A.R.S. Section 9461.05 D.2. -- Growth
Area Element
A growth area
element, specifically
identifying those
areas, if any, that are
particularly suitable for
planned multimodal
transportation and
infrastructure
expansion and
improvements
designed to support a
planned concentration
of a variety of uses,
such as residential,
office, commercial,
tourism and industrial
uses. This element
shall include policies
and implementation
strategies that are
designed to:
(a) Make automobile,
transit and other
multimodal circulation
more efficient, make
infrastructure
expansion more
economical and
provide for a rational
pattern of land
development.
(b) Conserve
significant natural
resources and open
space areas in the
growth area and
coordinate their
location to similar
areas outside the
growth area's
boundaries.
(c) Promote the public
and private
construction of timely
and financially sound
infrastructure
expansion through the
use of infrastructure
funding and financing
planning that is
coordinated with
development activity.

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11 – GROWTH AREA ELEMENT
The Growth Area Element identifies those parts of the Planning Area that
are ideal for a concentration of a variety of land uses, including higher
densities and intensities of uses. Equally essential is the need for growth
to occur close to existing or planned public facilities and services. This
Element promotes development that integrates housing, workplaces,
shopping, and recreation into pedestrian-friendly, mixed use
neighborhoods that are interconnected to the larger community by multimodal transportation. The Growth Area Element, as required by Arizona
Revised Statutes (A.R.S.), is provided in the sidebar.
Through its policies and implementation strategies, the Growth Area
Element provides an opportunity to build a better community according to
Smart Growth Principles by: encouraging a mix of land uses; creating
walkable neighborhoods; preserving open spaces; directing development
towards existing communities; and by providing a variety of transportation
choices.
In identifying Growth Areas, consideration is given to: areas with vacant
or underutilized land; areas strategically located in proximity to existing
infrastructure; areas that offer opportunities for more cost-effective
expansion of infrastructure; and combining higher density development
with the preservation of open space and natural resources.
This Element concludes with an action plan designed to achieve Growth
Area goals, objectives, and policies consistent with the City’s ability to
provide public services and facilities.

BACKGROUND AND EXISTING CONDITIONS
LAND USE ELEMENT
Growth Areas have been formulated within the context of the Land Use
Element of the General Plan, which promotes a concentration of urban
development within areas currently provided or planned to receive City
water or wastewater services. This urban pattern minimizes
encroachment on the prime agricultural lands in the Gila and Yuma
Valleys. Open space and recreation along the Colorado River are also
recognized. Commercial centers are identified to guide development with
the intent to minimize the congestion created by strip commercial
development along major roadways. The Land Use Element addresses
the need to plan for land uses that are compatible with airfield operations
in the vicinity of the Marine Corps Air Station (MCAS) and the Yuma
International Airport.

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The Five Growth Areas (shown on Map 11-1) are as follows:
•
•
•
•
•

The Crossroads of Avenue B and 32nd Street
Araby Road from 24th Street to 32nd Street in the East Mesa
Pacific Avenue at 8th Street north of Yuma Palms
The North End (Old Town)
The vicinity of 16th Street from 4th Avenue to Redondo Center
Drive

An additional area of note is a “Future” Growth Area consisting of the
Estancia annexation and adjoining transitional lands, totaling
approximately 10 square miles of rural area generally southeast of
Avenue A and County 16th Street. This area has had some Planning
activity yet is possibly a decade or more away from commencing any
infrastructure development. This area could be considered as a Growth
Area in the distant future but inclusion at this time is premature.
Implementation programs and policies recommended in the Land Use
Element support these five locations as Growth Areas. Priority programs
are included that fall within the scope of ARS requirements and the Smart
Growth Principles in this Element:
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•

