NOTICE OF A SPECIAL MEETING OF THE PLANNING COMMISSION OF THE TOWN OF CLARKDALE May 24, 2021 5:00 PM

In accordance with Resolution #215 of the Town of Clarkdale, and Section 38-431.02, Arizona Revised Statutes, NOTICE IS HEREBY GIVEN that the Planning Commission of the

Town of Clarkdale will hold a Special Meeting Tuesday, May 24th at 5:00 p.m., via Zoom Video Conference. Members of the Clarkdale Planning Commission will attend either in person or by telephone, video or internet conferencing. Those wishing to attend in person may do so at the Men’s Lounge, Clark Memorial Clubhouse, 19 N. Ninth Street, Clarkdale, AZ. It is requested that the public attend via zoom at the link below:

Join Zoom Meeting https://us02web.zoom.us/j/87056893479

Meeting ID: 870 5689 3479

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1. CALL TO ORDER

2. ROLL CALL 3. PUBLIC COMMENT: The public is invited to provide comments at this time. Action taken as a

result of public comment will be limited to directing staff to study the matter or scheduling the matter for further consideration and decision on a later agenda, as required by the Arizona Open Meeting Law. Each speaker is asked to limit comments to FIVE MINUTES.

4. MINUTES: a. Consideration of the Regular Meeting Minutes of April 29, 2021.

5. BOARD MEMBER REPORTS: a. Chairperson and Members Report

6. STAFF MEMBER REPORTS:

On May 11, Town Council reviewed and commented on elements: Community Design Circulation Education Cost of Development Future Growth Environmental Resources

7. OLD BUSINESS: 8. NEW BUSINESS:

a. Review of the following General Plan Elements: i. Environmental Resources

ii. Recreation and Open Space iii. Housing iv. Historic Preservation

9. FUTURE AGENDA ITEMS: a. Review of the following General Plan Elements:

i. Water Resources ii. Economic Development

10. ADJOURNMENT:

GUIDELINES FOR PUBLIC COMMENT The Town of Clarkdale endorses civil discourse. If you wish to speak at this meeting, please:

• Click on the “Chat” icon at the bottom of the screen and type in your question. • Wait to be recognized before you ask your question • Please do not use the Chat feature for sidebar conversations.

The undersigned hereby certifies that a copy of this notice was duly posted on the Town Hall bulletin board, located at 890 Main Street, Clarkdale, Arizona and on the Town of Clarkdale’s website on May 19, 2021 at 11:00 a.m.

Ruth Mayday Community Development Director

www.clarkdale.az.gov

PLANNING COMMISSION April 29, 2021

MINUTES OF A SPECIAL MEETING OF THE PLANNING COMMISSION OF THE TOWN OF CLARKDALE HELD ON THURSDAY, APRIL 29, 2021 IN THE MEN'S LOUNGE OF THE CLARK MEMORIAL CLUBHOUSE AND VIA INTERNET ZOOM MEETING.

A Special Meeting of the Planning Commission of the Town of Clarkdale was held on Thursday, April 29, 2021 at 6:30 p.m., via internet Zoom meeting.

Chair de Blanc Present

Vacant - Commissioner Kramer Joined at 6:40pm Commissioner Johnson Present Commissioner Jones Present

No members of the public were in attendance.

1. CALL TO ORDER: Chair de Blanc called the meeting to order at 6:32 p.m.

2. ROLL CALL: Project Manager Gray called the roll.

3. PUBLIC COMMENT: The public is invited to provide comments at this time on items that

are not on this agenda. Each speaker is asked to limit comments to FIVE MINUTES.

PUBLIC COMMENT: No public comment.

4. MINUTES: Consideration of the Regular Meeting Minutes of January 19, 2021. Commissioner Johnson moved to approve the Regular Meeting Minutes as written. Commissioner Jones seconded.

Chair de Blanc Aye

Vacant - Commissioner Kramer - Commissioner Johnson Aye Commissioner Jones Aye

5. BOARD MEMBER REPORTS:

None.

6. STAFF MEMBER REPORTS: a. Legal Risk and serving on the Planning Commission CDD Director Mayday summarized.

7. OLD BUSINESS:

None 8. NEW BUSINESS:

a. Review of the following General Plan Elements:

PLANNING COMMISSION April 29, 2021

i. Introduction • Commissioner Jones expressed concern about development

plans that may encroach on the historic town center. • Commissioner Kramer joined via Zoom at 6:40pm. • CDD Director Mayday explained nuances between the General

Plan, Specific Area Plans and Focus Area Plans, but assured the Town's value of the historic character of the downtown area. Cited ASU's study and efforts of the Historic Preservation Commission and explained Form-Based Code.

ii. Land Use • Commissioner Jones expressed concern for viewsheds,

especially along 89A corridor. • CDD Director Mayday stated viewsheds are addressed in the

current Zoning Code under the 89A Commercial Corridor Overlay District.

• Commissioner Johnson stated widespread citizen support for "Mom & Pop" businesses as opposed to national chains.

• Chair de Blanc recommended avoiding reference to Patio Park as "Patio Town".

iii. Community Design iv. Education v. Cost of Development vi. Future Growth Areas

Discussion:

• Commissioner Johnson inquired about public participation. • Commissioner Jones observed the possible hinderance to public

participation with hybrid meetings. Extensive discussion ensued.

9. FUTURE AGENDA ITEMS: a. Review of the following General Plan Elements:

vii. Circulation viii. Environmental Resources ix. Recreation and Open Space x. Housing xi. Water Resources xii. Historic Preservation xiii. Economic Development

Next meeting May 18. • Chair de Blanc asked if there is a preference to meet in person

vs. Zoom. The discussion was inconclusive.

10. ADJOURNMENT: Commissioner Kramer moved to adjourn Commissioner Jones seconded the motion

PLANNING COMMISSION April 29, 2021

Chair de Blanc Aye Vacant -

Commissioner Kramer Aye Commissioner Johnson Aye Commissioner Jones Aye

The meeting adjourned unanimously at 7:39pm

_____________________ ___________________________ Chair de Blanc Project Manager Gray

For Review

1. Environmental Resources2. Recreation and Open Space

3. Housing 4. Historic Preservation

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Chapter 10: Environmental Resources This chapter describes Clarkdale’s natural resources, how the natural environment is affected by development, and measures to mitigate negative impacts.

Clarkdale’s climate is considered semi-desert with average annual precipitation around 8-9 inches. The average annual high temperature is about 86 degrees F and the average annual low temperature is roughly 59 degrees F. Summer daytime temperatures reach just above 100 degrees or more although the monsoon weather pattern in July and August typically provides afternoon cloud cover and some rain showers. Winter nights dip below freezing leaving morning temperatures in the 20 ’s and lower 30’s. Most winters there is at least some snowfall, but oftentimes rain falls in Town leaving snow to blanket Mingus Mountain and the red sandstone cliffs to the northeast. Clarkdale has all the best Arizona has to offer: From low desert and riparian greenways to red sandstone canyons and mountainous terrain. Its mid-range elevation enjoys relatively mild seasons by comparison to the extremes of Phoenix and Flagstaff. The Verde River provides a home for multitudes of native flora and fauna, and a vital migratory stop for airborne fowl and pollinators, all while providing recreational opportunities like kayaking, fishing and just relaxing by the water. Clarkdale’s surrounding terrain offers spectacular recreational opportunities and plenty of space in which to do it all. Surrounded on three sides by Prescott and Coconino National Forests, Tuzigoot National Monument and Sycamore Canyon Wilderness Area. While some would think of this as a restriction on development, many residents see the recreational and scenic virtues of this open space and consider it a great benefit to living in Clarkdale. The 2012 General Plan emphasized environmental sustainability, calling for simple, earth-friendly solutions to development, like passive solar construction, grey water use and permeable paving. In response to this component of the 2012 General Plan, Town Council adopted Clarkdale’s Sustainability Values in 2013. Based on these documents, staff developed the Sustainable Development Guidelines, which were

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adopted by Town Council in October 2019. The guidelines offer strategies and guidance for sustainable development in Clarkdale.

10.1 Water 10.1.1 Surface Water: Clarkdale is located in the Verde River watershed, in an area described as the “Upper Verde Valley”. The Verde River is the last continuously flowing, perennial river in the State of Arizona. The others have either dried up, flow intermittently or have been dammed and diverted. It represents much more than just a water source for human and animal inhabitants of the Verde Valley: It is a critically important riparian migration path, a last stop, for many birds and pollinators.

80% of the water that flows through the Upper Verde Valley comes from the Big Chino Aquifer, 25 miles away. Friends of The Verde River Watershed Report Card, released in 2020, shows an alarming, 30-year trend of diminishing baseflow. Every component on the report card is dependent on base flow: When baseflow goes away, everything else goes with it.

Figure 1 - Verde River Watershed Report card

“The upper Verde River is one of the most ecologically important areas in the Southwest, and it is now threatened by the same forces that have destroyed five of Arizona’s perennial rivers.”1

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10.1.2 Groundwater:

All over the world, groundwater is being pumped faster than it can recharge, which results in overdraft, just like overdrafting a bank account. The source of the Verde River is the Little Chino Aquifer, near Paulden, AZ. Before the introduction of agricultural pumping, in the 1930’s, the headwaters started at Del Rio Springs, about 5.5 miles south of Paulden. As a result of excessive groundwater pumping, the headwaters have receded downstream, leaving dead cottonwood trees and six miles of dry riverbed.

As communities to the west continue to plan the sale and use of more water than currently flows from the aquifer, an additional 26 miles of the Upper Verde River are threatened. And even while the Arizona Department of Water Resources (ADWR) characterizes current, state-wide drought conditions as “Exceptional” (the most severe category), groundwater overdraft continues to increase. During drought conditions, landscaping—especially turf-grass lawns—require even more groundwater, drastically accelerating overdraft. In 2013, the Town hired Lacher Hydrological Consulting to perform groundwater modeling studies. Dr. Lacher’s conclusions were presented in the 2015 Town of Clarkdale Water Resource Management Program Recommendations Report to Council. The groundwater pumping models in that report show the cone of depression from Clarkdale’s wells had already reduced groundwater levels beneath the Verde River by 3.3 feet. The report projects that by 2076, this effect will extend all the way to Oak Creek. (Lacher, p. 15) Groundwater recharge techniques are certainly helpful, but any time groundwater is brought to the surface, some is lost to factors like evaporation and attrition. Variables of hydrogeology make it difficult to determine how long, and even if any aquifer will be replenished by surface recharge.

Figure 2 - Declining Flows

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Surface recharge can take decades, even centuries while water percolates down to recharge unconfined aquifers. But in the case of confined aquifers (capped with impermeable clay or stone), once that water is gone, it’s gone for good. In tandem with booming development in the area and a large, private pond project along Cement Plant Road (2018-2019), several private wells in that area of Clarkdale have had to be re-drilled as they could no longer reach water. And as has been observed at our headwaters, when groundwater drops, the river often follows leaving a dry wash. 10.1.3 Wastewater: A step in the right direction is taken with our waste-water treatment plant (WWTP). Acquired from the City of Surprise, AZ and put into service here in Clarkdale in 2013, it produces Grade A+ effluent, which is suitable for things like irrigation and construction. Clarkdale currently sends about 150,000 gallons of sewage to our treatment plant per day, while the plant is capable of treating up to 350,000 gallons per day. Following the activated sludge treatment process, the treated effluent is pumped to a Town-owned storage facility located North of Bitter Creek. Currently, unused effluent is used to irrigate trees on town-owned property near the Industrial Park, with the intent of recharging the underlying aquafer. However, naturally occurring evaporation reduces the amount of effluent that is recharged using this method. Treated effluent is an extremely valuable resource and Clarkdale has an opportunity to demonstrate stewardship by using it again, improving soil health and getting the water deeper into the ground where it has a better chance to recharge groundwater. One current limitation to construction re-use of that water is the vehicle weight capacity of the historic Bitter Creek bridge, the only vehicular path across Bitter Creek Wash. Alternatives include construction of a new bridge, or extending Cement Plant Road from its current terminus to the Industrial Park.

