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HomeMy WebLinkAboutRES 10-34 C RESOLUTION NO. 10:34 A A RESOLUTION OF THE MAYOR AND CITY COUNCIL OF THE CITY OF APACHE JUNCTION, ARIZONA, ACCEPTING AND ADOPTING THE DOCUMENT ENTITLED "DOWNTOWN REDEVELOPMENT AND IMPLEMENTATION STRATEGY". WHEREAS pursuant to A.R.S. §9-500. 11 (A) , the City of Apache Junction is desirous of undertaking community economic development activities; and WHEREAS, the City was awarded Community' Development Block Grant funds in the amount of $224, 293. 00 through the Arizona Department of Housing and the U. S. Department of Urban Development for the purpose of completing, a Downtown Redevelopment Plan and Implementation Strategy; and WHEREAS, the City retained G&G Consulting, LLC to furnish analysis and planning services to aid in preparing a Downtown Redevelopment and Implementation Strategy; and WHEREAS, a Downtown Redevelopment and Implementation Strategy report was prepared and is being submitted to the City with specific implementation recommendations and accompanying work plan; and WHEREAS, the activities identified in the Downtown Redevelopment and Implementation Strategy and accompanying work plan address identified commercial, downtown and community revitalization needs; and WHEREAS, the Downtown Redevelopment and Implementation Strategy and accompanying work plan are intended to be a multi- year, long=term effort toward downtown revitalization efforts; and WHEREAS, it is anticipated the document once adopted will require modifications as private development and investment -,ur in the downtown. �TION NO. 10-34 ^�2 NOW, THEREFORE, BE IT RESOLVED by the Mayor and City Council of the City of. Apache Junction as follows: 1) The Downtown Redevelopment and Implementation Strategy and accompanying work plan which is on file with the City Manager' s Office is hereby adopted. 2) The recommendations within the plan will be implemented to the extent as practically feasible and as funding is available. 3) Staff shall provide a quarterly update to the Mayor and City Council starting in January 2011 on the status of the items in the work plan, and any suggested staff modifications thereto. PASSED AND ADOPTED BY THE MAYOR AND CITY COUNCIL-OF THEPC'TTY OF APACHE JUNCTION THIS 21ST DAY OF SEPTEMBER 2010., SIGNED AND ATTESTED TO THIS 21ST DAY OF SEPTEMBER 2010. HN S. IN. LACO Mayor ATTEST: K.ATHLEEN CONNELLY City Clerk APPROVED AS TO FORM: 9-41 10 RICHARD J. STERN City Attorney `'OLUTION NO. 10-34 \.2 of 2 t�h g �t M7 4 Est fss 4 f if DOWNTOWN REDEVELOPMENT and IMPLEMENTATION STRATEGY ACKNOWLEDGEMENTS Mayor and City Council John Insalaco,Mayor R.E.Eck,Vice Mayor Richard M.Dietz,Councilman Robin.Barker,Councilwoman Chip Wilson,Councilman Jeff Serdy,Councilman Doug Coleman,Councilman Cft Manager George Hoffman Assistant City Manager Bryant Powell Economic Develoiment Director Steve Filopowicz Community Development Director Brad Steinke Business Advocate-Project Manager Janine Hanna-Solley Program-Coordiixator for CDBG and Housing Programs Heather Patel Table of Contents I. Introduction............................................... 1 3. VISITOR POPULATION FINDINGS ..............................34 4. MARKET DEMAND FINDINGS....................................34 II. Setting ...................................................... 2 S. GENERAL CONCLUSIONS..........................................35 III. Vision ....................................................... 4 X. Community Ownership and Outreach...........35 IV. Guiding Principles ..................................... 5 XI. Appendix..................................................37 1. UNIQUE IDENTITY/BRANDING....................................5 A. Base maps ....................................................A-1 to A-14 2. THREE ZONE CONCEPT..............................................7 1. Project Study Area..............................................A-1 3. APACHE TRAIL MEDIAN..............................................9 2. Redevelopment Districts.....................................A-2 4. REVITIALIZATION/ECONOMICVITALITY ..................11 3. Infill Incentive Districts......................................A-3 S. DOWNTOWN CORE...................................................15 4. Downtown Zones................................................A-4 V. Supporting Principles.................................18 S. Apache Trail Median..........................................A-5 6. FEMA Flood Zones.............................................A-6 VI. Implementation and Measuring Success.......21 7. Downtown Core.................................................A-7 VII. Existing Conditions and Analysis 8. Conceptual"Main Street"Design.........................A-8 gy ..,..• ,.••••..24 9. Downtown Circulation Map.................................A-9 1. DELINEATION OF"DOWNTOWN AREA"......................25 10. Main Street Program Boundaries........................A-10 2. GEOGRAPHIC INFORMATION SYSTEM ......................26 11. Single Central Business District.........................A-11 3. ZONING.................................:................................27 12. Existing Downtown Zoning A-12 4. EXISTING LAND USE.................................................28 33. Water District Boundaries.................................A-13 S. FUTURE LAND USE....................................................29 14:Sewer Service.and District Boundaries................A-14 ,,,,2g B. Proposed Downtown Work Plan..........................B-1 to 2=9 WILL Infrastructure Assessment 1. TRAFFIC .......,,..«... ...............«............................. ••..,........29 C. Traffic Analysis and Impact Criteria................C-1 to C-11 ...'"' '... D. Ti chrdcai Advisory Committee 2. WATER SERVICE.......................................................30 : 3. SEWER SERVICE ........................... Stakeholders GroupE-Y .... ............................................... """""""""""" 31 �` � F.-sign Code Matrix ...F-1 to F-S 4. FLOOD CONTROL....................................................32 .......................................... ....'..,.......'.'.".,...,,..' G. Downtown Zoning Checklist ............................ G-1 to G-3 IX. Market Analysis and Evaluation...................32 .H. Characteristics of a Great Downtown ........... ...........H-1 1. RESIDENT MARKET SEGMENT FINDINGS........... 2. EMPLOYEE MARKET SEGMENT FINDINGS.................33 DOWNTOWNREDEVELOPMENT AND IMPLEMENTATION } �sr is Introduction r. The overall objective of the City of Apache Junction Downtown Revitalization and Implementation Strata gy{3RtSj is to present a framework for creating�i downtown that is vibrant and reflects the heritage of the community as it evolves into a 21st century city, P The framework takes into account and honors previous planning efforts,but reflects that plans are meaningless unless they are flexible,realistic,and are implemented,The s cific objective is to provide a strategic plan that balances these essential needs creating a realistic and lrn lernent ble program that results in a vibrant downtown Apache junction. The overall approach was to build off the previous efforts while focusing on creating a downtown that is unique in the competitive market dace, factors that already make Apache Junction's downtown different and unique were evaluated along with those that can be implemented in the future.Given the many communities in the metropolitan area, � a the question was posed,"why would an investor,consumer,or resident select downtown Apache Junction over other commercial areas?„ The answer to that question was key Ft� r to developing an effective strategy and was a driving farce in developing the Downtown; Revitalization and implementation Strategy. The answer to the question of creating a uniquely Apache Junction downtown is contained in the vision statement and the five Project Study Boundary Guiding Principles of the DR1S. Agreatdealof"v€slotting"has occurred overt epastseveralye rsanda varietycfdowntown Taking an existing linear commercial area that is approximately two miles in length and plans developed.A thorough review and evaluation of the previous plans was conducted developed when Apache Trail was a major highway(US 6 )and create a downtown focus looking for common themes and areas of consensus. Rased can this review and findings a and feral is not an insignificant challenge.In order to create effective strategies to revitalize shared vision was developer that is reflected in the plan. It was tested against economic downtown,it was necessary to combine elements of the pricer programs and efforts and factors to erasure that it was realistic and flexible enough to adapt to changing conditions. boundaries into a single, well-refined geographic boundary for the downtown area. The DR1S can be grouped into flue major themes or"Guiding principles"that represent the Utilizing information from previous steadies and an evaluation of relevant data,a boundary essentials of creating a vibrant downtown.This includes establishing a distinctive Image, specifically focused on downtown revitalization has been established. The boundary focusing on both private and public investment,identifying visual improvements,building extends from Meridian to Winchester along Apache Trail, and includes the Civic center/ optimism,and providing the framework for a pedestrian zone, Added to this are seven Governmental complex to the north and the central Arizona College campus to the south: "Supporting Principles"that;complement and expand on the"Guiding Principles', Whenever this document refers to the`Project Study Area"or"Downtown Area" it is this boundary that is being,described(See Appendix A-1). Specifically,;the DRIS provides an analysis of the existing conditions of the downtown area identifying the strengths,weaknesses,opportunities,and ;" Indians occupied the central Arizona area utilizing the existing rivers for fanning.During threats including infrastructure and market reality. From that �� the 19th Century pioneers seeking farm land and miners seeking gold in the nearby practical foundation the DRIS identifies a shared vision of what ; l Superstition Mountains were attracted to the area.What i now known a Apache Trill the future downtown should be and the role it should play In rl{' was a trading route for the settlers and travelers connecting the Apache Junction area the future.To achieve the vision,a set of Goals and Strategies to the raining and tanning communities.Construction of the Roosevelt Dam project on were established to further define the playa. Building, on the the Salt River during the first part of the 20t a Century used this trading route as the DRIS principles,the goals and strategies identify the individual main access and led to the resignation of the route as a road in 1905.In the early pact steps necessary to create a vibrant downtown.The final portion of the 20th Century the Apache Trail was also an Important side-trip for Southern Pacific of the DRIS, an implementation program, becomes the trey passengers from Phoenix to visit the cliff`dwellings and Roosevelt lake along,this rugged, component nent tying the community vision,guiding;principles,and scenic route, supporting principles into an achievable package. The DRIS is intended to provide the basis for decisions and actions by the George Curtis,one of the areas early residents,established"'the Apache Junction inn"at community, C:lty Council, staff and property owners over the the junction of the road to the Roosevelt lines area and the highway leading east to the next 10 to 15 years.The strategy provides a framework within ' raining areas of Superior and Globe which the city government and private developers can assume a strong leadership role in both creating and<revitalizing the As commercial development began to occur at the junction and along the road,the area downtown. known as Apache Junction became to be viewed as the jumping off point from civilization to the rugged west serving both the needs of the motorist and tourists alike. There was The Downtown Revitalization and implementation Strategy is no city called"Apache Junction',just an unincorporated area of Pinal'County nestled in the intended to be incorporated into the City of Apache Junction's foothills of the Superstition Mountains, General Plan. -It provides a link between the comprehensive long term vision of the community as reflected by its general After, severs unsuccessful attempts, the City of Apache Junction was incorporated on Plays and the day to day operations of the community.It is therefore,a key instrument in November 24, 1978. A 1979 Special Census showed the population as 10,151, a 24 carrying out the vision of the community. increase over the 1970 census count of 2,390 1' �tC During this period of time, and �t up until the early 1990's when U Ila at t, 60 was moved two miles south, Apache"Trail served as a highway Apache Junction is a city in Pinal County adjacent to the Phoenix metropolitan area in oriented business strip beginning central Arizona.According to 2008 Census Bureau estimates,the population of the city in ApacheJunction and continuing was 32,776.The Apache Junction area,like much of central Arizona was the home of the into Mesa and phoenix.With the Hohokam Indians Irom approximately S B to 11 AD.Follows this eriodt to Pima relocation rat S�,Apache Trail � rz began a slow decline as a regional commercial area and began serving more and more as a report that deso ibes what the downtown should look like and function in the year 2020. commercial area for services and convenience shopping for local residents. A key point in the stated vision was that "Apache Traii is no longer a highway taken to get from Point A to Point B.Rather it is a local boulevard where people experience many visual Within the last twenty years the city has began to grow as a bedroom suburb of the Phoenix pleasures" metropolitan area with that growth accelerating in the last 10 years. The predominate I growth in the Phoenix metropolitan area has been in the eastern portion of Maricoica From this effort two Redevelopment Districts were eventually formed (See Appendix County, however, in the last 10 years the growth has spread to the western part of the A-2) for a summary of the different districts) extending from Meridian to Winchester. county and within Pinal County especially along the 1-10 corridor, Although Apache The first one was 1he Crossroads Redevelopment Area (1998),followed by the Meridian )unction is in Pina!County(with one small exception)it is influenced by Maricopa County Redevelopment Area in 2000, and the city of Mesa,and the southeast valley, Additionally, in 2004 the city formed three Infill Incentive Districts (See Appendix A-3). Historically the city's commercial development has been concentrated along Apache Trail State statute allows Cities to form these districts to stimulate new development in infill with limited development along Superstition Boulevard and Broadway Road, With the areas, With an approved Infill Incentive District Plan, the city may approve expedited relocation of US 60 as a freeway approximately two miles south conirnercial development processing,expedited zoning and rezoning processes,municipal fee waivers,and/or relief began to spring up along the freeway,That trend is expected to continue,especially at the from development standards. Infill incentive Districts in Apache Junction currently describe Idaho interchange,which is conducive to big box retail and larger shopping centers other incentives (fee waivers, public With the transfer in construction Of 1991 of the Apache Sriinfrastructure, etc,) Trail right of may from that the city can Arizona Department provide, but those of Transportation to tools have generally the City there have not been funded been several major of, applied. Relief reports and studies from development focused on whatto do standards is not with the commercial included in the area along Apache description of what Trail to revitall7e it Apache Junction can and make it into a offer new business, real downtown, One but the Plan could be of the first significant amended to do so. efforts (1995) was Regardless, the Infill the "Vision 202W' Redevelopment Districts incentive Districts InflU Incentive Districts should be considered an effective toot in stimulating redevelopment and funding should vision be provided,where appropriate,to make the incentives real and meaningful. IIIIN A key player in recent years in the downtown has been the Main Street organization which To create a downtown within the rancamnity as a central place or was formed in 2002. its mission is to strengthen the relationship between the business 4�4�local point that residents and v1sitars alike would identify as the community and the city and aid in the revitalization of the core business district. Main functional and symbolic"heail'of the city." Street has its own Board of Directors and is a Section 503 non-profit organization. A substantial amount of its funding has come through the city and It was a major sponsor of the 2002 Town Hall, The purpose of the downtown study is to create a plan of action that identifies a strategy and a framework of goals for creating a downtown or town center that reflects the heritage The Town Hall meeting has been the most significant public process in defining the future of the Apache Junction community as it evolves into a 21st Century city. The community's for the downtown. This effort centered on community residents coming together to vision is to create a central place or focal point within the community that residents and develop ideas to guide the future of the downtown utilizing the national"Main Street" visitors alike would identify as the center or symbolic "heart" of the city, This center Program's eight guiding principles for revitalization. From this effort three improvement would ideally contain key governmental services, retail(both local and regional),offices, educational op projects were approved by the City Council in 2002: Phelps Drive South,Old West Highway, retaining ntertai enment venues,residential uses,and cultural facilities all and Apache Trail North. Only Phelps Drive was constructed (See Appendix A-4 for the retaining the western heritage that is uniquely Apache Junction.The revitalized downtown boundaries of Main Street). while reflecting a variety of types of development, architecture, and uses reinforce the message of"Discover the West-Discover Apache Junction". Since the incorporation of Apache Junction This vision is not original with this downtown study,and with slightly different wording, there have been many studies recommending the commercial strip along Apache Trail be has been reflected over the last 20 years in Apache Junction's downtown studies.However, _4 0� it is also equally clear that very little actual change has occurred from those prior studies, modified to serve as the "downtown" for the 't The emphasis of this plan is to develop a strategy that is clear in direction, detailed in City. While some of the recommendations have recommendations and capable of being implemented in small increments. been very "creative" or at least interesting, *Aiift "a most of the recommendations have been valid and"spot on"from a community consensus and The vision statement is sometimes viewed as fluff or merely necessary words to get to city planning perspective. the real 'stuff". in developing a plan that really achieves change the vision statement is critically important in ensuring success. This is especially true in the public sector, If The plan,where appropriate,builds on the recommendations of prior plans,but it also sets the community,staff,and City Council have a shared vision then almost anything can be accomplished.This shared vision cannot be casually endorsed but has to be a commitment a new and unique direction,Given the community