolution of the legislative body of the municipality. The general plan,
or any amendment to the plan, shall be endorsed in the manner provided by
the legislative body to show that it has been adopted by the legislative
body.
59
E. If the municipality does not have a planning commission, the only
procedural steps required for the adoption of the general plan, or any
amendment to such plan, shall be those provided in this article for action
by the legislative body.
F. A copy of the adopted general plan of a municipality shall be sent to the
planning agency of the county within which the municipality is located,
and such plan or any portion thereof may be adopted as a part of the
county general plan.
60
B.10 State Lands
Development Legislation
This Section describes and summarizes the process and procedures necessary
to conduct master planning and development on State Trust Lands. Figure 10,
"BLM/State Land Ownership", delineates the general areas of ownership of
State of Arizona and Federally controlled lands within the Apache Junction
General Plan Study Area. The following is a brief discussion ,of the major
components in developing State Lands and summarizes the -processes for
development of these State Trust Lands.
COMPLETION
MAJORS STEPS IN THE URBAN LANDS PROCESS RESPONSIBILITY TIME
A. Data Collection and REPORTS: Arizona State Six weeks
Land Department
• write order to close lands (ASLD)
to surface applications of
applicable);
• obtain current leasing information;
• request the Engineering Dept. to
prepare legals;
• initiate archeological assessment;
• write the Report and Recommendation
to the Commissioner on the suitability
of the urban lands for urban planning.
B. order to designate AS BEING UNDER ASLD Six weeks
CONSIDERATION AS SUITABLE FOR URBAN
PLANNING:
• obtain names of all property owners
within 300 feet of urban lands;
• make contact with the Department
of Water Resources on quantity and
quality of water for urban development
through ASLD Hydrology Dept. ;
• notify adjacent property owners, all
current lessees, the local planning
authorities, and publish notice for
six consecutive days in accordance
with A.R.S. §37-332.
C. Hold PUBLIC HEARING on the PLANNING ASLD Established
SUITABILITY of urban lands; Hearing Date
• take written or verbal testimony;
• receive DWR Assurance of quantity
and quality of water;
* Times are only an approximation. They will vary' depending on the size and
complexity of the project and staff work load.
61
COMPLETION
MAJORS STEPS IN THE URBAN LANDS PROCESS RESPONSIBILITY TIME
• Hearing Officer submits the
findings and recommendations
to the Commissioner.
D. Order to CLASSIFY AS SUITABLE ASLD 1 week
FOR URBAN PLANNING.
E. GENERAL PLAN ASLD and Local 3 months
Jurisdiction
• Commissioner causes a General Plan
to be prepared if one does not exist
for classified lands.
F. Order to EXPEDITE THE DEVELOPMENT ASLD 1 week
PROCESS when General Plan Requirements
are met:
• Commissioner notifies local jurisdic-
tion of his intention to expedite.
G. Order designating lands as SUITABLE ASLD and Local Maximum 3
FOR A DEVELOPMENT PLAN: Jurisdiction Months
• after local jurisdiction agrees A.R.S. §37-337, sub-
to expedite the process. section B. , allows
the local planning
authorities 60 days
to respond to the
Commissioner.
H. Commissioner selects PLANNING ASLD 3 Months
PERMITTEE and awards PLANNING
CONTRACT for preparation of
DEVELOPMENT PLAN under provi-
sions of A.R.S. §37-338 Sub—
section 2.
OR
Commissioner selects Consultant
and awards contract for a
DEVELOPMENT PLAN after the Dept.
completes the Request for Pro-
posal (RFP) process.
OR
Commissioner authorizes
preparation of DEVELOPMENT PLAN
by ASLD staff.
62
COMPLETION
1 MAJORS STEPS IN THE URBAN LANDS PROCESS RESPONSIBILITY TIME
I. Prepare a DEVELOPMENT PLAN: Joint effort 6 Months
ASLD/Permittee
• define scope of work, tasks or Consultant
and products;
• agree upon planning costs
and completion date;
• obtain the signatures of
the Commissioner, permittee
or consultant on the contract.
J. Commissioner accepts the ASLD 6 Weeks
DEVELOPMENT PLAN when:
• plan requirements have been met;
• the best zoning has been secured;
• a public hearing has been held
pursuant to all noticing and
publication procedures.
K. Commissioner signs the following ASLD 1 Week
ORDERS to:
• approve the development plan;
• classify the land consistent
with the development plan;
• cancel existing leases.
L. Prepare REPORT for the BOARD OF APPEALS: ASLD l Month
• complete lease/sale analysis;
• project future revenues;
• determine appraisal and rental formula;
• determine compensation and reimburse—
ments due the existing lessee for lease
cancellation;
• calculate final reimbursable planning
costs due the Permittee in event
Permittee is not the successful bidder;
• sends the report to the Board of Appeals
with the Commissioner's recommendation.
M. BOARD OF APPEALS: Board of Appeals 1 Month
• determines to sell or lease.
N. Dispose by SALE or LEASE at PUBLIC ASLD 3 Months
AUCTION when;
• all statutory requirements for
sale or lease have been met;
63
COMPLETION
MAJORS STEPS IN THE URBAN LANDS 'PROCESS RESPONSIBILITY TIME i
• the date of public auction has
been advertised for 10 weeks;
• a promotional marketing program for
the sale or lease of the urban land
had been completed.
64
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Goals & objectives
The formulation of realistic and implementable policies for the Apache
Junction General Plan is predicated upon the definition of a set of
comprehensive goals and objectives in each of the plan's key planning areas:
(1 ) Land Use
(2) Community Design
(3) Housing
(4) Economic Development
(5) Transportation
(6) Community Facilities and Services
This chapter of the General Plan presents the goals, objectives and policies
by subject area. The goals are intended to define rather broad aims in each
subject area, the objectives are intended to identify basic approaches to
achieving those goals which are measurable and verifiable, and the policies
flow directly from the goals and objectives and speci-fically spell out what
actions will be taken by the City of Apache Junction to achieve plan
implementation.
These draft goals, objectives and policies have been presented at public
hearings for community review and to the Planning Commission and City
Council for review and adoption. The goals, objectives and policies are
intended to set the stage for public and private actions geared to guide
orderly and planned growth both within the existing urban area as well as in
the large undeveloped areas surrounding the City; promote high quality
housing and neighborhood development; encourage job—based economic
development; stimulate supportive commercial and institutional development;
encourage housing rehabilitation and neighborhood revitalization; and
continue to improve and expand transportation, park and recreation and other
public facilities and utilities to serve the City through the Year 2005.
C.1 LAND USE
GOAL A: CAREFULLY MANAGE AND CONTROL MUNICIPAL GROWTH
Objective A-1 : Allow urban growth Only in a planned, orderly manner to
encourage high quality development and create a
compact, cost—efficient urban development pattern.
Policy A—la: The City shall prepare and adopt a Comprehensive Land
Use Plan to identify its objectives with regard to land
use and development within the City, and on the urban
fringe, through the Year 2005.
Policy A—lb: The City shall establish and follow an orderly plan for
the phased extension of public utilities and streets
within its corporate limits, and in areas adjacent to
the City which should be developed for orderly
annexation into the City.
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Policy A-lc: The City shall encourage Pinal County to regulate
development on the urban fringe of Apache Junction to
meet urban standards for orderly and expeditious
annexation into the City.
Objective A-2: Actively promote the use of undeveloped land within the
City which is already served by public facilities and
utilities.
Policy A-2a: The City shall encourage infill development through an
adopted Land Use Plan, well developed and administered
zoning regulations, and a public education and
information campaign targeted to the development
community emphasizing the advantages of developing
within the City.
Policy A-2b: The City shall work with property owners and others, as
appropriate, to resolve any physical constraints on
major vacant or underutilized land parcels within the
City to encourage infill development.
Policy A-2c: The City shall discourage the creation of land parcels
which do not meet minimum standards for access,
dedication of rights-of-way and other off-site public
improvements.
GOAL B: DEVELOP SOUND AND STABLE NEIGHBORHOODS
Objective B-1 : Create stable, identifiable residential neighborhoods
which contain a full complement of supportive
commercial , institutional , and public facilities.
Policy B-la: The City shall carefully follow its adopted Land Use
Plan to encourage full , quality development, and/or
redevelopment, as appropriate, of its neighborhoods.
Policy B-lb: The City shall refine its Zoning Ordinance and Official
Zoning Map, as necessary, and utilize them, in
conjunction with its subdivision regulations,
floodplain management regulations and capital
improvement expenditures, to implement the Land Use
Plan and insure neighborhood quality.
Policy B-lc: The City shall establish on an annual basis a Capital
Improvement Program (CIP) which identifies and ranks
public neighborhood improvement projects, estimates
costs, establishes timing, and identifies revenue
sources to carry out the projects.
Policy 8-ld: The City shall provide a diverse mix of retirement and
family residential neighborhoods consistent with the
Land Use Plan.
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Policy B-le: The City shall continue to utilize all available local ,
regional , state, and federal resources and regulations
to upgrade public facilities and utilities to insure
neighborhood quality for residents of all income groups.
Objective B-2: Designate the appropriate land use for the remaining
major vacant or underutilized land parcels within the
City's corporate limits.
Policy B-2a: The City shall carefully follow its adopted Land Use
Plan and Zoning Ordinance to guide and encourage -the
use of all major undeveloped land within the City.
Objective B-3: Reduce and phase out the effects of current land use
incompatibilities, and disallow the creation of new
conflicts to the extent possible.
Policy B-3a: The City shall prohibit the expansion of non-conforming
uses currently allowed under the existing zoning
ordinance.
Policy B-3b: The City shall carefully follow its adopted Land Use
Plan and Zoning Ordinance to guide land use and site
development decisions in existing and developing urban
areas.
Policy B-3c: The City shall investigate the use of regulatory and
cost-effective financial redevelopment incentives to
resolve critical land use incompatibilities.