Figure 3 - Santa Cruz River-Groundwater Pumping – Rainwater Harvesting, Lancaster, 2006

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10.1.5 Stormwater: Traditionally, storm runoff is directed into concentrated channels that take it to detention basins, where it eventually sinks back into the earth. Impermeable surfaces also drain water to storm drains and detention areas. By incrementally channeling water into basins, rain gardens, and planters at frequent intervals before it enters the stormwater management system, the runoff can be used to beautify our streets and improve recharge of our groundwater. Slow-moving water sinks down into the soil and offers a chance for growth of healthy root systems. This helps develop topsoil with diverse organic material. Healthy soil stores water, like a sponge, keeping it in the watershed longer, which contributes to recharge of the aquafer. On the other hand, fast-moving surface water can erode topsoil, making conditions untenable for plant life, and depleting the nutrients in the soil. The idea is to slow water down, spread it out and sink it in.

Tucson, which gets almost exactly as much precipitation per year as Clarkdale, has implemented a

stormwater program that irrigates vegetated areas with stormwater rather than traditional irrigation methods. The shift was initiated by a grassroots effort of smaller neighborhoods which resulted in the clandestine cutting of a few curbs. Observing the results of cooler, greener streets, the City was persuaded and eventually decided to adopt the practices. The key issue is maintenance, and the clearing of weeds, debris, and trash from the beds, but the City determined the benefit outweighs the cost, and so in May of 2020, they adopted this program. Implementing any program like this has its challenges.

• Funding for design, construction and maintenance

Figure 4 - Stormwater

Figure 5 - Green Stormwater Infrastructure

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• Neighborhood involvement for construction (also done in Tucson) • Possible “Adopt a Streetscape” program for maintenance • Possible need for the Town to create a Stormwater division • Development of design standards • Addition of flood-tolerant vegetation to our existing native, non-invasive plant list

The Verde River is critical to Clarkdale and the region both environmentally and economically. Further reductions in flows would be detrimental to the flora and fauna that call it home and would negatively impact our local economy. Preservation of the last free-flowing river in Arizona cannot be ignored.

10.1.6 Rainwater: The Town of Clarkdale 2012 General Plan recognizes the finite nature of our groundwater, and Objective 6.1.b. Policy instructs: “Look for alternatives to conventional water sources.” Yet nine years later, groundwater remains Clarkdale’s only source, and the water table is dropping. The most obvious alternative to using groundwater is to start using rainwater. Typically, rainwater is thought to be a strategy for small-scale residential landscaping solutions, a decorative barrel placed at a downspout, while its domestic use is met with skepticism. But properly treated, rainwater can be used for literally any purpose including drinking water. In fact, the Federal Energy Management Program encourages the development of "Net Zero Water" buildings: "An ideal net zero water building uses on-site alternative water sources to supply all of the building's water needs." There are entire communities in the US that use household rainwater because groundwater is not an option. When rainwater is stored, appropriately used and released onsite, no one downstream is deprived of that water—it goes back to the ground and follows the same path it would have if it hadn’t been used first.

10.2 Air Quality Four pollutants are monitored by Arizona Department of Environmental Quality (ADEQ): Ozone (O3), PM10 and PM2.5 (Particulate Matter 10 microns, and 2.5 microns or less in diameter, respectively) and Carbon Monoxide (CO). The closest two ADEQ Air Quality Monitors are located in in Prescott and Flagstaff, and those only measure O3, PM10 and PM2.5. Since there are no ADEQ air quality monitors specifically in our area, we are advised by ADEQ personnel to make the generalized assumptions that Ozone peaks in April, May and June, while PM10 and PM2.5 tend to peak in Winter months with cold-air inversion layers. Prescott’s ozone monitors show consistent annual ozone levels well below the healthy limit. Another contributor to airborne particulate matter is vehicular traffic: both from combustion engine exhaust as well as travel along dirt roads. One way to reduce this contribution is by planning the community to incorporate neighborhood commercial development, which places small businesses near residential development, and encourages people to walk or ride a bicycle to various destinations within the community. This is discussed in detail in the Land Use and Circulation elements.

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Salt River Materials Group’s Clarkdale Cement Manufacturing Facility is one of the industrial operations within the Clarkdale area. While the facility had its beginnings in 1959, in 2002 it was modernized with a state-of-the-art kiln and milling system which resulted in a 75% across the board emissions reduction and energy efficiency increase. The facility conducts on-site ambient air monitoring for particulate matter 10 microns or less (PM10). Data provide by SRMG for 2020 indicated an annual average PM10 concentration of approximately 18 micrograms per cubic meter, with the highest 24-hour average for PM10 being approximately 45 micrograms per cubic meter. These values fall well below the National Ambient Air Quality Standard (NAAQS) for PM10 which is 150 micrograms per cubic meter over a 24-hour averaging period. Since the modernization there have been additional emissions controls installed in response to new regulations. In 2018 a project was initiated to install an ammonia injection system on the kiln to convert nitrogen oxides (NOX) back to into nitrogen (N2) and oxygen (O2) gases. This new technology decreased NOX emissions by 50% from the 2018 baseline levels. Other sources of air pollution are wildfires and prescribed burns, old-fashioned wood-burning stoves and fireplaces, construction, sand and gravel mining operations and common allergens, like juniper, cottonwood and grasses.

10.3 Energy Clarkdale is “at the end of the line” for APS and has historically fallen victim to power outages during storms as a result. However, the new APS substation is under construction near the #1 Food Store at the Jerome Roundabout should reduce the number of blackouts and brownouts. APS agreed to dig the equipment surface well below grade, and with walls as high as 16 feet viewed from inside the yard, the equipment should not be visible as one drives by. Clarkdale has done some exceptional things by way of promoting clean, renewable energy. Many of these achievements were called for in the 2012 General Plan, the Clarkdale Sustainability Values (2013) and our Sustainable Development Guidelines (2018). These documents are extraordinary among other municipalities because they recognize and encourage alternative strategies like high-thermal mass design, passive conditioning and ventilation, daylighting, greywater recycling and rainwater harvesting. Buildings with these features provide free, natural heating and cooling, ventilation, and daylight. Occupants of buildings like these have been shown to enjoy better health, happiness, and satisfaction.

Figure 5 -Town of Clarkdale Current

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Buildings are one of the highest contributing factors to air pollution—generating between 30-40% of global greenhouse gas emissions. Great strides in building efficiency have been taken in the past decade, and Clarkdale is home to Mountain Gate and Crossroads at Mingus subdivisions, where some of the most energy efficient, Net-Zero energy use homes being built today are located. Net Zero homes are high-performance homes that collect as much solar-electric energy as they use. This is a step in the right direction, but with careful design, we can begin to see Net-Plus buildings—passively conditioned buildings that produce more clean energy than they use.

10.3.1 APS Substation:

Clarkdale residents have gotten used to power outages because it is at the “end of the line”. In most areas, when a power station goes down, another one is able to supply electricity until the other is brought back online. For now, outages will still occur, but a new APS substation is currently under construction near the Jerome Roundabout.

10.3.2 Solar: Clarkdale is one of APS’ “Solar Communities” which was developed to boost interest in the use of solar photovoltaics on homes and businesses in the early part of the new millennium. Community Development’s GIS Technician maintains a map of solar installations in Clarkdale, including passive installations, like solar-thermal panels used to heat water. (Fig. 5) Currently, Clarkdale has 320 homes with solar PV panels, four homes with solar water heat and fifteen homes with both. Three buildings are equipped with geothermal energy, one of them being the Clark Memorial Clubhouse.

10.3.3 Wind:

Wind is not deemed consistent enough in the Verde Valley to be a cost-efficient energy solution. However, it can be used to augment the power grid and/or battery systems during non-daylight hours and when the wind does blow.

10.3.4 Geothermal:

As of 2020, the Clark Memorial Clubhouse was the only municipal building in the state that was heated and cooled by geothermal energy. Geothermal uses the stable, year-round temperature of Earth’s crust (between 54 and 75F)1 to cool in the cooling season and to heat in the heating season. Since geothermal systems require drilling and coolant loops in addition to thermal exchange and air handling equipment, the up-front cost of installation is a significant impediment to its widespread use. However, it is an extremely efficient solution, and the long-term cost of ownership is very low.

10.3.5 Passive Lighting and Conditioning:

Sometimes called Regenerative Design, Integrated Design, Passive and/or Ecological Design, or Whole Systems Thinking, all of these take their cues from the observation of natural patterns. Hence, in the context of building, they are often used in conjunction and sometimes, interchangeably. Ancient

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cultures understood site-specific design, and they optimized their dwellings to utilize seasonal and diurnal winds in conjunction with thermal mass to absorb the sun’s heat in the wintertime and keep cool in summer shade.

Standard construction methods tend to ignore important site features while emphasizing others that can sometimes make a building extremely inefficient and uncomfortable. Take for example, a hypothetical residence designed to capitalize on a great view of Mingus Mountain with a wall of glass facing west. An unintended side-effect is the triple-digit summer-afternoon sun that intensifies through the glass and superheats the house. The lumber materials don't have enough thermal mass to absorb the heat, and as a result, the AC runs continuously and can’t keep up, even overnight. On the other hand, Integrated Design values the view in relation with everything else that happens onsite.

Components of Integrated Design:

o Site-Specific Design o Topography and orientation o Seasonal weather patterns o Near and far views, both desirable and otherwise o Noise and undesirable elements like wildfire chimneys o Wildlife corridors

o Natural Conditioning—The practice of absorbing solar gain in the warming season and excluding it (shading) in the cooling season, combined with appropriate thermal mass.

o Natural Lighting—Appropriately-placed windows can eliminate daytime lighting energy while increasing health, happiness, and productivity of the occupants.

o Natural Ventilation—Taking advantage of convective currents and cross-ventilation to heat, cool and ventilate a building.

o Indoor Air Quality—Careful selection of materials and components to eliminate common, toxic substances like Volatile Organic Compounds (VOCs), formaldehyde etc.

Integrated Design requires expertise, and using the wrong materials, facing the wrong direction can produce unfortunate results similar to standard construction. But by studying natural patterns, anyone can begin to learn to apply these principles.

10.4 Soil: The University of Arizona Cooperative Extension describes soils in the Verde Valley as heavily leached, sandy to sandy loams with some clay loams in the Lower Verde. Depth is 3-5 feet at which point is found coarse gravels and bedrock.

10.4.1 Remediation: Freeport McMoran’s United Verde Soils Program (UVSP) is a voluntary soil remediation project coordinated by Arizona Department of Environmental Quality (ADEQ). The project covers a pre- determined study area and will eventually replace soil contaminated by years of smelter operation. The elements of concern are arsenic, copper and lead. As of January 2021, almost 18,000 cubic yards of contaminated soil has been replaced with clean dirt. Several years remain before completion.

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10.4.2 Agriculture: Clarkdale is home to the Southwest Wine Center at Yavapai College, with almost 13 acres of vineyards. Healthy, sponge-like soil supports lots of biological activity, allowing plants to thrive with less water.

• Wineries produce grapes and byproducts that can be composted and returned to the soil • Food production, including Clarkdale’s own community garden coming soon • Arizona Botanical Gardens • Home gardening

10.4.3 Regenerative Practices Recognizing how important it is to slow water down and keep it infiltrating in our area as long as possible, we can make water’s visit even more impactful by regenerating the soil. Healthy, rich, organic soil acts like a brand-new sponge, and can hold a lot of water. Depleted soil has no organic material, and allows water to run off like an old, dried-up sponge. Healthy soil has lots of diverse organic material while enhancing and accelerating vegetation growth. Regenerative Design extends especially well to agricultural practices and is better known as “Permaculture”, a contraction of the words permanent and agriculture. In a well-designed system, nature does the work, and labor inputs are minimal. Each element of a system is evaluated and used to compliment and strengthen another. For one very small example, we can see this at work on a desert nature walk where no human intervention is needed for the system to regenerate.

Natural vegetation tends to grow in layers or stories that exchange shade for nutrients and habitat for animals needed for pollination and fertilization. The key is diversity. Each element is inter-dependent on the others, nothing is wasted, and as long as rain falls, the system cycles and thrives perpetually, without human intervention.