consensus in the past,it is remarkable by everyone and has to be aggressively reinforced on a continuous basis, that very little actual change has resulted from the prior studies,The emphasis of this plan is therefore to develop a strategy that is clear in direction,detailed in recommendations and capable of being implemented in small increments. IvGuiding Principles image and it is important that the City promote this "brand'and that it is reflected in a new development and revitalization, The"western brand"is not intended to be confined to a historical cowboy image,but rather the spirit of the west which reflects people who exhibited an independence of attitudes,love of the outdoors,appreciation forthe natural 1. UNIQUE IDENTITY/BRANDING beautirof the area,and an active lifestyle,However,it also represented people who were friendly,would help their neighbor in times of need,and who were loyal and committed One of the keys to a successful downtown is identifying the 'niche" or brand of a to building a better community for themselves and their children.Capturing all of these downtown. In the Phoenix metropolitan area, with many competing downtown and different shades of what it means to be "western" Is difficult but can be done if the retail centers, the community needs to identify what distinguishes downtown Apache message and brand is simple and repeated consistently.'rhe following recommendations Junction from development along US 60 and other newer suburban shopping centers, begin the process of brand identification but the concept of branding and creating a This is critical to long term success. Attracting investment into a community means more unique downtown permeates all of the recommendations contained in the downtown than simply wooing business and industry to expand and relocate there. in most cases strategy program, a community's reputation or the perceptions of the community by outsiders'acts as a major gatekeeper for the success of economic development and revitalization efforts. Coal 1.1— Adopt a consistent brand that focuses on the Superstition Mountains as One of the key components in a successful downtown strategy is to identify the correct the main image for the community and downtown and incorporates the"westerno feet brand or image it wants to project in order to create the most successful place in the of Apache Junction in areas such as equestrian,historical mining,cowboy life style,and marketplace, outdoor and recreational activities. The downtown brand or image may vary by what section of Apache Trail is being Strategies— considered;however,it is important that the brand be clearly identified and consistently promoted. In the final analysis the a) Include this"brand' in the promotion of the downtown and incorporate It in the commitment to a shared vision by following areas of new development its the downtown-, the City Council and the community l, is essential to its success and to ,t1 *Promotion the overall success of downtown IC& # Landscape Apache Junction. .Street Furniture *Signage, The brand has to be unique enough and carried out with such consistencythat it will draw *Architecture people off of US 60E in addition,it is critical that the major entries into Apache Junction *Color and Materials be clearly defined so that people visually know when they are entering downtown Lighting Apache Junction. Creating a clearvisual edge to the community improves the perception of Apache Junction but also differentiates it from other suburban communities where b) Consistency with the 'brand' as reflected in different zones should be required you're not sure if you are in one city or another, (ordinances),encouraged(design guidelines or incentives),or left to the discretion The strongest positive image that Apache Junction has is the wester n/southwestern of individual property owners depending on the location within the downtown. c) Funding (even a small amount) should be b) At the major intersections set aside each year to promote the brand in lr4$, i r"Itl, y into Apache 3 unction specific newspapers,magazines,or trade publications. � 1 �V������i�i'P119ii'�`i'a improvements should be made to define the major d) Adopt a logo and color palate consistent with entries The following are the grand and use them on public signs,street the priorities of these furniture*,light Males and rather visible public improvements-er is gateway improvements: i e) Emphasize the brand (outdoor recreation, western music/live entertainment, i. Old West Highway and hearses, southwest images, and mining) in business recruitment and retention US Eta � efforts as well as special events: ii. Meridian and Apache t Create a western image for the Transition Trail Lane that incorporates the cold Arizona feel of modest wood or adobe buildings, iii. State route 22 and Entry Features hand fainted signs, and southwest superstition Boulevard images. iv, ironwood drive and the southern city limits(Elliott) Goal 1.2»-<Clearly define the edges or entries of the community and the downtown to create a separate identity and image.The•purpose is to create a unique identity and Goa 1 Develop a comprehensive wayfinding program that identifies Downtown brand for the community,and to create a sense of arrival into the downtown. Apache Junction and the rroajcar buildings and activities within the downtown, Strategies'- Strategies a) Gateways such as arches over a street,lights,and signage should be installed at key a) Develop an attractive, unique, simple sign template: that can be used for public locations in the downtown area to emphasize the boundaries of each area;, roadway signs on Apache Trail,Old Wisest Highway,and Idaho Road. i. Apache Trail median between Idaho and North Apache"Trail of upgrade the existing public signs along the roadways identifying city facilities including the city hall,Iibrary,visitors'center,and multi-generational center. is. Focal paint Intersection and adjacent dearth Apache Trail c) Erect new directional signs that incorporate the federal and county building location. in. Idaho and Apache Trail of Install seasonal banners along Apache Trail that celebrate trails into the downtown. the history and character of the city of Apache Junction` Explore the construction and rotate therm on a regular basis, of an equestrian and hiking' trailhead on the Rureata eCoordinate with local:major attractions to create a of Land Management ement program allowing there to participate in providing public property at Idaho Road and wayfinding signs with the attraction identified as part of Scenic Drive, the sign message, ui Provide opportunities Cif f) provide si na e on Broadway Avenue and Superstition> necessary, modify the Boulevard as they intersect Meridian Road directing ,"" zoning code)for stables adja ent to RV parks forw'Isn tl s r visitors nss it drivers to Downtown Apache Junction and to the'Major with and sensitive to the context of the existing neighborhood, Attractions"in Apache Junction, ej focus advertising and media outreach efforts on western,equestrian,boating,and Goal 1.4 " Strategically focus marketing to attract winter outdoor recreation using the Superstition Mountains backdrop. visitors and to promote special activities. fi The City, working with the Chamber, should provide a local events calendar of st aite a -- scheduled activities and events for residents and visitors with an emphasis on winter residents during the seas, a) Establish a program to collect `hard" or real data on winter visitor statistics, including numbers, impact on ` . THREE ZONE CONCEPT sales taxes,types of visitors,duration of stay,and desired amenities, Downtowns for small to mid-size cities are traditionall y compact and relatively small'with l a series of pedestrian oriented streets and walkable blocks. Apache Junction does not b$ The caty,workin with localusin ssessuctaasSsaperstltian have any of those attributes.Apache"trail and the City of Apache Junction still reflect the Harley-Davidson,, Arizona t?psy Goldfield ghost Town, �J impact of the relocation of US 60,Development along the road occurred over time as a Superstition Mountain l Museum, and central Arizona rrr { series of highway oriented uses that had as a major identity the"Y"Intersection and the College,should jointly promote or sponsor local events grand Hotel.The relocation of US 60 two miles south and the demolition of the hotel focusing on family activities, winter visitor attractions, resulted in (frosty a downtown perspective) no'there there",that is there is no single, and regional draws. point that most people would identify as the center of the commuthty. In addition the hang automobile oriented commercial corridor prevents the creation of a walking area cJ identify ways to attract horse owners to visit and associated with most successful downtowns, s, winter in Apache Junction by;connecting equestrian � � �' i is • .� �, The approach is to divide the � �`"� r���� �:�� monument,It has two older shopping centers built in the t Sp"s and a newTry's hopping Yr' downtown into three zones ; tenter that is reflective of newer suburban shopping centers.The zoning classification is that reflect the development mixed reflecting the public,residential,and commercial rases in the area.The commercial pattern and: architecture of is both C-3 and City Center District(CCD).CCD is a new zoning district reflecting an union specific areas (See Appendix development patterns and intensity,The area also has a significant amount of vacant land -4 for a more detailed with over half of the total area as undeveloped and a number of buildings in blighted map), The three areas or condition. zones that are proposed have existing design characteristics Coal 2.1-Create a manageable„pedestrian scale downtown in a commercial area that and development building is two mites in length from Meridian to Winchester along Apache Trail. patterns. Starting at Meridian Road east Downtown Zones to Delaware is typical suburban ai Divide the downtown n area into three zones reflective of their existing and potential retail dominated by national names such as Office-Max,Mal-Dart,Starbucks,and Safeway, land uses and development patterns; The current zoning of the area is C- /PD and CB-2 which is the typical commercial zoning district in Apache Junction, The development pattern has a car orientation,large setback it (Suburban zone-Retain the existing zoning classifications. Preview the existing from the street with surface parking, and corporate architecture. Some of the newer commercial development requirements ments and adapt design guidelines to ensure buildings such as Superstition Harley-Davidson and Bank of America provide a good they meet the .seeds of a suburban zone, Adherence to Design Guidelines example of contextual architecture within a western theme and add character to the would be encouraged but voluntary and incentives would only be granted can a area, hardship basis by the City Council leased on pre-established criteria, The second area going east of Delaware to approximately San Marcos thrive extended is a ii, Transition Zone - Modify the zoning ordinance to provide an appropriate mixture of old strip highway retail uses including hotels,restaurants and gas stations,This set of development standards and uses to reflect the smaller, more compact area is primarily zoned C -2,The properties tend to be small and on the north side have properties In this area.: A full range of incentives and grant assistance would significant flood limitations,The development of this area is diverse with many older.: be allowed to encourages all property upgrades and development. Design dilapidated buildings showing significant indicators of decline with a few trey anchor Guidelines would be encouraged, but would be mandatary only if matching buildings such as Chase Bank and Best Western Apache Junction Inn,Given the smaller financial assistance is provided or permit fees waived by the city. lots,colder buildings,and a wars€ng code designed for suburban development revitalization is very difficult in this area. iii: Downtown Care Zone-The core.is Intended to be the center of the carnnatinity The third area extends along Apache "trail to Winchester and includes both the and the heart ;of the 'downtown, It is further divided into three areas: governmental center and the community college,This area ties traditionally been the Governmental Center;Town Center,and Educational Center,The existing CCD center of town with the grand hotel,Highway junction for the lakes,and the Focal Paint zoning is the predominate classification for the Town Center.Incentives would be considered for new development to"jump start"the redevelopment of the area.Adherence with the Design Guidelines would be mandatory, matrix shown in Appendix 8. Goal 2.2-Modify the general plan,city codes and policies to reflect the special nature g) Consider the use of"temporary'or"encroachment"permits for ground mounted of the downtown and uniqueness of each of the three zones, signs along Apache Trail where there exist wide rights of way to allow greater visibility of businesses. Strategies- a) Create a zoning overlay for each of the three zones to address the uses,development 3. "ACHE TRAM WMDUN standards,and review process unique to each area, over the last 20 years,since the rerouting of US 60,much discussion has occurred about the width of Apache Trail and whether it should be modified. The existing Apache Trail b) Develop new Design Guidelines for each of three downtown zones.The new Design right of way is 160 feet with a landscape center median of approximately 64 feet(See Guidelines forth e Suburban Zone will use the existing commercial design guidelines Appendix A-5 for a detailed view). of the City as the starting point,but with added focus on design criteria desired to achieve the goals and objectives of this district, The new Design Guidelines for the Transition Zone will reflect the smaller,more compact properties of this district and will encourage new development and redevelopment to reflect an "old Arizona' architectural character. The new Design Guidelines for the Downtown Core Zone will use the existing Superstition Square Shopping`Center guidelines as the starting point, but with added focus on creating a pedestrian-friendly, identity-building, downtown core. c) Allow non-conforming properties more latitude in redeveloping properties, buildings, and signs,Modify the Zoning Code to allow staff flexibility and use the standard of moving closer to compliance rather than the present total compliance requirement. fia fia Ll d) Modify the general plan to represent the downtown area (all three zones) as a mixed use designation. e) Amend the zoning code to allow mixed uses (residential and non-residential) by right in all zoning districts In the downtown. This wide transportation corridor has served as a barrier for pedestrian movements and the ease of connecting the various commercial properties along the Trail.The six lanes f) Revise the sign code to allow signs reflective of each district as indicated in the sign of traffic carry approximately 33,000 trips per day with a dramatic variation in volume 111i;;;; 111111111iWIiii ;;; IFF, L11 between the-sum er and winter.The road, if reduced to four lanes,could handle the of landscaped medians would allow for a continuous landscaping treatment creating an existing and projected future trafficvolumes.By eliminating the outside lanes landscaping attractive downtown boulevard effect and be the central element of tying the various and better traffic control could be added along the length of Apache Trail.This would downtown districts together. allow for a more coherent visual connection along the two mile stretch of Apache Trail tying the disparate areas together. Goal 3.1 -Visually tie the downtown together through the enhanced treatment of medians in the downtown area focusing on Apache Trail, However,the reduction in the number of lanes also might present a sense of additional congestion and divert trips to the parallel streets of Broadway Avenue and Superstition Strategies- Boulevardwinch might lessenthe commercial viability of the retail uses along Apache 7rall. In addition,the high cost and difficulty of constructing the improvements in phases make a) The number of lanes on Apache Trail should riot be reduced from six to four,lanes. this a difficult option.An alternative approach is to landscape the existing center median of Apache Trail from Meridian Road to Winchester and create a landscape median on b) The width of the center median on Apache Trail should remain intact and preserved key adjacent streets.This action could accomplish the goal of visually tying the physically for landscaping and potentially any form of transit. disjointed downtown together,The median improvements could be done in logical phases over a period of several years and would not disrupted adjacent businesses.The addition c) The treatment of the medians from Meridian Road to Winchester should be tt enhanced to support the downtown image and create a constant visual thread finkingthe two mile commercial strip intoa more consisteritcommercial destination. "S d) The improvements should include fighting, public art, eignage and additional ran landscaping, Z~ Potential Apache Tra.0 y Sy a) On-street bike lanes should be added along Apache Trail by restriping the existing VAN, asphalt road and should connect with the overall bike system of the city. Apache Jlufwtion- St Mk tmeetscapft �JIL Goal 3.2 —Median improvements should be constructed in a systematic way with a 4. REVITIALIZATION/ECONOMC VITALITY consistent set of improvements over the multi-year project. One of the keys to revitalization of a downtown Is the reinvestment in existing businesses Strategies- andthe development of smaller properties,However,thistype of small development,often is the hardest to achieve and may be cost prohibitive because of the lack of professional a) The improvements of the median on Apache Trail should be done in a systematic assistance., the multitude of existing problems, and the small size of the parcel itself. and phased fashion starting with the median between the Focal Point and Idaho These inherent barriers become even more significant for the many smaller properties Road.The subsequent median should be identified and budgeted for one section in the central part of Apache Trail,One of the most significant barriers is the flood plain being improved each fiscal year, designation and occurrence of some flooding Mt on the north side of Apache Trail, A study that b) Landscaped center medians should be added on key adjacent streets starting with develops the framework for handling drainage Idaho Road from the new Broadway Avenue entrance of Central Arizona College to in the Downtown Revitalization Area, focusing Idaho Road's intersection with North Apache Trail, on the area impacted by the Federal Emergency Management Agency(FEMA)Flood Zone should Goal 3.3—Provide safe and convenient non-motor access along and across Apache be considered, The study should recommend Trail, options to minimize the hazards from flooding and be the basis for refining the limits of the Strategies— Flood Zone to reflect today's conditions. a) Provide an eight foot wide sidewalk along both sides While a community may understand the need for creating a vision and preparing planning of Apache Trail from Meridian Road to Winchester t documents,what the community really needs is a market-based,achievable plan which as redevelopment and median improvements occur, will result in creating a vibrant downtown,Even small changes in a downtown(e.g,Phelps Drive streetscape) can create a sense of optimism and moving forward. Although the b) Provide striped crosswalks at all signalized return on investment(R01)is usually not a criterion for public investment In a downtown, intersections and provide midpoint signals in the from a private