A project of the Arizona State Land Department,/ facilitated by East Valley Partnership & Pinal Partnership September 4, 2008 Ms. Peggy Fiandaca Pinal County Comprehensive Plan 13771 Fountain Hills Blvd., #360 Fountain Hills, AZ 85268 Dear Ms. Fiandaca: Thank you for the opportunity to provide comments and input regarding the current draft Pinal County Comprehensive Plan. The draft plan reflects excellent work and the culmination of a long process. We feel that it is important that the Pinal County planning process and the Superstition Vistas visioning process interact synergistically and that the Pinal County Comprehensive Plan maintain appropriate flexibility to respond to the end results of the Superstition Vistas visioning process. Our comments to the draft plan are intended to further these goals. Our primary comments are as follows: 1) Roadways Plan: We feel that the roadway networks depicted for Superstition Vistas should be generally consistent with the Pinal County Comprehensive Plan, the Regionally Significant Routes for Safety and Mobility (RSRSM) Plan, the Lost Dutchman Heights planning, and the Superstition Vistas visioning process. Note that the Superstition Vistas visioning process is generating a more refined roadway network that responds to the contours of the land. We have attached a map showing our proposed changes to the Multimodal Circulation Plan: Roadways map. 2) Rail, Transit and Aviation Plan: a. The north-south commuter rail corridor shown in the draft plan runs along an existing rail line that encounters numerous at-grade crossings. These atgrade crossings would pose a significant obstacle to implementation of high-speed commuter rail. We propose an alternate commuter rail alignment farther to the east and suggest that it be shown as at least an 2500 S. Power Road Mesa, Arizona 85209
equally viable alternative. In addition, we have added a high capacity transit line adjacent to the existing north-south rail line. We also suggest that additional stations be depicted along the commuter rail corridor (every 4 6 miles) in order to increase ridership of the rail system. We have attached a map showing these proposed changes to the Multimodal Circulation Plan: Rail, Transit and Aviation map. b. In the draft plan, a new transit corridor is shown generally following the Highway 60 alignment from Apache Junction to Highway 79. This corridor is depicted as Medium Capacity Regional Transit, which appears to be defined as modern streetcars or fixed-route bus service. We feel that this route will be a highly traveled regional corridor and therefore should be depicted as High Capacity Regional Transit, which we understand to be light rail or bus rapid transit. c. The Superstition Vistas visioning process includes the State Trust lands currently used by the Arizona National Guard near Florence. This land is used on an intermittent basis for training activities and this use will more than likely not continue indefinitely. Identifying this land as open space is inappropriate at this time. Perhaps a suitable alternative would be to identify this land as a military training area or clarify that the land would have an alternative use in the future once the military training activities cease. 3) Land Use Plan and Text: As you are aware, an ongoing visioning process is underway for the Superstition Vistas area. We feel that it is important that the Pinal County Comprehensive Plan maintain significant flexibility to respond to the outcome of this visioning process. The following proposed changes are intended to preserve this flexibility: a. We feel it is important that the Pinal County Comprehensive Plan acknowledge the ongoing Superstition Vistas visioning process and provide appropriate notice that the land uses and local transportation alignments shown for Superstition Vistas are high-level, preliminary, and conceptual. The current draft designates a portion of Superstition Vistas as a Growth Area, but not the entire property. In order to appropriately reflect the scope of the Superstition Vistas visioning process and the text of the draft Plan, the entire Superstition Vistas property should be designated as a Growth Area. We also recommend that the Plan should give notice that more refined land uses and transportation networks will be established through the Superstition Vistas visioning process and adopted as an amendment to the Comprehensive Plan. We have attached proposed text amendments reflecting these changes. We also feel that it is important that the Land Use Plan map provide similar notice so that a resident need not search the text of the entire Comprehensive Plan to find the appropriate information. We have also attached a modified Land Use Plan map depicting a method for providing such notice. 2500 S. Power Road Mesa, Arizona 85209