Objective B-4: Create stable, identifiable,, attractive, and functional
commercial and industrial districts that are compatible
with adjacent land uses.
Policy B-4a: The City shall carefully follow its adopted Land Use
Plan, Zoning Ordinance, subdivision regulations and
public facilities plans to guide proper land
development in non-residential areas.
Policy B-4b: The City shall establish and enforce commercial and
industrial district design standards to encourage the
development of new quality business environments.
Policy B-4c: The City shall encourage the development of nodal
commercial center areas and discourage "strip"
commercial development.
Policy B-4d: The City shall encourage the development of "mixed-use"
projects incorporating innovative mixing of
residential , commercial , and industrial uses.
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C.2 COMMUNITY DESIGN
GOAL C: CREATE A UNIFIED COMMUNITY URBAN DESIGN THEME FOR APACHE JUNCTION
Objective C-l : Develop standardized urban design themes for
neighborhoods, commercial and industrial areas.
Policy C-la: The City shall develop a specific theme for the major
areas of Apache Junction.
Policy C-lb: The City shall develop a streetscape image system by
functional street classification.
Policy C-1c: The City shall develop an open space, park,
recreational , and trail system consistent with the
community theme.
Policy C-ld: The City shall encourage architectural forms and images
that provide continuity for building complexes and are
climate responsive.
Objective C-2: Create a distinctive, attractive City image.
Policy C-2a: The City shall develop a distinctive, attractive Civic
Municipal Complex.
Policy C-2b: The City shall encourage development of a unified,
attractive Central Business District.
Policy C-2c: The City shall establish specific development standards
that are consistent with the adopted community theme.
Policy C-2d: The City shall encourage and promote the arts, culture,
and education to enhance the City's image.
GOAL D: PROTECT AND MAINTAIN VIEWS AND VISTAS OF SURROUNDING MOUNTAINS
Objective D-1 : Strive to maintain visual access to Superstition and
Goldfield Mountains.
Policy D—la: The City shall restrict building height to limit
degradation of views and vistas.
Policy D-lb: The City shall encourage building design to be
harmonious with surrounding visual resources.
Objective D-2: Strive to maintain linear view corridors to surrounding
mountains.
Policy D-2a: The City shall restrict development of structures which
limit or block linear view corridors.
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Policy D-2b: The City shall encourage all major building massing to
f be located within the commercial core or south of the
proposed freeway route.
Policy D-2c: The City shall continue to develop the open space
network providing visual access to views and vistas.
GOAL E: CREATE AND MAINTAIN A HIGH LEVEL OF ENVIRONMENTAL QUALITY
CONSISTENT WITH A HEALTHY AND SAFE LIVING ENVIRONMENT IN APACHE
JUNCTION
Objective E-1 : Strive to maintain high standards of air quality in
Apache Junction.
Policy E-la: The City shall utilize transportation system management
(TSM) techniques, such as synchronized traffic
lighting, and efficient traffic flow and turning
movements to minimize automobile generated air
pollution.
Policy E-lb: The City shall encourage land use developments that
minimize vehicle trips and trip lengths.
Policy E-le: The City shall encourage the paving of dirt roads to
reduce fugitive urban dust.
Objective E-2: Strive to maintain a high level of water quality in
Apache Junction.
Policy E-2a: The City shall require the use of public sewer systems
to minimize the potential for groundwater contamination.
Policy E-2b: The City shall encourage water conservation by
utilizing low water usage plant materials and efficient
irrigation systems (drip/low-flow) .
Policy E-2c: The City shall develop a City-wide plan for reclaiming
and recycling stormwater and wastewater.
Objective E-3: Promote the preservation of the natural environment in
and around Apache Junction.
Policy E-3a: The City shall minimize natural and man-made
environmental hazards.
Policy E-3b: The City shall route all hazardous wastes away from
residential neighborhoods.
Policy E-3c: The City shall limit residential development from areas
of 60 LDN noise levels or greater (e.g. truck routes,
airports, highways).
Policy E-3d: The City shall restrict residential development from
known subsidence areas.
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Policy E-3e: The City shall require all disturbed land be
revegetated to protect nearby areas from erosion.
C.3 HOUSING
GOAL F: PROVIDE ADEQUATE HOUSING FOR PRESENT AND FUTURE RESIDENTS OF
APACHE JUNCTION AT ALL INCOME LEVELS
Objective F-1 : Encourage new housing developments that offer a range
of new housing types and sizes in the Apache Junction
market.
Objective F-2: Utilize Building Codes and Zoning and Subdivision
Regulations to assure quality housing development in
Apache Junction.
Objective F-3: Promote the development and/or rehabilitation of
affordable rental housing compatible in scale and
character with their surrounding neighborhoods.
Policy F-l/
2/3a: The City shall acknowledge that the provision of new
housing 'is primarily the job of the private sector. In
responding to market demands, the City shall encourage
development of all types of housing through expeditious
and proper application of land use planning, zoning
regulations, site design review and building
inspections to enhance the quality of life in Apache
Junction.
Policy F-l/
2/3b: The City shall continue to utilize all available local ,
state and federal resources to help provide decent,
safe housing for persons of all income levels.
Policy F-l/
2/3c: The City shall require that mobile home and
recreational vehicle parks be developed in areas
adequately served by public infrastructure and services.
GOAL G: ENCOURAGE THE PRESERVATION AND REHABILITATION OF THE EXISTING
HOUSING STOCK
Objective G-1 : Work to remove all dilapidated, vacant and abandoned
structures in the City unless they have mitigating
historical or architectural significance.
Policy G-la: The City shall develop a broad-based Neighborhood
Revitalization Program which maximizes the use of all
local , State and Federal resources to achieve housing
rehabilitation, new housing development, and the
provision of affordable rental housing and the overall
revitalization of older neighborhoods in Apache
Junction.
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Policy G-lb: The City shall provide necessary public facilities and
i services as part of overall neighborhood revitalization
efforts to complement publicly-assisted housing
rehabilitation and to promote private housing
rehabilitation.
Objective G-3: Encourage the preservation and restoration of
appropriate historically and architecturally
significant structures.
Policy G-3a: The City shall support and work with the Arizona State
Historic Preservation Office and property owners to
pursue National Register historic designation of
appropriate structures within Apache Junction and work
to preserve and revitalize these areas on an overall
basis in order to retain and respect Apache Junction' s
heritage.
GOAL H: IMPROVE THE SELECTION AND EXPAND THE QUANTITY AND QUALITY OF
HOUSING UNITS IN APACHE JUNCTION
Objective H-1 : Encourage the expansion of housing unit production in
Apache Junction.
Objective H-2: Encourage the development of a wide selection of
single-family housing types and sizes in Apache
Junction.
Objective H-3: Encourage the development of planned residential
neighborhoods in newly developing areas of Apache
Junction.
Policy H-1/
2/3a: The City shall carefully follow an adopted Land Use
Plan as part of its General Plan to encourage quality
housing development, by designating large residential
areas buffered from adjacent uses, and providing a full
range supportive uses (e.g. retail , schools, services,
etc.) .
Policy H—l/
2/3b: The City shall establish and utilize an annual Capital
Improvements Program to provide public facilities and
utilities to new residential areas on an orderly basis.
Policy H-1/
2/3c: The City shall aggressively market itself to the
Phoenix Metropolitan Area and regional housing
developers as a good place to develop with its
expanding employment base, interest in quality planning
and development, and willingness to work with the
developer to insure an expeditious review, approval and
development process.
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C.4 ECONOMIC DEVELOPMENT
GOAL I: INCREASE THE POPULATION AND EMPLOYMENT SASE IN APACHE JUNCTION
Objective I-1 : Encourage residential developments that will provide a
broad housing resource for the ever expanding
employment base in Apache Junction.
Policy I-la: The City shall carefully follow its adopted Land Use
Plan to encourage full , quality development, and/or
redevelopment, as appropriate, of its neighborhoods.
Policy I-lb: The City shall refine its Zoning Ordinance and Official
Zoning . Map, as necessary, and utilize them, - in
conjunction with its subdivision regulations,
floodplain management regulations and capital
improvement expenditures, to implement the Land Use
Plan and insure neighborhood quality.
Policy I-1c: The City shall establish on an annual basis a Capital
Improvement Program (CIP) which identifies and ranks
public neighborhood improvement projects, estimates
costs, establishes timing, and identifies revenue
sources to carry out the projects.
Policy I-ld: The City shall provide a diverse mix of retirement and
family residential neighborhoods consistent with the
Land Use Plan.
Policy I-le: The City shall carefully follow an adopted Land Use
Plan as part of its General Plan to encourage quality
housing development, by designating large residential
areas buffered from adjacent uses, and providing a full
range supportive uses (e.g. retail , schools, services,
etc.).
Policy I-1f: The City shall establish and utilize an annual Capital
Improvements Program to provide public facilities and
utilities to new residential areas on an orderly basis.
Policy I—lg: The City shall aggressively market itself to the
Phoenix Metropolitan Area and regional housing
developers as a good place to develop with its
expanding employment base, interest in quality planning
and development, and willingness to work with the
developer to insure an expeditious review, approval and
development process.
Objective I-2: Provide public facilities and services that will
maintain existing residents and encourage new residents
to locate in Apache Junction.
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Objective I-3: Expand community support services and facilities to
serve an expanding population base in Apache Junction.
Policy I-2/
3a: The City shall establish and utilize an annual Capital
Improvements Program to prioritize, plan and construct
new and/or revitalized public facilities to support the
residential base of the City.
GOAL J: CAPTURE A LARGER PROPORTIONATE SHARE OF RETAIL EXPENDITURES IN
THE APACHE JUNCTION SERVICE AREA
Objective J-1 : Encourage development of new community commercial
centers in Apache Junction to serve existing and new
residential growth.
Policy J-la: The City shall establish and adopt a Land Use Plan, as
a component of its General Plan, that includes the
designation of appropriately scaled commercial centers
located to serve anticipated residential growth.