standpoint, it is often the only criterion. Consequently, any downtown medians at the designated crossings. effort should be based on a sound understanding of the local marketplace and how to focus public improvements and programs to complement the private efforts. Since public dollars are often limited,any plan needs to understand what the public sector can do in c) Signalize the Winchester-Old West Highway truly assisting the private investment,that Is,leveraging economic development Is to intersections for automobiles,pedestrians and bicycles, support the downtown vision.This public-private partnership is one of the keys to being successful, it) Assess the feasibility of connecting any future city trail systems(bike,pedestrian, equestrian,multi-modal)into the Town Center area and identify key intersections Goal 4.1 -The barriers to revitalization of small properties(especially in the Transition for appropriate non-motorized crossing signals. Zone)should be mitigated comprehensively and systematically. Strategies— area to market itself with a casual western image and atmosphere taking advantage of smaller renovated buildings, a) Commercial buildings currently on septic systems should be encouraged to hook up to existing sewer lines through financial and/or zoning incentives. The City c) The city working with the TBOA should sponsor a series of businesses development or Superstition Mountain Community Facilities District (SMUD) #1, by offering seminars to promote the area and the individual skills of the retailers, incentives for existing development within the Downtown Area to connect to the local sewer system, would encourage redevelopment of existing properties and eventually minimize redevelopment cost. b) The City should work with FEMA and the Pinal County Flood Control District to initiate the review of the existing flood plain designation along the north side of Apache Trail to determine if the extent of flooding shown on FEMA maps is accurate. If accurate,the City should pursue an Area Drainage Master Plan for the watershed that impacts the north side of Apache Trail and explore options to mitigate the 11 flooding that represents a barrier to revitalization. if the maps are not accurate, the City should pursue a map amendment with FEMA or other necessary action as appropriate to formally remove the flood plain designation(See Appendix A-6 for a the FEMA Flood Zone map), c) All development fees should automatically be waived for new development and redevelopment projects within the Transition Zone that that are less than 20,000 square feet in building size and meet the adopted Design Guidelines, Goal 4.2-Support the revitalization of existing buildings and smaller properties in the Transition Zone as a unique commercial entity. Strategies- 11111nacJine the Possibilities.... a) Adopt design guidelines for this area that are structured to achieve an older southwestern(Arizona)highway commercial image through modifying the zoning d) Establish an ongoing fal;ade and sign matching grant program for,smaller businesses code and design guidelines, using local funds or securing federal,state,or county grants, ld Establish an ongoing Transition Zone Business Owner Association (T80A) for this of Identify key locations within the district to erect western features (art work, landscaped areas,signage etc.)that support the theme of the area. f) City staff should facilitate adjacent property owners working together to better of space in the downtown- organize the access into properties and between properties, till Participate and make presentations to local civic groups,regional forums,and state- g) Provide opportunities for free initial architectural design assistance to properties wide special events on the opportunities and progress that is being made in Apache that are proposing to remodel to illustrate the ability to meet the design goals, Junction. Goal 4.3-Develop a downtown that is unique within its boundaries and different from c) Establish an annual award given by the City Council to the business,organization, the freeway oriented uses along US 60, or developer that has contributed the most during the last year to the revitalization of the downtown, Strategies— a) To the extent permitted under Arizona law, modify the Apache Junction Zoning cd Consider the formation of a business improvement district (BID) to provide Ordinance and engineering requirements to include the unique characteristics of additional services(Le,marketing,streetscape improvements,maintenance)to the the three downtown activity zones providing staff with the flexibility of approving downtown core.The city could'seed'the BID in the years as an inducement to get it parking,density,and other zoning requirements(a staff level planned development), established,but after the initial period the funding and operational responsibilities would fie with the private sector. b) To the extent permitted under Arizona law, support locally-owned businesses by Goal 4.5—Promote tourism in Apache Junction and the downtown as the home base offering development incentives for relocating in the downtown activity zones or trail head for visiting the area's attractions, under City-approved design guidelines, Strategies- c) To the extent permitted under Arizona law,administratively allocate a portion of sales tax received from new commercial activity outside the downtown activity a) Work with local and regional agencies to coordinate activities and share the zones to pay for public improvements in the downtown activity zones. promotion to encourage people to visit the no Pinal County area. Goal 4.4 —identify and actively recruit small locally b) Establish a community based organization with representatives from major tourist owned businesses and non-retail organizations for the draws (Arizona Opry, Goldfield Ghost Town, etc.) to develop a comprehensive Transition Zone and the Town Center, Strategies— a) Make personal contact with targeted existing businesses in adjacent communities to educate them on the market opportunities and availability Business Seriltirtar program, Strategies— c) Consider dedicating a portion of the City of Apache Junction's Transient Lodging Tax a) Program infrastructure improvements (water, sewer, streets) to eliminate for developing an adopted tourism program, deficiencies and to enhance the livability of the neighborhood. Goal 4.6-Promote public art and local artists as b) Provide safe and convenient pedestrian connections between the neighborhoods a unique feature of public and private downtown and the downtown area with special focus on access to the Downtown Core. development and for creating a unique niche in the downtown, c) Establish occasional neighborhood Saturday clean-up events with the city providing staff assistance and concluding with a neighborhood picnic hosted by the city, Strategies— Goal 4.8—Focus on attracting additional quality housing in or near the downtown a) Allocate 1% of the construction cost of all to support the commercial areas and to provide alternatives for existing and new new public projects to be spent for art work within the downtown, residents, b) To the extent allowable under Arizona law,incorporate into the bidding practices Strategies— certain local artist based criteria, a) Allow mixed uses (residential and commercial on same property) by right in all three downtown zones, c) invite volunteers from the arts community to review new city public projects for the opportunity to integrate artistic or enhanced design into the project at minimal or b) Develop programs to recruit specialty housing for unique groups such as students no additional cost, from Central Arizona College,winter visitors,and seniors, d) Develop an art competition that emphasizes western culture, mining, and the c) Provide a density bonus for,market rate multiple family housing that provides 10 Superstitions for art students at Central Arizona College with a small honorarium. percent of its units as affordable. Winning entries could be displayed at visible locations throughout downtown and in Civic/Governmental facilities, of Pursue federal and state funding sources that provide assistance for high quality e)=Work with the arts community to secure a vacant building for a local cooperative affordable housing that meets the design goidefines,of the respective zone. retail outlet for local artists. Goal 4.9—Provide a program for negative or outdated residential development to Goal 4.7—IndentitV and support strong,existing residential neighborhoods that are in upgrade or transition to a more supportive land use. or close to the downtown. Strategies- a) Organize the downtown core into three identifiable centers. a) Establish a voluntary rental housing assistance program to aid relocation of residents L Governmental Center-consisting of the extensive city facilities,a Pinal County of outdated developments.This is a complementary strategy with 7.5b, complex and Federal buildings(Social Security Office and Post Office). b) Conduct regular inspections ii, Educational Center-This is the Central Arizona College campus that presently of developments that have has 3,000 to 4,000 students with expected campus physical plant expansion to repeated code violations or accommodate 11,000 students,The main entrance will be at the intersection frequent police calls for service of Broadway and kJaho and will represents the entry into downtown Apache to ensure it is not detrimental Junction. to surrounding residential and commercial areas, W, Town Center-The remaining land in the Downtown Core c) Work with property owners to is approximately 180 acres secure county, state or federal in size with three existing monies to upgrade the existing oil shopping centers but most facilities or build new affordable of the remaining landvacant. housing, The Town Center area would have a mixture of specialty S. DOWNTOWN CORE retail, entertainment venues, offices, and various Successful downtowns are made up of walkable blocks and streets with a mixture of uses types of residential uses that along the sidewalks.The desired elements include access that is easily walkable,places for are typical of downtowns, people to gather either formally or informally,interesting architecture,clear and unique The Town Center would have identity,and attention to details. Given the existing governmental and educational uses mandatory southwestern and the significant amount of vacant land between them,the Downtown Core>has the> architectural guidelines, opportunity to be the significant center for the City of Apache Junction, The issue then is pedestrian oriented how to tie these disconnected areas together to create a'there there"in the downtown, streets, shaded sidewalks, community gathering space, Goal S.1-Create a Downtown Core that is the commercial,governmental,educational, emphasis on sustainable and symbolic center of the community. elements, and clearly Strategies- Dowlitilaill Core (See Appendix A-7 for a larger view) TI, defined entry features. a) Approve a new downtown "Main bj Reinforce the role of the "Y" intersection as the center of Strut" design � town and the downtown as a way of establishing and building as a pedestrian community identify. oriented street with shaded eight font wine sidewalks, L Install twinkle lights onthe trees at all four corners of the "s i intersection: convenient angle parking, two lanes Of traffic and J It ill H. Move the flag poles to the side of the Focal Point monument to open up the � � western-oriented _ w ° view. street furniture that is friendly _ in, Strengthen the intensity of the backlights for the figures can the Focal Poirot, to pedestrian and attractive "MainStreet"Design iv. Landscape the northwest corner of the intersection and Install a"Welcome to and conducive to Downtown Apache unction' sign, "downtown"retail/office uses{See Appendix A-8 for a larger view}, c The Meridian Redevelopment Area boundaries should be modified to include the bj Throughout the Town Center systematically build gap in the Downtown Area and more closely align with the project study boundaries new and rebuild existing non-major roads as"Blain of the Transition and Suburban Zones.: Streets'„. }: Expand the City Center District Zoning to include cj The City should proactively improve substandard 1. the entire Town Gersten area concurrent with streets in the area e.g. plaza Drive,North Apache the submission of development plans and upon P Trail as"Alain Streets', request of the property yawner, of Incorporate the Elements of a Great Downtown Coal 6.2-incorporate pedestrian and uniquely Apache (Appendix )into the mandatory design guidelines Junction design elements in the building of the Town for the review and approval of new private and Center, public projects, Strategies ej Incorporate sustainable elements in the downtown as a requirement for new public and private Downtown development if the payback of investment is within five years. If there is a longer b) Consider the potential of acquiring the two four-unit buildings along North Apache pay back period,identify opportunities but view the as suggestions. Trail as a possible community gathering place and event center, Goal 5.3—Proactively explore opportunities to control the development of the Town c) Design the reconstruction of North Apache Trail as a facility that can accommodate Center if private development or redevelopment does not proceed in a timely manner. special events,including electrical outlets,tent spacing,walkable surface,etc. Strategies— d) Explore the option of incorporating a roundabout in the reconstruction a) Explore the purchase of key parcels as publically owned land in the Town Center of North Apache Trail to include a of the Downtown Core to provide additional road connection between Idaho Road Band Shelf in the center toerve as and North Apache Trail. a stage during the times the street b) Considerthe potential of public-private partnerships with the owners of the existing is closed for special events. no N, vacant lands within the Town Center. The city emphasis should be on providing Goal S.S - Ensure that new development in the downtown core is compatible with infrastructure support for the private market place to work. adjacent residential development, c) Work with the property owners of older retail sites to improve>the commercial Strategies- viability of the centers and explore the potential of a private"Main Street"concept being constructed through the property. a) High density housing should be concentrated in the Town Center along Idaho Road and along North Apache Trail. ch Encourage the owners of the commercial property south of Apache Trail and west of Phelps Drive to work together to provide an internal"Main Street" network to b) Lower density residential should be focused along Winchester north of the Old open up the various internal properties, West Highway to ensure compatibility with the existing residential development. Goal 5.4—Develop a Community and Special Event Location within the Town Center. c) Newdevelopment over two stories,especially adjacent to existing residential areas, should provide for a variety of heights to allow selected mountain views, Strategies— a) Improve North Apache Trail as a "Main Street' and incorporate a A community gathering and activitytr 7 77W space within the street right of way or adjacent to the street. d) Activities that generate noise in the evening should be concentrated toward the c) Select street furniture that reflects a southwestern image including decorative middle of the Town Center, street light fixtures,benches with AJ motif,and equestrian amenities. ch Install a continuous row of street lights along the length of Apache Trail that are via Supporting Principles unique to Apache Junction. e) Provide a variety of building heights within the Town Center to create the impression In addition to the core or fundamental planning principles there are a series of supporting that construction occurred over a period of time and preserves the open feel of the goals and strategies that are important in creating a downtown that is special and uniquehe desert, Apache Junction.The goals complementing the core principles include a pedestrian design emphasis,viewing the downtown as a whole rather than a collection of buildings, and f) Create a sense of excitement by using color,accent lights,entry signs,and banners positioning it for the 21st Century as the metropolitan growth continues to impact the within the Downtown with particular focus on the Town Center. community. The emphasis of the DRIS is to connect the vision of the community with a practical path to achieve it.The supporting goals add the fine details that knit the larger g) The Focal Point should serve as the fabric of the downtown together, symbolic center of Apache Junctionand of the downtown,The Focal Point's role Goal 6�1 - Establish a building form and design should be enhanced by the installation palette that is uniquely Apache Junction by of accent lights, moving the flag poles incorporating the heritage of the community and< to a different location, enhancing the integrating it into a functional downtown. adjacent corners of the Intersec iean, and installing a"Welcome to Downt n Strategies- Apache Junction"sign on the northwest comer. a) Incorporate southwestern architecture as the primary design requirements including Goal 6.2-Provide convenient accessibility to all modes of transportation and the basic indigenous materials such as stone, wood, infrastructure to support development and redevelopmer t. pressed concrete, rusted metal, and desert colors. l I trategies— b) Connect all areas of the Downtown Core, a) Roads with special focus on the Town Center, with sidewalks that are shaded either by L Work with the Arizona Department of Transportation (ADOT) to install a ZN"' landscaping or building extensions or arcades. roundabout at the intersection of Superstition Boulevard and SR 88. The roundabout will address the intersection's traffic impact and provide an vii. Install a landscaped median on Idaho Road from the Old West Highway to opportunity to establish a'Welcome to Downtown Ai"gateway, North Apache Trail intersection.This allows access to be controlled to adjacent properties and provides a visual connection to the Town Center property to the ii, Apache Trail currently has three twelve-foot motor vehicle travel lanes per east of Idaho Road. direction. It should have three ten-foot motor vehicle travel lanes with a six- I foot bicycle lane. (The minimum required bicycle lane width is four feet,) Ten- viii, Focus the construction of"Main Streets"where there is existing rights of way foot motor vehicle travel lanes provide slower travel speeds and expedite lane- and require new development to build the"Main Street",as either a private or changing which is necessary for drivers to access roadside businesses. public street,at time of development, iii, Where appropriate, use i i b) Traits landscaping, curb and gutter, or other device to provide protection i. Connect the downtown to the larger community horse and bike traits system. to pedestrians along streets Allow for safe but convenient equestrian crossings at roadways with heavy with higher-speed traffic and to traffic to enable accommodating rider access for downtown activities. help control turning movements in areas where curb cuts and iL Install horse facilities within the Town Center at key points as a terminus for driveways are undefined, the community trail system and accommodate horses with the placement of iv. The Apache Trail median should have curb-and-gutter, The left-turn and right- hitching posts and other equestrian amenities, turn lanes should have straight tapered transitions rather than reverse curves. iii, Establish an equestrian or multi-purpose trail Reverse curve transitions create areas that collect debris, and are difficult to head convenient to the downtown. Consider sweep. The wide,decomposed granite median of Apache Trail magnifies this the intersection of Scenic Drive and Idaho problem, Tapered transitions avoid this problem completely. Road as<a possible site for a multipurpose facility including an equestrian trailhead. v. Scenic Drive should not intersect with Idaho Road, Plaza Drive should curve Provide for horse crossing signals at new and intersect with SR-88-Phelps Drive into the parking area of the existing traffic signal installations at designated horse commercial on the east side of SR-8 8-Phelps, Another curved street should crossing trails within the downtown, connect Plaza Drive through SR-88-Phelps into Idaho Road on the north side of the existing commercial development on the east side of SR-8 8-Phelps, iv. Develop a comprehensive Pedestrian Circulation Plan that connects the three areas vi, With the development of the Town Center consider a trolley circulator system of the Downtown Core. that connects the adjacent resident areas, Central Arizona College, and city neighborhoods with the Downtown Core, v, Explore the possibility of securing a grant fora"Park and Share'parking facility within the Town Center to allow for car pooling and overflow parking for special placed at the back of new development allowing commercial buildings to be events. located adjacent to the road. c) Water and Sewer Service Goal 6.3 -Views of the mountain backdrop at key locations should be preserved and incorporated into the consideration of new developments, i. Enlarge the water line to 12"on North Apache Trail as part of its reconstruction, Strategies- fi. Offer incentives for existing development within the downtown to connect the a) Preserve the view of the Superstition Mountains from the Apache Traii and Phelps local sewer system to the SMCFD#1, Drive Intersection, fii. City staff should poll the owners of properties located east of Idaho Road b) Require a variety of building heights in all large developments to ensure view to see if there is interest in forming a water/sewer/roadway improvement corridors to the Mountains. district, Communities are receiving very competitive bids right now and it is an opportune time to install infrastructure improvements at reasonable costs. c) Protect the Four Peaks view along North Apache Trail with the'Main Street"design. ch Flood Control Goal 6.4-Identify a variety of event locations and activities that will attract resident's 1, The City should conduct a study that develops the framework for handling and visitors alike into the downtown or the region, drainage in the Downtown,focusing on the area impacted by the FEMA Flood strategles- Zone. The study should recommend options to minimi m ze the hazards fro 7, flooding and be the basis a) Purchase the rights from the Bureau of Land for refining the limits of the Management to have for-profit activities at Flood Zone to reflect today's Y conditions.