b. Although the Superstition Vistas visioning process has not yet been completed, the likely locations for activity centers are already becoming fairly clear. There is one activity center depicted on the draft Land Use Plan map at approximately the junction of the new Williams Gateway corridor and Highway 60. We feel that the proximity of this activity center to Gold Canyon and its distance from the heart of the likely future residential development on Superstition Vistas makes this a less than ideal location. Instead, we propose that this center be located farther south along the new north-south freeway/transit corridor. The attached modified Land Use Plan map illustrates how this activity center might be moved. In addition to these primary comments, we have included additional proposed textual changes in the attached document that are intended to ensure that appropriate flexibility is retained for the Superstition Vistas area. We are also sending this document in word format to assist you in the editing process. We invite your reaction and response to the comments listed above and hope to work with you to achieve the best Comprehensive Plan possible. Sincerely, Roc Arnett President/CEO East Valley Partnership Mike Hutchinson Project Director Superstition Vistas 2500 S. Power Road Mesa, Arizona 85209
Superstition Vistas Growth Area Proposed Changes to Chapter 3 Text Superstition Vistas is located at the north-eastern portion of Pinal County where the East Valley and Phoenix Gateway Area meet Pinal County. The 275-mile area is entirely in Pinal County and is managed by the Arizona State Land Department (ASLD) on behalf of the Arizona State Trust. The area is currently going through a visioning process to determine development goals which should be completed in 2009. A more detailed master planning project being completed by a developer through an agreement with ASLD is being completed for 12-square miles called the Lost Dutchman Heights area, which is located just north of Superstition Vistas within the City of Apache Junction. The community of Gold Canyon, a primarily suburban residential area with some local commercial development, adjoins the area to the north. In Maricopa County, immediately to the west, the City of Mesa is completing a strategic development plan for the Phoenix-Mesa Gateway Airport and DMB is developing a mixed use master plan for the General Motors Proving Grounds area. In addition, the towns of Florence and Queen Creek are in the process of revising their Comprehensive General Plans. All of this planning within the region will set the tone for future development. Arizona Department of Transportation is continuing to study potential major freeway corridors that provide improved regional transportation access. With the extension of the SR 802 (Williams Gateway Freeway) into Pinal County linking the Superstition Vistas area to Loop 202, the growth area in Pinal County becomes economically viable to develop. The freeway is funded currently to the Pinal County line. Additionally, freeways being planned include the US 60 Corridor and North-South Corridor; both providing improved regional mobility and an opportunity to expand economic development. Superstition Vistas has been described as the jewel among Arizona s trust lands. Its strategic location in the path of metropolitan Phoenix growth, and its environmental assets within and adjacent to these areas, make it a highly marketable piece of property. The area is bordered by thousands of acres of public land managed by the Tonto National Forest and U.S. Bureau of Land Management. Superstition Vistas lies immediately south of the Superstition Mountains Wilderness Area. The Superstition Vistas parcel is extremely large and offers an opportunity to develop in a more sustainable pattern and serve as a model for large-scale master planned communities statewide. Superstition Vistas is approximately the size of California s San Fernando Valley and twice as large as Irvine Ranch in southern California s Orange County. If it were overlaid on the East Valley, it would cover nearly all the cities of Mesa, Gilbert, Tempe and Chandler. Physically, Superstition Vistas provides a wide range of natural assets from craggy cliffs and deep canyons to lush desert with Creosote, Palo Verde trees, and Saguaro. The parcel includes areas that are very developable and other areas that include more challenges to development. Due to the vast alluvial plains present, the area is host to a network of washes. Many of these washes are of sufficient size to be regarded by the U.S. Army Corp of Engineers as waters of the U.S. or jurisdictional waters. An alluvial plain is fairly flat, gently sloping landform found at the base of mountain ranges. The geography requires careful planning so that drainage patterns 1
are preserved. Designation of jurisdictional waters means that before such washes can be disturbed for development, the U.S. Army Corps of Engineers must issue a permit under the Section 404 process. In recent years, the Corps of Engineers and the U.S. Environmental Protection Agency have become active in reviewing development proposals. It is likely that numerous washes in the Superstition Vistas area will affect what is developed and how it is developed. The Phoenix-Mesa Gateway Airport, located in the City of Mesa to the west of the Pinal County line is and will continue to experience economic growth. Expansion of airport operations, continued development of the Arizona State University Polytechnic Campus, and employment development in the area will continue over the next decade in the airport s vicinity. This