Fig. 6 Symbiotic Groupings https://i.pinimg.com/736x/b3/b2/91/b3b29130809b0717aa9bcb9183ce5

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10.5 Biological Resources:

10.5.1 Habitat: The Verde Valley is situated at the northern edge of the Sonoran Desert, home to more plant, animal and insect species than any other desert in the world. Described as a semi-desert environment, Clarkdale is home to a few different microclimates as it climbs from the river out onto the chaparral and up the alpine slopes of Mingus Mountain. 10.5.2 Flora: Slopes along the middle elevations are covered by Mesquite, Catclaw and Desert Broom. A variety of low grasses cover the rocky soils. The Verde River and several washes grace the north-eastern portion of Town, forming our riparian corridor, lined with large Cottonwood and Goodding’s Willow trees. The upper slopes along the foothills include scrub oak, bear grass, prickly pear, graythorn, soaptree and banana yucca. 10.5.3 Fauna: Our watershed is home to an astounding array of wildlife, including some on national and State endangered and protected species lists. According to Friends of the Verde River, our riparian ribbon hosts at least 270 species of birds, including Blue Heron, several breeding pairs of eagles and other raptors. 94 species of mammals including beaver, otter and deer. According to the Friends of the Verde River, no fewer than “76 species of native amphibians and reptiles use the river’s watershed at some point in their life cycles.” Moving up-slope into Town, there have been recent sightings of bobcat, mountain lion, bear and the occasional coatimundi (Fig. 6). 10.5.4 Wildlife Corridors: The variety of microclimates that occur in the varying elevations around Clarkdale are home to an even wider variety of animals that depend on unobstructed passage to and from the river and around different areas of town. Washes, arroyos, and natural drainages provide the most direct path to the river, and they offer the best opportunity for stealthy movement. Many of our washes are protected from over-development by the Environmental Protection Agency (EPA). Known as 404 washes, the regulations prevent any diminishment of flow or alteration of course by grading or development. These regulations help to keep these wildlife corridors intact, but narrower washes may require additional buffering to encourage continued passage of wildlife.

Figure 6 - Paul Berquist, Arizona-Sonoran Desert Museum

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Wildlife should also be afforded opportunities to cross between the washes, and these connectors could be made to coincide with bicycle & pedestrian easements that may be negotiated with land-owners as they develop open space.

10.6 Miscellaneous: 10.6.1 Dark Skies: Clarkdale adopted requirements similar to the International Dark Sky Association’s recommendations into our Zoning Code which requires all new construction to comply to the requirements called out in T.O.C. Zoning Code 8-070. The purpose of the Dark Sky ordinance is to limit the amount of light pollution in our rural skies. 10.6.2 Solid Waste & Refuse: The Town contracts with Patriot Disposal for solid waste and refuse collection and recycling. Construction is noted to be one of the most wasteful and environmentally destructive industries on the planet, while landfills are overflowing with carbon-releasing waste. While construction booms in the Verde Valley the waste should be viewed as an environmental resource. Many waste and refuse management companies around the country have started construction waste recycling programs. Some of them recycle up to 100% of the materials collected.

10.7 Goals, Objectives, and Policies Goal 10.7.1 To ensure Clarkdale sustains its open space, natural assets and a healthy environment for its residents, visitors, and future generations.

OBJECTIVE 10.7.1 A: Preserve natural assets and green spaces that contribute to the health of the community and the Town’s overall efforts to reduce impacts of climate change.

Policy 1: Protect important natural resources and areas of Clarkdale. Actions:

1. Support active participation by department heads & elected officials in conservation organizations such as Friends of the Verde River.

2. Encourage use of alternatives to conventional water sources. 3. Protect habitat – especially the endangered Verde River riparian corridor. 4. Protect wildlife corridors and provide migration opportunities between washes. 5. Facilitate efforts to replace and/or restore damaged, natural habitat.

Figure 7- Dark Skies

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Policy 2: Support efforts to preserve creeks, washes and steep slopes in their natural state. Actions:

1. Recognize the relationship between healthy soil, erosion and the water table. 2. Preserve native landscaping in new developments and limit grading on projects to the

building envelope. 3. Utilize storm water through implementation of street tree watering and other stormwater

infrastructure projects like the City of Tucson. OBJECTIVE 10.7.1 B: Support actions that reduce air quality impacts from transportation.

Policy 1: Support development patterns in new development and redevelopment that minimize

the emission of green-house gas from vehicle miles traveled (VMT) to meet basic needs.

Policy 2: Promote infill development and redevelopment of existing neighborhoods, preservation of historic structures and the adaptive reuse of buildings within the currently developed areas.

Policy 3: Support programs that provide dust control for dirt and gravel roads and unpaved parking

lots that allow for permeability of water.

OBJECTIVE 10.7.1. C: Encourage use of renewable energy and water sources. Policy 1: Incentivize the use of renewables for residential, commercial, and industrial uses. Actions:

1. Promote Integrated and Regenerative Design techniques. 2. Provide zoning incentives for naturally conditioned and passive solar buildings. 3. Promote and encourage Net Zero Water buildings (Office of Energy Efficiency & Renewable

Energy) Policy 2: Support upgrading of Town buildings and facilities to use renewable energy and energy

efficient heating and cooling systems. Actions:

1. Consider total cost of ownership vs. cost of system replacement. OBJECTIVE 10.7.1.D: Support comprehensive waste reduction and resource recovery programs.

Policy 1: Support innovative programs for waste reduction, product development and public

education. Actions:

1. Promote endeavors like composting operations that utilize wine industry and agricultural waste.

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2. Partner with municipal neighbors to facilitate a regional construction recycling program.

Policy 2: Support programs that use secondary materials in local businesses.

Actions:

1. Identify non-hazardous, industrial waste streams that generate materials suitable for repurposed use.

OBJECTIVE 10.7.1. E: Support efforts to protect open space, manage growth and encourage economic development through programs like cluster development, transfer of development rights (TDR), conservation easements, partnering with land trusts and the development of the Clarkdale Sustainability Park.

Policy 1: Revise the Town’s codes and policies to allow creative approaches to accomplish the Town’s Sustainability priorities.

Actions: 1. Create incentives for site-specific design through the use of Planned Area Development

(PAD) Zoning. 2. Revisit and develop the Clarkdale Sustainability Park 3. Consider requiring installation of gutters and downspouts on all new construction to

promote rainwater collection. 4. Continue educational efforts with respect to the Town’s Sustainability priorities.

Policy 2: Implement broad-based environmental education programs for people of all ages, emphasizing how individuals can make a difference in their environment.

Actions:

1. Continue to educate residents, developers, and our neighbors about the value of our Dark Skies.

2. When staffing allows, re-establish Sustainability in our Backyard or similar programs. 3. Promote and provide education on pollinator gardens. 4. Encourage xeriscaping for single family residential development. 5. Promote permaculture and regenerative techniques for gardening and landscaping. 6. Encourage passive water harvesting—Contour landscape to direct water into basins - “Slow

it, Spread it, Sink it”.

OBJECTIVE 10.7.1.F: Support the environment's ability to regenerate through regional cooperation on environmental issues.

Policy 1: Continue to work with organizations to address items of regional concern while

striving to reach regenerative solutions to the Verde Valley's environmental issues. Actions: 1. Work with Sustainability Alliance to attain a higher certification.

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2. Seek out opportunities to join and become active in similar programs such as the River Friendly Living Program by Friends of the Verde River.

Policy 2: Develop a plan for installing energy-efficient street lighting and public parking lot lighting. Note: The Town’s street lighting is being gradually replaced with LEDs. Zoning Code 8-070 notes a preference for lighting on the warmer end of the spectrum, or less than 5,000 Kelvin. These warmer light temperatures tend to have a more historic look than the night sky-detrimental, blue light tones.

Actions: 1. Encourage use of warmer light tones to preserve dark skies and maintain Clarkdale’s historic character.

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Chapter 3: Recreation and Open Space Element

3.1 Introduction

The Recreation and Open Space element addresses current recreation and open space resources in and around the

Town of Clarkdale. In addition, this element is intended to identify and provide appropriate guidelines for protecting

parks and recreational areas, open space resources, wildlife and natural habitat, the Verde River, its riparian corridors

within, and surrounding Clarkdale, flood plains and drainage areas.

3.2 Current Recreation Resources

Clarkdale strives to enhance quality of life, strengthen a sense of place, provide the best possible recreational

opportunities while protecting natural open spaces and environmentally sensitive areas for present and future

generations. Clarkdale has many of these types of resources.

3.2.1 Parks

Page 2 of 15

The Town maintains five (5) park sites that total over 10 acres. In addition, maintenance and services are provided at the

Verde River Access points (Lower TAPCO and Tuzigoot RAP). Clarkdale follows the National Parks and Recreation

Association’s classification system as its standard of development for parks, open spaces, and greenways

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3.2.2 School Recreational Facilities

The Clarkdale Jerome Elementary School provides 40 acres of open space in the community. The facility includes three

(3) playgrounds, basketball courts, softball/baseball/soccer fields and features a nature trail and waterway. Yavapai

Community College has 120 acres of open space that includes a large vineyard, a winery, an open pavilion and a trail

system that connects to Blowout Wash Trail.

3.2.3 Trails and Natural Land Features

There are a number of trails located within the Clarkdale Town boundaries, however, most are currently

underdeveloped. Throughout the town there exists a series of traditional footpaths and trails that crisscross the area

and many have the capability to connect to other trails. As defined by respondents in a 2020 community survey, trail

system opportunities were the number one amenity request in Clarkdale. Respondents requested trails of varying types

including those that connect neighborhoods to local recreation features, local businesses, schools, neighboring

communities and federal/state lands. Respondents also desired more trails near waterways.

Opportunities exist to work with developers of large projects to incorporate space for parks and trails within their

planned communities. This strategy has worked well with the Mountain Gate and Crossroads at Mingus projects. The

Mountain Gate community will include a defined trail system. The trail system will be dedicated to the Town upon

completion. Some of the proposed trails can merge with existing traditional trails to connect residents to the Downtown

area, Town Park, Selna Mongini Park, the Verde River, and the Clarkdale Jerome Elementary School.

The Crossroads at Mingus project established a decomposed granite trail system throughout the development as well as

a newly developed 3.8-acre park that includes a developed trail path. The Tract K park is currently in the planning stages

and will add a nearly 3-acre passive style park to the developed community. In the future, this park will be dedicated to

the Town.

A Clarkdale specific, comprehensive non-motorized trail plan will help guide Clarkdale and assist with funding strategies

in improving current trails and developing new trails. The benefits to a town-wide interconnected trail system:

▪ Conserving and linking natural areas ▪ Increasing property value

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▪ Connecting the Clarkdale community with valuable natural resources ▪ Providing educational opportunities ▪ Promoting physical and mental health of our community ▪ Increasing economic development benefits

Numerous motorized trail opportunities exist on National Forest Service lands surrounding Clarkdale town boundaries. In addition, it will be important to work together with representatives of local, state, and federal agencies to create a

Comprehensive Regional Trail plan for the mutual benefit of healthy natural environments, strong economies and

sustainable communities for all. CURRENT TRAILS MAP OS-3 and PROPOSED TRAILS MAP OS-4

BIG SPRING NATURAL AREA, designated in 2015, is a historic natural spring, located on Town property near the Town’s

Wastewater Treatment Plant and Tuzigoot Bridge. Once called Tu Cho Ha Li’i’ by the Apaches which translates to “Big

Spring”, the area is rich in flora and fauna and due to its historic nature warrants environmental protection. A half mile

looping trail, developed by volunteers and designated “Crystal Springs Trail” by the Town Council in 2015, takes users to

the spring and the river’s edge along a diverse trail path.

THE VERDE RIVER is a treasured resource in the State of Arizona. It is one of the desert’s few free-flowing rivers

sustaining a large wildlife population and lush riparian community. The Verde and its adjacent plant communities

provide food and shelter for the wildlife traveling along its banks.

As Arizona’s only Wild and Scenic River, the Verde River provides unique recreational opportunities, including hiking,

birdwatching, fishing, and kayaking. Rich in natural beauty, the upper Verde and its tributaries support extensive woody

riparian and wetland vegetation that provides critical habitat for native fish, birds and mammals, including several

federally endangered and threatened species.