(Appendix A-6) the rodeo grounds.This should be undertaken in conjunction with Pinal County, R, The City should review 1, 1 b) in the design and construction of the North its Storm Detention RM Requirements to develop a Apache Trail "Main Street" incorporate 1� f H "s methodology to provide a eleents that facHitate the use of the street as a Public Space or Central Gathering 3 m Place for the community. comprehensive approach to storm water collection. All storm detention facilities, s, c) Program this Public Space for scheduled and informal live entertainment activities, where, possible, should be Flood Hazard Zone such as Friday night country western jamboree. d) Work with the larger region and regional organizations to attract and program b) Aggressively and proactively enforce the city code in terms of vacant buildings and special events,such as Day of the Cowboy in the downtown or in nearby facilities, properties In disrepair by requiring vacant buildings to be painted and secured and vacant lots to be maintained. a) Identify existing activities that could be connected or attracted to a downtown location,such as Barleen's Arizona OpM Superstition Mountain Historical Museum, c) Utilize volunteers and Community Service workers to do regular maintenance on art facilities, train or trolley connection to Goldfield Ghost To equestrian city property, public rights of way, and private properties owned by low income facilities,etc. individuals- Coal 6.5 -New development in the Downtown Core should utilize the principles of of Establish a downtown"Spring Clean-Up"in the fall of each Vear prior to the arrival suctarnability and serve as a local example of a model 21st Century downtown. of the winter visitors,The clean up would encourage the city and private property owners to fix up,paint,plant,and generally spruce up the downtown to make it as Strategies- attractive as possible for the season, a) Explore the use of solar collectors to power decorative tree lights in trees in the e) When normal procedures are not effective median and right-of-way of Apache Trail and other low voltage applications. the City should use abatement procedures to clean up blighted property and bill the Ed Consider alternative paving property owner.In cases of extreme blight design that is porous for the and where the property might serve a on street parking for the"Main public purpose the City should consider Street"design, using the power of condemnation, c) Promote the downtown as a "Green City"as part of its statement as a 21st Century City working with new Imply r"utation and Measuring Success developments to encourage incorporation of sustainable elements or LEER V1 0 certification into their design. Goal 6.6-Within the Downtown the City should be pro-active in eliminating blight and Process improvements can also serve as incentives for redevelopment. For example,the indicators of decline(Nuisance Abatement), City should consider doing an automatic "fast track" permit process for projects in the downtown core. For developers,time is money,and so if they know they can secure their Strategies- entitlements twice as fast in downtown vs.other areas of the City,that may cause them to consider downtown for projects, a) Continue a proactive code enforcement program in the downtown focusing on blight and visual issues as directed by the City's Downtown Coordinator, opportunity is nvissed by mast people because It is dressed In overalls add looks like woolIr,"--rhomasA Edison Another potential process improvement is to have a dedicated staff member focused on WORK PUN-DOWMWN ROOMP111M INS MUMMUS VMTM'V downtown who is familiar with downtown zoning codes and design standards. Finally, the City might apish to thank about a special entitlement track for small scale revitalization projects in the downtown core— i.e. existing project renovations of buildings less than 0,000 sq,ft. This type of project would be able to secure approvals at the counter vs. having to submit for a normal permit process: , , In the early stapes of iany major downtown revitalization program,the City is usually the party that must.hake the lead,As noted above,there are a variety of improvements and regal tort' changes that the City should undertake to facilitate the revitalization of the Downtown.These include the following:regulatory changes;permit fee reduction;business facade rebate program; incentives, rebates, subsidies; investment in infrastructure or rs r sat�d S projects,These changes coupled with process improvements can work together to incent private investment, r m Goal 7m -The Downtown revitalization program should be organized as a long-term effort by the City of Apache Junction government, residents„businesses,and property d) The City of Apache Junction should cooperate and develop strong alliances with Oweers existing downtown supporting organizations including the Chamber of Commerce, Strategies Main Street,regional eco nomic development agencies,and final County, a) A five year Capital Improvements Program (ci ) should be developed to include Goal 7.2 -The city organization should place a;high focus on implementation of the downtown protects,The first year° IP should be specific and include fundingsources Downtown rn Strategy and the revitalization of the downtown, and detail project descriptions. The succeeding years should Identify estimated sources of funding. Strategies a) Create a Downtown Technical Committee chaired by the Assistant City Manager b) An Annual Work Program with an Implementation Matrix should be developed and composed of key staff`charged with the responsibility to implement the Annual indicating project,responsibility,time fame,and status for all downtown projects Mark Program. )See Appendix S for full program). b) Assign a staff person to be the Downtown Coordinator with the day to day c) The City Council should adopt the Downtown Annual Work program as part of the responsibility to carry out the adopted Downtown implementation strategy, budget process and have quarterly review of progress in implementing the program, c) Assign additional staff support for Downtown Implementation as necessary for d special projects to augment the Downtown Coordinator, Strategies— Goal 7.3 - The city should review all of its codes, processes, and fees relating to a) Establish a development project tracking system where each city step in the development in the Downtown to ensure consistent support for the revitalization development process would have a time frame identified and based on the program, response time by the applicant(developer)a more predictable tirneframe can be established.The turnaround times bythe citywould be set in advancewith the final Strategies— schedule being determined by the responsiveness of the applicant, a) the Zoning Code should be amended to allow staff level approval for Planned b) Require staff comments on development proposals to be submitted in writing at Developments for smaller projects in the Transition Zone, least two days prior to the staff Preliminary Development Review(PDR)meeting. The PDR meeting should focus on reviewing the written comments to identify b) Modify the Meridian Redevelopment Area boundaries to correspond with the significant issues and conflicts.The chair of the PDR should be authorized to resolve Project Study Area boundaries, any issues or conflicts that might arise. c) The Zoning code should be amended to reflect the three downtown zones and the c) The revised written set of comments should be given to the applicant prior to the unique design requirements,uses and development standards of each, beginning of their PDR review meeting.At the PDR meeting, only the applicant, chair or designee, project manager and any required technical resource from the d) An Economic Development web site focusing on the downtown should be developed city should be present, allowing potential investors and developers to secure all necessary information regarding the downtown at one location, d) Appoint and train planners to be Project Managers to provide a single point of contact and oversight for each planning project and potentially each building e) The City Toolkit should be revised making it up to date in terms of development permit.The Project Manager becomes responsible for the project from conceptual requirements,process,fee waivers,incentives,and contacts. review through Certificate of Occupancy and is responsible for its success. f) Establish a clear and predicable fee waiver process for smaller projects. The fee e) Track development projects and time in the system for each planner with this waiver process should be automatic without having to go to the City Council if the information shared with staff and management,Send a report of new projects and project meets predetermined requirements, building permit applications to the City Manager each week. Goal 7.4 -The development process improvements should result in the review and f) Prepare an ongoing report on the status of each project and building permit on a process for new development and building permits in the Downtown Area being bi-weekly basis with special indication of how long it has been in the system and more efficient, Where appropriate, the process should differentiate between small major issues. developments and larger developments, g) Conduct semi-annual training programs on customer service for all levels of the organization and departments, ch Direct the city's annual allocation of Community Development Block Grant funds toward the revitalization efforts of downtown, h) Establish an ongoing customer feedback system to evaluate all development applications by sending a Customer Survey to the applicant or .net with the applicant) after each development approval, building permit issuance, and Existing Conditions and Anvidysiis Certificate of Occupancy. vii 11 I) Revise the Infill Incentive District to reflect actual incentives that are available within The traditional "center" of Apache Junction has been the old Highway US 60 and State each of downtown zones. Eliminate any 'incentive" that is not really available. Highway 88 intersection, especially when the Grand Hotel was located there, With the Add the provision that for smaller, properties specific zoning requirements can rerouting of US 60,the removal of the Grand Hotel,and the decline of Greyhound racing, be waived,and explore the possibility of using Infill Incentive District authority to Apache Trail became a secondary road providing convenience retail to local residents, provide relief from development standards within one or more of the development Many of the properties within the downtown area were developed when Apache Trail zones. was a state highway and was the main connection between the cities in the Valley and destinations to the east. As a state highway,the street's main function was to move high (;oaa 7.5—The City should pursue federal and state grants and programs to revitalize volumes of through traffic, and the roadway was designed to meet that goal efficiently, downtown neighborhoods and commercial areas and determine annually,as part of the The right-of-way, the center median width, and the three travel lanes in each direction budget process,the most efficient and effective way to spend public dorfars to revitalize reflect the highway designation,Businesses that located along the highway often focused downtown, on the trade from people moving through the area—either entering the Valley from the east or leaving to enjoy recreation at the lakes,inking in the Superstitions,or destinations Strategies- to the east. a) Utilize Community Development Block Grants and State Housing Trust Fund dollars In 1994, US 60 to the south was opened, providing access around downtown Apache to continue with the City's owner occupied housing rehabilitation program to Junction rather than through the center of town, Traffic volumes along Apache Trail include housing replacement. dropped dramatically, and new shopping centers began popping up at many of the freeway interchanges to meet the needs of travelers and nearby residents as well. As a b) Explore the creation of a Relocation Assistance Program forchange of use of existing result,Apache Junction has and will continue to experience the challenge of establishing substandard mobile home parks(see Strategy 4.9a), the downtown area as the'heart and soul"of the community in the midst of continuing pressure for large cornmercia)development along the US 60 freeway corridor. c) Focus the city's applications for TEA-21 transportation enhancement funding and other grant program funds through the Arizona Department of Transportation Apache Trail continues to function as a major street, carrying 26,000— 30,000 vehicles toward downtown revitalization projects which address both traffic engineering per day during the winter months. Winter visitors and tourists continue to contribute problems and visual impediments. significantly to the economy of the downtown area,but the highway-oriented commercial businesses of the past have had to adjust to the reality that the everyday traffic along the Trail is more locatly-generated. The newer regional-serving commercial property is now delineated boundaries for the downtown area or sub-areas within the downtown.The along the US 60,and shoppers seeking a variety of goods and services are inclined to travel boundaries varied,depending on the purpose of the study or plan. Two redevelopment the extra distance to a "power center"for the convenience and diversity of shops, The districts wewe formed, the Crossroads Redevelopment Area which encompassed the emergence of the newer shopping centers has contributed to the substantial retail trade Grand Hotel site and the commercial properties along Apache Trail between Thunderbird leakage from Apache function, and Winchester;and the Meridian Redevelopment Area which focused on Apache Trail between Meridian and Ironwood but included residential areas south to Broadway and In spite of the shift in commercial focus toward the freeway corridor, a number of very north to Superstition Blvd, positive things have occurred along Apache Trail. At the west end of the Trail, 55% of Another on-going effort, has been the Main Street Program. The Main Street Program the street frontage properties between Meridian and Delaware have experienced new was formed in 1993 ands adrynnistered by the Arizona Department of Commerce. Its development within the past 15 years, Wal-Mart,Office Max,the Arizona Federal Credit Union, Superstition Harley-Davidson, Starbuck's, Jack-in-the-Box and two commercial role is to help strengthen the relationship between the City of Apache Junction and the centers have opened their doors during that period,with each new building reinforcing business community and to promote business development, The boundary of the Main the viability of the Apache Trail corridor for commercial development, Street Program encompasses a large area extending from Meridian to Goldfield Road and from Superstition Blvd,to Broadway/Old West Highway. At the east end of the"frail,the combination of City of Apache Junction funding and private development investment has substantially revitalized the area between Phelps Drive and Idaho Road, The construction of the Fry's Center(with locations for CVS and Walgreren's pharmacies,Wockbuster Video andTaco Bell)has provided a very contemporary model for q 1A new suburban development,and the city's funding of rarproverrients along Phelps Drive has demonstrated how significant lighting,landscaping and paving improvements can be in creating a pleasing and walkable streetscape. Between these areas of improvement, new development and significant revitalization 57­­ has generally riot occurred to any great extent, Although new buildings have been built, ;,_ iv'o wvq,A"W4 "M such as M ki cDonas,Ocotillo Center,Best western Apache Junction Inn,Sonic Drive in and Chase Bank,the streptscape retains the took and feet of the highway commercial corridor of the 1950's. Older buildings are common,access to the properties is random and not well-defined, landscaping is sparse or absent, parking is not well organized, and overall q maintenance is lower that)average, All 1. DELINEATION Or"DOVYWTOWN AREA" Over the past decade,there have been numerous studies,plans and activities that have Main Street Program Boundary The City of Apache Junction has also designated a Single Central Business District(SC80) 2. GEOGR"HIC DMORMATION SYSTEM that encompasses and connects the Meridian and the Crossroads Redevelopment Areas (See Appendix A-10 for a more detailed map). The SCBD,approved by City council in One component of the Downtown revitalization project was to create a Geographic 2000, allows the city to leverage to land costs and maximize future land values by Information System(GIS), EIS is a set of data that is connected to a mapping system,so offering financial incentives for new development(such as tax abatement)on city-owned that information