•

•

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New development should be encouraged contiguous to existing
urban areas and have reasonable access to public services and
facilities;
Allow for flexibility in the application of land use densities on
properties having more than one land use so that property
development, design opportunities, and transportation choices
may be improved or enhanced;
Make use of the Smart Growth Overlay District for development
areas covered by a specific or master development plan;
encouraging creativity in planning and providing for integration
and continuity of land use activities, while preserving open space;
Consider implementation of credits or bonuses to attract timely
and orderly development. Such programs may include tax credits,
reduced fees, transfer of development rights, and density
increases promoting development proposals that exceed
development standards;
Put into practice an infill development program for compact,
transit-oriented development. This program should reduce
development costs and create incentives for infill development
projects. Incentives can target mixed-use development,
accessory dwelling units, and in-fill within target neighborhoods;
and
Encourage minimum amounts of infill as a percentage of new
development in designated growth areas with credits and bonuses
where appropriate.

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REGIONAL TRANSPORTATION PLAN
Smart Growth Areas must be transit-oriented developments. The Yuma
Metropolitan Planning Organization 2010-2033 Regional Transportation
Plan (YMPO Plan) is a multimodal plan with components for roadway,
transit, non-motorized, freight rail, and airport. The eight major issues in
the YMPO Plan are the need for:
• compatibility of regional land use and transportation plans
• improvements to and preservation of the existing transportation
system
• future arterial/expressway/freeways
• alternative modes of transportation
• financing transportation improvements
• air quality improvements
• rural transportation systems
• the safe transportation of hazardous materials
Consideration of these issues when planning a Growth Area will ensure
cost-efficient and convenient transportation options. Without alternative
choices in commuter and leisure transportation in close proximity to high
density residential areas and workplaces, a Growth Area will be less than
a success. High density residential areas and a variety of transportation
choices need each other’s support to thrive.
There are several future projects in the YMPO Plan that should be noted
due to their impact on the Growth Areas and YMPO forecasts of
unacceptable levels of service in the near future. These projects of note
are:
• 4 lanes on Co. 23rd Street from US 95 to SR 195
• A 6-lane expressway on 32nd Street from Ave 3E to Ave 9E
• A 6-lane expressway on 16th Street from Ave 2E to Ave10E
• 5 lanes on Co. 14th Street (56th Street) from SR 195 to Ave13E
• 7 lanes on 24th Street from Ave C to Ave D
• 7 lanes on 32nd Street from Ave C to Ave D
• 7 lanes on Fortuna Road from I-8 to US 95
• 7 lanes on 40th Street from Ave 3½E to Ave 10E
Additionally, the City of Yuma is considering studies of two major
corridors:
• A new expressway along Co 14th Street and Ave D from Avenue
15E to I-8 in California
• A new expressway to continue SR195 from I-8 to US 95 using I-8
and Fortuna Road is under consideration by ADOT, along with
other alternative routes.
Great strides have been made in the Yuma County Area Transit (YCAT)
fixed route system. In the future, YCAT will focus on additional equipment
in serving eligible riders, thereby promoting the long-term goal of
enhanced accessibility. Encouraging more people to use fixed-route
public transit through improved and more frequent service should mitigate
complaints about timeliness and delays. Numerous bus shelters, with
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route maps and other transit information, have been completed which
should enhance the riders’ experience and comfort within the system.
To compliment the YCAT fixed route system, a number of “local circulator
routes” are under consideration to bring bus service to more residential
neighborhoods. The flexibility of these local circulator routes would be
crucial to the success of the Growth Areas; hopefully allowing a
customizable transportation route within a Growth Area, based on the
evolving needs of commuters.
The non-motorized component of the YMPO Plan builds on the system
already in place by continuing to use canal banks and other facilities for
paths as well as making provisions for on-street bicycle use. The City’s
Bicycle Facilities Master Plan, as amended in 2009, guides City staff and
City Council decisions on the construction and placement of bike lanes,
routes, and paths.
CITY POLICIES
A Growth and Development Policy was adopted by the City Council in
June 1999 to guide City actions in these regards. This policy links City
services with the City’s ability to provide those services in a timely and
cost-effective manner. Also it requires the City to make maximum use of
existing public services and facilities by encouraging development of
vacant and underutilized lands.
Through the Growth and Development Policy, the City Council recognizes
the need to conserve significant natural resources and open space areas
and to coordinate those locations with similar areas outside the City’s
boundaries.
An Economic Development Policy was adopted by the City Council in
December 2000. It has since expired. This policy specified the kinds of
businesses the City wanted to attract and the circumstances under which
it would consider incentives. Various incentives were detailed in the
policy, including waivers, deferrals, or amortization of certain fees,
infrastructure credits, and even acceleration or creation of a Capital
Improvement Program (CIP) project to serve a project’s needs. Through
the implementation of this policy, the City was seeking to accomplish
several strategic objectives including:
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•
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Retention and expansion of existing businesses.
Redevelopment of designated redevelopment areas,
neighborhood redevelopment strategy areas, and targeted infill
areas.
Compact, orderly development incorporating clean industries for
shorter commute times, alternate transportation systems, and
reduced automobile usage so that clean air standards may be
maintained.
Economic development efforts consistent with the Growth and
Development Policy and the General Plan.