Policy J-lb: The City shall encourage the development of these
commercial centers through the orderly provision of
public utilities and services, and through its
fiduciary role to insure that area developers plan for
and properly establish public services and utilities to
support these commercial areas in planned residential
communities.
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GOAL K: INCREASE CITY REVENUES
Objective K-1 : Continue to encourage orderly business and industrial
park development in appropriately zoned areas in Apache
Junction.
Objective K-2: Relate new business and industrial park development to
new commercial and support service facilities.
Policy K-1/2a: The City shall carefully follow its adopted Land Use
Plan, Zoning Ordinance, subdivision regulations and
public facilities plans to guide proper land
development in non—residential areas.
Policy K-1/2b: The City shall establish and enforce commercial and
industrial district design standards to encourage the
development of new quality business environments.
Policy K-1/2c: The City shall encourage the development of nodal
commercial center areas and discourage "strip"
commercial development.
Policy K-1/2d: The City shall encourage the development of "mixed-use"
projects incorporating innovative mixing of
residential , commercial , and industrial uses.
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Objective K-3: Recruit and encourage development of more industries
requiring skilled labor.
Policy K-3a: The City shall continue to aggressively market itself
to research and development, industrial assembly and
high tech manufacturing firms, as well as to target
additional industrial categories that desire the assets
of Apache Junction.
Policy K-3b: The City shall work closely with both industrial and
residential developers to coordinate information flow
to each regarding the advantages of a Apache Junction
location, and that every effort will be made to
accommodate high quality, compatible development of
each type.
C.5 TRANSPORTATION
GOAL L: IMPROVE VEHICULAR CIRCULATION THROUGHOUT APACHE JUNCTION
'Objective L-1 : Continue to develop and maintain a municipal street
system that provides appropriate access to all land
uses, protects the integrity of Apache Junction.
neighborhoods and non-residential areas, encourages
appropriate infill development, and promotes systematic
and orderly municipal growth.
Policy L-la: The City shall prepare an updated municipal
thoroughfare plan as part of the General Plan that
designates the functional classification of all streets
in Apache Junction, recommends design standards for
various street classifications,, and designates new
street segments that should be constructed in
accordance with the adopted Land Use Plan to serve the
City through the Year 2005.
Policy L-lb: The City shall implement traffic system management
techniques (e.g. curb cut access, access onto
arterials, traffic signal synchronization) to alleviate
current and future street capacity problems, as
appropriate.
Policy L-lc: The City shall cause to be constructed new street
system segments on an orderly basis in coordination
with its adopted Land Use Plan and growth management
strategies, and in accordance with the Municipal
Thoroughfare Plan.
Policy L-ld: The City shall encourage creative neighborhood street
design in all new subdivisions that services only
localized traffic and fosters neighborhood integrity.
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Policy L-le: The City shall monitor the condition and usage of all
existing streets, and maintain these streets, as
required, on a regular, phased basis.
Policy L-1f: The City shall establish on an annual basis an
assessment which identifies street improvement
projects, estimates costs, establishes timing, and
identifies revenue sources to carry out the projects.
GOAL M: IMPROVE NON-MOTORIZED CIRCULATION WITHIN APACHE JUNCTION
Objective M-1 : Encourage pedestrian and bicycle circulation within
neighborhoods, and to and from commercial areas
throughout the City of Apache Junction.
Policy M-la: The City shall encourage the preparation of a plan for
the improvement of the overall sidewalk system,
including the installation of handicapped access ramps
at key intersections, throughout the City.
Policy M-lb: The City shall develop a City-wide bicycle system plan
which provides access to parks, schools,, and major
commercial areas, within the constraints of pedestrian
safety and unrestricted traffic flow.
Policy M-lc: The City shall seek revenue sources to implement the
City-wide bicycle system.
i CA COMMUNITY FACILITIES AND SERVICES
GOAL N: PROVIDE A SYSTEM OF COMMUNITY FACILITIES AND HUMAN SERVICES WHICH
ARE ADEQUATE IN TERMS OF SERVICES OFFERED, LOCATION AND SIZE, AT
THE LOWEST POSSIBLE COSTS FOR DEVELOPMENT, OPERATION AND
MAINTENANCE
Objective N-1 : Develop an adequate, efficient, and economic sanitary
sewer system.
Policy N-la: The City shall actively seek to utilize all local ,
regional , state, and federal resources to develop a
sanitary sewer system, including necessary trunk and
lateral sewer lines and sewage treatment facility.
Policy N-lb: Where feasible, the City shall require that all
residential , commercial , and industrial structures
within the City limits be connected to the municipal
sanitary sewer system.
Objective N-2: Maintain a safe and plentiful water supply system.
Policy N-2a: The City shall ensure that an adequate supply of
potable water is treated and delivered to all municipal
users in compliance with state and federal standards.
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Policy N-2b: The City shall require that all waterlines are sized to
ensure adequate water pressure and fire flows.
Policy N-2c: The City shall encourage water conservation measures
consistent with State Department of Water Resources
Management PIan.
GOAL 0: FURTHER DEVELOP THE PARK SYSTEM TO SERVE THE ACTIVE AND PASSIVE
RECREATIONAL NEEDS OF THE CITY
Objective 0-1 : Continue to improve, expand and construct new parks and
public open space in relation to population growth,
population composition, and user demand.
Policy O-la: The City shall guide the improvement and expansion of
existing parks and recommend the construction of new
parks in accordance with the adopted Land Use Plan to
serve the City's population through the Year 2005.
Policy O-lb: The City shall establish criteria and standards to
upgrade existing parks and provide new parks in
accordance with the City's Parks and Open Space Plan.
Policy 0-ic: The City shall investigate the expansion and increased
development of City Parks with special attention to
their unique attractions (e.g. wildlife habitats) ,
potential wide variety of uses due to their sizes and
locations (e.g. nature interpretation, recreational
vehicle park, trail systems), and potential for income
generation.
Policy O-ld: The City shall develop a master plan and pursue full
development of the BLM Lands as a major community
recreation area.
Policy O-le: The City shall continue to develop innovative specialty
parks to provide new recreational opportunities and
fill gaps in the overall park system. An example of
this might include a linear pedestrian/equestrian/open
space system in the BLM Land areas.
Policy 0-1f: The City shall utilize a multiple-year Capital
Improvements Program which identifies and ranks park
development and improvement projects, estimates costs,
establishes timing, and identifies revenue sources to
carry out the projects.
GOAL P: INSURE A SAFE AND PEACEFUL LIVING ENVIRONMENT FOR APACHE JUNCTION
RESIDENTS
Objective P-1 : Provide adequate police protection within the City of
Apache Junction.
78
Policy P-la: The City shall encourage the cooperation of County and
State law enforcement agencies with the City of Apache
Junction to provide an effective law enforcement
network.
Policy P-lb: The City shall continually update nuisance ordinances
to promote effective law enforcement.
Objective P-2: Provide adequate fire protection within the City of
Apache Junction.
Policy P-2a: The City shall work closely with the Fire District to
maintain an adequate supply of necessary fire equipment
and personnel to protect the City in a timely, safe and
effective manner.
Policy P-2b: . The City shall continually update zoning regulations
and building codes to meet accepted fire insurance
requirements.
Policy P-2c: Prior to development approval or annexation the City
shall ensure that adequate on-site water supply and
pressure is available for fire protection.
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i
General Plan ,
Based on the adopted goals, objectives and policies presented in Chapter C:
"Goals and Objectives," the Apache Junction General Plan has been prepared
for the City of Apache Junction and is presented in two elements:
• Land Use and Circulation Element
• Community Design Element,
This chapter of the Apache Junction General Plan reviews the key issues
identified in Chapter B, "Data Collection and Analysis," and then presents
the specific recommended planning guidelines in concert with the adopted
Goals and Objectives. The guidelines are described and presented
graphically on various plan element maps as appropriate,
The General Plan, made up of the two elements listed above, is intended to
provide elected and appointed public officials, and municipal staff, with a
framework within which they can guide orderly and planned growth both within
the City and on the urban fringe; promote high quality housing, commercial
and industrial development; continue to stimulate neighborhood
revitalization; and plan for carrying out a logical capital programming and
budgeting process to implement public utility and facility projects.
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D. Land use
and Circulation Element
The Land Use and Circulation Element of the City of Apache Junction is
presented in the following six sections:
• Introduction
• Community Growth and Land Needs
• Land Use Plan
• Circulation Plan
• Land Use Plan Implementation Guidelines
• Amendments to the Apache Junction General Plan
The Land Use Plan is the focal element of the Apache Junction General
Plan. It will guide the development of the City's transportation, public
facilities and utilities, and parks and open space system. Additionally,
the Land Use Plan shows how the City of Apache Junction anticipates
accommodating its forecasted population growth - the primary purpose of the
General Plan.
D.1 .1 Introduction
The Land Use Plan, guided by the policies presented in Chapter C, "Goals and
Objectives." indicates in a general fashion recommended land uses and
development intensities for future growth in Apache Junction. This Land Use
Plan serves as the guide for the use and implementation of the City's Zoning
Ordinance and Official Zoning Map - the tools by which the City may legally
enforce the Land Use Plan. The adopted land use policies, graphic plans,
and implementation guidelines will assist the Apache Junction Planning and
Zoning Commission and City Council in reviewing development proposals and
rezoning requests. They will also assist in programming public facilities
and utilities needed to accommodate the growing Apache Junction population.
A number of land use issues were identified in Chapter B. "Data Collection
and Analysis," with regard to land use. These major land use issues
included:
• Determination of a desirable proportion of single family to
multi-family housing.
• Determination of desirable residential densities within Apache
Junction.
• Determination of the amount of commercial development necessary to
support Apache Junction's future population and definition of the
number of major commercial cores and their locations. Accompanying
this issue is the need to determine the amount of commercial
development outside the major commercial cores.
• Determination of the amount of industrial/employment the City should
encourage and expect to capture.