about specific properties can be shown easily and graphically, In order land. to create the GIS for,the Downtown area, numerous data was collected and organized into data sets that correlated to Assessor's Parcel Numbers(APN),The data sets collected includee Land Use •Floodplain/Storm Water Parcel data Water Zoning and General Plan designations Sewer Building Condition a) LAND USE INVENTORY - Revitalization strategies that lead to positive change in the community must be based on the understanding of the current conditions, In simple terms, a machnap can only be created when two points are defined—a starting point and an ending point. Understanding current conditions (baseline data)also allows for measurement of progress toward the goal of revitalization. Baseline data includes collecting information about property in several categories. APN — the Assessor's Parcel Number is the specific number given to each property, Single Central Business District L Property Address in order to create effective strategies to revitalize downtown, it was necessary to combine elements of the prior efforts into a single,well-defined geographic boundary it;, Current owner of the property for the downtown area. Utilizing information from previous studies and an evaluation of relevant data as noted below,a boundary for discussion specifically about revitalization 11L Current use of the property has been established. The boundary extends from Meridian to Winchester along Apache Trail,and includes the Civic Center/Governmental complex to the north and the Central IV, Current zoning designation on the property Arizona College campus to the south, Whenever this document refers to the "Project Study Area"or'Downtown Area"it is this boundary that is being described. V, Building Condition 3. ZONING properties along Apache Trail between Meridian and Delaware,and has led to numerous new buildings,such as Superstition Harley Davidson,Arizona Federal Credit Union and CB-2 was the county's zoning on properties along the Apache Trail prior to the city's Office Max, A good example of the planned approach is on the northwest corner of incorporation, That district allowed the most intense commercial uses, which is Apache Trail and Delaware,where several properties(Jack-in-the-Box,Star uck's and the appropriate given the Trait's classification as a State Highway at the time(See Appendix Aaron's shopping center share access drives and amenities. There are other properties A-11 for a more detailed zoning map), The city's zoning ordinance, created from the that have rezoned to C-3/PD but have maintained the existing buildings on the site. county's ordinance, carried over the county's CB-2 zoning along Apache Trail, and the Examples include Food City, Safeway Center, Checker Auto and the Superstition Plaza majority of the properties have retained the CB-2 (General Commercial) designation, Center. When redevelopment occurs on these properties in the future the city anticipate$ Those,properties that have redeveloped overthe past two decades have been encouraged that they will incorporate the principles of planned'districts as well, by the city to rezone to one of the city's more contemporary commerciai districts,which in this area has been C-3/PD, The rezoning of the Grand Hotel property and adjacent properties to CCD (Center City District) has introduced the most dramatic change in land use planning for the downtown area, The CCD is a planned district that allows for greater building heights ....................... ,.............­­­.................------ and intensities of use than any other zoning in the downtown. Unlike the linear nature iomng of the commercial corridor along Apache Trail,the Center City District anticipates a more compact downtown core, with an emphasis on pedestrian movement. Ground-floor retail uses are encouraged,with office and residential uses above. To the north of the CCD is an existing Governmental/Civic Center complex that includes the City Hall, Police Facilities, Multigenerational Center, Library, Pinal County facilities, and Post Office,The building stock is relatively new and the civic uses strongly support all active and vibrant downtown core. The western portion of the Apache Trail corridor,between Meridian and Delaware,has utilized rezoning from CB-2 to C-3/PD and has subsequently revitalized to a suburban- type development standard without incentives or special considerations. Given that revitalization of one property can stimulate revitalization of properties nearby, the remaining properties within that section will ultimately be revitalized or will remain reasonably well-maintained, The area of transition between the suburban developments west of Delaware to the CCD Whereas the CB-2,zonrng anticipated independent property-by-property development, core east of San Marcos has generally not been revitalized, These properties are smaller the Planned Commercial districts promote broader planning principles, such as shared and shallower in depth than that west of Delaware,which makes the feasibility for new driveways and parking, Rezoning to the Planned Commercial districts has occurred on development dependent upon the assembly of small properties into a"critical mass"of developable land. This area is In a holding pattern,with aging buildings and a wide mix of land uses. It is uniite ty that significant reinvestment in this area will occur without some small properties that intervention, incentives,zoning flexibility or zither mechanism, undergo revitalization Sri ° wa individually. There , The area south of Old West Highway between Phelps Drive and Idaho has been revitalized are several vacant ,u ,z in a manner similar� that along t � weat end f Apache Trail, T ryent r was U parcels teAllih#rt the rezoned to g- ,and larger property sizes allowed for the creations of viable building pacts study area, The most with adequate parking. The Central Arizona College is planning for a substantial campus significant is the expansion,with are increase in student enrollment providing more potential customers grand hotel property, �> for nearby businesses. which h is large enough a a @ to accommodate North of old west Highway,the site recently rezoned to Center City District represents a signifigant the opportunity to create downtown core from vacant and/or underutllitetl properties, ��� ��� � ���ers ��« ���� lost rep l development, There �, #, are several otherl 4. EXISTING LAND USE parcels of at least "" _---_.._----—--- ------- acre, in size. One is a rt" healthy downtown contains a mix of uses,both horizonta fly among different properties) 9-acre parcel on the and vertically!within the same building!, Not every downtown contains exactly the same north side of Apache mix of uses, as each downtown serves a unique function within each community, But Trail between the Arizona<Federal Credit Union building and the Jack-in-the-Box understanding the land use mix of the downtown area can help the community plan for restaurant. Because this parcel is located within the area already:experiencing growth and make better decisions about future land use decisions, revitalization and has significant frontage on Apache"frail,it is an attractive property for new development in the near terra.However,r,it also has significant flood zone a EXISTING LAND USE - Evaluation of the land use mix within the downtown is issues which constrains the development. Properties within the area bounded important for several reasons.' The land use mix illustrates whether there is a by Delaware and thunderbird are less likely to be developed soon The vacant functional balance of land use types (residential, corr,naeresal office, personal property at the northeast corner of Apache Trail and Ironwood is attractive because services,etc.)within the area. Understanding this mix helps to identify types of of its frontage on two major streets, and could be one of the first parcels to be uses that should be targeted for business recruitment to the downtown and helps developed, new businesses understand where vacancies are located and where their cutca er and competitors are. cl VACANT BUILDINGS ANDTENANT SPACES-"there are always some vacant buildings and empty tenant spaces in shopping centers. Businesses move in and rnove out b) VACANT LOTS AND UNDEVELOPED LAND w Vacant land can be troth a fundrance for a variety of reasons in any economy, When the trend is from few vacancies and a benefit to downtown revitalization, While providing an opportunity for new toward a higher number ber of vacancies,there can be several reasons, A large number building,available undeveloped land can reducethe impet;u to redevelop properties of vacancies can be an indicator of an oversupply of space available.fluctuations in with older buildings, On the other hand,having a tame undeveloped area provides economic conditions;or a growing number of tow duality or inadequate spaces that for the creations of a unified development concept that would not be passible on do not meet the needs of new tenants. S. rUTURE 1"D USE commercial strip beginning in Apache Junction and continuing into Mesa and Phoenix, it also served as the main corridor for recreational traffic to Roosevelt and Apache Lakes a) DEVELOPMENT POTENTIAL- in addition to providing immediate data on existing and mountains. vacancies and land use< types an analysis can be made of the potential for development and redevelopment.Some properties within the study area are not The role of Apache Trail as part of the highway system continued until the 1994 when US currently being used to their highest development potential, In other words,the 60 was moved two miles south.With the relocation of US 60 Apache Trail began a slow zoning on the property allows uses that are more intense than the property is decline serving more and more as a commercial strip for convenience shopping by local currently being used for(such as residential uses on commercially-zoned property), residents and a local road connection to the Phoenix metropolitan area, US60continues Projecting future growth impacts,such as water and sewer lines,should be based to be the main access freeway into downtown Apache Junction from the south and east on what the property could be used for (in conformance with General Plan and using the Ironwood and Idaho exits,Access from the east using the Old West Highway is zoning designations)and not what it is currently being used for, constricted by the poor visibility and unsightly images, b) REDEVELOPMENT POTENTIAL-The quality of existing buildings can be an indicator More recently,access into the commercial area of Apache Trail has also been modified by of the likelihood that property owners will reinvest in their own buildings. Too the completion of 202 Freeway approximately 5 miles to the west.The 202 Freeway has often buildings will be allowed to decline because of a handful of poorly maintained two major exits serving the Apache Junction area,Superstition Boulevard(University at buildings nearby, Conversely,reinvestment in a few strategically located properties the 202 freeway exit)and Broadway Road with a secondary access to Apache Trail(Main can stimulate improvements by adjacent Properties. A good example of this is the Street in Mesa).A significant number of regional trips into Apache Junction are beginning Apache Trail corridor between Meridian and Delaware. Numerous properties have to use this option, been redeveloped because of the initiative taken by a few properties(Superstition The relocation of US 60 provided Harley-Davidson, Viral-Mart., and Office Max), The inventory includes a rating of convenient access around downtown overall building condition because of its Importance in anticipating area-v4de, Apache Junction rather than through the decline or identifying the precursors to large scale improvement. center of town, Traffic volumes along Apache Trail dropped dramatically, and Infrastructwe Assessmertt new shopping centers began to occur at many of the freeway interchanges in VIII adjacent communities to meet the needs of travelers and neat-by residents as well, Apache Trail continues to function as a 1. TRAMC major street, carrying 26,000 vehicles Apache Trail has traditionally been the major transportation corridor serving the Apache (both directions) per day in the summer Junction area, it was first a trading route for the settlers and travelers and later was of 2007,Looking at the east-west corridor included as part of the United States Highway system,As automobile traffic increased of Broadway Road,Apache Trail,and Superstition Boulevard there is an estimated daily during the 20th Century Apache Trail served a major east-west highway with a related traffic volume of 50,000 trips,That number is expected to go up to 57,000 daily trips in the 2010-11 time frame. Within the Arizona Water Company lAzVVQ project study area pressures and flow rates are generally adequate. Nearly all parcels have existing water service or front on an There are four primary north-south roads,Meridian, Ironwood, Idaho, and Tomahawk existing water line that could provide water service. There is an undeveloped area in the with all but Meridian having an interchange with US 60. In 2007 this corridor carried eastern portion of the study area between Apache Trail and Old West Highway,east of approximately 36,000 trips south of Apache Tail to US 60(Apache Trail and Old West Idaho Road that lacks water infrastructure. This area consists primarily of undeveloped Highway are not included)with half of that volume north of the Apache Trail,By 2010 this parcels, and because of this, water infrastructure has not yet been extended into the corridor is expected to carry 42,000 trips south and 24,000 north of Apache Trail. area, Extension of the water system into this area will typically occur as development takes place. Arizona Water Company policy requires water line extensions to be paid for Based on projected growth, the Apache Trail, Broadway, and Superstition Corridor is by development at the time of construct on in order to connect to the water system. expected to carry 77,000 trips by 2020 or a 50%increase in vo ume over 2007,the north- south corridor is projected to carry over 61,000 trips reflecting the increased significance The Apache Junction Water Utilities Community Facilities district (AJWUCFD) provides of the 202 freeway access, water service to a small portion of the downtown project study area. AJWUCFD was forl,ned in 1994 by the City&Apache Junction as a Community Facilities District authorized The"comfortable capacity"of a traffic lane is 8,000 vehicles per day.With these volumes, under state statutes. In 1995,the District assumed operations of the Consolidated Water a four lane road(Broadway and Superstition)could carry 32,000 trips and the six lane Company, previously also known as the Davis Water Company and the Palm Springs Apache Trail approximately 49,000 trips,With the projected 2020 east-west volumes a Water Company, all of which were private water corruxames, The AJWUCFD provides six lane Apache Trail can easily accommodate the traffic.if Apache Trail were reduced to water service to all of the Consolidated Water Company's former service area,as well as four lanes the average lane volume would stfli be below the"comfortable capacity"with many other areas that have,over time, been incorporated into the AJWUCFD's service an average of approximately 6,000 trips per lane within the east-west corridor, area. For the north-south corridors in 2020 the highest volume is south of Apache Trail,The As with the AzWC,providing peak potable deliveries is not expected to be a constraint to highest lane volume is at the Broadway intersection but still within a comfortable capacity development within the study area given the level of anticipated future development and The data are generalized approximations by corridors and do not provide directional revitalization, Fire flow requirements are typically the more critical factor in water system volumes by street. However, the projections provide a clear conclusion that there is deliveries. The existing 6-inch water lines are generally considered adequate for providing substantial street capacity to accommodate 2020 traffic projections in the downtown for residential fire flow requirements and small commercial fire fighting requirements, the expected commercial and residential growth(See Appendix C for detail). Should significant intensification occur within the downtown, improvements to the water system may be required.The level of required water system improvements could 2. WATER SERVICE be mitigated by fire sprinkler system installations, The downtown project study area is served by two water providers;the Arizona Water In conclusion the water service to the area should not be an obstacle to redevelopment, Company and the Apache Junction Water Utilities Community Facilities District (See More specifically: Appendix A-12 for Boundaries),The Arizona Water Company(AzWC)serves a majority of the downtown area,The following is a discussion of each of these,water companies and i, Potable water service,including reasonable fire flow requirements,should not their respective service areas, pose a constraint to development for properties within the AzWC or AJWUCFD service, ir. Revitalization proposals within the AJWUCFD service area with large building When the SMCFD was originally formed in 1992, many of the properties within the areas or special uses should investigate fire flow requirements in order to be downtown revitalization area were already developed. These properties had existing assured that these can be met with the existing 6-inch line sizes in the area, onsite wastewater disposal systems(typically septic tanks and leach field )that provided wastewater disposal capability. 3. SEWER SERVICE Under SMCFD rules, connection to their municipal sewer facilities was, and currently The service area for the Superstition Mountain Community Facilities District No� remains, optional. However,onsite wastewater disposal systems must be, periodically I (SMCFD) encompasses much of the City of Apache Junction, including all of the replaced or rehabilitated when their components fail, When this occurs, Pinal County downtown revitalization area. The SMCFD was formed in 1992 as a Community Facilities Health Department regulations may require connection to the sewer system even if the District authorized under state statutes, The District was formed to provide sewer property previously had an onsite wastewater disposal system. service primarily to the City of Apache Junction. The Apache Junction City Council Appendix A-13 shows the properties that are currently connected to the SMCFD sewer established the District as a separate taxing entity that operates under the jurisdiction system. Most of the parcels within the Downtown Revitalization Study area are served of an independently elected board of directors. The District plans to ultimately provide by the District. The remainder of the parcels either have onsite wastewater disposal sewer service to most development within the City of Apache Junction, systems or are undeveloped. No deficiencies in the existing SMCFD gravity collection system are known within the Downtown Revitalization Study Area. As documented in their 2006 Wastewater Master Plan, the District plans to expand the capacity of their wastewater treatment facility to meet future needs as flows increase. The same is true for the District's lift station. In conclusion: L Municipal sewer service is generally available in the study area and should not pose a constraint for most property owners wishing to develop.One area within the Downtown Revitalization Study Area does not have close access to gravity sewer,lines. This area is directly east of the"Y'formed by Apache Trail (Highway 88)and Old West Highway(U,S.60). This could become a constraint to future development in this limited area. Since the area is close to the more"traditional"downtown core,a plan to extend sewer service,along with possible'incentive plans,may be appropriate, ii, Generally, parcels currently relying on onsite wastewater treatment facilities within the Downtown Revitalization Area should be encouraged to connect Sewer Service and District Boundaries to the sewer system as their systems become obsolete. Septic systems and leachfields,which are appropriate in'-a rural environment,are less desirable in Revitalization Study area.