|
Home
Site Index
LAND
USE ELEMENT
INTRODUCTION
The land Use
Element includes goals, objectives, and policies that provide guidance about how
we envision new development and our Main Street to grow in keeping with our
vision, small-town character, and rural lifestyle. It contains a map that shows
the type, character and locations that we desire for new development. Many
considerations are incorporated into the land Use Element and map and
recommendations outlined therein should be considered in concert with the other
elements in this plan. Click here for a map of the
Land Use Element.
[Top] [Table
of Contents]
YESTERDAY AND TODAY
Our current development pattern reflects our rural, western pioneer
history. Our wide Main Street
is lined with commercial uses typical of western, rural towns.
The most intense commercial
development is located at the intersection of Central Avenue and
Main Street, the busiest
intersection in the Town. Our ‘in town’ lots include horse
properties, old barns and sheds. With
the exception of some
commercial uses along Central
Avenue and Main Street, and
commercial development
downtown, our Town is typified
by residential development
characteristic of small towns
and a rural lifestyle.
The cornerstones of our 1990
Land Use Element were:
· That residential land use
will be low density in
nature and type.
· That residential uses will
occupy approximately 80%
of the Town’s land base.
· That an identifiable open space network will be
developed.
· Future industrial uses will be of a light
manufacturing type and will occupy less than 5% of the
Town’s land base.
The 1990 Eagar General Plan identified the proposed Eagar land use
as 85% residential, 10%
commercial - industrial, with the remaining 5% dedicated to
public facilities, including schools.
Table
1
Acres by Land Use
- 1990 General Plan
| Land Use |
Area in Acres |
Percentage of Land |
| Residential |
5751.10 |
.85
|
| Commercial - Industrial |
676.60 |
.10 |
| Public Facilities |
338.30 |
.05 |
Table 2 indicates that approximately 31% of the land in Eagar is
zoned for Agriculture, 27% is
zoned for Agriculture – Residential, and 17% is zoned Single
Family residential. Two
annexations were completed in 1998. One annexation was mostly
zoned for agricultural uses.
The other annexation, on the east side of Town, south of Central
Avenue, included a mix of
zoning types. The Town’s commercial zoning is concentrated in
the downtown and along the
intersection of Highway 191/180 and Central Avenue. The majority
of the Town’s industrial
zoning is accounted for by the Environmental Forest Solutions
property on School Bus Road.
Zoned land
reflects a higher percentage of agricultural uses than those included in the
1990 General Plan.1 In addition, land zoned for manufactured houses
constitutes less than 4% of all zoning and more than 30% of the housing stock,
indicating that these uses are at substantially higher densities than single
family homes. Over time, and as these areas become obsolete, there may be
opportunities to build apartments or new single family housing in these higher
density areas. Zoned industrial uses are less and zoned commercial uses are
greater than envisioned in the 1990 General Plan. Many commercial areas are
vacant, possibly indicating an imbalance between the plan, market, and zoning.
[Top] [Table
of Contents]
Table
2
Town
of Eagar Zoning
|
Zoning
Category |
Zoning Classification |
Area in Acres |
Percentage
of Total
Area |
| AG |
Agricultural |
2251.52 |
.32 |
| AR-43 |
Agricultural - Residential |
1759.00 |
.25 |
| AR-43MH |
Agricultural -Residential |
42.22 |
.006 |
| AR-20 |
Agricultural - Residential |
562.88 |
.08 |
| AR-20R |
Agricultural - Residential |
211.08 |
.0
3 |
| R1-10 |
Single-family Residential |
1125.76 |
.16 |
| R2-7 |
Single family and Multiple-Family Residential |
211.08 |
.03 |
| RMH-7 |
Single family and Multiple-family Residential
|
211.08 |
.
03 |
| MHP |
Mobile Home Park |
42.22 |
.006 |
| C-1 |
Highway and Neighborhood Commercial |
281.44 |
.04 |
| C-2 |
Central Business District |
140.72 |
.02 |
| I-1 |
Industrial |
281.44 |
.04 |
1
There is no
requirement, in Arizona, to rezone all land in conformance to the General Plan.
GOALS, OBJECTIVES, AND POLICIES
GOAL: PROMOTE A SUSTAINABLE, RURAL, BALANCED LAND USE PATTERN
Objective: Encourage the development of rural
land use patterns in Eagar.
Policy: Enforce the General Plan Land Use Map and zoning
and land
use conformance.
Objective: Encourage a range of residential land
use densities and commercial
Policy: Encourage higher density land uses adjacent to
the town core.