83
D.1 .2 Community Growth and Land Needs
A reasonably accurate estimate of the City of Apache Junction's future
population can be utilized to predict the amount of land needed within the
Apache Junction planning area for future residential , commercial ,
industrial , and open space land uses. An understanding of future land needs
will guide the City in its application of growth policies, land use
regulations, annexation processes, and capital improvements budgeting.
a) Population Forecast
The population of Apache Junction is anticipated to grow from a 1985
population of 14,279 to a year 2005 population of 28,180. Table D.1 . 1 ,
"Apache Junction Population Forecast, 1985-2005," illustrates the
expected population of Apache Junction in five year increments, from
1980 to 2005. This forecast was initially presented in Section B.4,
Population Forecasts, of Chapter B. "Data Collection and Analysis". The
analyses and assumptions regarding the forecast are explained in that
section.
TABLE D.1 .1
APACHE JUNCTION POPULATION FORECAST
1985 - 2005
Year City Population Increase X Increase
1980 9,935* - -
1985 14,279* 4.344 44%
1990 18,630 4,351 30%
1995 21 ,300 2,670 14%
2000 24,300 3,000 14%
2005 28,180 3,880 16%
`Actual U.S. Census figure
Source: BRW, Inc. , July 1986
b) Population Growth Areas
The geographical boundaries of the Apache Junction planning area are the
McDowell Road alignment to the north, Elliott Road to the south, Barkley
Road to the east, and Meridian Drive to the west. Existing development
patterns indicate growth has occurred primarily around the "Y"
intersection of Apache Trail and Highway 60. This development trend is
expected to occur for the next 15 years for the following reasons:
+ The City of Apache Junction, through development policies and growth
management, will be able to determine the location, quantity, and
quality of growth that will occur within the planning area.
• Urban growth in the Phoenix Metropolitan Area has historically
occurred in corridors along major transportation arteries. Apache
Junction lies in the East Valley - one of the fastest growing areas
84
in the Phoenix Metropolitan Area. Furthermore, the Superstition
Freeway is expected to be completed in 1991 . The location of this
freeway will significantly stimulate growth in the area around
Apache Junction.
• Public infrastructure in the City of Apache Junction is located
primarily in the central portion of the planning area. Costs
associated with expanding utilities will discourage a substantial
amount of development from occurring in unserved areas. Moreover, a
substantial amount of vacant land served by utilityes currently
exists in the central portion of the planning area. A majority of
development can be expected to occur in these vacant areas prior to
occurring in vacant areas not served by utilities.
c) Land Needs
An estimate of the total number of acres needed to accommodate the
population of Apache Junction in the year 2005 can be calculated using
the population forecasts presented in the previous section - with
several assumptions. These land needs estimates can be used to make
decisions regarding development patterns and areas of growth,
development quality, future location of municipal facilities, and future
municipal annexations.
• Residential Lands
Residential land needs can be computed by calculating the number of
households needed to accommodate the future population and the
average development densities of desired types of housing. The
average number of persons per household in the Apache Junction
Planning Area is projected to be 2.60 by the year 2005. Dividing
the average number of persons per household into the forecasted
population increase yields a need for 5,346 dwelling units through
the year 2005.
Forecasted Population in Year 2005 28,180
1985 Population (14.279)
Expected Population Increase 13,901
Forecasted Persons Per Household T 2.60
Number of Households Needed to
Accommodate Expected Population Increase 5,346
Table D.1 .2, "Residential Land Needs in Apache Junction to Year
2005," shows the amount of residential acreage needed to absorb the
expected population increase. The percentages of single family,
patio homesltownhomes and multi-family dwelling units are based upon
the community's desired residential character and the numbers and
types of housing units that will establish that character.
Approximately 1 ,152 acres of land will be required to accommodate
the City of Apache Junction's residential needs to the year 2005.
85
TABLE D.1 .2
RESIDENTIAL LAND NEEDS IN APACHE JUNCTION
TO YEAR 2005
Desired/ Number of DU/ Needed
Type of Housing Expected % Households AC Acreage
Single Family Detached 60% 3,208 3.5 917
Patio Home/Townhome 20% 1 ,069 6.5 164
Multi-Family 20% 1 .069 15.0 71
Total 100% 5,346 4.6* 1 ,152
*Average Development Density
Source: BRW, Inc. , August 1986
• Total Land Needs
Table 0.1 .3, "Total Land Requirements - Year 2005," summarizes the
total number of acres needed to accommodate the projected population
increase to the year 2005.
TABLE 0.1 .3
TOTAL LAND REQUIREMENTS - YEAR 2005
Acres of Acres Needed Total Acres
Existing to Accommodate Needed by
Land Use Development Population Increase Year 2005
Commercial 242 162 404
Business Park/
Industrial 21 123 144
Park/Open Space 138 116 <1) 254
Residential 2,653 1 ,152 3,805
Other(2) ___ 948 109 (3) 1 ,057
Total ' 4,002 1 ,662 5,664
(1 ) Acreage based on National Recreation and Parks Association (NRPA)
standard of 8.3 acres/1 ,000 persons.
(2) Includes existing R.O.W. acreage (approximately 21% of urban area).
(3) Includes R.Q.W. acreage (approximately 7% of urban area).
Source: City of Apache Junction, July 1985
BRW, Inc. , August 1986
86
Non—residential land requirements were calculated utilizing a ratio
of existing acres/1 ,000 persons for each land use category, while
residential requirements were calculated based on desired
densities. Assuming that Apache Junction has developed with the
proper amount of commercial and industrial property to adequately
serve its population, the following ratios were utilized to develop
the commercial and industrial acreages presented in Table D. 1 .3,
"Total Land Requirements — Year 2005":
Commercial Uses 11 .6 acres/1 ,000 persons
Business Park/Industrial Uses 8.8 acres/1-,000 persons
Source: Planning Advisory Service, Land Use Ratios, May 1983
BRW, Inc. , August 1986.
Table D.1 .4, "Future Land Needs and Existing Zoned Acreage by Land
Use," compares the amount of land projected for development through
the year 2005 and the amount of land currently zoned for each
particular use.
TABLE D.1 .4
FUTURE LAND NEEDS AND EXISTING ZONED ACREAGE
BY LAND USE
Total Acres Acres Zoned Additional
Zoned Within Yet Acres Needed Surplus/
Land Use City Limit _Undeveloped To Year 2005 (Deficit)
Commercial 636 394 162 232
Business Park/
Industrial 69 48 123 (75)
Residential 5,699 3,046 1 ,152 1,�894
Total 6,404 3,488 1 ,437 2,051
Source: City of Apache Junction, July 1985
BRW, Inc. , August 1986
Based upon the findings in this section, the City of Apache Junction
has an adequate supply of residentially and commercially zoned land
to accommodate growth through the year 2005. Therefore, the major
issues facing the City are how to manage, and direct growth rather
than how to accommodate it and pursue annexation of lands suitable
for industrial development.
D.1 .3 Land Use Plan
Through the data collection and analysis of both natural and man-made
features within the planning area and the application of the formulated
i
87
goals and objectives, a set of generalized land use principles were used to
facilitate the development of the Land Use Plan.
These principles can be used in the future for determining the location of
specific land uses to promote the development of an orderly, compact,
cohesive and cost efficient land use pattern for the City of Apache
Junction. City officials can utilize these principles to provide a basis
upon which to grant rezoning or development requests.
a) Land Use Principles
1 . Analyze the type, size and location of land uses with respect to
existing slopes, soils and scenic views.
2. Pursue the acquisition of major drainageways as a greenbelt system,
retention basins and park/open space development.
3. Analyze the negative effects of future land use development on
desert plant communities and habitat areas.
4. Locate residential land uses in areas that have low traffic volumes,
existing infrastructure (water, sewer, roads) are in close proximity
to schools, shopping, recreational facilities and have access to
non-motorized circulation opportunities.
5. Locate commercial uses in areas that have an established need,
optimum traffic access and sufficient site depth to eliminate spot
or linear development patterns.
6. Locate industrial land uses in areas with functional vehicular
access, adequate buffers from non-industrial uses and adjacent to
existing districts, if appropriate.
7. Locate multi-family residential land uses in areas with sufficient
traffic access, as a compatible use and buffer against low density
residential and commercial uses.
8. Promote infill development of vacant land and the redevelopment of
significant structures within the City. A reasonable increase in
land use could be allowed based upon the integrity and compatibility
of adjacent land uses.
9. ' Promote a diversity of residential densities throughout the City.
10. Coordinate future land development with public utility placement,
road capacity, adjacent land use and community priorities as
established in the Apache Junction General Plan.
11 . Develop compact, functional land use districts which contain
complementary uses.
12. Establish two major commercial cores; one being along Apache Trail
from Meridian Drive to the Grand Center, the other being near
Highway 60 and Baseline Avenue.
88
b) Land Use Plan Definitions
In addition to using the previously stated land use principles to
establish the land use pattern illustrated on Figure 11 , "General Land
Use and Circulation Plan," land use definitions were established to be
used in understanding the Land Use Plan. For each land use designated
on the Land Use Plan, a corresponding interpretive definition was
established to assure consistent interpretation of the Land Use Plan.
• Residential-Low Density (LD); Denotes areas where low-density
residential development is desirable with adequate open space.
Suitability is determined on the basis of location, access, existing
land use patterns and natural or man-made constraints, as stated in
the Goals and Policies. Gross residential densities shall range
from 0-1 dwelling units per acre.
• Residential-Medium Density (MD): Denotes areas where single family
residential development is desirable. Suitability is determined on
the basis of location, access, existing land use patterns and
natural or man-made constraints. The residential density for
Residential- Medium Density areas is 1 to 6 dwelling units per
acre. Other uses permitted in this category may include
multi-family housing and limited neighborhood (convenience)
commercial where deemed appropriate by the City.