< This Master Plan should focus on the following supplemental a suburban/urban environment especially when groundwater is an important drainage and flood control rneasures° drinking water source. Incentive programs aimed at increasing connections to the sewer system should be considered to the extent possible, i. Improvements to drainage channels,storm drain t systems, and culvert systems (both pipe and 4. MOOD CONTROL box culverts). Regional stormwater detention facilities at key upstream locations from the core The City of Apache Junction regulates floodplains and drainage within its corporate droontown area and Apache Trail. These regional boundaries through the Apache Junction City Code (Volume It, Chapter 5, Hoodplain detention facilities could have the benefit Management and Storrnwater Regulations). As the designated floodplain management of reducing downstream flooding potential, agency,the City has the responsibility of complying with Federal Emergency Management decreasing the impact and extent of the SFHA, Agency (FEMA) requirements, as well as coordinating with other drainage regulatory and fulfilling retention/detention requirements for key commercial and retail agencies including the Isinal County Flood Control District,the Flood Control District of areas within the downtown area, Maricopa County;and neighboring communities, fi, Investigating opportunities for utilizing these regional detention facilities as Two FEMA flood zones,designated as Special Flood Hazard Areas(SFHA's),exist within recreational facilities,providing the area with additional park amenities, the Downtown Project Study Area, The first is located along the north side of Apache Trail from Meridian Road to Old West Highway. The second is located on the north side iii. Assessing the potential for the restudy of the SFHA on the north side of Apache of Old West Highway(U.S,60)east of Idaho Road. Both are shown on Appendix A-6, The Trail from Meridian Road to Old West Highway.SFHA has a significant impact second SFHA on the north side of Old West Highway has a very limited impact on the on developed and undeveloped property immediately adjacent to Apache Trail. Downtown Revitalization Study Area and will not be a focus of this report, The SFHA was identified and mapped over 27 years ago. Significant changes have occurred in that time period,the most notable being the construction of The SFHA on the north side of Apache Trail was established in 1982 when the City's the Apache Junction FRS, first Flood Insurance Rate Map(FIRM)was adopted, This SFHA is an'AH"zone,which is described on the FIRM as a zone with a "flood depth of 1 to 3 feet(usually areas of pending);base flood elevations determined," IX a Market Anatysts aind Evaluation Many of the drainage sterns within the Downtown Project Study area were developed prior to standardized drainage,requirements and regulations being implemented within the City. Because of this, provisions for drainage vary widely withirt the study area. The objective of the market analysis is to provide an understanding of the potential square In some areas, drainage systems are nearly non-existent, while in other areas, fully feet of space for retail and office and the number of residential dwelling units that can be engineered and constructed drainage solutions are in place, supported in Apache Junction by 2020, which can then be translated into acres of land use for the Downtown Redevelopment and Implementation Strategy.In doing so,multiple In conclusion,an Area Drainage Master Plan should be considered for the Downtown reports, provided by the City, were reviewed and an assessment of market conditions including current demographics,potential retail spending and real estate market demand c) A little over half of the homes in Apache Junction,the PMA,and the Downtown Area that exists in Apache lunction and the surrounding Trade Area was conducted, Three are owner occupied.Due to the seasonal influx of population in Apache Junction consumer segments were analyzed(resident,employee and visitor)and a demand analysis during the winter months,33.1 percent of the housing stock is classified as vacant, was prepared for retail,office and residential uses.Below are the key findings, but a portion of those homes are expected to be second homes owned by winter residents.Data from the Salt River Project(SRP),the local electric utility provider, I. RESIDENT WURKET SEGMENT rINDINGS indicates that 18 percent of the active residential accounts in Apache Junction are winter residents. Three study areas were hidentified which include the City of Apache Junction, the Downtown Area and the Primary Market Area (PMA). A socioeconomic profile was ch The median household income for the Downtown Area and Apache Junction is created for each area over a five year period,As part of the planning process,it is critical $36,138 and$40,475 respectively,which is lower than the PMA at$49,723.Each to understand the demographic profiles,consumer expenditure and real estate trends of the three;geographies falls short of the median incomes in Mariccipa County at which ultimately influence demand for residential,retail and office space. $S8,74L a) The population in the three study areas is expected to continue growing, but the e) The PMA has the highest percentage of educated people with over 89 percent of PMA, which has a population its population possessing a high school diploma or higher.Median ages for all three of 75,582, will experience the geographies range from 41-47 and the area is expected to trend toward an even strongest overall growth, The APW*AO*M Traft older median age. Downtown Area population growth will be more aggressive f) Apache Junction residents are primarily employed in the fields of education,health, than it has been in previous social services,retail trade,and construction,Only 12 percent of Apache Junction years, Household sizes in all residents both live and work in the City. The remaining employed population three studies areas average commutes primarily to Mesa,Tempe,and Scottsdale to work. around 2 people per household, which are likely indicative of the large retiree population and the g) Based on estimates by Retail Coach,in 2008,the total retail spending by residents absence of children within area in the Apache Trail Trade Area was$356 million, Potential spending topped$1.1 households. billion,although there is believed to be a leakage of over$800 million,Some of the retail categories that display the largest trade leakage include general merchandise, b) The core Downtown has the lumber and building materials,new and used cars,radio,TV and computer stores and restaurants. lowest .median income, highest m median age and the highest residential vacancy rate, 2. EP"LOYEE T*IJLRX=SEGMENT FINDINGS There are 5,880 people working in Apache Junction today, of which 80 percent are commuting from outside the city.These jobs are concentrated primarily within education, 2020.Summarized below are key findings and a table that Shows the projected demand health care, social service entertainment, accommodations and food services. The for each product type, spending potential of the employee population is calculated at$9,1 indlion annual and could be significant to support future retail in the downtown area. a), Overall,the Apache Junction Municipal Planning Area(MPA)has seen a 7,6 percent I increase to the existing retail inventory, absorption has been moderate, and 3. VISITOR POPULATION FINDINGS vacancies have trended down to the current rate of 8,6 percent, a) There are two components to the visitor segment population. First there are the b) the demand for nstad space is 243,947 square feet growing to nearly 1,2 million winter residents who reside in Apache Junction for part,of the year and then there square feet by 2020 are visitors or tourists who pass through the community, Both contribute to the City's econorny through their spending. c) The office market in the Apache Junction MPA has typically been undersupplied; extremely low vacancy rates of 0,0%between 2001 and 2007 have since spurred b) Winter residents have a significant impact on Apache Junction's econorrip however, considerable office construction, quantifying the exact number of winter residents and their impact is challenging, due to the fact that little data is available, d) Apache Junction MPA ended the second quarter of 2009 with an office vacancy rate at around 18.8 percent,Based on conservative office employment pro ctions, c) To estimate the number of winter residents,Data from the Salt River Project(SRP), the estimated demand for office space is nearly 130,000 square feet growing to the local electric provider was reviewed.This data revealed that the peak months 373,000 by 2020. for active residential accounts is January through March,Taking a 12 month average there are 29,442 active residential accounts, of which 5,466 or 18,4 percent are e) Over 50 percent of the existing housing stock in Apache Junction is mobile homes, classified as winter residents.This figure does not include those residents who keep boats, RV's or vans. The vacancy rates within the housing stock are 30 percent, their accounts active,so the percentagp of winter residents is probably understated, which is reflective of the seasonal residents, d) The City's Visitor Center keeps track of tourists/visitors that stop bv their office for f) Based on the housing demand analysis, Apache Junction MPA will not need information. Based on the 2008 data, there were 28,353 visitors that requested any additional units in 2010 given the surplus of 481 units; however by 2020 an information, However, these figures do not distinguish between winter residents additional 7,971 units will be needed, (who may have requested information)and tousists, g) Housing demand could be greater as housing units in the market are replaced,and 4. AMRKET DEMAND rINDINGS residents and winter residents seek newer alternatives to mobile homes, A demand analysis was conducted utilizing population and employment projections from the Central Arizona Council of Governments (CAAG) for the Apache Junction Metropohtan Planning Area(MPA),The demand analysis is for the years 2010,201.5,and Retail Sq"re re et f) In the short term,there is very limited or no demand in retail,office and housing, 2010 0-is 2020 however there is potential for a rebound in the market and for each product type. Conservative 243E,9947EA 1 6 1 35,535 1C1,186,761 such is dependent on the general economic recovery of the area. Moderate 257,016 707,924 1,374,082 0111 a"Fee 2010 - 2015 2020 X a Community Ownership and Outreach Conservative 129,935 246,209 372,797 Moderate 163,843 350,521 rqr,8S9 An integral part of a successful downtown program is the active engagement of the City Council, community, city staff, property and businesses owners in the Downtown. 2010 2015 2 20 Consequently an outreach program has been actively pursued in many different venues to Conservative A&I 3,013 7,971 develop the DRIS. There have been quarterly meetings with the members of City Council Moderate -223 4,297 11,015 over the one year of the development of the KISS with public presentations on the status of the work program and discussion on the key issues or questions where direction was S. GENERAL CONCLUSIONS needed,In addition to the public Council meetings there have been numerous individual meetings to ensure Council comment and input was achieved, a) Winter residents contribute to the economy,but little data is available to understand to what extent.Quantifying this demographic segment would be valuable, A second avenue of outreach was the City staff in the form of a Technical Advisory Committee (TAC) which b) There is a significant amount of retail leakage taking place and the majority of retail met every two weeks during the one year study,The TAC expenditures are flowing to surrounding communities. was composed of key staff and provided feedback and a source of information (See Appendix D for a list of the c) Apache Junction currently tacks the population and housing density needed to TAC members}, attract and sustain new retail. The third focus of the formal outreach program was the creation of ch Based on historical vacancy and absorption,there could be a strong appetite for a Stakeholders G roue m ade up of office space in Apache Junction once the market rebounds, representatives from the key commercial and property Stakeholders Group owners in the project study area. Representatives from the neighboring residential areas, and various civic and id Apache Junction's housing stock is largely composed of mobile homes,a portion of educational representatives were also active participants in the Stakeholders Group.The which may be in need of replacement.Housing demand findings do not distinguish intent of this group was not to be a recommending body,but rather to serve as a sounding between housing types or potential desire for redevelopment. board and a realty check for the implementation strategy. Their,assessment of problems, opportunities,perceptions and deal-killer issues were essential in successfully guiding this effort through the mistakes of the past(See Appendix E), The objectives of the outreach program were to ensure that the community was intimately involved in the formation of the Downtown Revitalization and Implementation Strategy, The outreach to the larger community also that it is a community product,that agreement was reached on a shared vision and that a included an Expert's Panel where local and shared understanding of the ire plernentationstecis was achieved, national experts on a variety of downtown subjects conducted a half day workshop with the city staff and an evening session hosted by the Stakeholders Group with over 2S people in attendance. The experts represented diverse areas such as housing, economics, architecture, branding, and downtown development. Expert Panel The other major public outreach session was a Business Development Seminar with over The greatest danger for most 60 business owners in attendance on how to"Thrive During Difficult Times!'conducted by a national business coach and speaker, ofusisnot thatouralm is too in addition to the more formal outreach program,other efforts were made to ensure,there high and we miss it, but that was as wide of range of viewpoints. This included having a local office and creating a downtown web site (wnnwdownpswnaj.corn), posting all reports and presentations on it, is too low and wereach it. the web site, and numerous one-on-one meetings with property and business owners -- Michelangelo in the downtown, This extended outreach of also included numerous presentations to groups including the Chamber of Commerce, Apache Junction Citizen's Leadership Institute, Superstition Mountain Horseman's Association, Superstition Area Networking and Development (SAND), Central Arizona College Student Council, and Central Arizona Association of Governments. An important part of the outreach program was the location of a separate downtown office on Apache Trail, All of the stakeholders meeting were held there as well as many informal meetings with staff and residents. A separate office focusing on the.Downtown underscored the significance of the study and allowed the integration of the work effort into the fabric of the Downtown, Appendix XI■ A. Base maps ....................................................A-1 to A-14 1. Project Study Area.........................................„...A-1 2. Redevelopment Districts.....................................A-2 3. Infill Incentive Districts............................ ......A-3 4. Downtown Zones................................................A-4 S. Apache Trail Median..........................................A-5 6. FEMA Flood Zones.............................................A-6 Y. Downtown Core.................................................A-? 8. Conceptual"Main Street"Design.........................A-8 9. Downtown Circulation Map.................................A-9 10. Main Street Program Boundaries........................A-10 11. Single Central Business District.........................A-11 12. Existing Downtown Zoning................................A-12 13. Water District Boundaries.................................A-13 14. Sewer Service and District Boundaries................A-14 B. Proposed Downtown Work Plan..........................8-1 to B-9 C. Traffic Analysis and Impact Criteria................C-.l to C-11 D. Technical Advisory Committee................................. D-1 E. Stakeholders Group...................................................E-1 F. Sign Code Matrix.............................................F-1 to F-S G. Downtown Zoning Checklist ............................ G-1 to G-3 H. Characteristics of a Great Downtown..........................H-1 DOWNTOWNREDEVELOPMENTAND IMPLEMENTATION S 'nP i �i ., a t§}4�£ � � I� i, ` � ,', � £"r�,�Jf tit � � �t,p � � s S � i i :.. � �(Mils �� � 9 Y r � � �v iyt t it .i }{ .. e r.< � � r 1 V t�'f) i U..fJ e t w e £� j�£ y�1 w £,� H .� £ 5,. ,...,� t +1� t. T �. 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STRATEGY Cry D fi" ED POW r t lz r Downtown Pedestrian Tovim Center Specialty Retail - Office/Residential4n Apache10 it d s�„ "Main Street" x �=r t Y � ty Complex u Peal Count - Federal RE4t Central, , u�a�College O VACANT" PARCEL - r MOStEE HOME PAR[ SPtw�i � A - 3vwtTem a 77q�1717 at PARALLEL PAR[ING � +# 1004 Y S #., Pro }E A-8 CITY OF ® S' � 5: Rcn[hpAPott wi j 3 f �✓;1c�``�4 3i f ? 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X, -0((,q Au A wi z tel BROADWAY OTH 00 0 lot 11\0 vp 009 OP G welt DOWNTOWNREDEVELOPMENT AND IMPLEMENTATION STRATEGY A-13 n x agt t t 1 # ! t # t i Ali A Foll'i W # GOAL H - Adopt a consistent brand that focuses on the Superstition Mountains as the main image for the community and downtown and incorporates the "western"feel of Apache Junction in areas such as equestrian, historical mining, cowboy life style, outdoor and recreational activities. a) Include a consistent"brand"in the 11 1111 i�1 1,' 11' pTernotion of the downtown. III 11, .III I be set mide'each year p2mote the brand. 1 illl 111 .II I I I. II. 1 ' I I Ii .11 i1 ' I f{{ i1, - 7141 I III.1' iocorporatingan11Arizonafeelfor i' Transition Zone GOAL 1.2 Clearly define the edges or entries of the community and the downtown to create a separate identity and image.The purpose is to create a unique identity and brand"for the community, and to I • create a sense of arrival into the downtown. Gateways Iol1 be installed • o /nl. 1 the I, i„town. �,��■�__-_111,_1111111_11, 11111111=T14N IliaIp , II'I l l 1' II I'/1' , II. , f i t . i i i t ' �,.__-■-■-_11�._ 'd06L 1.3 Develop a comprehensive wayfinding program that identifies Downtown Apache Junction and the major buildings and activities within the downtown. Develop gn temphant thatcan be used lot pulblitic togway_vign. ��,--._. , i 1 ___,_■ • I I I .I 11 1 I ,I. I, 1 o.I 1 i up_city facilities, newsips thatidentify fe, and county building locations. d) lartall seasonal baners along Apache Trail that celebrate the history of Apache Junctiou. 