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As a goal of this plan, a new Economic Development Policy should be
adopted. Both the 1999 Growth and Development Policy and the expired
2000 Economic Development Policy support a planned concentration of
land uses that encourage more efficient transportation options and
provide for a sensible pattern of land development. The types of
incentives included in these policies should encourage private
development in Growth Areas.
ZONING CODE
Traditionally, zoning codes protect uses by buffering or separating them.
Growth Areas need a mix of uses, many being high-density and highintensity, in order to reach goals of efficiency, success in the marketplace,
and cost-effectiveness.
In 2009, the City of Yuma amended the zoning ordinance by adding the
Smart Growth Overlay (SGO) District, whose purpose is to: “promote
compact, pedestrian-friendly development, encourage a compatible mix
of uses, encourage more condensed residential subdivisions, provide a
choice of housing types and transportation modes, preserve open space,
and provide a consistent development review process.” Each SGO
District will establish its own development patterns, allowed uses of land,
and standards for the layout of structures and improvements through the
use of unique pattern books or form-based codes to be used as
regulatory documents. This allows a mix and a broad range of uses to
create diverse and desirable neighborhoods.
The intent of the SGO District is to create communities with walkability,
civic sites, connectivity, a mix of land uses, diverse housing types, high
quality architecture and urban design, increased density, environmental
sensitivity, and feasible, accessible public transportation.
Additionally, the Old Town (OT) District is a “mixed-use” zoning district.
The priority of the OT District is to support a mix of commercial, cultural,
government, and residential uses to ensure a lively pedestrian-oriented
district. Special emphasis is placed on tourism and historic preservation
due to the unique qualities present in Yuma’s North End. The adopted
standards promote mixed-use projects, zero lot line construction, and
other design elements to encourage private investment in keeping with
the character of the area.
Except for the above two districts, other zoning districts and overlays in
the zoning ordinance are probably not flexible enough to accommodate
development with a mix of uses. The Planned Unit Developments (PUD)
overlay, for example, is intended to permit greater flexibility and more
creative and imaginative design, for the development of residential areas
only within the strict density requirements of the underlying zoning district.
The PUD overlay promotes more economical and efficient use of land
while providing a variety of housing choices, a higher level of urban
amenities, and preservation of the natural scenic qualities of open
spaces.