• Residential-High Density (HD) : Denotes areas where multi-family
development is appropriate. The density for Residential-High
Density is 6-18 dwelling units per acre. Higher densities will be
i allowed only if areas of lower density off-set the increase such
that. an average of 15 du/acre is maintained. Allowable uses are the
same as for the Residential-Low Density areas.
• Planned Area Development (P.A.D.) : Denotes areas where residential
development is desirable which may include a combination of
different densities, dwelling types and/or a variety of land uses
which complement each other and which are compatible with existing
and proposed land uses in the vicinity.
• Recreational Vehicle Park (RV): Denotes areas where recreational
vehicle park development is desirable.
• Commercial (COM): Denotes areas where the most intensive types of
commercial and high density residential development may take place.
While commercial areas may include either commercial or multi-family
development, adequate but controlled access to arterial streets is
essential . The commercial- areas are intended to develop as the
major commercial and service activity centers of the community.
Residential densities may range to 20 dwelling units, per acre,
however, no more than 20 percent of any activity center may be
devoted to residential uses.
89
• Business Park/Industrial (IND) : Denotes major employment,
wholesaling and utility centers for the community. The particular
type of use will be determined based upon its potential impact upon
adjacent land uses and the intensity of development. In particular,
the development of business park/industrial areas shall be such that
the least intense uses shall be located along arterial streets,
where visibility to the public is likely. More intense uses shall
be located away from the arterial streets, buffered by the other
uses.
• Park/Open Space (OS): Denotes areas that are to be precluded from
development except for public park facilities. Open space areas
should be left in a relatively natural state for scenic purposes due
to topographic constraints or the need for buffer areas between
potentially incompatible land uses.
Table D.1 .5 "General Land Use Plan Summary", summarizes the General Plan
land use catagories and defines the area, density, population and square
footage for each of these catagories.
TABLE D.1 .5
GENERAL LAND USE PLAN SUMMARY
Density Square
Land Use Area* Du/ac-F A R Population* Footage
Residential
- Low 7,936 ac. 1 .0 Du/ac 18,490 -
- Medium 6,912 ac. 6.0 Du/ac 96,630 -
- High 1 ,024 ac. 18.0 Du/ac 42,946 -
- High/PAD 256 ac. 12.0 Du/ac 7,157 -
Commercial 1 ,654 ac. 0.20 F.A.R. - 14,496,800
Industrial 2,304 ac. 0.28 F.A.R. - 28,101 ,400
Total 20,096 ac. - 165,223 -
* Acreage figures based on an 80% efficiency factor and population
calculated @ 2.33 people per dwelling unit.
Source: • BRW, Inc.
D.1 .4 Circulation Plan
The Circulation Plan outlines the necessary transportation system components
and defines guidelines to assist with the development and implementation of
the transportation system. The Circulation Plan is structured to be
rational and understandable to allow for more effective implementation of
goals and policies as stated in Chapter C, "Goals and Objectives".
90
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11
GENERAL LAND USE &
CIRCULATION PLA N
The Circulation Plan has been prepared with attention to specific issues
1 listed in Chapter 8, "Data Collection and Analysis". The Circulation Plan
is organized in the following sections:
• Roadway Functional Classification
• Roadway Design Guidelines
a) Roadway Functional Classification
In the development of urban areas, an important balance is established
between the designation of land uses in specific . locations and the
connection between these various uses. Connections 'are most readily
accomplished by linking various land uses within a transportation
network.
The transportation network must be carefully planned, providing for near
term as well as long range objectives. Various community objectives are
served by different elements of the transportation network. Each
element has distinct characteristics, which, when combined into a
network, allow for the satisfaction of travel demands from. urban area
residents.
Systems of roadways can be categorized in much the same way land uses
are grouped. Certain categories of roadways are designated to carry
large volumes of traffic between points rapidly and safely.
Similarly, other categories of roadways carry lower volumes at slower
speeds, but allow for a wider range of maneuverability and access to
adjacent landuses. In order to effectively plan transportation networks
to reach near term and long range objectives, a system to classify
roadways is required.
Four basic functional categories are used to classify roadways. These
categories are defined as:
• Principal Arteries
• Major and Minor Arterial Streets
• Collector Streets
• Local Streets
These groups make up the hierarchy of functional classes which relate
directly to the different levels of travel demand from the public.
Travel demand is easily identified according to the types and lengths of
trips which individuals attempt ' to make. Table 0.1 .6, "Function
Classification Definitions/Principals," shows the relationship between
categories, function and access control .
J
93
TABLE D.1.6
FUNCTIONAL CLASSIFICATION DEFINITIONS/PRINCIPLES
Degree of Private
Category Primary Function Access Control
Principal Arterials Mobility
Freeways Total
Expressways Very High
Major At—Grade
Arterial Streets Very High
Major Arterial Streets Mobility High
Minor Arterial Streets Mobility/ Moderate
and Collector Accessibility
Streets Transition
Local Streets Aces5i bi 1 i tv None
Source: BRW, Inc.
-In addition to the relative ability of each class to satisfy travel
demands, facility spacing, continuity and access control mechanisms are
key distinguishing features of the functional system. Table D. 1 .7
documents certain important distinctions of each functional class and
detailed discussions of each class follow.
94
TABLE D.1.7
FUNCTIONAL CLASSIFICATION CHARACTERISTICS
Principal Major Minor
Characteristics Arterials Arterial Arterial Collector Local
Service Traffic Move- Traffic Move- Both Traf- Land Access Direct
Performed ment, No ment, Minimal fic Move- and some Land
Direct Land Land Access ment and Traffic Access
Access Land Access Movement
Typical Trip Inter-State Sub-Regional Within Within Within
Lengths and Regional and Inter- Subregions Communities Neighborhoods
Community and Com- and Neigh- and Business
munities borhoods Centers
Spacing 2-4 Miles 1 Mile 1 Mile 1/4-1/2 Mile Every Block
Continuity Totally Inter- Inter- Inter- No Con-
Inter- Connected Connected Connected tinuity
Connected with Principal with Prin- with Major Required
over the Arterials and cipal and and Minor
entire Continuous Major Ar- Arterials
. region Within Sub- terials and and Usually
Regions Continuous Continuous
Within Sub- Within
regions Neighborhoods
} Communities
Access Type Interchanges Signalized Signalized Signalized Stop Sign
and Spacing at 1 Mile Intersections Intersec- and Stop Controlled
(freeway or. at. cons.istent.. ..tions _at. Sign Con- Intersections ..
expressway) spacings consistent trolled Unrestricted
and Major (e.g. , 1/2 spacings as Intersections Access
Signalized mile, 1/4 mile warranted at 1/8 mile.
Intersections if warranted). (e.g. , 1/4 Some Restric-
(expressway Private Access mile spac- tion Private
only) as Restricted ings). Pri- Access
warranted vate access
usually
restricted.
% System 5-10% 5-20% 5-20% 5-10% 65-80%
Mileage
% Vehicle Miles 40-55% 10-35% 10-25% 5-10% 15-30%
of Travel Carried
Capacity/Level 45,000 + 25,000— 10,000— 2,500— Less than
of Service ADT 45,000 ADT 30,000 ADT 12,000 ADT 2,500 ADT
Source: BRW, Inc.
i 95
• Principal Arterials
The Principal Arterial System is a system of streets and highways
which can be identified as unusually significant to the region in
which it lies in terms of the nature and composition of the travel
which it serves.
The Principal Arterial System should serve the major centers of
activity of a metropolitan area, the highest traffic volume
corridors, and the longest trip desires, and should •carry a high
proportion of the total urban travel on a minimum .of mileage.
The Principal Arterial System should carry the major portion of
trips entering and leaving the urban area, as well as the majority
of through movements desiring to bypass the central city. In
addition, significant infra—area travel such as between central
business districts and outlying residential areas, between major
inner—city communities or between major suburban centers, should be
served by this class of facilities.
Due to the nature of the travel served by the Principal Arterial
System, almost ail fully and partially controlled access facilities
will be part of this functional class. However, this system is not
restricted to controlled access routes. Design types which are
often included under the Principal Arterial System are:
a) Interstate Highways
b) Freeway and Expressways
c) Partially Controlled Access Roadways
The spacing of urban Principal Arterials will be closely related to
the trip—end density characteristics of particular portions of the
urban area. While a firm spacing rule cannot be established, that
is applicable in all circumstances, the spacing of Principal
Arterials may vary from less than one mile in the highly developed
central business area, to five miles or more in the sparsely
developed fringes.
For Principal Arterials, the concept of service to abutting land is
subordinate to the provision of travel service to major traffic
movements. It should be noted that only partially controlled access
facilities are capable of providing any direct access to land, and
such service should be purely incidental to the primary functional
responsibility of this classification.
• Major and Minor Arterial Streets
The Major and Minor Arterial Street System should interconnect and
augment the Principal Arterial System to provide service trips of
moderate length and a somewhat lower level of travel mobility than
Principal Arterials. This system also distributes travel to
geographic areas smaller than those identified in the Principal
Arterial System.
96
The Major and Minor Arterial Street System includes facilities that
place more emphasis on land access than the higher system, and
offers a lower level of traffic mobility. Such facilities provide
intra-community continuity, but ideally should not penetrate
identifiable neighborhoods.
The spacing of Major and Minor Arterial streets may vary from 1/8 to
112 mile in the Central Business District (CBD) but not more than
one mile in suburban areas. These streets are usually located along
the section-line grid system.
• Collectors
The Collector Street System differs from the arterial system in that
facilities on the Collector System may penetrate neighborhoods,
distributing trips from the arterial system through the area to the
ultimate destination, which may be on a local or collector street.
In some cases, due to the design of the overall street system, a
minor amount of through traffic may be carried on some collector
streets. The Collector System provides both land access, service
and local traffic movement within residential neighborhoods,
commercial and industrial areas.
The Collector Street System in the Apache Junction Area is in the
process of evolving as development occurs. It is important that
this evolution occur in such a manner to relieve the Principal and
Minor Arterials of the private land access function which they are
now providing. Such relief will result in greater efficiency in the
arterial systems and reduce the lane and right-of-way requirements
that would otherwise be needed.