Policy: Retain lower density, large lot, residential land
uses in meadows, high visibility areas, and open fields.
Objective: Develop the intersection of Central
Avenue and Main Street as the center of the Main Street commercial district.
Policy: Develop a town core Center Plan for the
intersection of Central
Objective: Protect and conserve, to the greatest
extent possible, existing farms
and pasture along Central Avenue, the Little Colorado River
floodplain and other highly visible locations.
Policy: Work with existing property owners and other
entities, such as
the Trust for Public Land, other land trusts, and the Nature
Conservancy, to identify opportunities for conserving farms and
pastures that are economically viable and beneficial to the
Town.
Policy: Provide incentives, such as buying development
rights, to
property owners to retain pasture, non-agricultural and
low-intensity
grazing or farm uses and undeveloped land along
Central Avenue and the Little Colorado River floodplain
between
the Town’s western border and River Road.
Objective: Encourage the establishment of new
mobile home developments
and the rehabilitation of existing mobile home developments.
Policy: Develop design standards or revise current
ordinances to ensure
well-constructed mobile home developments that contribute to
our community.
Policy: Require new mobile home parks to provide paved
streets, entry
features, landscaping, and other amenities appropriate to the
location and size of the development.
Policy: Prohibit mobile homes outside planned mobile home
developments.
Policy: Continue to work with the Arizona Department of
Manufactured
Housing to enforce mobile home building codes.
Policy: Develop commercial property from River Road,
along Central
Avenue, to Main Street.
[Top] [Table
of Contents]
GOAL: ENCOURAGE SALES TAX AND EMPLOYMENT GENERATING USES IN
APPROPRIATE LOCATIONS
Objective: Encourage the development of
tourism-related commercial nodes at
the intersection of Central Avenue and SR 180, and at the
intersection of School Bus Road and Central Avenue near the
Town’s western border.
Policy: Work with the Arizona Department of Commerce to
advertise
Eagar and sites available for commercial development within
the
Town. Encourage an identifiable and marketable image for
Eagar.
Policy: Promote opportunities for bed and breakfast style
lodging along
Main Street and in the residential areas immediately adjacent
to
Main Street.
Objective: Protect employment-related uses
along School Bus Road and in the industrial area on the north side of
Central Avenue (SR260)
Policy: Work with the Town of Springerville, Arizona
Department of
Commerce, Greater Arizona Development Authority (GADA),
Arizona Department of Transportation, and regional Chambers of
Commerce to obtain commercial airline service at the
Springerville Airport.
Policy: Work with GADA or other entities to promote the
development of
an industrial/business park at the sawmill site on School Bus
Road.
Objective: Develop an identifiable image to
market Eagar.
Policy: Support the implementation of a standard sign
type to create an
image for Main Street.
Policy: Develop and implement an ordinance for signs that
create an
image for Eagar.
[Top] [Table
of Contents]
GOAL: ENCOURAGE LAND USES THAT COMPLEMENT AND CONSERVE OUR NATURAL
Objective: Retain the natural appearance of
hillsides, ridges and escarpments.
Policy: Develop and implement a hillside and slope
ordinance.
Objective: Retain the natural appearance and
character of the Little Colorado
River floodplain.
Policy: Discourage development within the 100-year
floodplain of the
Little Colorado River and its tributaries.
Policy: Continue to require all new development to map
the 100-year
floodplain for all tributaries to the Little Colorado River.
Policy: Require the use of density transfers, open space
components
and clustering to conserve the 100-year floodplain associated
with the Little Colorado River and its tributaries, cultural
resources, and other natural resources.
Policy: Amend the subdivision ordinance to require an
open space
component of no less than 10% of the total project area for
all
residential and commercial projects outside of the Main Street
commercial district.
[Top] [Table
of Contents]
LAND USE CATEGORIES
The land Use
Categories on the General Plan land use map do not guarantee the maximum or
minimum development densities or intensities they represent. Rather, they are
used to provide guidance regarding development appropriate to the Town.
Consideration of developments that do not fall within the intensity and density
guidelines of the General Plan land use category for that location may initiate
a General Plan amendment process. The General Plan amendment process for the
Town of Eagar is discussed on page 20.
The General Plan land uses provide adequate area for projected
growth through 2010 on Table 3
and are distributed as follows:
[Top] [Table
of Contents]
Table 3
General
Plan Land Use
| Land Use Category |
Total Acres |
Potential Dwelling Units |
| Farm/Ranch Residential |
2,599 |
2,599 |
| Rural Residential |
2,482 |
6,205 |
| Traditional Residential |
513 |
1,282 to 2,308 |
| In-town Residential |
979 |
4,4
05 to 17,622 |
| Main Street Commercial |
211 |
|
| Gateway Commercial |
55 |
|
| Gateway Employment |
197 |
|
| Total Acres |
7,036 |
|
| Total Potential Dwelling Units |
|
28,7342 |
2Based on
maximum density permitted by each residential land use category.