Page 5 of 15

Verde River @ Clarkdale Project is comprised of a 3.5-mile stretch beginning at the Lower TAPCO River Access Point and ending at the Tuzi River Access Point of the Verde River, within and adjacent to the Town of Clarkdale. This project is a pivotal part of the Town’s Sustainable Clarkdale vision and seeks to provide access and recreational opportunities to promote better understanding and stewardship of this precious resource. The vision includes protection, preservation and restoration of the river and its habitat while honoring existing water rights, enhancing the public’s experience and improving the economy of Clarkdale.

Since the project’s inception in 2011, the Town of Clarkdale has greatly expanded public river access on the Verde River,

including site improvements at the 69-acre Tuzigoot River Access Point (Tuzi RAP), owned by Arizona State Parks and

cooperatively managed by the Town of Clarkdale. In addition, in 2014 the Town opened and improved the Lower TAPCO

River Access point (TAPCO RAP), a 110 acres area located just off Sycamore Canyon Road, through an agreement with

landowner, Freeport McMoRan.

Lower TAPCO River Access Point (RAP) provides public access to a beautiful section of the Verde River corridor. This

private property, owned by Freeport-McMoRan Copper and Gold, Inc., is managed by the Town of Clarkdale under an

Access License Agreement. The Access License is revocable, so it is important to make sure the area is used responsibly.

Lower TAPCO RAP opened to the public on June 2014 as a day use area and is open year-round. This RAP has gained popularity with kayakers and other river recreators with approximately nine (9) acres of designated parking/roads and a small half-acre area designated for public and commercial boat launching. In addition, there are two (2) ramadas with picnic tables. A portable restroom is available at this time, with future plans for a permanent restroom.

Tuzi River Access Point (RAP) is located on property owned by Arizona State Parks and is part of the Verde River Greenway State Natural Area. This site operates year-round during daylight hours and is the takeout area for boaters who put in upriver. In 2012, the Town of Clarkdale entered into an agreement with Arizona State Parks to cooperatively

Page 6 of 15

manage 69.28 acres of the land as part of the Verde River @ Clarkdale. Since the inception of this agreement, the Town of Clarkdale has improved the parking area, the takeout trail and installed a floating dock for easier kayak removal.

The Hickey Ditch Dam diverts approximately 15 cubic feet per second (cfs) of irrigation water to Dead Horse Ranch State Park and a few other private ranches located here. It forms a 2.5-acre upriver pool that is popular with fishermen, boaters and other recreationalists. Clarkdale Riparian Corridor provides 400 acres of unique vegetation along a five (5) mile stretch of the Verde River from the proposed Upper TAPCO River Access Point to just beyond the Tuzigoot River Access Point. It serves a variety of functions important to people and the environment as a whole by preserving water quality, protecting stream banks from erosion, providing storage area for flood waters, providing food and habitat for fish and wildlife, and preserving open space and aesthetic surroundings.

Page 7 of 15

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National Park Service

Tuzigoot National Monument is located on 112 acres and contains a 110-room prehistoric site with a visitor center and

exhibits. The Tuzigoot site also includes a portion of Tavasci Marsh (a spring-fed marsh of approximately 70 acres) and a

stretch of the Verde River connecting to Dead Horse Ranch State Park.

Forest Land

The United States Forest Service manages over 70% of the land in the Verde Valley. This includes over 200,000 acres

managed by the Prescott National Forest and over 400,000 acres managed by the Coconino National Forest. Because

these surrounding landscapes define much of Clarkdale’s geographical identity, and because the health of regional

natural resources are tied to the health and wellbeing of the entire landscape, the long term protection and

management of these lands in a healthy, sustainable manner is of paramount importance and therefor a critical,

permanent goal.

Shared recreational resources of the region include Coconino National Forest (including Sycamore Canyon), Prescott

National Forest, Deadhorse State Park and Jerome State Park.

Community Facilities The following Town facilities house and/or involve community activities.

Clark Memorial Clubhouse. The 15,356 square foot Clubhouse building is owned by the Town of Clarkdale and was constructed in 1926. The clubhouse was created as a community centerpiece for a thriving mining town and is a registered landmark with the National Park Service’s National Register of Historic Places. The building is an architectural treasure inside and out, containing an Auditorium, Men’s Lounge, Ladies’ Lounge, Kitchen, and a Back Patio. A variety of public and private events are held here each year. Town Park Gazebo. Located at the Town Park at 1001 N Main St, this outdoor facility provides covered protection for local and private events, as well as band performances during Clarkdale’s annual Concerts in the Park series. A large grass area surrounds the gazebo allowing for open seating as well as lighting for evening-based events.

Special Use Facilities The Entertainment District. Located on Main Street in the historic central business district of downtown Clarkdale, this area includes buildings historically used as restaurants, a general store, a brewery, bars, business offices and a variety of other retail establishments. The Clarkdale Downtown Business Alliance schedules festivals and block parties which take place on Main Street and their business lots and include vendor booth exhibits and outdoor concerts throughout the year.

3.3 Looking Towards 2032

Parks and Recreation resources will need to adapt in accordance with population and local needs. The development of a

Parks and Recreation strategic plan should be created to guide future Parks & Recreation planning. Any strategic plan

should consider input gathered in the 2020 10-Year Future of Clarkdale’s Parks & Recreation Opportunities Survey. Parks

and open space programs should be designed to accommodate the broad range of people in the community, including

elderly residents, youth, families, persons with disabilities, healthy people, sports enthusiasts, nature watchers, tourists

and everyone else.

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3.3.1 Park Needs Analysis

Current National Recreation & Parks Association Recommendation Benchmarks

In the past, Parks and Recreation needs assessments were determined using rigid guidelines from the National

Recreation and Parks Association (NRPA), such as 6.2 acres of park facilities per 1,000 residents. Because parks &

recreation agencies are as diverse as the communities they serve, what works well for one agency may not work best for

Clarkdale. Set formulas can fail to recognize specific priorities and needs of the local population being served. Current

recommendations from the NRPA 2019 Performance Review reflect this understanding by focusing on comparing

benchmarks of similar communities to establish best practices. There is also renewed emphasis on public input as part

of a community needs assessment. As such, information from community surveys and other public outreach is

important in determining future needs.

EXISTING AND FUTURE NEEDS

Clarkdale performs well above the benchmarks set by the current 2019 NRPA comparison standards for Parks and

Parkland per 1,000 residents. With a projected 20% increase in population in the next 10 years, Clarkdale park

offerings still fall well within these standards. Future needs assessment should include NRPA benchmarks, best

practices and public input via community surveys and outreach. See Figure 1 and Figure 2.

There are currently 623 residents per park in Clarkdale. To calculate residents per park, the total population (4,362) is divided by the five (5) neighborhood parks and two (2) regional parks listed in the Parks and Recreation inventory spreadsheet (189.62 acres total). See NRPA 2019 Performance Review Figure 1 showing 1,300 as the average residents per park for populations of less than 20,000.

Current NRPA benchmarks reveal that jurisdictions with populations of less than 20,000, average 12 acres of parkland

per 1,000 residents (with a lower quartile of 5.2 acres and an upper quartile of 20.8 acres). See NRPA 2019 Performance

Review Figure 2. This measure is calculated by dividing the total number of Clarkdale park acres by the town population

(4,362) and multiplying the factor by one thousand. The total acreage data is gathered through Yavapai County GIS

analysis and mapping.

Current analysis of Clarkdale shows a 2020 total of 43.47 acres of parkland per 1,000 residents. Total parkland includes

the 5 neighborhood parks and 2 regional parks listed in the Parks & Recreation inventory spreadsheet (189.62 acres

total).

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OUTDOOR AND INDOOR FACILITIES NEEDS ASSESSMENT

Current NRPA benchmarks indicate that tennis courts and adult use sports fields might be areas to consider for future

development.

2020 - 2032 Clarkdale Outdoor Facilities Current and Future Needs Assessment

Facility Type

NRPA

Recommended

Level of Service

(1 per X

residents)

Existing

Clarkdale

Facilities

2020* Surplus

(+)/Deficit (-)

2032** Surplus

(+)/Deficit (-)

Playgrounds 2,523 8 +6 +5

Basketball courts 4,090 6 +5 +4

Tennis courts (outdoor) 2,922 0 -2 -2

Diamond fields: baseball -youth 3,396 2 0 0

Diamond fields: softball fields - adult 5,072 0 0 -1

Rectangular fields: multi-purpose 4,683 3 +3 +2

Dog parks 10,000 0 0 0

Diamond fields: softball fields - youth 5,691 2 +2 +2

Diamond fields: baseball - adult 7,804 0 0 0

Swimming pools (outdoor only) 8,023 0 0 0

Tot lots 6,998 0 0 0

Community gardens 7,914 0 0 0

Rectangular fields: soccer field - youth 3,294 3 +2 +1

Multiuse courts - basketball/pickleball 7,866 4 +4 +4

Rectangular fields: soccer field - adult 7,665 0 0 0

Skate parks 10,118 0 0 0

Rectangular fields: football field 7,500 0 0 0

Multi-purpose synthetic fields 8,530 0 0 0

Trail system (miles) 3 miles 8.87 miles +5.87 miles +5.87 miles

*2020 population of 4,362 **2021 population estimate calculated at 20% growth of 5,234

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2020 - 2032 Clarkdale Indoor Facilities Current and Future Needs Assessment

Facility Type

NRPA

Recommended

Level of Service

(1 per X residents)

Existing

Clarkdale

Facilities

2020* Surplus

(+)/Deficit (-)

2032** Surplus

(+)/Deficit (-)

Recreation centers 8,916 0 0 0

Community centers 9,601 0 0 0

Senior centers 12,209 0 0 0

Performance amphitheaters 10,812 0 0 0

Nature centers 10,816 0 0 0

Stadiums 8,625 0 0 0

Ice rinks 9,028 0 0 0

Teen centers 13,622 0 0 0

Arenas 8,148 1 +1 +1

*2020 population of 4,362 **2021 population estimate calculated at 20% growth of 5,234

FUTURE STAFFING

Future staffing levels will need to consider current population levels as well as community needs. The 2019 NRPA

Performance Review offers comparisons of similar sized Parks & Recreation agencies, including analysis of population

size and staffing.

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3.3.2 Current and Future Park Standards

PARK DEFINITIONS AND SERVICE AREAS

Any comprehensive park plan will consider the whole population of Clarkdale as well as visitors to the area and include

both active and passive recreational facilities and resources.

o Active opportunities examples include playgrounds, ball courts and athletic facilities o Passive opportunity examples include walking paths, picnic areas and sitting areas

A tiered system of parks for Clarkdale would include mini, neighborhood, community, and regional type parks:

1. Pocket Parks/Mini Parks. These parks are small outdoor spaces, usually no more than ¼ of an acre, providing a safe and inviting environment for surrounding community members. They meet a variety of needs and functions, including providing small event spaces, play areas for children, spaces for relaxing or meeting friends, taking lunch breaks, etc. This park type is not intended to serve an entire town in the same way as a neighborhood or community park. These parks are created with the needs and interests of specific, nearby residents in mind. These parks should exist within a 5 to 10-minute walk of intended users. Any pocket park must receive community interest, support, and participation in the planning and maintenance phases.

2. Neighborhood Parks. The opportunity to walk to a neighborhood park facility from each home is a desirable

amenity addressing a range of quality of life issues as well as economic development concerns. Neighborhood parks should be located within existing residential areas and should be required as part of all new planned developments and subdivisions. Neighborhood parks are usually from one-half to five acres in size and would service an area approximately one-half mile in radius, or a convenient walking distance from surrounding homes. Each park should correspond to the prevailing interests of the nearby residents and could include amenities such as a children’s play area, picnic tables, walking paths, ball courts, ball fields, pet areas and open space areas. Five neighborhood parks are currently a part of Clarkdale’s inventory.

3. Community Parks. Community parks and facilities serve the interests of the entire town. Such town-wide or

community-scale parks serve a wider range of interests than neighborhood parks and may include multi-purpose sports fields, play courts, tot lots, ramadas, restrooms, and parking lots. Ranging between 30 and 50 acres in size, these parks focus on meeting community-based recreation needs, as well as preserving unique landscapes and open spaces. Community parks usually serve two or more neighborhoods within a ½ to 3-mile distance. This type of park should have adequate off-street parking and include adequate open space and landscaped areas.