* Local Streets
The Local Street System comprises all facilities that are not
included within the higher classification systems. This system
provides direct access to abutting land and access to the higher
roadway systems with through traffic movement deliberately
discouraged.
b) Roadway Design Standards
Figure 12, "Design Standards for Arterial Roadways," Figure 13, "Design
Standards for Collector Roadways," and Figure 14, "Design Standards for
Local Roadways," illustrate typical cross-sections of each of the
functional street classifications shown in Table 0. 1 .5. "Functional
Classifications Definitions/Principals". Table D.1 .6 shows functional
classification characteristics.
The recommended design standards have been developed to provide
appropriate levels of service to various densities of land use. In
particular, two optional standards for the development of local streets
are presented based on the intensity of the development proposed. As
higher densities (more than 5 du/acre) are proposed, wider streets are
proposed to service slightly higher traffic volumes, to facilitate
97
better access to shared driveways, and to facilitate additional
anticipated on-street parking. A 34-foot flow width provides two
nine-foot travel lanes with parking on both sides of the street.
For densities of less than 5.0 dwelling units per acre, a 28-foot flow
width is recommended which will allow two travel lanes with parking on
one side or two parking lanes with one common travel lane. It should be
remembered that the primary purpose for local streets is to provide
direct access to property, not to carry traffic.
The cross-sections presented are intended to illustrate the range of
physical characteristics applicable to each functional classification.
It is recommended that the City of Apache Junction adopt the street
design standards shown in Figures 12, 13 and 14, more effectively manage
traffic flow and provide more cost effective installation and
maintenance of streets.
In addition to adopting street development standards to more effectively
manage traffic flow, the City of Apache Junction should adopt and follow
standards relative to curb cut placement and spacing along arterial
streets. Table D.1 .8, "Minimum Driveway Spacing," provides
recommendations as to access drive spacing.
TABLE D.1.8
MINIMUM DRIVEWAY SPACING
(CENTER-LINE TO CENTER-LINE)
Facility Land Use Minimum Spacing (Ft)
Major Arterial Commercial ; High Density/ 200
High Activity
Industrial/Offi.ce Park; 275.
Low to Moderate Activity
Minor Arterial Commercial ; High Density/ 150
Activity
Industrial/Office Park; 230
Low to Moderate Activity
Multi-Family Residential ; 150
Low to Moderate Activity
Source: . Adapted from "Guidelines for Control of Direct Access to Arterial
Highways;" FHWA.
The spacings shown in Table D.1 .8 are between two-way driveways.
Between one-way drives, the spacing dimensions may be reduced by
one-half, provided the inbound drive is upstream on the through roadway.
Where main entries are to be signalized, a minimum spacing of 1 ,200 to
1 ,500 feet to any other signalized intersection should be maintained.
If the signalized driveway is A Tee-intersection with remote possibility
of future extension of the fourth leg, a minimum spacing of 660 feet
98
ARTERIAL ROADWAYS
MAJOR (Section Line/Present City Limits 1986)
MULTI-LANE ROADWAY
Divided - 4 Travel Lanes
(4 Plus with right turn lanes)
R/W 100' R/W
64'
1 3' 5' 1 4' 1 1 2- 1 2' 1 2' 1 4' 0.18.
LTL RTL
MAJOR (Future Developed Areas)
MULTI•LANE ROADWAY
Divided - 6 Travel Lanes
(6-Plus with right turn lanes)
R/W 130' R/W
112'
91 10' ! 38' 1 16' 1 38' 10' 3'
RTL I 3-Lanes LTL I 3-Lanes RTL
MINOR (Future Developed Areas)
MOL11-LANE ROADWAY
Divided - 4 Travel Lanes
(4-Plus with right turn lanes)
R/W 1 10' R/W
90'
11 10' 26' 16' 1 26' 110' ill'
RTL 2-Lanes I 2-Lanes I RTL
' fiche Junction general PIan �Blcfcly 12
city cf apache jun
COLLECTOR ROADWAYS
MAJOR (Mid-Section Line}
MULTI-LANE ROADWAY
Undivided - No Parking
(Residential areas, Restricted access)
R/W 80' R/W
50'
11, 14-1 14' 1 11' 1 11' 14'1 4'1 11
4' WALK 4' WALK
PRIMARY (Quarter-Section Line)
TWO-LANE ROADWAY ,
Undivided - No Parking
(Residential areas with package)
R/W 6o' R/W
42'
5-1 4'r 13' 16' 13' 4'1 5'
4'WALK 11110 4'WALK
SECONDARY (Quarter-Section Line)
TWO-LANE ROADWAY
Undivided with Parking
(Residential areas with frontage)
60
R/W ' R/W
14'r 42'
9
' *10' 11' 1 11' 10' 4-19'
4' WALK 4 WALK
Apache Juncdm general plan 0+ 13
city d apache junction
LOCAL ROADWAYS
TWO-LANE ROADWAY
R/W 50. R/W "
32'
5. 4' 16` 16' 4`1 5.
4' WALK 4 WALK
APache Junction general Plan 14
C" Of apache juncfim
from the nearest signalized intersection may be acceptable, based on
traffic signal warrants and local signal system capabilities. In any
event, driveway signals are to be directly coordinated with any-existing
or planned signals within one-half mile of the signalized driveway.
Driveway/access point locations should be coordinated along any
roadway. Where possible, driveways on opposite sides of the roadway
should be aligned to facilitate cross travel and take advantage of
appropriate median breaks. Where this is not .possible, driveways on
opposite sides of arterials with barrier medians should be off-set to
provide sufficient storage for left-turning vehicles. ,
D.1 .5 Land Use Plan Implementation Guidelines
When utilizing the Apache Junction Comprehensive Master Plan, certain
interpretations will occasionally be necessary due to the flexible and
policy-oriented nature of the plan itself. Therefore, when implementing the
Land Use Plan, the following guidelines will aid in interpreting any
discrepancies, extraordinary conditions, or unusual circumstances.
a) Residential Land Use Guidelines
The following guidelines shall aid in governing all land use planning
pertaining to the development of land designated as residential in the
Land Use Plan.
• Residential Density Calculation
The formula for calculating net residential density shall be:
du
D . ,A-(c+i+s+a)
where D - Residential density
du m Total number of dwelling units in project
A = Total site area (acres)
c = Total commercial land area (acres)
i a Total industrial land area (acres)
s - Reserved but undedicated school sites (acres)
a . Arterial rights—of-way (acres)
• Allowable Residential Densities
Residential - Low 0- 1 DU/acre
Residential - Mid-Density 1- 6 DU/acre
Residential - High Density 6-18 DUlacre
• Conditions for Varying Residential Use Guidelines
1 . Lower density residential uses will be allowed to locate in
areas designated in the Land Use Plan as higher density
residential uses providing:
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The lower density residential use is part of a mixed use
planned development.
Utilities/transportation arteries to the site are designed
for the use as designated in the Land Use Plan.
The lower density development will not create a deterrent or
problem for future higher density development.
Lower density areas are adequately buffered from adjacent
higher density uses, commercial and, industrial , and
transportation arteries.
If the above conditions are not met, then a Plan Amendment
is required to allow the use in a non-designated area.
2. Higher density residential uses will be allowed to locate in
areas designated in the Land Use Plan as lower density
residential uses providing:
- The higher density residential use is part of a mixed-use,
planned development.
- Utilities/transportation facilities are designed to
accommodate the higher density use.
- Higher density uses are located adjacent to or very near
transportation arteries and intersections.
- Higher density residential uses buffer lower density
residential uses from commercial or industrial uses and
transportation arteries.
- Higher density residential uses are located in close
proximity to public open spaces such as parks, playgrounds,
schools, or other similar uses. If not located in close
proximity to public open space, the higher density uses must
provide recreational open space within the development.
- If the above conditions are not met, then a Plan Amendment
is required to allow the use in the non-designated area.
• 'Conditions Allowing Neighborhood Commercial Uses Within Residential
Areas
1 . In an effort to create quality neighborhoods in Apache Junction,
retail and service commercial uses will be permitted as part of
the neighborhood pattern. However, any commercial development
must be sited and designed such that the activities present will
not detrimentally affect the adjacent residential neighborhood.
Nodal commercial centers should be encouraged at intersections
of arterial roadways. "Strip" commercial centers are not
recommended due to creation of increased traffic movement,
106
congestion and increased interface with surrounding land uses.
To. this end, the following guidelines will influence the siting
of neighborhood commercial uses.
- Commercial uses will be located only at the intersections of
arterial roadways.
- Professional offices, retail and service commercial uses may
be permitted in neighborhood commercial centers, but only at
a development scale compatible with residential 'development.
b) Commercial Land Use Guidelines
The following guidelines shall aid in governing all land use planning
pertaining to the development of land designated as commercial in the
Land Use Plan.
• Allowable Land Uses
Commercial activities in areas designated commercial include all
service, retail , professional office uses and multi-family
development.
• Land Devoted to Commercial Usage
Commercial activities in the Commercial areas will encompass a
minimum of 80 percent of the land of the commercial area.
• Conditions for Allowing Residential Uses
1 . High density residential uses will be allowed to locate in areas
designated as commercial areas in the Land Use Plan providing:
- The higher density residential uses are part of a mixed-use
planned development.
- Higher density residential uses encompass a maximum of 20
percent of the commercial area.
- Densities may range up to 20 dwelling units per acre.
However, densities greater than 15 du/acre may be allowed
only for developments of exceptional or unique design.
Qualifications for exceptional design may include:
1) Landscape and architectural design integration with
commercial development;
2) Elimination of residential parking from public view;
3) Extensive open space to lessen density appearance;
4) Provision of recreational center(s); and
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107
5) Provision of internal and external transportation system
management techniques and design to maximize traffic
efficiency and minimize traffic congestion.
c) Business Park/Industrial Land Use Guidelines
The following guidelines shall aid in governing all land use planning
pertaining to the development of land designated as business
park/industrial on the Land Use Plan.