11 •. I localmajor , Ions on installing wayfindingsiguage. _■_�G1'tJ•R1� ,. -„,- GOAL .4 - Strategically focus the branding and advertising to attract winter visitors and special activities. DOWNTOWN REDEVELOPMENT AND IMPLEMENTATION STRATEGY B-1 b) Working with local businesses jointly promote or sponsor events and activities. A $ 2010-2011 c Identify ways to attract horse owners and a lore the construction of a trailhead. B $ 2011-2012 d Provide opportunities for stables adjacent to BY parka. C AIH 2O12-2013 e) focus advertising and media outreach on outdoor recreation. B S 2011-2012 9 Provide a local events calendar of scheduled activities and events for residents and visitors. A S 2010-2011 2. THREE ZONE CONCEPT t , Apache STRATEGIES Priority Cost Lead Person Support Dept Time Frame fictions Status a) Divide the downtown area into three distinctive zones for work program. A N/A a I.L 2.2 - Modify the General Plan, city codesand policies , reflect the specialof the downtown and uniqueness of each of the three districts. STRATEGIES Priority Cost Lead Person Support Dept Time Frame fictions Status � a) Create a zoning overlayzone for each of the three districts. A S 0 b) Develop new Design Guidelines far each of three Dow SS atowa Bones. B c) Allow no"onforming properties more latitude in redeveloping by modifying the zoning code. A S d) Modify the General Plan tore resent the downtown area as a mined use designation. A H/A e) Amend the zoning code to allow mixed uses by right in all zoning districts in the downtown. C AIH tl Revise the sign code to allow signs reflective of each district. A S •0 Consider the use of"revocable permits"tor ground mounted"signs along Apache Trail. C NIA 3. APACHE TRAIL MEDIAN WL-3.1 . Visually tie the-downtown toge I t-her th-r-o-ugh the-e-nhanced treatment of median-s in t I he downtown-area focusing on Apache Trail. STRATEGIES Priority Cost Lead Person Support Dept. Time Frame Actions States a) The number of lanes on Apache Trail should remain as 6 lanes. A N/A b) The width of the center median an Apache Trail should remain intact and preserved. A A!H c) The medians from Meridian to Winchester should be enhanced to visual link the three zones. A SSS d) The median improvements should include lighting,public art,signage and additional landscaping. B $SS e) On-street bike lanes should be added along Apache Trail. B $ 8/24/2010 B-2 CITY OFAPAcHE JUNCTION 1:L �1.2 - ft-ediam improve-ments-should be constructedi of i I inprovementsover t he project. STRATEGIES Priority Cost T ead Person Support Dept Time Frame Actions Status a) The improvements on the median should be done systematically and in a phased fashion. A N/A b) Landscape center medians should be added on key adjacent streets. I: No vide , convenient non-motor ,,, .,, across Apache STRATEGIES Priority Cost bead Person Support Dept Time Frame Actions States a) Provide an 8 foot wide sidewalk along both sides of fl ache Trait. C SS b) Provide griped crosswalks at signalized intersections and provide midpoint signals in the medians. B $S c) Signalize the Winchester-Old West Highway intersections. A SS d) Assess connecting future trails into the Town Center. B $ a 4. RUITUMATIONIECONOMIC VITHIIITY , t barriers to revitalization„ of small properties Ishould„ be mitigated. STRATEGIES Priority Cost Lead Person Support Dept Time Frame I Actions Status a) Encourage commercial buildings to connect to existing sewer does through financial incentives. B ; b► Address the existing flood plain designation along the north side of Apache Trait, A g Piaal Coce Gran c) Impact fees waived for new development less than 20,000 square feet in Transition Zone. A N/A C I'L 4.2 - Support the revitalization of existing buildings a , smaller properties , STRATEGIES Priority Cost Lead Person Support Dept Time Frame Major Issues Status a) Adopt design defines far Transition Area in order to achieve a morn southwestern ima B ; 0 b) Establish an ongoing Traasitan District Business Owner Association for this area. A N/A " c) Sponsor a series of businesses development seminars to promote the area. B ; d) Secure federal,state,at county monies for an ongoing facade mat6ing grant program B N/A e) Identify 41 locations within the district to erect western features to support the brand. C SS q Facilitate adjacent property owners working together to improve access. A N/A ) Provide free initial arehitectaral desip assistance to properties that are prokosinj to remodel. A N/A GOAL 4.3 Develop a downtown that is unique within its boundaries and from the freeway oriented uses along US 60. 8/24/2010 DOWNTOWNREDEVELOPMENT AND IMPLEMENTATION STRATEGIES Priority Cost Lead Person Support Dept Time Frame fictions Status a) The zoning code should be revised to reflect the unique characteristics of each Zone. B NfH b) Offer three year partial tax rebate to local businesses to relocate downtown. C g c) Allocate percent of new city sales tax from development outside downtown to DT. B I N/A I! Identify1actively recruitowned businesses1 1organizationsfor the TransitionDistrict II -the Town Center.-- STRATEGIES Priority Cost Lead Person Support Dept Time Frame Actions Status a) Make personal contact with targeted businesses in adjacent communities. A NIA b) Parti' ate and make presentation to local civic gmaps on Downtown Al. A NIA c) WOW an annual award given to most significant revitalization contribution. A NIA ro d)Consider forming a BID for enhanced services. C $�GO t,.y a j Promote I Apache junction1 the downtowni.se or i for i the area's i STRATEGIES Priority Cost Lead Person Support Dept. Time Frame Actions Status 14 a) Work with local and regional agencies to coordinate and promote the downtown area A N/A „0 b) UAW a communitybased organisation with representatives from major tourist attractions. A N/A Irk§ c) Consider dedicating a potion of the City of Apache anction's Transient Udging Tax for tourism. B S COAL 1 1Promote public art and local artists as a uniquefeatureof public i private downtown development / for creatinga uniqueniche in thedowntown. STRATEGIES Priority Cost Lead Person Support Dept Time Frame Actions Status !!^^^ a) Allocate 1'%of the construction cost of new public projects for art within downtown. C S b) Public art projects should attempt to select artists from the area A N/A c) Invite volunteers from the arts community to review new city public project& B N/A d) Invoke students at CAC in a local downtown arts competition. C N/A l0 e) Work with the arts community to secure a building for a local retail outlet for local artists. C g 1Ind' 1 u liparl strong, existi ngresidentiali IF STRATEGIES Priority Cost Lead Person Support Dept Time Frame Actions Status a) Program infrastrcucture improvements(water,sewer,streets)to eliminate defiencies and enhance liveability. B SS b► Provide safe,convenient edestrian connections 6etweeu neighborhoods and dawnmwn partienlarty m Downtawa Core. B g B $ 8/24/2010 B-4 CITY OFAPACHE JUNCTION Goal 4.8 - Focus on attracting additional quality housing in or near the downtown to support the commercial areas and to provide alternatives for existing and new residents. J a) Allow mixed uses by fight in all thm downtown 20BEL 0�--- r r mit Coal 4.9—Provide a program for negative or outdated residential development to upgrade or transition to a more supportive land use. 1 � r•, „' S. DOWNTOWN Ir w GOAL 5.1 - Create a Downtown Core that is the symbolic center of the community. I rganize the Ir wi r r r into—thtee Weri-fi— ce fi-alil �■ I�I��_11,�11111_-__111111111111_ MUM,❑ I I r , ••, , r r .i ,u a Oi ' �Il �ila_11'■�-_111,-■..■II_11 Cl Modify the Meridian Redevelopeut Ana to include the gap in the dovmtowiL I r r r r r ! r,71.r r r r r T GOAL 5.2 - Incorporate urban and -uniquely Apache function design elements in the building of the Town Center. jAp eve a new downtown b) Budd new"Main Streets"in the core of downtwL el Improve existiov rtmets as a"Main Stmet"in downtown core. r r r rr r . r•. r , n.,r. , . r, , r i r r .r r.r .r r r r i i i•', r••, .. ',, n r r ,r,•. , r r x , ©©--_-■- COAL 5.3 -Explore opportunities to spur development in the Town Center. DOWNTOWN REDEVELOPMENT AND IMPLEMENTATION STRATEGY B-5 STRATEGIES Priority Cost Lead Person Support Dept Time Frame fictions Status a) Explore the purchase of land to connect Idaho and North Apache Trail. B $$ b) Consider partnershjps with the owners of the existing lands within the Town Center. C $ c) Work with the property owner of older shopping centers to improve commercial viability. C S d) Encourage owners of commercial properties to work together to create a new"Main Street". C S G0fL SA --Develop 1 I 1 1' location. STRATEGIES Priority Cost Lead Person Support Dept Time Frame Actions Status a) Improve Nortb Apache Trail as a"Main Street'% B US b) Consider the potential of augaifing the two four unit brim allong North A ache. B S$ c) Design the reconstruction of North Apache Trail as a 4014 that can accommodate special events. A S$ r.1 d) Consider incorporatirig:a roundabout in Nod Apache Trail with a ata a in the renter of street A S a t i 1 I I I. I I I' I Iexisting neighborhoods. STRATEGIES Priority Cost Lead Person Support Dept. Time Frame Actions Status wry'" a) High density homing should be concentrated along Idaho and along the North Apache Trait. A NIA b) Lower density honsiBg should be focused along Winchester north of the Old West highway. A N/A c) Housing over 2 stories sbonld be of varying heights especially if next to residential areas. C N/A d) Activities with noise sbonld be located in the middle of the Town Center. B N/A O 6. Snppartin0 Principles ''"' ,Goal 1Establishbuilding form and design_,palette that isuniquelyApache i ^" STRATEGIES Priority Cost Lead Person Support Dept Time Frame Actions Status O a) Incotporate southwestern architecture as the primary design regairement. A N/A b) Connect all areas of the Downtown Core with shaded sidewaflos w/new develo meat A N/A c) Select Street Fa Wture that reflects a southwestern image. A $ d) Install a continuous row of unique street fights atong Apache Trail. C SS e) Provide a variety of building heights in the Town Center to create the impression buildings evolved over time. A N/A Q Create a sense of excitement by using color,fights,signs and banners,particalarly in Town Center. B $$ g) Enhance Focal Point by improving adjacent corners)Welcome sign on NW comer). A S ` 8/24/2010 • CITY OF APACHE JUNCTION 0 I. Provideaccessibilityand basicisupportdevelopment. STRATEGES Priority Cost Lead Person Support Dept. Time Frame Actions Status a Roads L Install roundabout at S eatidon/SR 88. B $$ a Restri e Apache Trail to create three 10-foot lanes with a Most hike lace. B S iii Use landscaping mobs,or other device to protect pedestrians at driveways and along ru"or streets. A 3 iv. Install rout and llotter and use straight tapered transitions for tam lanes/Apache Trail B gg v. RWip Scenic Drive;Create Plaza Dr.connections in two locations. C SS vi With Town Center,consider tralley to connect CAC neighborhoods with DT Care. C U �+ viL Install landscaped median on Idaho Rd. C $S vU Require new development to build"ffiain Streets"at time of development. A S/A !01 b Trails a i Connect the downtown to the Luger-community bone and bike trails MrL B $ a Install horse facilities in Town Center as terminus for coomudty trail system. C $$ U Establish an equestrian/multipugose trail head convenient to Downtown. C S 0 iv. Develop a comprehensive Pedestrian Circulation Plan that connects 3 areas of Downtown Core. B SS v. Explore securing ant for"Park and Share"facility for carpooling and special event parking. B S cl Water and Sewer Service i Enlarge the water fine to IT'an Apache Trail as part of its reconstruction. B S ii Offer incentives for existins development to connect septic m to STAGED#l. B S/1 } iil Work with property owners east of Idaho Rd.to gauge interest in improvement district C N/A d) Flood Control •1•� i. Conduct study to•for handling a in Downtown and in flood zone. A R/A ii. Develop a comprehensive approach to storm water management B g a .. -, I. I 1the mountainbackdropat keylocations beconsideredin newdevelopments. r STRATEGIES Priority Cost Lead Person Support Dept Time Irame Actions Status a) Preserve the view,if possible,of Superstition Mountains from the'T'. A N/A b) Require a variety of building heights in hu a developments to ensure view corridors. A R/A c) Protect the roar Peaks view along S.Apache Trail with the"Main Street"design. A R/A I. Identifylocations I activities that will attract residentsand visitors alike into the downtown or the region. STRATEGIES Priority j Cost Lead Person Support Dept Time Frame Actions Status 13/24/2010 DOWNTOWNREDEVELOPMENTAND IMPLEMENTATION a) Work with Pinal county to acquire rodeo grands. B US b) Incorporate Public Space into design and construction of N.Apache Trail. H S c) Program this Public Space for five entertainment activities,such as weekend music Jamboree. C S d) Work with region to attract and program special events in the.Downtown(Day of the Cowboy,etc). C 4 e) Identify existing activities,such as Badeen's,that could be connected or attracted to Downtown. A life ,. Downtown Core shall utilize the principles , „ , STRATEGIES Priority Cost Lead Person Support Dept. fiime Frame Actions Status a) Explore the use of solar correctors to power decorative tree fights in the median and ri t-of-way. I A S b) Consider alternative paving desip that is ponas for the on-sweet puking on"!chin Street". I A S c) Promote the Downtown as a"Green City"as part of its 21st Century City image. IA NIA F-1 i. , , downtown Council should , pro-active eliminating-blight , indicators of decline , Abatement). STRATEGIES Priority Cost Lead Person Support Dept. Time Frame Actions Status a) Continue a proactive code enhicement program in the downtown focused on blight and visual'tames. A 4 O b) Aggressive add roactive edfarne the=cede:re ardin vacant bnildin and'huildin id disrepair. A S H N/A d) Bstahfish a downtown"Spring Clean-up"in the fall of each year prior to the arrival of winter visitors. A S �y e) When normal enforcement is not effective the city sbouhi use abatement rocedures to clean up properties,bill omen.I H I N/A s 7. Imolementation and Measuring Success Goal 7.1 -The Downtown revitalization program should be organized as a long-tem effort by the City of Apache junction government residents, businesses, and property owners. STRATEGIES Priority I Cost Lead Person Support Dept Time Frame Actions Status a) Develop Capital Improvements Program to include Downtown projects. A N/A F�1 b) Develop an annual Work Program with an Implementation Matrix. A B/A c) City Council should adopt the Downtown Annual Work Program as part of its budget proceu. A SS d) City should cooperate and develop strong alliances with existing downtown-supporting organizations. A H/A 'Goal 7.2 - The city organization should place a high focus on implementation of the Downtown Strategy and the revitalization of the downtown. STRATEGIES Priority Cast Lead Person I Support Dept I Time Frame I States a) Create staff Downtown Technical Committee with responsibility to implement Annual Work Program. A I B/A 8/24/2010 B-8 CITY OFAPACHE JUNCTION b) Assign a staff person as Downtown ��-_- c) Assign additionA staff support to augment the Downtown Coordinator. ,Goal 7.3 - The city should review all of its codes, processes and fees relating to development in the downtown to ensure consistent_support for the revitalization program. Modify the Meridian Redevelopment Area bowduies to correspond with Project Study bomdaries.Downt0 Amend Zoning Code to reflect thne own ©®--� ��--- Goal 7.4 -The development process improvements should consider how to make the review and process for new development and building permits in the downtown area more efficient. This should, where appropriate, differentiate between small developments and larger developments. 1� t I®®�I i i i f 13 1)� If' .11' .I I 1�■I� .I I I"' I II'I 11 :/I I fl I I AIi'i I i it �®' _,�,-__.■�_ « Requin to comments prior I PrefiminM Development Review meeting. Written comments I should be I I'I 11 .I i'! 11 I, I (a it" 14 �■��--'■II__111,_1111111_11w I Appoint .I1 train .I I I I Managers .. 11 it1 1 .���'lllll_�IIIIII_�IIIIII_ _111 I"' I I II' I {. I I II' I I' I , .I. 1 IIII I I I I 3111111 I I Establish .I 'III I I cusitomer fetoaq '. 11 II ! t f /t i .��.�._-■.�_-.-■.■,_■ I' 11� I I I" � 1 I �' I f I I ����'lllll_-■■_-�IIIIIII_111_11� Goal M - The city should pursue federal and state grants and programs to revitalize downtown neighborhoods nd commercial areas and determine annually, as part of the budget process, what is the most • effective way to_spend public dollars to revitalize downtown. �1 li. .11 � ill II � I, III II I Il pt' .• 1 I' fll II 't.f , II n �'�_._._��___1 DOWNTOWN REDEVELOPMENT AND IMPLEMENTATION STRATEGY B-9 /1�� �1 0 r+ N.T.S. z v A 3 •��♦1 z o o �a1 : V c ,c 6 228 603 3 114 V 7 336 7 I14 SUPERSTITIONad 8 764 2 200 yeti _ H ,, 12 2?7 i4 240 12 180 11,951 APACHE e .� U) 6 229 _ 5 603� 1 554 1 288 p� 3 6537 4313 1?6 rl 5 SROADWAY � 1 389' s rl 2007 DIRECTIONAL DAILY TRAFFIC VOLUMES DOWNTOWNREDEVELOPMENTAND IMPLEMENTATION i 3 0 0 a c 3 cd D D y O p D •P O W ANN epol N.T.S. V V SUPERSTITION M ...r po 48,000 50,000 42,000 21,000 s; �' �■ APACHE to ti •rl BROADWAY E4 ESTIMATED 2007 TOTAL DAILY TRAFFIC VOLUMES (NOTE:APACHE TRAIL AND OLD WEST HIGHWAY VOLUMES ARE INCLUDED.) C-2 CITY OF APACHE ; y 3 0 _ a A Z O D o = D •pil D � O W N.T.S. V SUPERSTITION V PlrMt I 19,00of cd cn APACHE •P4 U) !N 4 136r000f ----------------------------------------- BROADWAY s` b�l ESTIMATED 2007 TOTAL DAILY TRAFFIC VOLUMES (NOTE-APACHE TRAIL AND OLD WEST HIGHWAY VOLUMES ARE EXCLUDED.) DOWNTOWNREDEVELOPMENTAND IMPLEMENTATION y 3 o a a v 3 i n n n o o D •rl z G f x •rl N.T.S. V _ w SUPERSTITION wo 55,000 57,000 48,000 24,000 1% �•�• ��r• APACHE cd ul P;1 K BROADWAY 0140 , _ P1 ESTIMATED 2010 TOTAL DAILY TRAFFIC VOLUMES (NOTE:APACHE TRAIL AND OLD WEST HIGHWAY VOLUMES ARE INCLUDED.) C-4 CITY oF APACHE JUNCTION y 3 0 O 7o z D D O = D cd •� z G arc N.T.S. ri�l suPERsnnaN V U 24,000 22,000 APACHE r 41,000� ed BROADWAY E ESTIMATED Z024 TOTAL DAILY TRAFFIC VOLUMES (NOTE:APACHE TRAIL AND OLD WEST HIGHWAY VOLUMES ARE EXCLUDED.) DOWNTOWN i IMPLEMENTATION 1 n o •1� z i+ •rl N.T.S. V V SUPERSTITION l+l N PC 63,000 65,000 56,000 32,000 �. ---7p' APACHE fir• *� op BROADWAY �y • V C a� y ESTIMATED 2015 TOTAL DAILY TRAFFIC VOLUMES (NOTE:APACHE TRAIL AND OLD WEST HIGHWAY VOLUMES ARE INCLUDED.) • CITY OFAPACHEJUNCTION y 3 � o s = c n . W •ry N.T.S. V SUPERSTITION 132,0001 b 30,000�' ul APACHE '~ U) 149,000f (a BROADWAY �1 T".+r ESTIMATED 2055 TOTAL DAILY TRAFFIC VOLUMES (NOTE:APACHE TRAIL AND OLD WEST HIGHWAY VOLUMES ARE EXCLUDED.) - DOWNTOWN • AND IMPLEMENTATION i g 0 303 A 2 D 5 ed O = D •��/ Z C � W *PSI N.T.S. V SUPERSTITION M .` 'o 75,000 77,000 68,000 44,000 54 APACHE +�� �� U *Pml x !„14 BROADWAY r.j 040 T r� Ild E ESTIMATED 2020 TOTAL DAILY TRAFFIC VOLUMES (NOTE:APACHE TRAIL AND OLD WEST HIGHWAY VOLUMES ARE INCLUDED.) C-8 CITY OF APACHE JUNCTION 3 0 0 n w z o o~.�y N.T.S. r�M V SUPERSTITION f� 144,0001 U 1�1 42,000 U) APAtkE 'P4 P-4 1 61,000f cd BROADWAY !!