OPEN
SPACE AND RECREATION
[Top] [Table
of Contents]
Resource Conservation/Rural Character Overlay Area
Locations:
These areas include the 100-year floodplain of the Little Colorado
River and tributaries and significant vegetative or natural
resources,
historic sites, or viewsheds.
Purpose:
The purpose of this land use category is to identify those areas where
the location and design of development conserves the vegetation,
wildlife, and visual resources that are the basic elements of
Eagar’s
rural setting. This can be achieved through density transfers or
through purchase of development rights or property within the
overlay
zone. The Town believes that conserving these resources reflects
the
importance that Eagar residents place on them and their
contribution to
the quality of life in Eagar.
Intensity and Density:
The underlying General Plan intensities and land
uses apply.
[Top] [Table
of Contents]
OPEN
SPACE
Locations:
Public parks and open spaces.
Purpose:
The purpose of this land use designation is to include existing parks
and public open spaces and to identify the general locations of
planned
parks.
Intensity and Density:
Parks
may be developed with community centers, sports facilities, parking areas, and
services such as restrooms, shade structures, or concessions associated with a
specific recreation use. Open spaces may include trailheads and associated
parking areas, restrooms, and signs.
[Top] [Table
of Contents]
RESIDENTIAL
Farm/Ranch
Locations:
Adjacent to natural resources, high-visibility areas that communicate the rural
lifestyle of Eagar to visitors, areas with historic or scenic resources.
Designated Farm/Ranch, the State Trust land that is located in Section 1,
Township 8 North, Range 29 East (east of Highway 180/191) consists of 320 acres.
The Town currently leases 16,69 acres there for the Round Valley Recreation
Center. There is a grazing lease on the remaining 303.83 acres.
Purpose:
The
purpose of this category is to provide areas for low density, rural, residential
land uses including farm and ranch activities. Guest farms and ranches and bed
and breakfasts are also appropriate within this land use category to the extent
that they do not negatively impact the existing land uses or the potential for
future land use consistent with this land use category. As Eagar continues to
develop, it is envisioned that development will include design and densities
that enhance and do not negatively impact the existing and future uses of this
area for rural residential lifestyles.
Intensity and Density:
Up to 1 dwelling unit per acre.
[Top] [Table
of Contents]
Rural
Locations:
This category includes the areas generally south of School Bus Road
and east of Main Street south of Central Avenue.
Purpose:
The
purpose of this land use category is to conserve the views of the Apache-Sitgreaves
Forest south of the Town and the views of the natural slopes and hillsides on
the west side of Town south of Central Avenue. Land uses appropriate to this
category include residential land uses with minimum lot sizes of no less than
20,000 square feet.
Intensity and Density:
Up to 2.5 dwelling units per acre.
[Top] [Table
of Contents]
Traditional
Locations:
This category includes the areas generally north of Central Avenue on
the east side of Town.
Purpose:
The
purpose of this land use is to provide traditional residential densities
associated with rural town centers. The types of development appropriate to this
land use category include single family residential development with average lot
sizes of no less than 7,000 square feet or clustered residential development
with slightly smaller lots. All development within this land use category should
be designed to provide internal open spaces and the potential for non-motorized
circulation. It should also maximize views, open space, and natural resources.
This category enables more intense residential use to support commercial growth
at the eastern corridor.
Intensity and Density:
2.5 to 4.5 dwelling units per acre.
[Top] [Table
of Contents]
In
Town
Locations:
This category is located around the Main Street commercial area and
the intersection of Central Avenue and Main Street.
Purpose:
The
purpose of this category is to encourage residential development that is
compatible with Main Street commercial uses at densities that are high enough to
promote walking between houses, to other destinations such as schools, to Main
Street commercial areas, and to parks. Residential development that would be
typical of this land use includes single family, multi-family, patio home,
attached, and clustered housing. Bed and breakfasts and retail service uses that
locate in homes or small structures should reflect residential scale, design,
and intensity. These should not create unwanted impacts from traffic, lighting,
and noise, and should not adversely impact the safety and tranquility of the
neighborhood. Uses that are not considered appropriate to this area include car
washes, filling stations or automotive service facilities of any type, keeping
of large animals and livestock for commercial uses, radio and or television
studios, wholesale operations where goods are kept or from which goods are
distributed.