4. Regional Parks. These parks encompass a larger area of land and may be 50 acres in size or larger. This type of

park usually serves the residents of several towns and surrounding areas. It is in the interest of Clarkdale residents to support and participate in regional park facilities whether they are located within the Town or in a neighboring community. Regional parks may include all the things found in a town-wide park, such as baseball and soccer fields, as well as larger developed facilities, including swimming pools, indoor recreational facilities, multi-purpose trails, an outdoor amphitheater, camping areas and larger areas of land preserved as open space. Tuzigoot River Access Point area and Lower TAPCO River Access area are both regional parks.

5. School Parks. Depending on circumstances, combining parks with school sites can fulfill the space requirements for other classes of parks, such as neighborhood, community, sports complex, and special use. As an example, Clarkdale Jerome School fulfills the role of a community park in Clarkdale. By combining public resources, school parks allow for expanding the recreation, social and education opportunities available to the community in an efficient and cost-effective manner. The important outcome in the joint-use relationship is that both the school district and the park system benefit for shared use of facilities and land area.

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3.4 Goals, Objectives, and Polices

1. GOAL: PRESERVE AND ENHANCE NATURAL FEATURES AND OPEN SPACE.

OBJECTIVE: Create and maintain a high quality of life through the provision of adequate natural open space.

ACTIONS:

• Establish criteria for defining “natural open space” using appropriate measures.

• Establish standards for the appropriate quantity of natural open space and trails needed for the Town as a

whole and for individual development projects.

• Review existing codes and amend or revise to accomplish protection of identified open space areas.

• Identify and formally recognize natural open space, scenic assets and cultural resources that may be preserved,

protected and enhanced; and which may include floodplains, wildlife corridors, recreation areas, historical sites,

and donated private land.

2. GOAL: WORK TO ACHIEVE SUSTAINABILITY THROUGH REGIONAL COOPERATION ON OPEN SPACE ISSUES.

OBJECTIVE: Identify sustainability related goals and implement best practices.

ACTIONS:

• Research sustainability commissions and develop a program for Clarkdale that accomplishes its priorities.

OBJECTIVE: Work cooperatively with local school districts, governmental agencies and public/private organizations to

educate the community on the value of open space and natural resources.

ACTIONS:

• Promote partnerships and educational opportunities that enhance public understanding of open space values

and build support for open space preservation as described in the Verde River @ Clarkdale Master Plan.

3. GOAL: PROVIDE ACCESS TO LINKAGES BETWEEN OPEN SPACE, PARKS, AND USER-SPECIFIC DESTINATIONS.

OBJECTIVE: Connect the Clarkdale community to recreational opportunities through an open space network of

government owned and private lands.

ACTIONS:

• Obtain necessary easements and access agreements from landowners to connect recreational components of

public parks, open space and the proposed Clarkdale trails system.

• Provide a trail system that connects the Town’s open space, parks, schools, and local business districts in a

cohesive manner and, where appropriate, include multi-use designations (pedestrian and bikes).

• Ensure that the Town’s trail system is integrated into the design of all capital improvement project plans,

including those for parks, drainage channels, roadways, etc.

4. GOAL - PROVIDE ACTIVE AND PASSIVE RECREATIONAL OPPORTUNITIES, INCLUDING PUBLIC ACCESS TO OPEN

SPACE, PARKS, AND TRAILS.

OBJECTIVE: Continue to provide and expand recreational services and park facilities to serve Clarkdale residents and

visitors.

ACTION:

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• Complete planned facility and amenity improvements at undeveloped and under-developed park properties.

• Develop parks standards for size, population served, type of facility, and location that is appropriate for

Clarkdale.

• Evaluate existing and future parks by adopting standards for the intended primary user groups.

• Establish appropriate amenities for each park type or recreational facility according to their classification.

• Parks should have a mix of passive and active recreation amenities and programs that address the various

interests of user groups to promote a healthy lifestyle.

• Evaluate unserved areas for future park placement to optimize recreational opportunities for the community.

OBJECTIVE: New developments shall participate in the Town’s recreation and open space system.

ACTIONS:

• Require new development, at the conceptual stage, to provide open space and public parks to serve their new

neighborhoods and community, in accordance with adopted standards for size, location, and the needs of the

primary users.

• During the development process, establish public access easements and rights-of-way to create connected

public trails, paths, and bicycle routes.

• Encourage developers to build linkages from their parks and open space areas to the appropriate nearest

segment of the Clarkdale trails system. If no trail exists, encourage a contribution toward future trail

development.

• New development should address the linking of their open space, parks, and trails, as appropriate and feasible,

to adjacent developments.

OBJECTIVE: Provide sufficient resources to maintain, acquire, develop, and upgrade parks, trails, and open space

recreational facilities, and assure their long-term maintenance and operation.

ACTIONS:

• Obtain adequate funding for staffing, acquisition and construction of new parks, trails, trailheads, recreation

facilities and open space through sales tax, bonds, fees, grants, donations and other means.

• Implement Park Facilities Needs Assessment and translate into a five-year capital improvement plan. Determine

facility life cycles and identify long-term capital spending requirements.

• Promote volunteer participation in all aspects of recreation maintenance and operation.

OBJECTIVE: Design and operate recreational programming, open space areas, trails, and facilities in sustainable, safe

and efficient ways and provide ADA accessible options when appropriate.

ACTIONS:

• Work with the Parks & Recreation Commission to evaluate the Parks & Recreation strategic plan for continued

relevance.

• Develop public trails, paths, open spaces, and parks that are attractive, safe, and easy to maintain.

• Implement energy and water efficient strategies when appropriate.

• Promote volunteer participation in all aspects of recreation programs and services. Volunteer programs might

include training, established standards and recognition programs.

• Continue to offer recreational programming to meet the needs of the Clarkdale community.

5. GOAL – PROVIDE PUBLIC ACCESS TO VERDE RIVER RECREATION WITH PRESERVATION IN MIND.

OBJECTIVE: Protect and preserve the Verde River and its habitat while allowing responsible public access.

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ACTIONS:

• Support relevant aspects of the Verde River @ Clarkdale Master Plan that encourages responsible recreation

compatible with the natural and cultural environment.

• Develop plan features, such as parks and a trail system, that allow people to recreate at the river and connect

with other points of interest.

• Obtain voluntary conservation easements and development rights from landowners to secure access and

protect sensitive areas from further development.

• Support regional planning efforts with stakeholders to create and maintain coordinated regional protection and

environmental sustainability of the Verde River corridor.

Housing “A housing element consisting of standards and programs for the elimination of substandard dwelling conditions, for the improvement of housing quality, variety and affordability and for provision of adequate sites for housing. This element shall contain an identification and analysis of existing and forecasted housing needs. This element shall be designed to make equal provision for the housing needs of all segments of the community regardless of race, color, creed or economic level.” (Arizona Revised Statutes)

The provision of safe, adequate, and attractive housing for employees of the smelter was a driving consideration of William H. Clark in designing Clarkdale. Homes were constructed in a variety of architectural styles by the Clarkdale Improvement Company, also controlled by Clark, and rented to the employees of the United Verde Copper Company. Over the course of time, the homes were sold off to private parties and are held that way today.

Like the rest of the Verde Valley, Clarkdale’s housing market faces a number of challenges. Older mobile homes installed in the 70’s are becoming functionally obsolete; demand for retiree housing continues to increase, stagnant wages decreases the ability of working families to afford housing; limited land availability drives up costs, vacation rentals decrease the supply of single family housing and negatively impact the neighborhoods in which they are situated; lack of multiple family housing squeezes out entry level/newly formed households;

Solving the myriad factors driving imbalances in the housing market is a persistent challenge; jurisdictions have little control over market driven sectors of the economy and the variables that influence them. However, ignoring the issue will not provide relief for the families and workers upon which the local economy depends. Finding ways that the Town can reduce costs to developers can help reduce the cost of the housing product constructed. Encouraging novel multi-family projects can provide lower cost entry level housing that is desperately needed in the community.

This element will examine the historic, economic, and demographic factors that impact housing in Clarkdale. Analyzing the age of housing stock, tenure of units, units in structures, and related supply variables will identify physical deficiencies in the housing supply. Similarly, an analysis of income will determine gaps in affordability and those that are housing challenged – paying greater than 30% of their income in housing related expenses. Income is also influenced by the demographic composition of households; identifying those populations that are housing challenged by virtue of demographic factors can also provide insights into needs of specific population groups that are unable to access safe and affordable housing.

There are several common terns used when discussing housing. A review of these words and their meaning is helpful to provide context to their use throughout this element.

Affordable housing: historically, this term is most often associated and used interchangeably with “Section 8”, “subsidized housing”, and “public housing”. It is considered by most to be a pejorative term alluding to substandard, overcrowded, unmaintained structures with little architectural interest. Among

housing professionals, the term refers to housing that is affordable to households at or below HUD low- to moderate-income levels (“low/mod income”).

Achievable housing: this term is becoming more widely used and refers to housing units that low/mod income households can afford, with or without subsidies.

Attainable housing: Attainable housing is synonymous with Achievable housing.

Cost Burden: The degree to which housing costs impact household incomes; those households paying 30% or more of their income for housing costs are considered cost burdened.

Dwelling Unit: a room or group of rooms (including cooking facilities) that form a single, separate unit in which one or more persons reside.

Housing Gap: The difference between the need (demand) for dwelling units at an affordable price point and the actual availability of those units in the market. Demand – available units = housing gap.

Housing stock: The number of homes, apartments, duplex/triplex/quadplexes, condominiums, townhomes, mobile homes, and manufactured homes in a given area, without regard to their structure or form.

Multifamily housing: Structures that contain two or more separate dwelling units.

Workforce housing: Relatively new to the housing industry, the term “workforce housing” refers to those dwelling units that are affordable by critical workers (firefighters, police, teachers, nurses) and service workers (wait staff, retail employees, hotel workers).

1. The History of Housing in Clarkdale and Current Conditions

One of the founding principles of Clarkdale was the provision of safe and affordable housing for the employees of the United Verde Copper Company. To ensure employees had access to suitable dwelling units, the Clarkdale Improvement Company constructed homes that were rented to the workers, keeping control of the units in the hands of the corporation rather than the individuals residing in them. This provided for consistency in design and construction; almost all of the units constructed are still in existence and actively used for residential purposes.

Residential construction declined after the initial home construction period, bottoming out in the 1940’s. After the mine and smelter ceased operations in 1953, homes were slowly sold off by Phelps-Dodge to the public. Surprisingly, the housing stock grew by 8% or 166 homes during that decade. Growth hovered around 5% from 1959 to 1979, then accelerated rapidly in the 1980’s, peaking in the 1990’s with rates of 22% and 35% respectively. Residential construction began to decline in the 2000’s and bottomed out again in the late 2000’s, paralleling the housing market crash and Great Recession.

Residential construction is booming; as households realize that remote work may be a viable alternative for them, proximity to a place of work is less important. Rapidly improving technology makes working from home a reality that is not likely to subside in the very near future. Further, flight from California continues to influence the housing market in Clarkdale. Relative to housing prices throughout California, housing across Arizona is significantly less expensive; the natural beauty and mild climate of the Verde Valley make it an attractive retirement destination for all.

For the period 2010-2019, annual growth in housing stock averaged 1.88% per year, or a total gain of 242 units for a decennial growth rate of 11%. Valuations are accelerating as well. For the same period, the average permit valuation was $171,951; the average valuation for 2020 was $242,281, an increase of $70,330 or 41%. For 2021, 42 permits have been issued as of April 25, 2021; an additional 35 are forecast for the balance of the year.