• Allowable Uses
Land use activities in areas designated business park/industrial
include office uses, light industrial uses, commercial uses and
warehousing:
• Relationship to Arterial Streets
Light industrial uses and business parks may be located along
arterial streets. Heavier industrial uses and warehousing
activities will be located away from arterial streets, allowing the
garden-type light industrial and business park uses to buffer the
general view of heavier industrial activities.
• Landscaping
All business park/industrial development shall be landscaped
utilizing consistent landscaping themes that will tie adjacent
projects together. Landscape easements along public rights-of-way
using shrubs, trees and earth berming will be provided and installed
at the time of street construction.
• Master Planning
To assure compatibility between industrial activities and adjacent
land uses, master planning and architectural design standards for
industrial developments may be required.
d) Additional Land Use Implementation Guidelines
In addition to the previous implementation guidelines pertaining to
specific land use designations, the following policies shall also be
used when determining land use planning issues.
• Residential Development
1 . The City will adopt architectural design guidelines and design
standards for patio home, townhome, apartment, condominium and
mobile/manufactured home developments.
2. Where mobile/manufactured homes are permitted they shall be
subject to applicable subdivision regulations.
108
• Community Commercial Developments
1 . The City will not zone additional commercial property unless
located within one of the major commercial cores designated on
this Land Use Plan or unless there is a commensurate decrease in
commercial zoning in the general vicinity of the commercial
rezoning request.
2. The City will develop architectural design guidelines and site
standards for commercial developments.
• Industrial Developments
The City will develop architectural design guidelines and site
standards for industrial developments.
• Buffering and Transitional Land Use
When any two different land use types are shown on the Land Use Plan
Map, or are approved as part of a development master plan, buffering
or a transitional land use between the two land uses may be
required, particularly if there is substantial reason to believe
that the two land uses will be incompatible. Buffering consists of
the placement of neutral space between two incompatible uses and
will be required of the more intensive use where a less intensive
use already exists or where the Land Use Plan shows that a less
intensive use is intended adjacent to the more intensive use.
Transitional land use consists of the placement of a compatible land
use between two dissimilar or incompatible land uses.
i . Situations requiring .buffering . or transitional land uses may ..
include:
- Large-lot single family development adjacent to higher
density single family or multi-family development; and
- Residential uses adjacent to industrial or commercial uses.
• Buffering Techniques
In cases where the above situations exist the following techniques
may be required.
- Areas consisting of landscaped open space;
- Arterial and collector streets with landscaping;
- Major transmission line easements, if landscaped;
- Block walls, landscaping, earth berms; or
- Combinations of the above.
1
109
Interpretation of Land Use Boundaries
The land use boundaries, as shown on the Land Use Plan, utilize
natural or man—made demarcations where possible. Where such
boundaries are- not readily distinguishable, variations may be
allowed, provided the intent of the Land Use Plan is not violated.
With proper buffering and site planning techniques, variations of
many feet can be allowed without diminishing the intended purpose of
the Land Use Plan.
D.1 .6 Amendments to the Apache Junction General Plan
The Apache Junction General Plan, including the Future Land Use Plan,
constitutes a land use policy statement that was created based upon
prevailing needs, the existing development pattern, underlying zoning,
considerations of both man—made and natural constraints and opportunities
for development, and accepted planning practices. Over a period of time,
any of these variables are subject to change. Consequently, the Plan must
periodically be reviewed and occasionally amended if it is to remain
effective.
However, amendments to the Plan should never be allowed to occur in a
haphazard manner. Amendments to the Plan should only occur after careful
review of the request, findings of the fact in support of the revision and a
public hearing. The statutory requirements which guided the adoption of the
General Plan shall be followed for all amendments as they pertain to public
hearings and otherwise. The term amendments shall apply to both text and
map revisions.
Amendments to the Plan should only occur after careful review of the
request, findings of fact in support of the revision and a public hearing.
The statutory requirements which guided the adoption of the General ' Plan
shall be followed for all amendments as. they pertain to public hearings and
otherwise. The term amendments shall apply to both text and map revisions.
The findings of Fact required shall include:
1 . The development pattern contained in the Land Use Plan inadequately
provides appropriate optional sites for the use proposed in the
amendment.
2. That the amendment constitutes an overall improvement to the General
Plan and is not solely for the good or benefit of a particular landowner
or owners at a particular point in time.
3. That the amendment will not adversely impact the community as a whole or
a portion of the community by:
• Significantly altering acceptable existing land use patterns;
• Requiring larger and more expensive improvements to roads, sewer or
water systems than are needed to support the prevailing land uses
and which, therefore, may impact development of other lands;
110
• Adversely impacting existing uses because of increased traffic on
existing systems; or
• Affecting the livability of the area or the health and safety of the
residents.
4. That the amendment is consistent with the overall intent of this General
Plan.
Amendments to the Apache Junction General Plan may be initiated by the
City in accordance to the procedures set forth by State .Statutes or may be
requested by private individuals or agencies. However, review of such
requests shall be undertaken only on a regularly scheduled basis, which
shall occur only one time per year.
It shall be the burden of the party requesting the amendment to prove that
the change constitutes an improvement to the Plan. It shall not be the
burden of the City to provide that an amendment should be denied.
IlI
I
D-2 Community Design Element
The Community Design element of the Apache Junction General Plan for the
City of Apache Junction is presented in three sections:
• Community Design Issues
• Urban Design Criteria
• Community Design Implementation Guidelines
The purpose of the Community Design element is to provide direction and
guidance for establishing specific design criteria and strategies to create
a unified, whole community image.
The first section of this element, Community Design Issues summarizes
general topics of concern raised at community workshops and by staff.
0.2.1 Community Design Issues
This section of the Community Design element summarizes key design issues
identified in Chapter B, "Data Collection and Analysis", citizen input from
community workshops and discussions with City officials. These include:
• Community Image/Theme
• Protection of Views and Vistas
• Preservation of the Natural Environment
a) Community Image/Theme
The major design issue raised both by the residents of Apache Junction
and City staff and elected officials is the lack of a unified community
image/theme. The City of Apache Junction, in the past, was developed in
a "haphazard" manner allowing development to occur without any foresight
to an identifiable community image. Today, the City of Apache Junction
is suffering from this lack of an identifiable community image.
Contributing factors to the lack of a community image include no
identifiable central town square/open space, little or no sense of entry
into the community and/or lack of. a unifying urban design for the
community. This is most evident in the perceived belief that the Apache
Junction Area is a place mainly consisting of mobilelmanufactured homes
interspersed with single family residential structures with commercial
along Apache Trail .
In addition, the City of Apache Junction lacks. a unified architectural
design theme for the community. There is little or no visible evidence
of a preferred architectural style and no identifiable streetscape plan
for both residential neighborhoods or commercial areas.
Finally, mobile/manufactured homes often convey negative urban images
due to their appearance, but this does not have to be the case.
Perception is that mobile/manufactured homes create undesirable
I
113
neighborhoods within a community. Mechanisms to establish criteria
whereby mobile/manufactured homes are treated as single family dwelling
units could possibly solve this dilemma.
b) Protection of Views and Vistas
Protection and preservation of views and vistas was identified as a
major community concern at both resident workshops and study sessions
with the City Council and Planning and Zoning Commission. Primary
vistas include the Goldfield Mountains to the north and the Superstition
Mountains to the east. In addition to vistas, view corridors along
major section line arterials were identified and suggested to be
preserved by building height restrictions. These view corridors include
Apache Trail , Lost Dutchman Boulevard, Superstition Boulevard, Broadway
Avenue, and Southern Avenue towards the east. View corridors to the
north include Meridian Drive, Ironwood Drive, Idaho Road, Tomahawk Road,
Goldfield Road, Mountain View Road, and Barkley Road. Additional
concern for the protection of views and vistas included the preservation
of the Bureau of Land Management controlled lands surrounding the City
on the north and south. This open space provides access to vistas of
the Goldfield and Superstition Mountains.
c) Preservation of the Natural Environment
Issues regarding preservation of the natural environment included
maintenance of both air and water quality and protection and
preservation of the natural desert environment in and around Apache
Junction. Concern was raised by area residents of degradation of air
quality due to dirt roads and increased vehicular traffic from winter
visitors and degradation of water quality by increased residential
development utilizing septic tank systems. Additionally, area residents
expressed the need to protect, the natural environment, i.n Apache Junction
by limiting overgrading of newly constructed residential areas and
encourage building design and height to be sensitive to surrounding
visual resources.
D.2.2 Urban Design Criteria
The Urban Design Criteria is intended to provide the City of Apache Junction
with the means to plan and coordinate the development of a unified
community. Each area of the City has visual assets worth preserving, and
which, when properly identified, can be the basis upon which to build themes
for the'overall community. The following visual asset can contribute to the
attractiveness of a community and present realistic opportunities to create
an image that relates to the community's goals.
• Views and Vistas
Views and vistas can provide panoramic or focused images upon which
attention can be concentrated. Tree—lined corridors, natural
amenities (e.g. mountains, ridge lines), building facade lines,
topographical changes, landmark buildings, monument placement and
open spaces are just a few examples of the elements which can
contribute to positive views and vistas.
114
• Topographical Variation
Topographical variation can offer diversity in land use separation,
street layouts, building siting and open space development which can
contribute to an area's interest.
• Open Space/Natural Features
Open space or natural features (e.g. , hills, mountains) can provide
a scenic asset and visual relief from the density of urban
development. These areas can also provide unique opportunities for
leisure, active and passive recreation and for the conduct of events
which complement surrounding areas of the community.
• Vegetation Patterns and Variations
Vegetation can add color, texture, scent and a softening to the hard
edges of the urban environment. uses of vegetation can also provide
natural sun screens to reduce the effects of climate extremes.