Intensity and Density:
4.5 to 18 dwelling units per acre.
[Top] [Table
of Contents]
EMPLOYMENT
Town Center Overlay
Location:
Around the intersection of Main Street and Central Avenue.
Purpose:
The
purpose of the Town Center Overlay designation is to encourage development and
design that will make this intersection the focal point for retail commercial
and community activities that create a small-town sense of place within Eagar.
The types of land uses considered appropriate to this area include retail
service, entertainment and incubator manufacturing, wholly contained within the
building and offices. Retail service such as filling stations, automotive
services, warehousing, and industrial are not considered appropriate within this
area. Residential uses, such as residential housing located on the second floor
of commercial establishments, hotels and bed and breakfasts are also appropriate
within this area. Components that will contribute to this sense of place include
consistent landscaping and signing, entrances to businesses from the sidewalk,
and amenities and design that encourages walking and sitting.
Intensity and Density:
Within
this area, no or limited side and front yard setbacks, on-street parking or
parking areas in the back of lots and visually interesting fayades that may
include awnings, windows, and textured building materials are encouraged. In
areas where setbacks may be necessary due to existing development (as with the
existing motel and supermarket site), direct connections from the sidewalk to
the development are encouraged. A minimum lot coverage of 40% (excluding
parking) is encouraged.
[Top] [Table
of Contents]
Main
Street Commercial
Locations:
Along Main Street north and south of Central Avenue; along Central
Avenue east and west of Main Street.
Purpose:
The
Main Street Commercial land use category is the traditional commercial heart of
the Town. The purpose of this district is to encourage a wide range of retail
uses that will contribute to the employment and sales tax base of the Town. Land
uses appropriate to this district include any use appropriate to the Town Center
Overlay as well as filling stations, auto and pedestrian oriented retail,
commercial and employment activities.
Intensity and Density:
There is no maximum or minimum lot coverage
recommended for this
area.
[Top] [Table
of Contents]
Gateway
Commercial
Location:
The
Gateway Commercial land use category is appropriate for locations that will
contribute to the appearance of Eagar as a rural community with a vibrant
economy. These locations include Central Avenue at the proposed industrial area
and the intersection of Central Avenue and SR 180/191.
Purpose:
The
purpose of this land use category is to encourage land uses that will contribute
to the economy of Eagar and serve the retail needs of tourists and visitors
without marring the resources, views, or rural character of the area. Big box
retail, intense manufacturing, and highintensity developments are not
considered appropriate in the western gateway area, but are acceptable in the
eastern gateway. Inclusion of gateway features, public art, Town-wide
directional signs, and other features that educate others about the Town are
encouraged.
Intensity and Density:
Low-intensity, low-profile development is
appropriate to this land use
category. There is no minimum or maximum lot coverage associated
with this land use.
[Top] [Table
of Contents]
Employment
Location:
Located at major intersections and other locations that will
contribute to
the appearance of Eagar as a rural community with a vibrant
economy.
Purpose:
This
purpose of this land use category is to provide locations for employment uses
that are accessible and have minimum impact on the rural character and landscape
of Eagar. Design and development within these areas should minimize the impact
of this land use on the surrounding views and rural character of the Town.
Intensity and Density:
This land use could accommodate intense employment and
manufacturing uses that do not negatively impact the rural
character,
ambient noise levels, landscape or natural resources of Eagar.
[Top] [Table
of Contents]
PLANNING ISSUES
The Town has experienced a tremendous seasonal population increase,
reflected in water hookups
and building permits. These new seasonal residents expect
services and infrastructure.
Eagar’s continued housing growth will likely increase the
demand for new residential zoning. This
may provide the Town with an opportunity to examine the current
zoned and planned land uses
and reorganize them into patterns that are more economic and
market friendly. Table 4 indicates
the projected growth for housing in the community, based on a
continuation of the growth rate
from 1990 to 2000.
Table 4
Town
of Eagar Dwelling Unit Growth
| Year |
2000 |
2001 |
2005 |
2010 |
| Total Number of Dwelling Units |
1,713 |
1,741 |
1,837 |
1,956 |
| Average Annual Growth – Units |
|
28 |
24 |
24 |
|
Overall Percent Change – from
2000 |
|
1.6% |
7.2% |
14.2% |
Source: ESI Corp
[Top] [Table
of Contents]
Higher density
single family development is beginning to occur along Central Avenue and to the
south along School Bus Road. As development continues, the Town may consider
policies that encourage infill development on more centrally located parcels to
maintain a more rural development pattern, typified by denser development
towards the central portions of the Town, surrounded by low density and
agricultural land uses.