0%

20%

40%

Built2014 or

later

Built2010 to

2013

Built2000 to

2009

Built1990 to

1999

Built1980 to

1989

Built1970 to

1979

Built1960 to

1969

Built1950 to

1959

Built1940 to

1949

Built1939 orearlier

Table H-1: Year Structure Built

Source: ACS 2019 5-Year Estimates

0

10

20

30

40

50

60

70

80

90

$-

$50,000

$100,000

$150,000

$200,000

$250,000

$300,000

$350,000

2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021

Table H-2: Permits issued and Valuation, 2009-2021

Units Per Unit Valuation

1.1 Existing Housing Stock

To determine the availability of dwelling units in any form, an analysis of existing housing stock is helpful. Comparing the types and tenure in Clarkdale with Yavapai County, Arizona, and national trends is helpful in identifying gaps in the number and form of housing units available to the residents of the town.

Table H-1 provides the history of the built housing stock in Clarkdale, which is important to determine which residential structures may be functionally obsolete – too old or structurally unsound to continue to be used as dwelling units.

A well-rounded housing market supplies a variety of choices when it comes to the type of structures available to residents. Table H-3: Units in Structures Compared gives an overview of the physical configuration of dwelling units; this allows for a better understanding of which type of structures are readily available and which are in shorter supply. Similar to the county and state, the majority of housing units in Clarkdale are single-family detached units, accounting for over 70% of the available housing stock, or 1,531 of the 2,171 dwelling units in town. Mobile homes are the next most popular, representing approximately 13.5 % or 292 units, which is greater than Arizona but less than Yavapai County.

0%

10%

20%

30%

40%

50%

60%

70%

80%

1-unit,detached

1-unit,attached

2 units 3 or 4 units 5 to 9 units 10 to 19units

20 or moreunits

Mobilehome

Boat, RV,van, etc.

Table H-3: Units in Structure Compared

Arizona

Yavapai

Clarkdale

Source: US Census, ACS 2019 5-Year Estimates

Duplexes, triplexes, and quadplexes are the next most frequent form of housing; together, they account for 252 units or 12% of the housing stock in Clarkdale. This is in sharp contrast to Yavapai Count at 6% and Arizona at 4%.

Multifamily structures with 5 or more dwelling units are virtually non-existent in Clarkdale. Of the 2,171 residential units in Clarkdale, only 67 or 3% are multifamily units; statewide, they account for 16% of all dwelling units in Arizona and 5% in Yavapai County. Typically the least expensive, multifamily housing is critical to meeting the needs of newly-formed households, service-sector workers, and low-to-moderate income households.

Demand, or need for additional housing units, is generally established by reviewing the occupancy and vacancy rates of the existing housing stock. In the case of Clarkdale, the current occupancy rate is 96%, leaving only 4% of all units vacant. Contrasted with Arizona with rates of 86% and 14% respectively, and nearly identical rates in Yavapai County (84% and 16%, respectively), Clarkdale has a significantly higher occupancy rate and significantly lower vacancy rate, again pointing to an extremely tight market.

Considering the types of vacancies by tenure provides additional insight regarding demand for owner-occupied or renter-occupied dwelling units. The homeowner vacancy rate in Clarkdale is higher than the state or county, (2.3 vs. 1.9 and 1.5 respectively), yet relatively low overall, which points to strong demand for owner-occupied dwelling units. Similarly, the rental vacancy rate for Clarkdale is higher than the county, but lower than the state (5.6 vs. 5.3 county and 6.2 state); like the homeowner rates, they are still relatively low and indicate healthy demand for additional rental housing.

0%

20%

40%

60%

80%

100%

120%

Arizona Yavapai Clarkdale

Table H-4: Housing Occupancy Compared

Occupied housing units Vacant housing units

Those units that are vacant are by and large for seasonal or recreational use, as illustrated in Table H-6: Housing Units by Occupancy Status. Based on the 2014-18 American Community Survey 5-year estimates as reported in the Verde Valley Housing Needs Assessment, only a very few vacant housing units exist in town; typically, communities generally report some as for sale or for rent, or having been sold or rented by not yet occupied. Relative to the rest of the Verde Valley, this is the lowest rate of seasonal/recreational use; of the 1,440 vacant units in Sedona, 928 or 65% are seasonal/recreational properties and account for 13.7% of all housing units there . This data reflects the increasing use of housing units for short-term vacation rentals.

Table H-6: Housing Units by Occupancy Status Occupancy Status Units %

Total Units 2,267

Occupied 2,226 98.2

Vacant 41 1.8

For Rent 0 0

Rented, not occupied 0 0

For sale only 0 0

Sold, not occupied 0 0

For seasonal, recreational use 41 100%

For migrant workers 0 0 Source: Verde Valley Housing Needs Assessment, Elliot D. Pollack & Company; 2014-18 ACS 5-year Estimates

0

1

2

3

4

5

6

7

Homeowner vacancy rate Rental vacancy rate

Table H-5: Vacancy by Tenure

Arizona Yavapai Clarkdale

1.2 Income

Income is the single most important factor in accessing housing. There may be vacant units available to buy or rent, but if a household lacks the necessary income to pay for that unit, it is of no use to them. An analysis of income, including its sources, and employment clarifies the ability of the market to pay for housing in the community.

For all types, household incomes in Clarkdale trail those of Yavapai County and Arizona when calculated as both median and mean incomes. The greatest disparity is in Median non-family income, with a gap of 37% between Clarkdale and Yavapai County, and a 48% deficit when compared to Arizona.

Source: U.S. Census; 2019 ACS 5-Year Estimates

With respect to the distribution of households by income, the $50,000 t0 $74,999 bracket is where most of households land, accounting for just over one-quarter of all households, as outlined in Table H-8A: Income in the Past 12 12 Months by Household Type. This same bracket accounts for almost half of all families and married-couple families (41% and 43% respectively), but only 2% of all non-family households.

- 10,000 20,000 30,000 40,000 50,000 60,000 70,000 80,000 90,000 100,000

Median hhld income

Mean household income (dollars)

Median family income (dollars)

Mean family income (dollars)

Median nonfamily income (dollars)

Mean nonfamily income (dollars)

Table H-7: Mean and Median Household Incomes Compared

Clarkdale Yavapai Arizona

Table H-8A: Income in the Past 12 Months by Household Type

Households Families Married-couple

families Nonfamily

households Total 2,082 1,272 1,211 810 Less than $10,000 12% 1% 0% 29% $10,000 to $14,999 5% 0% 0% 12% $15,000 to $24,999 10% 1% 0% 22% $25,000 to $34,999 6% 9% 9% 1% $35,000 to $49,999 21% 24% 25% 16% $50,000 to $74,999 26% 41% 43% 2% $75,000 to $99,999 8% 2% 2% 16% $100,000 to $149,999 11% 17% 18% 2% $150,000 to $199,999 1% 2% 2% 0% $200,000 or more 2% 3% 1% 0% Median income (dollars) 49,383 61,250 62,863 19,655 Mean income (dollars) 58,622 75,532 77,243 31,802 Source: US Census, ACS 2019 5-Year Estimate

Conversely, nearly one-third of all non-family households or 29% earn less than $10,000 per year; this bracket accounts for very few family and married-couple family households. The data provided in Table H-8A: Incomes in the Past 12 Months by Household Type can be visualized in parallel Table H-8B.

0.00%

5.00%

10.00%

15.00%

20.00%

25.00%

30.00%

35.00%

40.00%

45.00%

50.00%

Less than$10,000

$10,000 to$14,999

$15,000 to$24,999

$25,000 to$34,999

$35,000 to$49,999

$50,000 to$74,999

$75,000 to$99,999

$100,000 to$149,999

$150,000 to$199,999

$200,000 ormore

Table H-8B: Income in the Past 12 Months by Household Type

Households Families Married-couple families Nonfamily households

Age and employment also play a factor in household income. Older households tend to have higher earnings as those that are employed tend to be mid-to late career and at the peak of their earning potential. The height of that peak, however, is tempered by the occupation and industry in which those earnings are received.

Like many communities in Arizona, the age of the population in Clarkdale skews older, as it is a popular retirement destination. The median age in Clarkdale is 57.3 years in comparison with Arizona’s 38.3 years and Yavapai County’s 54.7 years. This demonstrates a significant difference between Clarkdale and the state median of 19 years, which equates to a population that is nearly 50% older (49.61%) than the median age statewide. This age disparity is reflected in household incomes and types of earnings in specific households, which in turn influences demand and affordability.

Income and earnings are defined differently by the U.S. Census Bureau. Income is defined as “income received on a regular basis…It includes wages, salaries, commissions, bonuses and tips; interest and dividends…cash public assistance or welfare payments from the state or local welfare office; retirement, survivor, or disability benefits.” In short, any monies coming into the household is considered income. Earnings, on the other hand, include only wages or salary income, or income from farm and nonfarm self-employment.

836

521

1,384

1,530

Table H-9: Distribution of Population by Age

Under 25 25-44 45-64 65+

Typically, incomes rise with age for populations less than 65 years and younger, then tend to decrease as the 65 years and older population retires. The opposite seems to be the case in Clarkdale. The highest income households are in the 25 to 44 age cohort; 35% have incomes between $125,000 to $149,000 or approximately 2.75 times the town median of $49,383, while 32% are in the $40,000 to $44,999 bracket. The next largest group in terms of income distribution is the 45 to 64 age cohort earning $50,000 to $59,999, accounting for 25% of those households; the $75,000 to $99,999 income bracket accounts for 22% of households in this age group. For the 65 and older cohort, those whose household incomes are in the $60,000 to $74,999 comprise the largest population group at 24%, followed by the less than $10,000 bracket at 19%. This inverted bell curve illustrates the disparity in incomes among the older population in Clarkdale.

1.3 Housing Costs

The costs associated with homeownership or property rental also influence the type and expenses households face when seeking out safe and affordable housing. Many households are cost-burdened, meaning they pay a disproportionate percentage of their income on housing related expenses.

0%

5%

10%

15%

20%

25%

30%

35%

40%

Table H-10: Income by Age of Householder

25 to 44 45 to 64 65 +

Gauging affordability of existing housing stock is most easily determined by examining the monthly ownership costs or rents paid as a percentage of income. In Table H-11: Selected Monthly Ownership Costs as a Percentage of Income, the percentage of income spent by homeowners is shown for both those who have a mortgage and those who do not. As established by the Housing and Urban Development Department (HUD), the threshold for affordability is 30% of household income; those who pay in excess of that amount are considered cost-burdened. In Clarkdale, nearly two-thirds of households with a mortgage pay greater than 30% of household income in monthly expenses. Costs include not just principal and interest, but taxes, insurance, utilities, condominium and HOA fees also. Interestingly, 13% of all households without a mortgage are cost-burdened, paying more than 35% of their income for taxes, insurance, utilities, and other fees.

Table H-12: Monthly Ownership Costs as a Percentage of Income Compared With Mortgage Without Mortgage Arizona County Clarkdale Arizona County Clarkdale Less than 20.0 percent 47% 39% 16% 80% 80% 67% 20.0 to 24.9 percent 16% 15% 22% 6% 5% 7% 25.0 to 29.9 percent 10% 11% 0% 4% 4% 13% 30.0 to 34.9 percent 7% 8% 13% 2% 2% 0% 35.0 percent or more 21% 28% 49% 9% 10% 13% Source: 2019 ACS 5-Year Estimates

When compared with the state and county, the degree to which households are cost-burdened in Clarkdale is evident. Among households with mortgages, 28% are cost-burdened statewide, compared to 36% in the county and 62% in Clarkdale. Households without mortgages are nearly equally cost-burdened when compared across jurisdictions, with 11% of those in Arizona, 12% of those in the county, and 13% of those in Clarkdale paying greater than 30% of their income in housing costs.

Affordability of rental properties is assessed in a similar manner. In Table H-13: Gross Rents Compared, the distribution of households by rent paid is illustrated. Defined by the Census Bureau

13%

49%

13%

0%

10%

20%

30%

40%

50%

60%

Less than 20.0 percent 20.0 to 24.9 percent 25.0 to 29.9 percent 30.0 to 34.9 percent 35.0 percent or more

Table H-11: Selected Monthly Ownership Costs as a Percentage of Income

With Mortgage Without Mortgage

Source: 2019 ACS 5-Year Estimates

as the contract rent plus estimated utility and heating costs. In Clarkdale, 73% of households pay between $500 and $900 in rent, compared to 45% in the county and 38% statewide. For all three areas, this is the bracket that represents the greatest portion of the population. Of the remaining 27% of rental households in Clarkdale, 24% pay $1,00 to $1,499 and only 3% pay less than $500 per month.

