MARICOPA - Where could the city put a regional shopping mall? Is there a good place for industrial development? Could a theme park relocate to Maricopa?

Questioning what could, and should, go where has been a constant theme underlying Maricopa's current development boom. With the draft General Plan available for public review, many of those questions now have possible answers.

The Land Use element, one of five components in the General Plan, is meant to guide development and re-development and balance growth with preservation of the community's assets. This element designates the location and extent of private land, including residential, commercial and industrial uses, as well as public land, such as educational, recreational and open space uses. Density and intensity of all uses is also discussed.

An excerpt from the plan reads:

"The aim is to foster growth in the Maricopa economy with livable neighborhoods that are accessible to good jobs, shopping and recreation. Planning considerations include managing extremely rapid residential growth, striving to promote economic development, and influencing thoughtful land use decisions in the city and beyond, in the Maricopa Planning Area."

That area encompasses approximately 270 square miles. Based on projections, the plan states 350,000 people could be living within the planning area by 2025.

The plan's projections for Maricopa alone are staggering. For 2005, the plan projects 22,000 residents living within the city limits, already four times the 4,498 recorded by a special census in 2004. By 2010, that number could quadruple to 106,000, a growth rate noted as "extremely dramatic."

To meet the needs of a rapidly expanding population and create a desirable, balanced community, proper planning today for future land use is crucial.

The Land Use element promotes the preservation of industrially zoned properties, particularly those in close proximity to the railroad and other transportation corridors including Maricopa-Casa Grande Highway, Arizona 347 and Arizona 238.

A mixture of densities and lot sizes in single-family, detached residential subdivisions, including master-planned developments, is encouraged. The plan also suggests residential development should be kept away from the railroad corridor, "based on livability concerns of noise and vibrations."

Continued cooperation between the city, Pinal County and Gila River and Ak-Chin Indian Communities is encouraged to address land use and transportation issues. The plan promotes the development of state lands within the planning area.

A colorful Future Land Use map is also included. The land uses are grouped into 11 general categories ranging from agriculture to high-density residential, light industrial to open space.

The Land Use element focuses squarely on three special planning areas. These areas "represent multiple and development and redevelopment alternatives," and the plan suggests detailed studies should be conducted prior to any rezoning or development.

The Old Town Redevelopment Area "represents both opportunities and challenges for the community." The plan suggests the area is under-developed and strategically located to provide short- and long-term investment opportunities. Suggestions for future use include specialty shopping, dining and tourist-based activities that reflect the "small town flavor and rich history of Maricopa."

The Seven Ranches Area, located near Honeycutt and White and Parker roads, has traditionally been a mini-farm area with numerous residential owners. This fragmented ownership creates obstacles to coordinated development, and the plan states property maintenance and aesthetic issues serve as a disincentive for ownership. The plan suggests consolidation of smaller parcels in the Seven Ranches Area for low-density residential redevelopment and non-residential development on parcels greater than 10 acres.

The final special planning area, the Volkswagen Test Facility, represents the largest undeveloped tract in the city. The 1,600-acre tract, located near Murphy and Honeycutt roads on the east side of the city, will soon be available for redevelopment as the track is being relocated. According to the General Plan, the tract has been designated for a wide variety of continued employment uses including industry, major medical and educational facilities, resort and hospitality development, master-planned residential and open spaces.

The draft General Plan is available for any interested party to review and comment. Review copies are available at the Maricopa Community Library and City Hall. Comments can be e-mailed to David Williams at dwaplanning@comcast.net or mailed to General Plan Comment, Maricopa City Hall, P.O. Box 610, Maricopa, AZ 85239.

The 60-day public review period will end Nov. 12. Comments will be cataloged and provided to the Planning and Zoning Commission and City Council during public hearings.

 
©Casa Grande Valley Newspapers Inc. 2005