development will influence and create an opportunity for development in northern Pinal County. As SR 802 (Williams Gateway Freeway) is extended from SR 202 (Red Mountain San Tan Freeway) near the airport into Pinal County, urban development and employment growth will influence development patterns and create opportunities for the Superstition Vistas area. The Superstition Vistas Growth Area offers a development opportunity for Pinal County to showcase a new approach to sustainable development that integrates the environment, multimodal transportation, economic development, and an efficient land use pattern. It is anticipated that more than 800,000, or even more than 1 million, people will one day live within Superstition Vistas. Population, urban living trends and water resources are all forces that will shape the future of Superstition Vistas. As reported in a White Paper by Morrison Institute, five trends are likely to shape future urban lifestyles: aging of the baby boomers; more diversity; rising transportation costs; more technology and telecommuting; and embracing new ways of designing communities. The land use and transportation networks depicted in this Plan for Superstition Vistas are preliminary and conceptual in nature. It is intended that substantial flexibility be retained for the ongoing Superstition Vistas visioning process to establish more refined land use and transportation networks for the area. For example, areas identified in this Plan as vast expanses of residential housing are not intended to be uniform single-use districts. The outcome of the Superstition Vistas visioning process will be adopted as an amendment to this Plan when completed. The adopted Superstition Vistas vision could relate to absorption for over half a century and will also need to retain flexibility to respond to changing circumstances. The land uses and activity centers currently identified for Superstition Vistas in this Plan are conceptual placeholders for a more refined breadth of neighborhood, village, town, and urban centers. The Plan currently identifies four High Intensity Mixed Use Activity Centers and significant employment areas along the proposed SR 802 corridor and Magma railroad. To see additional details about these activity centers, reference the land use section. 1. The Williams Gateway Freeway Activity Center is medium and high density residential oriented with 752 acres of the Activity Center s total acreage of 1,052 designated for these uses. Build out population associated with this residential development is 21,296. 300 acres of various employment types are also identified creating the potential for 28,920 jobs in this Growth Area. 2
2. The North Pinal Junction Activity Center is a diverse development containing a regional shopping mall, big box commercial, industrial, business park and office development, a hospital with medical offices, and a medium and high density residential component. Approximately, 15,680 jobs are anticipated with a residential population estimated at 10,900. 3. This 1,019 acre Activity Center features employment areas to accommodate 6,300 jobs, a regional mall, big box retail, medical center, and community college with medium and high density residential to accommodate 10,900 residents. 4. The Florence Junction Activity Center encompasses 1,309 acres and is focused on employment development with a mix of industrial, business park garden office, regional commercial, and big box development that will result in 27,780 jobs. The residential component of medium and high Density residential will accommodate a population of 10,900. The Plan identifies 22 many miles of new freeway and 57 miles of principal arterials in the Superstition Vistas Growth Area at build-out. Typically the principal arterials are spaced two miles apart from one another. Corridor preservation should occur so that the roadways needed to serve the development remain designated for roadway construction. Regionally significant routes and regional transit service initiation and/or upgrades should be completed in the Growth Area at the same pace as development occurs. The Superstition Vistas Conceptual Master Plan (development map and text) vision should receive meaningful public input, retain substantial flexibility, and conceptually include a detailed master plan that addresses: Urban Form A mixture of land use, densities, and intensities at an appropriate scale and integrated with the natural environment and connected open space system. A wide variety of housing types, sizes, designs, and densities in an appropriate and complimentary fashion within neighborhoods and urban centers are encouraged. Discourage incompatible land uses or intensities of developments that are not compatible Incorporate buffers or transitions where needed to ensure compatibility with surrounding land uses. Develop mid and high intensity mixed use activity centers that support a pedestrianoriented urban environment, at a scale that supports alternative vehicles, and promotes transit-oriented development. Design of mixed use activity centers, employment, and residential areas to be linked through inter and intra-multimodal corridors. Ensure the integration of public facilities and civic spaces within the Growth Area. 3