As with homeownership, those households paying 30% or greater of their income in housing costs are considered cost-burdened. In Clarkdale, 52% of those households meet the threshold for cost-burdened status. This is 8% higher than the state (48%) and 6% higher than the county (49%).

0%

10%

20%

30%

40%

50%

60%

70%

80%

Less than $500 $500 to $999 $1,000 to$1,499

$1,500 to$1,999

$2,000 to$2,499

$2,500 to$2,999

$3,000 or more

Table H-13: Gross Rents Compared

Arizona County Clarkdale

Source: 2019 ACS 5-Year Estimates

0%

10%

20%

30%

40%

50%

60%

Less than 15.0percent

15.0 to 19.9percent

20.0 to 24.9percent

25.0 to 29.9percent

30.0 to 34.9percent

35.0 percent ormore

Table H-14: Gross Rents as a Percentage of Income Compared

Arizona County Clarkdale

Source: 2019 ACS 5-Year Estimates

The median rent for Clarkdale is $938, which is the third highest in the Verde Valley, trailing Sedona at $1,300 per month, and the unincorporated portions of the county at $1,050 per month. However, it is the lowest when compared to the state at $1,052 and the county at $947. For homeowners, the median monthly housing cost for Clarkdale is $1,535 per month, compared to $1,434 statewide and $1,356 for the county.

Reviewing the gaps and surpluses in the housing market in Clarkdale can provide insights into unmet demands in the provision of safe and affordable housing. Table H-14: Clarkdale Housing Affordability Gap illustrates both over- and under-supply in dwelling units in town.

There is a clear gap in those households with incomes of $25,000 or less, and the $100,000 to $150,000 bracket. While there may be a surplus of units, those units are not necessarily available to the market as the vacancy rate for dwelling units is so low in Clarkdale.

The future of housing in Clarkdale

While the population of Clarkdale experienced double-digit percentage growth in the1990’s and 2000’s, rates slowed considerably in the aftermath of the Great Recession. Future growth is

Source: Verde Valley Housing Needs Assessment Volume 1: Existing Conditions & Housing Gap Assessment, Elliot D. Pollack & Company, 2021

Table H-14: Clarkdale Housing Affordability Gap

projected to continue below 10% annually after 2020, with an increase of 1,036 people between now and 2050. These rates are illustrated in Table 15: Clarkdale Population History and Forecast

Growth in the population will necessitate a corresponding increase in the number of dwelling units to accommodate the new residents of Clarkdale. Currently, 71% of all housing units in Clarkdale are owner-occupied and 29% are renter-occupied; assuming that this rate remains consistent, it is anticipated that 736 of the new residents will live in owner-occupied units, while 300 will live in rental units. Based on the current average number of residents in owner- and renter-occupied units, it is estimated that an additional 409 owner-occupied residences and 300 rental units will be required to accommodate the additional growth.

Table H-15B: Clarkdale Population History and Forecast Owner Occupied Renter Occupied

Year Population Change Additional

Population Additional

Units Additional

Population Additional

Units

2020 4,403 75 53 30 22 8 2030 4,669 266 189 105 77 29 2040 5,033 364 258 144 106 40 2050 5,364 331 235 131 96 37 Total - 1,036 736 409 300 115 Source: 2021 Verde Valley Housing Needs Assessment, Elliot D. Pollack & Company

0%

10%

20%

30%

40%

50%

60%

70%

-

1,000

2,000

3,000

4,000

5,000

6,000

1990 2000 2010 2018 2020 2030 2040 2050

Table H-15A: Clarkdale Population History and Forecast

Population Change % Change

Source: 2021 Verde Valley Housing Needs Assessment, Volume 1, Elliot D. Pollack & Company

The number of additional dwelling units needed to house future residents can be estimated by multiplying the tenure of the anticipated population by the distribution of units in structure at current rates. This evaluation does not provide an estimate for additional multifamily or manufactured housing as the analysis required for those determinations are beyond the scope of the General Plan. However, the Verde Valley Workforce Housing Alliance has engaged Elliot D. Pollack & Company to conduct a thorough study of the factors affecting housing affordability, availability, and gaps in types of units available.

As illustrated in Table H-16: Tenure by Units in Structure, 2020 to 2050, the number of single-family homes is expected to continue to lead the housing mix for both owner- and renter-occupied units. Mobile (manufactured) homes will continue to be the next most frequently constructed form of housing; given their relatively low cost, they provide a viable alternative to stick-built housing. Structures with 2-4 units will increase in number marginally; however, increasing the number structures with five (5) or greater units should be encouraged.

Addressing the shortfalls in available housing stock requires a fundamental change in how the residents of Clarkdale view various forms of housing. That only 3% of the housing stock is in structures with five (5) or greater dwelling units per building speaks to the necessity of adding multifamily units to the town’s supply of housing. Multifamily dwelling units do not need to be monolithic structures devoid of architectural interest; in fact, such projects require review by the Design Review Board, who review such buildings according to specific standards set forth for both residential and commercial areas. This provides local control over the outward appearance of apartment buildings and requires that they be compatible with the existing built environment.

Overall, multifamily projects have recently become more horizontal in design; projects featuring two-unit structures in single-story high-density configurations are gaining in popularity as they resemble a more traditional neighborhood rather than a ubiquitous apartment building. In addition, developers

0

20

40

60

80

100

120

140

Own Rent Own Rent Own Rent Own Rent

2020 2030 2040 2050

Table H-16: Tenure by Units in Structure, 2020 to 2050

1, detached 1, attached 2 3 or 4 5 to 9 Mobile home

are now constructing rent-to-own neighborhoods, offering low-to-moderate households a path to homeownership.

Change will also be needed at the state level. As both land values and construction costs skyrocket, the impact is felt not just in low/mod households, but median income and above as well. Historically low interest rates for purchasing a home are negated by rising costs, making homeownership that much more challenging for family and non-family households alike. The Gift Clause in the Arizona Constitution severely limits a jurisdiction’s ability to provide tax breaks or other incentives necessary to reduce the cost gap for lower-priced housing and market-rate housing. It will take leadership in Phoenix to resolve this disconnect and provide a way forward for affordable housing.

While single-family residential dwelling units will continue to predominate the housing market, alternatives to the traditional residential subdivision should be considered. Recently, the first tiny home development was approved in Clarkdale, and the Town Council adopted amendments to the Zoning Code to help clarify how and where these types of projects can develop. Tiny homes can be a viable option for smaller households that don’t require or desire a larger home.

Cluster development is another alternative to traditional residential development. As its name implies, it allows the clustering of homes on a larger parcel, leaving the balance as undeveloped open space. This can be implemented where washes or other topographical features prevent development on the entirety of a site.

Given the mild climate in Clarkdale, increasing the number of manufactured homes is another means to remove barriers to safe and affordable housing. This type of housing has undergone significant improvement since their introduction into the housing market. After the implementation of the Manufactured Housing Construction and Safety Standards Act of 1974, the US Department of Housing and Urban Development established construction standards for manufactured homes, greatly improving the quality and safety of these units. Now, exterior details are designed to replicate the features of a site-built home, the construction of the units is better, and they are highly energy efficient. Creating additional manufactured housing subdivisions would likely provide much-needed entry-level housing.

Code enforcement can also assist in remedying housing shortages in the community. Unmaintained units present health and safety hazards to the surrounding neighborhoods; returning those that are uninhabitable to safe and useable conditions brings those units back onto the market. Demolition of vacant, dilapidated, and unsafe structures frees up residential lots and parcels for redevelopment. Because infrastructure is generally available at these sites, redevelopment is much more cost-efficient.

Finally, mixed-use developments can allow comingling of commercial and residential uses. Historically, residential dwelling units were commonplace on upper stories of commercial buildings; returning to that configuration can provide additional dwelling units, especially along the State Route 89A corridor. This corridor is a major connector between Jerome, Clarkdale, and Cottonwood; the ready availability of transit services makes it an ideal area for residential development, whether in a stand-alone or mixed-use configuration.

When William Clark designed Clarkdale, he knew that providing safe, attractive, and affordable housing for his employees would be critical to the success of the United Verde Copper Company. Now, more than 100 years later, that same ethos prevails in the town that bears his name. Safe, adequate, and affordable housing is the cornerstone for every successful community; without it, the local (and regional) economy fails. Implementing programs now to improve housing outcomes for all economic strata will create a diverse and welcoming community for all.

Guiding Principles, Goals, Objectives, Policies, and Actions

Guiding Principle H-1: Ensure that equal housing opportunities are provided for all sectors of the community, without regard to race, color, creed, or income.

Goal: Expand the availability of a variety of housing types throughout Clarkdale.

Policy: Encourage development of affordable workforce housing in Clarkdale.

Action 1: Provide density bonuses for projects that dedicate dwelling units to workforce housing.

Action 2: Partner developers with financing resources for affordable housing.

Action 3: Facilitate development of housing in conjunction with major employers.

Action 4: Activate lands owned by schools, churches, and other non-profit agencies to provide housing options for working families and individuals.

Policy: Provide development opportunities for cost-efficient forms of housing such as Tiny Homes, Modular construction, manufactured housing, condominiums, multigenerational housing, and single family attached dwelling units.

Action 1: Support the use of Planned Area Developments (PAD’s) to encourage innovative design in development of affordable housing.

Action 2: Examine the practicalities of creating a housing trust, housing development authority, or other entity to encourage affordable ownership options.

Guiding Principle H-2: Enforce Property Maintenance codes to ensure the provision of safe housing and neighborhoods for all.

Goal: Eliminate substandard housing units throughout Clarkdale.

Policy: Enforcement of residential property maintenance codes the supply of safe housing across all income strata.

Action 1: Actively apply the International Property Maintenance Code and Uniform Code for the Abatement of Dangerous Buildings to derelict and dangerous residential structures.

Objective: Ensure rental properties are maintained in a clean and safe condition.

Action 2: Implement a Neighborhood Clean Up program to encourage compliance with property maintenance codes.

Objective: Prioritize low to moderate income neighborhoods where fees associated with disposal costs are a barrier to compliance.

Historic Preservation Arizona’s economy is frequently identified as the four C’s: Cotton, Citrus, Climate, and Copper. The history of Clarkdale is the history of copper in Arizona. Founded by William H. Clark in 1912 to serve the needs of the employees of his mine in Jerome and smelter constructed in Clarkdale, it is the first master-planned community in the state. It was designed to meet the needs of its residents, providing avenues for recreation, education, employment, and commerce; its provision of services such as underground utilities, paved streets, a commercial center, and attractive residences set it apart from other communities across the state. Wholly owned by the United Verde Copper Company, it was the quintessential company town. Long before William Clark happened upon the Verde Valley, the area was inhabited by paleolithic hunter-gatherers that relied on the abundant game animals and edible vegetation that sprawled across the area. The iconic Tuzigoot Monument, located high atop a limestone mesa overlooking modern-day Clarkdale, provided an ideal location for the Sinagua to settle and construct their pueblo. Now preserved as a National Monument, the pueblo stands as a testament to the long history of human habitation in the region. Clarkdale has long been devoted to the preservation of its history. In addition to the Town of Clarkdale’s archive of drawings, furnishings, and historic buildings, many residents have vast collections of memorabilia documenting Clarkdale’s past. The Clarkdale Historic Society and Museum’s assemblage of photos and artifacts also provides a fascinating glimpse into the past. Together, the public and private steadfast efforts to document and preserve Clarkdale’s history speaks to the importance it holds for the community as a whole. While not statutorily required, the preservation planning efforts outlined in the Historic Preservation Element is central to the future of Clarkdale. The purpose of this element is to outline the process of preservation, the organizations involved, how the community benefits from historic preservation efforts, and set forth guiding principles and policies to ensure the conservation of the buildings, structures, and sites that define Clarkdale’s history. Specific actions are included to provide a framework for completing the next critical steps in creating an historic preservation district and developing an ordinance that balances the desire to preserve and reuse historic buildings with the need to adapt them for contemporary uses. 1. The History of Historic Preservation Conservation of historic buildings and sites began in earnest upon the adoption of the Antiquities Act of 1906 by the US Congress and signed into law by President Theodore Roosevelt. It enabled presidents to designate sites of historic and scientific importance as national monuments and protecting them from development or destruction. Similarly, the Historic Sites Act of 1935 recognized the importance of preservation of historical sites for public use, and declared their protection and conservation to be a national policy. This Act created the Historic American Buildings Survey (HABS), which laid the

groundwork for what would become the National Register of Historic Places, and granted the National Park Service the authority to carry out the preservation activities set forth in the bill. It was the demolition of the Pennsylvania Station in New York City that spurred the National Historic Preservation Act of 1966 (NHPA) . An elaborate Beaux Arts train station located in New York City, Penn Station was demolished to make way for new development, despite a years-long battle to save it. Further, nearly half of the buildings on the HABS had been demolished or otherwise destroyed since HABS began in 1935. The NHPA establishes the Secretary of the Interior’s Standards for Rehabilitation (“the Standards”), which provide consistent guidelines for the protection and preservation of historic buildings, structures, and sites throughout the United States. Historic preservation encompasses four (4) approaches to conservation of buildings, structures, and sites: preservation, rehabilitation, restoration, and reconstruction. These terms are defined by the Technical Preservation Services office of the National Park Service as follows:

Preservation focuses on the maintenance and repair of existing historic materials and retention of a property's form as it has evolved over time. It is defined as “the act or process of applying measures necessary to sustain the existing form, integrity, and materials of an historic property.” This approach focuses on maintaining and preserving historic materials and features rather than replacing or reconstructing period attributes. It does not permit new additions to the historic structures or site.