• Building Facades
Each building facade plays a basic role in the visual makeup of a
commercial district. All elements that contribute to the storefront
(e.g. , building materials, window and door placement, signage,
window displays, color, etc.) play an integral part in the success
or failure of an area to attract interest.
* Signage
Signs are a necessary part of any business district. Private signs
function to provide individual . merchants with identification . and
contribute to the individual business district image. In addition,
since signs "index" the overall variety of goods and services
provided in a community, each sign contributes to the overall visual
character of an area.
• Landmarks
Landmarks, be they buildings, natural elements or objects of art,
lend significance to a commercial area and often provide a focus and
community attraction. Landmarks can provide a focus and community
attraction. Landmarks can provide identity, orientation, and a
reminder of the area's history or heritage upon which themes are
often derived for overall community.
D.2.3 Community Design Implementation Guidelines
The purpose of the Community Design Implementation Guidelines is to provide
direction necessary to create a healthy, viable environment image for the
City of Apache Junction. These guidelines provide the basis from which the
community can achieve a more unifying image design. The following design
guidelines for Apache Junction build upon the positive assets of the
community and many of the key criteria previously described and will assist
J
115
elected and appointed City officials in decisions on future development.
The following figures illustrate the recommended community design guidelines
as they relate to land use, commercial , industrial , and residential
development.
a) Land Use
Figure 15, "Community Design Analysis," illustrates the primary issues
discussed earlier in this section. These include building height zones,
major vistas and view corridors, as well as, recommended landscape
corridors, and locations of recommended entry landmark treatments.
Specific guidelines recommended to address land use issues include:
• Zone areas within the City consistent with the adopted Apache
Junction General Plan.
• Require the utilization of a planned development process in
approving development for uses within business park/industrial ,
commercial , and multi-family areas.
• Limit development of buildings in excess of one-story to areas
delineated by Figure 1.5, "Community Design Elements."
• Improve the design relationship at the boundary between the
commercial core areas and adjacent residential neighborhoods.
• Require developers to construct all developments within adopted City
standards including required right of way dedication.
b) Commercial
Figure. 16, "Roadway & Industrial . Park Cross Sections, Section A,."
depicts a typical cross sectiont through Apache Trail . This section
illustrates conceptual commercial retail areas and parking, landscaped
buffering between parking lots and Apache Trail , and typical median
landscaping treatment. Specific design guidelines recommended include
the following:
• Encourage development of commercial centers in locations consistent
with the adopted General Plan.
• Develop commercial areas sensitive to the needs of the community
'such as protection of pedestrians from extremes of climate.
• Develop uniform sign standards for the community.
• Encourage development of a unifying theme for specific areas of the
community such as elevation of building facades, exterior materials,
signage, relationship to neighboring structures and landscaping.
• Require developers to construct commercial development within
adopted City Standards including required building setbacks,
interior lot circulation, parking requirements, signage, and
architectural treatments.
116
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c) Industrial
Figure 16, "Roadway & Industrial Park Cross Section, Section B,"
illustrates a typical industrial park cross section. This cross section
illustrates a conceptual industrial park setting where business parking
is buffered from arterial roadways by either landscaping or berming.
The buildings are set to the interior of the parcel to hide the loading
area from view of the arterial roadway. The following recommended
design guidelines will provide the necessary tools for the City to
achieve a unified industrial design area.
• Encourage industrial uses to be developed in a manner which is
sensitive surrounding commercial and residential uses.
• Require adequate buffering and/or screening of all loading and
parking areas from adjacent arterial roadways and commercial land
uses.
• Require developers of industrial developments to construct within
adopted City standards including providing adequate parking,
landscaping, setbacks, architectural harmony with surrounding uses,
and dedication of ultimate right of way.
d) Circulation and Parking
Figure 17, "Roadway Cross Section & Recommended Manfactured Housing Design,
Section C and D," illustrate typical major and minor arterial roadway cross
sections. Both include a landscaped buffer along roadway shoulders and
! landscaped median delineated in the major arterial section. Below are
recommended design guidelines to assist the. City in achieving improved
circulation and parking facilities. These include:
• Upgrade the traffic circulation network on a staged basis to improve
public safety, accommodate traffic resulting from new development
project and accommodate project future traffic volumes.
+ Examine and prioritize alternatives to relieve anticipated
congestion on Apache Trail and arterial roadways with freeway access.
+ Create convenient parking facilities that are well signed and well
lighted.
+ 'Provide convenient, safe and attractive pedestrian walkways between
parking areas and activity centers.
• Identify sidewalk improvement areas and sidewalk improvement
standards: widths, materials, street/sidewalk separation, handicap
access.
e) Streetscape Improvements
+ Establish standards for pedestrian walkways, landscape materials,
street furniture, and street lighting to be utilized throughout the
community.
121
• Create unified street identification signage for utilization in both
residential and commercial areas of the City.
• Require developers to set aside the ultimate right of way for all
development and require developers to improve rights of way along
property being developed.
• Require developers to construct all streetscape improvements within
adopted City standards.
f) Residential
• Develop new residential neighborhoods in a planned development
fashion to create a unique neighborhood identity.
• Control and discourage the placement of mobile/manufactured homes on
single family lots and encourage the use of mobile/manufactured home
parks and subdivisions.
• Require dust proof access and parking for all residential
development located within City Limits.
• Discourage lots splits which do not have dedicated ingress and
egress to all parcels in the subdivision.
g) Manufactured Housing
Figure 17, "Roadway Cross Section & Recommended Manufactured Housing
Design," illustrates recommended design standards which the City may
utilize in addressing the issues of placement of mobile/ manufactured
homes in single family residential areas. To develop guidelines for
manufactured housing necessitates . developing the same criteria for
single family residential dwellings. Specific design guidelines include:
• Controlled site planning to allow for privacy and access to views
and vistas.
• Pitched roofs with eves to simulate single family residential
structure's.
• Skirting around base of manufactured home to create a sense of
permanence and harmony with surrounding single family dwellings .
• Require covered parking for vehicles in the form of a garage or
carport.
• Require that all manufactured housing be situated parallel to public
or private streets.
• Require that 45-50 foot street frontage on city council adopted
public or private roadways be maintained prior to building permit
approval .
• Prohibit lot splits which create substandard lots.
122
MAJOR ARTERIAL ROADWAY MINOR ARTERIAL ROADWAY
SECTION C SECTION D
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QIQNT SP Im RIONT of TQV
MANUR4CTURED HOUSING
DESIGN RECOMMENDATIONS
Controlled Site Planning
Allowing for Privacy
and Views
Pitched Roof with Eaves
#y s_
SklrtMg Around Base
Carport
pal I
Landscaped Entry
[l Landscaped Eby
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AWhe Junction
general plan -Z!
city Of apache Juncfion •
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0 1.000 2,000 3.000 4.000 5.000 FT
ROADMAY CROSS SECTION &
17 RECOMMENDED MANUFACTURED
HOUSING DESIGN
Open Spaoe(Bkeway System/ �~
Pedestrian Path Connection Provide
arking at
Perimeter,to Adjacent Development Natural Interior Areas
f
�..C1
BUSINESS PARK
Site Buildings and Control Locate Amenities in
Heights to Maximize Views �• Central Location,Sited
Near Open Space
---MULTI-FAMILY RESIDENTIAL
J i
Open Views to Lake/Open
Open Space System \__.• Space from Roadway
Bikeway/Pedestrian Path
Maximize Units Oriented Screen Parking with
to Bike/Open Space r' ,�,� Heavy Landscape
�s + 11
. ti
L7
COLLECTOR ROADWAY
Encourage Use of Treated J
Effluent and Storm Water
OFFICE
Design Curvilinear ;r_ Vary Setbacks
Roadways to Create Interest w`, ' ' Roadway
MULTIFAMILY RESIDENTIAL
;.. r
AWWN
0 - Buffer Units From
Landscape Interior — �'
Collector Roadway Roadway
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of
h) Mixed-Use Development
1
Figure 18, "Commercial/Mixed-Use Development Plan Image," illustrates
recommended design standards for typical commercial and/or mixed-use
developments which may be developed in the City of Apache Junction. The
following guidelines will help establish criteria to create a
quality-oriented community and establish a standard for development in
Apache Junction. Specific design guidelines include:
• Site buildings for project identity and screening.
• Match access points to avoid offset driveways.
• Provide visual interest in building facades.
• Design curvilinear roadways to create interest.
• Provide landscape nodes at key intersections.
• Screen parking with heavy landscaping.
• Site buildings to control height to maximize views.
i ) Residential
Figure 19, "Residential Plan Image," depicts typical patio and companion
home developments, typical residential image and a pedestrian/equestrian
trail cross section. This figure illustrates conceptual site plan
layout, image and recreational trails. Specific design guidelines for
residential development include:
• Vary building orientation to create variety and interest.
• Provide expanded cul-de-sac for open space and parking court.
• Unify lighting and signage systems.
• Encourage compatible architectural building styles.
• Landscaped neighborhood entries.
• Development of an equestrian trail system throughout the City.
The above design guidelines will provide the City of Apache .Junction
with the necessary tools to establish a community image which has the
potential to be a model for the Phoenix Metropolitan Area.
j
127
Provide Expanded Cul-De-Sac Landscape Center
for Open Space,Parking Court of Cut-De-Sac
Vary Orientation of
Driveways and Yards
L
Zero Lot Lines
Side Yard Setback
COMPANION HOME PA710 HOME PLAN
PLAN IMAGE IMAGE
Unified Lighting and
Signage System Desert Trees and Equestrian Trail
■■ Plant Materials System
+ It Compatible Architectural
T styles
Landscape Neighborhood Irt
Entries
s
Land Walk land Equestrian Land
acappa way scapa p
Butter Trall Butfai
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E"� PEDESTRIAN/EQU ESTRIAN
1
�L CROSS
SECTION
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19 RESIDENTIAL PLAN IMAr-E