Place higher density housing near commercial centers, job centers, and along multimodal corridors. Concentrate urban mixed use development in compact centers or districts (rather than letting it spread out in strips). Incorporate transit-oriented design features. Locate compatible land uses along major transportation corridors (e.g. U.S. 60, SR 79, SR 802, the railroad, and potential future roadways or commuter rail) and protect the viability of these as economic development opportunities. Environment Integrate the natural environment with the built to showcase the area s natural beauty. Utilize a systems approach to environmental planning within Superstition Vistas. Encourage development into areas that are already disturbed or in less sensitive land areas to minimize impact to the environment. Conserve the environmentally-sensitive land areas through innovative site planning, transfer of development rights, or preservation as open space. Develop a comprehensive network of trails, open space, parks, and recreational facilities and amenities that connects to a regional system. Preserve wildlife corridors and prevent excessive habitat fragmentation. Energy Efficiency Seek to reduce Keep vehicle miles of travel (VMT) below the Maricopa County average. Align streets to encourage energy efficient site planning and orientations. Connections A full range of multimodal transportation options that include pedestrian, bicycle, equestrian, rail, and motorized transportation facilities should be included to provide local and regional connectivity. Promote walkable built environments with safe, comfortable, and convenient pedestrianoriented facilities within the core areas. Incorporate a hierarchy of multimodal transportation that is directly linked to land uses. Economic Sustainability 4
Encourage employment generating land uses that create high quality jobs ensuring a higher than the county average wage with benefits. Superstition Vistas is an important contributor to the county s jobs to population balance. Disposition and Phasing A market analysis and phasing plan shall accompany the master development plan that outlines a strategy for disposition of state lands and implementation strategy to ensure projects are implemented in conformance with the conceptual master plan. Growing Smarter legislation requires that counties confer with the State Land Department for the purpose of guiding and accomplishing a coordinated, adjusted, and harmonious development of the county. The agency is required to develop a draft conceptual land use plan outlining development in all state trust lands. To date, a conceptual plan has not been completed for the Superstition Vistas parcel. However, ASLD in collaboration with public and private partners is engaged in an extensive visioning and planning process that will ultimately result in an amendment to the Pinal County Comprehensive Plan when completed. Goals, Objectives, and Policies Superstition Vistas Growth Area 3.6 Goal: Develop a the state land model demonstration project for sustainable master planning in Arizona that maximizes the area s strategic location and integrates the natural environment. 3.6.1 Objective: Promote a sustainable mixed use development pattern that strengthens the linkage between land use and multimodal transportation. Policies: 3.6.1.1 Treat the current land use and transportation plan for Superstition Vistas as preliminary and conceptual in nature. Work closely with the ASLD on the integration of a the Superstition Vistas conceptual master plan vision as an amendment to the Pinal Comprehensive Plan if it meets the vision, goals, objectives, policies, and location criteria outlined in the Comprehensive Plan.to refine the land uses and transportation network for Superstition Vistas. 3.6.1.2 Encourage meaningful public input to the Superstition Vistas visioning process. Conceptual Master Plan (development map and text) and ensure all elements of a detailed conceptual master plan are included (as indicated earlier in this document). 3.6.1.3 Create a specific zoning code for Superstition Vistas to implement its long-range vision. 5
Note: The land use and transportation networks depicted for Superstition Vistas are preliminary and conceptual in nature and will be refined through the Superstition Vistas visioning process. When the Superstition Vistas visioning process is complete, the vision will be adopted in the form of an amendment to the Comprehensive Plan of Pinal County.
Note: The land use and transportation networks depicted for Superstition Vistas are preliminary and conceptual in nature and will be refined through the Superstition Vistas visioning process. When the Superstition Vistas visioning process is complete, the vision will be adopted in the form of an amendment to the Comprehensive Plan of Pinal County.
Note: The land use and transportation networks depicted for Superstition Vistas are preliminary and conceptual in nature and will be refined through the Superstition Vistas visioning process. When the Superstition Vistas visioning process is complete, the vision will be adopted in the form of an amendment to the Comprehensive Plan of Pinal County.