Rehabilitation recognizes the need to change or add to a historic property to adapt it to

continuing or contemporary uses yet retain the property's historic character; it is what is commonly known as adaptive reuse . It allows for additions or alterations so it can continue to be used for more modern compatible purposes while retaining those features that make it architecturally or historically relevant.

Restoration is defined as “the act or process of accurately depicting the form, features, and

character of a property as it appeared at a particular period of time…”, which requires the removal of non-period components or elements that are not appropriate for the time period to which the structure is being restored. It also requires the replacement or rebuilding of period features that are no longer present. Understandably, additions to the structure or façade would not be permitted in a restoration situation. Reconstruction re-creates mission portions of a property for interpretive purposes. It is intended to allow for a building, site or structure to be rebuilt or recreated, as accurately as possible, so that it may serve as an example of what once existed at during a specific time period.

There are a number of organizations that guide historic preservation at the local, state and national levels. Each serves its own purpose in the spectrum of preservation, and all are important in the process.

National Park Service: The National Park Service (NPS), a division of the Department of the Interior, is the federal agency tasked with tracking the preservation of historic resources across the United States. This is achieved through The National Register of Historic Places, which is the official list of places that, due to their historic and/or architectural significance, are deemed worthy of preservation by the federal government. Because conservation of important buildings, structures, and sites can be costly and time consuming, the federal government provides tax credits for properties that meet the Secretary of the Interior’s Standards for Rehabilitation. National Trust for Historic Preservation: A private 501 (c)3, the National Trust promotes and educates the public about the importance of preserving sites and buildings that contribute to the history of the United States. They also support historic preservation efforts at the national, state, and local level. Most importantly, the Trust is responsible for establishing the National Main Street Program, which has assisted in the preservation and revitalization of countless downtowns and neighborhoods across the country. State Historic Preservation Office (SHPO): Similar to the federal government, the State Historic Preservation Office provides guidance with respect to preservation efforts at the state and local level. In addition to certifying local governments, SHPO reviews tax credit projects, conducts field visits, and assists jurisdictions with creating historic districts, preservation ordinances, and maintains a state level register of historic locations throughout Arizona. Arizona Preservation Foundation (APF): Similar to the National Trust, the APF supports preservation efforts on a statewide basis. They organize the Arizona Historic Preservation Conference and Governor’s Heritage Preservation Honor awards, provide educational materials and support to homeowners and those pursuing tax credited rehabilitation, and track historic assets that are in jeopardy of being lost or destroyed. Historic Preservation Commissions (HPC’s): These commissions are established at the local level to advise and track preservation interests and activities in their respective communities. Creation of an HPC is required as part of the Certified Local Government (CLG) approval process; CLG status is required in order to access federal preservation funds that are passed through the state to local governments. 2. Current Conditions The effort to preserve Clarkdale’s past began in earnest with the submittal of an application to add the Clark Memorial Clubhouse to the National Register of Historic Places in 1982 by then Mayor Dorothy Benatz. The Broadway Bridge (Bitter Creek Bridge) was nominated and approved in 1988 as part of a larger application to add a number of historic bridges across the state of Arizona to the National Register, presumably by the Arizona Department of Transportation (ADOT). Most importantly, a group of citizens spearheaded the effort to nominate Upper and Lower Clarkdale, Patio Park, Rio Vista, and the smelter site for inclusion in the National Register of Historic Places. The application encompassed 50 blocks of residential and commercial buildings as well as approximately 200 acres of industrial land, and included 381 buildings and 20 structures that contributed to the historic importance of Clarkdale.

In addition to the Town’s archives and private collections, the Clarkdale Historical Society and Museum (CHSM) actively preserves artifacts and documents important to the town’s history. Organized in the early 2000’s as the Clarkdale Heritage Center, this organization undertook the renovation of the former Department of Motor Vehicles office into the Clarkdale Museum in 2006, and changed their name to its current iteration early in the 2010’s. Preceded by The Heritage Conservancy, CHSM now manages the museum, organizes an annual Historic Home Tour, provides regular presentations regarding Clarkdale’s history, and reenacts the famous June 21, 1928 robbery of the Bank of Arizona during its Home Tour.

2.1 Historic Districts, Zoning, Land Use, and Focus Area Plans Several iterations of historic districts exist in Clarkdale; there are overlay districts that impact some of these areas as well. The oldest is the National Register District, approved by the Department of the Interior in 1997. This document sets forth five (5) distinct neighborhoods: Lower Town, Upper Town, Patio Park, Rio Vista, and the Smelter Area. Of these, Lower and Upper Town and Patio Park were part of the original townsite developed and controlled by the United Verde Copper Company. 2.1.1 Central Business District The Central Business District Land Use Designation encompasses the historic business district along both sides of Main Street from Clarkdale Parkway to Broadway, and includes portions of the area between downtown and the industrial park. This designation and its identically named zoning district appear to have been in place prior to the 1991 Clarkdale General Plan.

Figure HP-2: Central Business District Land Use Designation

2.1.2 Arts and Entertainment District In 2010, the Arizona legislature approved House Bill 2596, creating Entertainment Districts to allow jurisdictions to grant approval to certain liquor licenses that required a 300’ separation from incompatible uses such as churches and schools when the use is located within an . Clarkdale approved the Arts and Entertainment District as an overlay district upon the adoption of Ordinance No. 354 by Town Council on September 24, 2013. This Ordinance also sets forth additional design guidelines specific to the district, including attention to the context of the town’s history through attention to details such as brick facades and inlays, clerestory windows, and zero front lot lines, among other things.

Figure HP-3: Arts and Entertainment District

2.1.2 Central Business District Focus Area Plan Implemented after approval by Town Council in February of 2017, this plan essentially encompasses the same area as the Central Business District Land Use Designation but includes the area that is assigned the Public Lands (PL) Land Use Designation. The intent of this plan was to “Retain, expand, and attract sustainable economic activity in the downtown area” through support of outdoor gatherings and activities, promotion of events, and enhancing the walkability of the downtown area. The design guidelines set forth the Arts and Entertainment District are reiterated in this plan as well.

2.1.4 Downtown Clarkdale Design Principles and Guidelines The Town of Clarkdale partnered with Sustainable Cities Network program at Arizona State University in the fall of 2019 and spring of 2020. Working with students in the Master of Urban and Environmental Planning and the Master of Public Administration programs, students developed approaches to tourism and funding for historic rehabilitation, as well as design principals and guidelines for downtown Clarkdale. The resulting report provides recommendations for implementation of historic preservation and tourism initiatives in support of the “Slow Tourism” model.

Figure HP-4: Central Business District Focus Area Plan

3. Benefit of Historic Preservation When polling residents and visitors about Clarkdale, its history and sense of place are the most frequently cited attributes. Preserving the town’s historic buildings, structures, and sites is essential to retain the defining characteristics of Clarkdale now and for generations to come. Historic preservation benefits the community in which it is employed in several ways. First, local historic preservation efforts and districts protect the investment of owners and residents of commercial and residential properties alike. Attention to detail and active maintenance enhance property values rather than detract from them; the compactness of historic neighborhoods increases walkability and makes for a more pedestrian-friendly community. Secondly, well preserved historic districts and communities are economic drivers- both for historic tourism and as a recruitment tool for bringing new businesses and job creators to the area. Coupled with walkability, residents and visitors attribute a higher quality of life to communities that value their

Figure HP-5: ASU Focus Area Downtown Business District

history and historic structures, rather than more modern, cookie-cutter residential subdivisions and commercial areas. Finally, historic towns like Clarkdale provide a tangible connection to history. Buildings, sites, and structures ground the history of a community in the present – it is possible to touch the buildings, walk in the parks, and stand in the bandstand where others have done the same for generations. It ties the present to the past in a way that photographs, drawings, and paintings can’t. At the direction of Town Council, the Community Development Department staff has worked diligently to establish historic preservation as a planning and land use priority. In 2020, Town Council approved the establishment of an Historic Preservation Commission as part of its submittal of a Certified Local Government (CLG) application to the State Historic Preservation Office (SHPO). That certification was granted in early 2021, enabling the Town to avail itself of funding for further historic preservation efforts. Those funds, once available, will be used to develop an Historic Preservation Ordinance to guide the preservation of the town’s critical historic features and attributes. Clarkdale has taken many steps to preserve its past for future generations. The inclusion of this element, which is completely voluntary, speaks to the commitment of the town, its residents, and its administration to continue its efforts to preserve its unique history and role in the development of Arizona for generations to come. Guiding Principles, Goals, and Policies Guiding Principle HP1: Preserve and protect the history of the Town of Clarkdale

Goal A: Support and encourage the adaptive reuse of historic buildings and structures throughout Clarkdale.

Policy A1: Establish partnerships between building owners, the Historic Preservation Commission, and town staff to facilitate rehabilitation and adaptive reuse of historic buildings and structures. Policy A2: Prioritize preservation of buildings and structures that are in danger of degradation or loss of important features and/or attributes.

Action 1: Create a list of endangered buildings and structures to track ownership and condition Action 2: Assist property owners in retaining and/or restoring features and attributes that contribute to the historic nature of the building or structure, or the history of Clarkdale. This assistance can be in the form of accelerated building permits, locating funding, and directing them to resources for restoration.

Policy A3: Prioritize preservation of sites and viewsheds that are historically relevant to the town’s past.

Action 1: Consider the impact of development on sites and viewsheds when reviewing projects. For new construction projects, require verification that no historic sites are within the boundaries of the project.

Action 2: Consider the addition of streets and roads to ADOT’s Historic and Scenic Roads designation program to preserve historic vistas and settings.

Goal B: Develop and adopt an Historic Preservation Ordinance (HPO) to ensure compliance with

the Secretary of the Interior’s guidelines for preservation of buildings, structures, and sites throughout Clarkdale.

Action 1: Identify existing districts in historic downtown Clarkdale; when possible, create common boundaries to reduce confusion regarding district boundaries and regulations.

Action 2: Create an Historic Preservation District that is subject to the requirements of the HPO.

Action 3: Educate the community regarding the benefits of adopting an HPO. Guiding Principle HP2: Recognize Historic Tourism as an economic driver for Clarkdale and expand its

promotion as such. Goal A: Continue to partner with the Clarkdale Downtown Business Alliance to promote

Clarkdale as a destination for historic tourism. Goal B: Update historical markers throughout Clarkdale to provide accurate and legible

information to the public. Goal C: Facilitate partnership between owners of vacant structures in historic downtown and the

Clarkdale Historical Society and Museum to display historic photos, plans, and documents to add visual interest and educate visitors about Clarkdale’s history.

Goal D: Engage with the Arizona Preservation Foundation and the State Historic Preservation Office (SHPO)