� CFI ESTIMATED 2020 TOTAL DAILY TRAFFIC VOLUMES (NOTE:APACHE TRAIL AND OLD WEST HIGHWAY VOLUMES ARE EXCLUDED.) DOWNTOWN Rf • • f • ' DOWNTOWN APACHE JUNCTION subsequent to the development completion. An annual increase in non-development TRAFFIC IMPACT STUDY REQUIREMENTS traffic of 3%should be utilized. If a proposed development in downtown Apache Junction exceeds the sizes indicated 5) Recommend traffic control and lane configurations — without the proposed in Table 1,a traffic impact study is required. development - at each major intersection within one-half mile of the proposed )4 development for the current conditions and anticipated conditions five (5) years d Table 1:Land Use Sizes Requiring Traffic Impact Study subsequent to the development completion. ..y �1 6) Calculation of the anticipated traffic generated by the proposed development at the site accesses and at each major intersection within one-half mile of the proposed LAND USE SIZE development. Residential or Hotel 800 Units Retail or Restaurant 100,000Square Feet T) Analysis of the morning and evening peak hour operation—with the proposed Medical Office or Clinic 150,000Square Feet development—at each major intersection—within one-half mile of the proposed �+ Office 300,000Square Feet development,with current conditions and with anticipated conditions five(5)years I� subsequent to the development completion. PC If a Traffic Impact Study is required,the fallowing tasks should be accomplished in 8) Recommend traffic control and lane configurations — with the proposed 9ydevelopment — at each major intersection within one-half mile of the proposed accordance with the most current editions of the most applicable references. development for the current conditions and anticipated conditions five (5) years subsequent to the development completion. .N 1) Documentation of existing conditions including traffic control, roadway U) geometries,and surrounding land use. r# 2) Measurement of weekday turning movement traffic volumes during the peak three-hour periods in the morning and in the evening, in 15-minute increments,at each major intersection within one-half mile of the proposed development. 3) Measurement of weekday approach and departure traffic volumes during a 24- M hour period, in 15-minute increments, at each major intersection within one-half 4y mile of the proposed development. Cd 4) Analysis of the morning and evening peak hour operation—without the proposed development — at each major intersection within one-half mile of the proposed development,with current conditions and with anticipated conditions five(5)years 1 CITY oFAPACHEJUNCTION DOWNTOWN APACHE JUNCTION PARKING REQUIREMENTS The minimum and maximum number of parking spaces required for land uses in downtown Apache Junction are indicated in Table 1. Table 2:Parking Requirements 1 parking space per LAND USE MINIMUM MAXIMUM (d Church 150 square feet 50 square feet Fitness Center 150 square feet 50 square feet Hotel Unit Half-unit Medical Off ice or Clinic 2W square feet 50 square feet— Office 300square feet 100 square feet rvw Residential-Single Family Half-unit Quarter-unit Residential-Multi-Family Bedroom Half-bedroom— (d Restaurant 100 square feet 25 square feet_ Ul Retail 300 square feet 100 square feet •P"I Self-Storage S,000 square feet 1,500 square feet W PM4 E-4 DOWNTowNREDEVELOPMENT AND IMPLEMENTATION STRATEGY C-1 i Technical Advisory Committee Bryant Powell-Assistant City Manager Steve Filipowicz-Economic Development Director Brad Steinke-Development Services Director O David Fern-Public Works Director Janine Solley-Business Advocate Dennis Dixon-Building official *(n Nick Blake-Parks Superintendant o Rudy Esquivias -Senior Planner Giao Pham- City Engineer Fred Baker-Planning Manager „r Emile Schmid- Senior Project Engineer Heather Patel- CDBG Program Coordinator H DOWNTOWNREDEVELOPMENT AND ]IMPLEMENTATION -Downtown Stakeholders Grouj Members. Beverly LeResche Superstition Harley Davidson Chris Hansing Arnold Automotive Center Q Ed Braunger Apache Racing O �N Beverly Hansen Superstition Horseman's Association Jack Beveridge Empowerment Systems Joanna Baker Baker Realty O Jodi Ehrlich Los Gringos Locos John Irvine Central Arizona College !Ad Larry Johnson Apache Junction Chamber of Commerce y Rene Rjlesieutre Realtor Rob Evans Superstition Mental Health Sharon Stinard Central Arizona College_. • • t • ! IMPLEMENTATION DRAFT Background TEMPORARY SIGNAGE FOLLO ME TO CITY COUNCIL DIRECTION Several businesses in Apache Junction have expressed concern to City Council that in today's difficult economy something should be done to allow additional signage opportunities for small businesses. Additional signage options suggested by these businesses included temporary signs such as A-frame and "fin"signs. Fin signs are considered to be banners under the existing sign code and are allowed signs. A-frame Introduction signs have historically been prohibited in many communities, but there has been increasing pressure to rescind that prohibition and allow them as a part of a businesses On November 16,2009 City Council asked G&G Consulting to review temporary signage sign program. Some cities(locally and nationally)have chosen to make a change and and provide feedback on whether temporary sign policies should be altered to reflect allow A-frames,either temporarily in response to the slow economy,or permanently. N the Council's recognition of the difficult state of the current business economy, the Other cities have maintained the ban on A-frames. need to be competitive with other Valley communities,and the desire to support local businesses during the critical holiday/winter visitor season. While not intending to Generally,the types of signs allowed should reflect what is effective for the business divert from the long-term goal of promoting and maintaining high community aesthetic while at the same time meeting aesthetic and safety standards of the community. Many standards for signage,City Council expressed the desire to respond to business concerns cities,like Apache Junction,prohibit A-frames generally,but allow them under special with a degree of urgency,and policy direction was given that: circumstances in the most intensely developed portion of the downtown. A-frame signs can be an effective form of signage in core downtown areas that are pedestrian a • Although not specifically named in the sign ordinance,"fin"flags most closely oriented and where traffic is moving slowly. Buildings in downtowns are often limited rr�� function as a banner and may be classified as such until such time the sign code in opportunities for other types of signs that are available to businesses outside of V is updated. downtown,such as freestanding ground signs or multitenant monument signs. • Cade Enforcement will continue to enforce the signs code,bu temporary signage ���Y Implications • will not be a high priority until the issue is revisited next Spring/Summer. R'tl!. • An Ombudsman will make contact with property owners/business managers A decision on whether to amend sign standards (temporary signs or any other sign when violations occur,and will work with them to identify options for:a)signage issue)should include discussion and resolution of the following questions: allowed in the code and b)alternate options for business visibility and viability. 1. Will the amendment enhance the viability of businesses within the community? • A-frame signs are only allowed immediately adjacent to the business and when they are not intended for visibility from the street. 2. Will the amendment have an effect on the aesthetic standards of the community? G&G Consulting was asked to' return to the City Council with longer-term 3. Will the amendment have any other unintended consequences? recommendations on what changes to the sign code,if any,are warranted. DOWNTOWNREDEVELOPMENT AND IMPLEMENTATION Adequate signage is necessary for businesses to be successful. Signage is also a a.Mounted to wall of a building substantial component of the image a community projects to residents and visitors. Everyone has been in cities where the types and sizes of signage were highly restricted b. Monument signs and the signage that was allowed was"quiet signage". The streetscape looked clean and unobstructed, but finding a business was sometimes frustrating. In other cities, a.Freestanding permanent ground sign it appears that there are virtually no restrictions on signage, and each business competes with their neighbor for the attention of passing consumers. The streetscape b.Single use or multiple-tenants represented was cluttered by signs,and the end result was that a motorist was unable to process the information and the signs became at best ineffective,and at worst a public safety 4. Other signs: distraction. Striking the balance between allowing an adequate amount of effective signage and maintaining the aesthetic standards of the community is the challenge. c. "Fin"signs X •!M Categories of signs(Current sign ordinance) a.Tall,Marrow,freestanding with color and movement ' cd 1. Pro hibitedsigns:A-f ra me signs and portable signs of any type(except as specifically b.Attached to ground allowed within the Center City District) c.Can be located farther distance from street and still be effective 2. Temporary signs: d.Are usually professionally constructed O a. real estate signs e.Are being used much more by businesses recently b. Contractor/subcontractor signs d. "Rolling"signage ,r0 +ri C. Development signs a.Signs affixed to vehicles - d. Subdivision signs b.If painted on or attached by adhesive or magnetic backing are allowed currently e. Off-premise signs c.Signs on portable trailers or other moveable structures 3. Permanent signs: e.' Banners a. Wall signs a.Up to 30 sq.ft.available to each use in a building F-2 CITY + . . b.Located on a building wall e. Construction and maintenance quality defined f: Flags Gilroy,Ca. a.Not regulated if national,state,city flag a. Allows portable signs in all commercial districts g. Pennants a.Maximum 10 sq.ft. a.Not regulated if business or product names not represented b.Requires insurance if placed on public sidewalk b.Often used by auto dealers to draw attention with color,movement Tempe X •1y ,Analysis of other cities-whUt do they allow? a. Downtown Ird Avondale A.Allows"wayfinding signs"only within the CC(core downtown)district X a. Allows A-frame signs with the issuance of a permit. B.Are portable but may not be constructed as an A-frame or sandwich 4) board PCs a.Maximum 6 sq.ft. O C.Maximum 8 sq.ft. b.Construction and maintenance quality defined D.Must be approved by Merchant's Association Gilbert b. City-wide �F4 a. Allows A-frame"signs A.Allows"boutique directional signs" a.Maximum 6 sq.ft. B.4 signs,maximum of 3 sq.ft.each b.One per business C.Plan must be submitted to city defining locations c. No less than 20 feet apart Queen Creek d. May be placed in right-of-way a. Portable signs,including A-frame signs,are prohibited DOWNTOWN REDEVELOPMENTAND IMPLEMENTATION Chandler b. Identify a staff Ombudsman to work directly with businesses(enhancement of existing Business Advocate role) a. Allows additional signage for"significant special events"for 21 days during any 6-month period c. Create an enforcement process that includes: Observations 1. Receipt of Complaint 1. Some other cities have relaxed signage requirements or enforcement during prolonged economic slowdown. 2. Complaint routed to Ombudsman who,with Code Enforcement staff visits the site and advises the owner of the issue and discusses the range of signage opportunities available to the business,as well as other options to promote 2. Virtual non-enforcement of signage regulations along Apache Trail west of visibility and business identification (such as potential modifications to •� Meridian makes strict enforcement on the east side of Meridian (in Apache improve overall site signage and marketing and advertising). �Junction)seem inequitable and putsAJ businessesata competitive disadvantage. a. If the sign is an A-frame signor is in the right-of-way a Notice of Violation �1 3. Amendments to sign code can result in long-term changes in the aesthetic may be issued within a reasonable period of time. quality of the community and should be carefully considered. It can be difficult to"take back"-relaxed regulations once the economy rebounds. b. Other signs may be given additional time to comply,provided that: 4. In addition to any new signs considered by Council, there are signage • The signs are professional in quality and construction nr opportunities allowed in the current ordinance that are not being fully utilized by businesses. • The signs are designed and located to be within the context of the building and business S. Consistency is important + There are no more than 1 sign per business(multi-tenant building)or 2 signs per business(single tenant building) Recommendations 3. Revisit to determine if compliance has been achieved and provide additional The following actions could be taken immediately to respond to Council's concern counseling if necessary. about the local economic climate. 4. Reinspection and issuance of Notice of Violation if necessary. Once a formal l) Implement administrative police changes Notice of Violation has been issued the timetable for compliance is as a. Direct staff to pursue sign code enforcement on a complaint basis defined currently. F-4 CITY or APACHE JUNCTION 2) Consider code changes that promote the goals and vision of the Downtown Revitalization and Implementation Strategy: 1. Allow specific types of portable or temporary signs(fin signs or real estate-type signs) 2. Provide longer compliance periods during the holiday season or during winter visitor months 3. Develop.design guidelines for signs within the Downtown (specifically for the Transition Zone)and allow for a sign area bonus for signage that conforms to those X guidelines. Examples of signs that could qualify for additional signage.are mural' .N signs w 4. Amend the zoning ordinance to allow for non-conforming signs to come into conformance(such as a non-conforming ground sign)without the requirement to bring all aspects of the property up to code requirements. 3) These changes are recommended specifically for Downtown signs. Sign regulations for areas outside of the downtown study boundary should also be evaluated,to make sure that the requirements city-wide are equitable,appropriate,and comprehensive. Owl, DOWNTOWNREDEVELOPMENTAND IMPLEMENTATION APACHE JUNCTION CHECKLIST FOR DOWNTOWN ZONING - Downtown commercial:No minimum. I. Three principles: - Downtown residential:As a general guide,use the low end of prevailing lot sizes in the district as minimum;allow house on lots as small as 3000 A. Calibrate regulatory standards in support of downtown's brand,goals and square feet-but fit the standards to the neighborhood's particular strategies. needs. •i•i N •P14 B. Eliminate unnecessary procedural burdens or obstacles on the downtown B. Lot Coverage.FAR,Open Space rl development and redevelopment especially compared to other parts of town. V 1. Downtown Commercial: C. Support the market for downtown housing and commercial buildings;use the �r right zoning - Allow 100%lot coverage except for rights-of-way such as alleys to strengthen it. Downtown residential:No fixed percentage;let setbacks(building` envelope)determine coverage. _ II. Areas of zoning policy to check for needed repairs: - Floor Area Ratio for smaller downtowns should be in the range of 1:$to �+ 2.2,but should be evaluated based on the context of the area. •pq A. Zoning Districts - Open space should not be required. � 1. Downtown commercial area should have its own zoning district,tailored to N its needs. 2. Downtown Residential: 2. Downtown reside ntial,neighborhoods should have their own zoning district, - Lot coverage should not exceed 50%with exceptions based on, tailored to their needs, underground parking. 3. Setbacks and Build-To lines: - Floor area ratio is not applicable urban housing,for neighborhoods "adjacent to downtown commercial areas the open space !� Downtown commercial:Use front lot line as build-to line. requirement should not exceed 50%of the normal requirement. Downtown residential:Measure the minimum and maximum prevailing Required open space should be minimal for urban housing and historical setbacks,and set those as the minimum and maximum build- balconies should be considered appropriate in meeting the to lines. requirement. 4. Lot Size Standards: C. Driveways DOWNTOWNREDEVELOPMENT ! IMPLEMENTATION I. Do not allow individual driveway cuts for downtown commercial sites;use Allow non-retail uses in appropriate locations:upper-floor housing; alleys for this purpose,if they exist. offices not on the primary retail street front Allow outdoor dining &beverage service,sidewalk displays,food carts,farmers markets, 2. Allow driveways on narrow residential lots only if prevailing historical pattern gardens. was built with driveways;no driveways where alleys exist. 3. Treat downtown residential neighborhoods as gently as outlying f+ D. Off-Street Parking subdivisions. pq rl 1. NO off-street parking requirement for individual downtown uses and sites 4. Prohibit uses that discourage homebuyers in residential areas of downtown, V uses such as apartments,duplexes,and commercial uses like Bed& 2. Exhaust parking management approaches before developing a downtown Breakfasts are okay, parking lot;and then only where it will not interrupt the primary retail street r F. Development Standards V E. Table of Allowed Uses 1. Conversions:Apply quality development standards to address impacts of 1. Prohibit uses that undercut downtown's brand identity: office conversions,Bed&Breakfasts,and similar uses. •� As a pedestrian place-automotive orientation or service:drive-in, 2. Buffering:No suburban-style buffering between different uses;apply quality a standalone parking,repair should be limited to appropriate locations. development standards to build compatibly,and screen utility/vehicular • areas. As an environment for quality goods&services- limit or prohibit pawn, flea,thrift,adult uses,gambling,check cashing. 3. Landscaping:Apply no requirement on individual sites.Apply downtown- appropriate standards:planters and flowerboxes,street trees in public space •0 As a place with.aesthetic appeal-uses that are unsightly,noisy,or -implemented thru a master plan by City or downtown organization. generate unwanted side effects should be controlled. y 4. Utility Placement: Locate dumpsters, recycling, grease receptacles, HVAC, 0 As a critical mass of complementary uses-non-retail uses on the prime & loading areas at rear alley or along rear street where they are physically' retail street face should be carefully regulated. screened by buildings from view(if not,use wall or vegetation for screening) M 2. Allow uses that promote downtown's brand identity and downtown goals: G. Signage: Allow more than one use in a building or on a site and provide 1. Ground monument signs along major roads are encouraged.Pedestrian incentives for mixed use. oriented signs such as pole,wall-mounted,window lettering,shingle are i preferred. 2. Do not use change-of-use to trigger compliance with development standards (discourages re-use). 3. Apply sensible rules to outdoor display:maintain clear zone on sidewalk, bring items inside daily,no boxes/pallets. f+ •rl H. Zoning Procedures and Permitting ~yy �1 1. Under no circumstances make downtown subject to more extensive or uncertain procedures than other zoning districts.As a general rule,enact �+ correct standards,and then allow development by right pursuant to those r+� standards. V 171 2. Never require exceptions,appeals,special staff determinations,etc.to allow downtown to develop according to its correct setting.Instead,calibrate the OP4 standards correctly for downtown to begin with,so that development can r1 take place as-of-right whenever possible. O .3. Don't rezone and extend infrastructure to create commercial areas that will compete for similar tenants and customers when downtown commercial y space is struggling. O .�.II DOWNTOWNi • AND IMPLEMENTATION Characteristics of a Great Downtown ❑ People-and'ActivitV ❑ Details,Details,Details Daytime and Nighttime Activity shade I *0 Mix of Use Landscape 1 " Proximity to Residential Animated 1 p Public Open/Gathering spaces Public Art .. Focal Paints ❑ Accessibility Walkability ❑ Urban Form Connectivity Buildings Defined Edges Building Typologies b Convenient Parking Iconic Buildings O People.First—:Cars Second Signature Buildings vi . Architectural Hierarchy/Diversity .P ❑ Wayfindina Authenticity- Signage Varietyof_Colors/Materials/Textures OP4 Organizing Structure Scale Branding Intimate U History Horizontal Scale Identity Vertical Scale (d Traditions Consistency of Scale U Memories • • • iIMPLEMENTATION