As the Town
continues to grow, it must continue to prepare for new opportunities. Three
alternative plans that were conceived as part of the development of this Plan
and discussed in the introduction all recognize:
· Commercial land uses at the intersection of SR
180/191 and Central Avenue at the eastern
gateway of Town, and Road and Central Avenue at the western
gateway to Town, could
capture motorists who drive past Eagar.
· Towns and cities west of Sunrise Ski Resort (a
major tourist attraction) have become
enhancing its town core, Eagar has an opportunity to draw tourists the extra
distance east of Sunrise.
· The Little Colorado River with its floodplain is
an important resource to Eagar’s rural setting.
[Top] [Table
of Contents]
GENERAL PLAN AMENDMENT PROCESS
A.R.S. 9-461.06 (G) requires that a major amendment to the General
Plan shall be approved by
an affirmative vote of at least two-thirds of the legislative
body, and that these amendments must
be presented at a single public hearing during the calendar year
during which the proposal is
made. The law also states that to be considered a major
amendment, a proposal to amend the
General Plan must result in a substantial alteration of the
municipality’s land use mixture or
balance as established in its’ existing general plan land use
element and that the General Plan
shall define the criteria to determine if a proposed amendment
to the General Plan is to be
addressed as a major amendment.
[Top] [Table
of Contents]
Major Plan Amendment Criteria
Eagar wishes to remain an economically growing community where
residents enjoy a rural
lifestyle. While most new development consists of single family
homes located on 1-5 acre lots,
subdivision requests are increasing. These
subdivisions represent a different development style and pattern. To
ensure that new development is appropriate to the balance and mix of land uses
envisioned in the Eagar General Plan,the following rezoning requests shall require a major amendment to
the General Plan:
· Rezoning requests for development densities and
land uses not in conformance with the
General Plan land use map for parcels over 15 acres
· Rezoning requests that would result in a
contiguous parcel of 15 acres or greater that are not
in conformance with the General Plan.
Development or
rezoning proposals not in conformance with the General Plan and located along SR
260 between the Town's western border and 4th Avenue or adjacent to the
floodplain of the Little Colorado River or its tributaries, that are greater
than 2 acres or that will result in a contiguous area of development not in
conformance with the General Plan greater than 2 acres, shall also require
consideration as a major amendment to the General Plan.
An amendment of the text of the General Plan shall be considered
a major amendment if its
approval will result in:
· A change to any of the densities and intensities
of the descriptions of land use map
·
A change to
any of the densities and intensities of the descriptions of land use map
categories,
·
A change in
the areas identified for open space or conservation,
·
A change in
the goals, objectives or policies of the General Plan that would result in a
change to the densities, land uses, or intensities of the General Plan,
·
A change in
the width or design of the street standards included in the General Plan,
·
The addition
or deletion of an arterial, major arterial or collector street identified in the
General Plan.
[Top] [Table
of Contents]
Major and Minor General Plan Amendment Considerations:
A request to the Planning Commission and Town Council for a major or minor
amendment to the
General Plan shall include, but not be limited to, consideration of
the following:
· Availability of current and future water
supplies.
· Impact on the existing transportation system and
the extent to which new roads, non-vehicular
transportation facilities, and access and egress proposed as
part of the
development contributes to the Town’s planned vehicular and
non-vehicular transportation
system and trails.
· Impact on riparian areas and the natural
environment and to open space and conservation
areas identified in the Plan. Contribution of the proposed
development to existing and
areas that further the goals of the General Plan.
· Impact on recreation facilities and parks
identified in the General Plan and the contribution of
the proposed development to existing and proposed recreation
facilities, parks, and ecotourism
opportunities, or the creation of new parks further the goals of
the General Plan.
· Extent to which the proposal contributes to the
employment enhancing the economic
[Top] [Table
of Contents]
Major Amendment Process
Requests for a
major amendment to the General Plan shall be submitted to the Town Planning
Director by 5:00 p.m. of February 28 of each year. The Planning Department shall
review the request and prepare a recommendation to the Town Planning Commission
and Council by April 15 of each year. Proposals to amend the General Plan shall
receive first consideration at a single public hearing by the Town Planning
Commission by April 30 of each year.
Minor Amendments to the General Plan
Amendments to the text or map of the General Plan that do not
qualify as a major amendment
Minor Amendment Process
Applications for minor amendments will be processed as they are
received within the normal
planning and zoning calendar and as resources permit. The staff
shall prepare a report regarding
the request for a minor amendment and submit it to the Town
Planning Commission and Council.
[Top] [Table
of Contents]
|