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SPECIFIC PLANS
Specific plans are detailed elements of the General Plan enacted under
the provisions of the ARS. Section 9-461.08 provides cities with the
authority to adopt specific plans “based on the general plan and drafts of
such regulations, programs and legislation as may in the judgment of the
(planning) agency be required for the systematic execution of the general
plan.” A specific plan may address land use and infrastructure for a
defined geographic area.
Specific plans may include:
• Regulation of the location of buildings and other improvements
with respect to existing rights-of-way, floodplains and public
facilities;
• Regulation of the use of land, open spaces, buildings and
structures, and of the height and bulk of those buildings and
structures;
• A plan and regulations determining the location of infrastructure
service area boundaries consistent with the Growth Area Element,
beyond which the municipality may limit or prescribe conditions on
publicly-financed extensions of water, sewer and street
improvements to serve the new development; and
• Measures required ensuring the execution of the General Plan.
There is one specific plan in the zoning ordinance, the Cielo Verde
Specific Plan (CVSP). It is located in the East Mesa along the south side
of 32nd Street between Avenue 8E and Avenue 8½E. CVSP is a mixeduse master-planned development, providing a variety of commercial uses
and housing types in a pedestrian-oriented, neighborhood-focused
community.
As of 2010, there has been significant commercial development in the
CVSP yet little residential construction. There are two areas in this
specific plan shown in the High Density Residential Land Use Category,
yet there is no existing or proposed actual high-density residential
development in the CVSP. Higher residential density is needed to
support public transportation and more workplace/commercial
development.

EVALUATION AND ANALYSIS OF GROWTH AREAS
Five Growth Areas are identified within the boundaries of the Land Use
Element as shown in Map 11-1. The five areas fall into two types of
Growth Areas.
Three of the areas are large expanses of undeveloped land:
The Crossroads of Avenue B and 32nd Street; Araby Road from 24th
Street to 32nd Street in the East Mesa; and Pacific Avenue at 8th Street
north of Yuma Palms, represent emerging development areas. These
areas are designated on the Land Use Element map as having a
concentration of a variety of land uses with commercial corridors.

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The other two areas are underdeveloped:
The North End; and 16th Street from 4th Avenue to Redondo Center Drive,
with their mix of commercial, cultural, governmental, and residential uses,
are targeted as infill Growth Areas. These areas have potential for infill of
high-density residential and have much infrastructure already in place.
They are not redevelopment areas in the sense that the Growth Area
Element is not intended as a means to remove any development already
in place, but to add to the density of the area while remaining in harmony
with existing development. The added residential density should
strengthen the community as a whole.
Parks and open space within these Growth Areas should be linked by a
system of linear parks and bikeways outside the Growth Areas.
Expanded public transit would also serve these areas. Further, major
infrastructure expansion and improvements are scheduled in the City’s
CIP for these areas. A more detailed analysis of each Growth Area
follows.
THE CROSSROADS OF AVENUE B AND 32ND STREET (Map 11-2)
Prior to 2000, there was some development at the crossroads, but very
little since. The General Plan Commercial land use designation is
focused at the crossroads but the long-vacant Kmart building at the
southeast corner is a hindrance to further development until it again
becomes successfully occupied.
Lands farther to the northeast of the intersection have been developed to
include a high school, medical business park, library, government
buildings, and a large apartment complex. There is still a great deal of
land designated Business Park in this area presently in agriculture.
An undeveloped area of Mixed Use Designation is planned along the
south side of 32nd Street. The remainder of this Growth Area is
designated Residential, primarily Low Density but with some Medium
Density along 32nd west of Avenue B. Very little High Density Residential
is designated in the General Plan in this Growth Area and more should be
encouraged.
Avenue B and 32nd Street are classified as Principal Arterial Streets in the
Transportation Element. 32nd Street is under reconstruction and widening
in this area. Perhaps more development will occur upon completion of
the intersection expansion. Two YCAT routes serve the area with the
focus being the commercial center at the southeast corner of 24th Street
and Avenue B. The East Main Canal Linear Park, including bike path, is
along the east side of this Growth Area and there are several bike lanes
and routes throughout.
Currently, several parks with recreation facilities are located near this
area including the 240-acre Deyo Regional Park and the 40 acre
Smucker Area Park. The Catholic High School/City of Yuma joint use
athletic complex along the north of this Growth Area and several
neighborhood parks are in place.
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As this area continues to develop, additional parks will be needed and are
planned as shown in the 2006 Parks and Recreation Facility Plan (refer to
Chapter 4, Parks, Recreation and Open Space Element). The City of
Yuma is considering acquiring land at the southwest corner of the East
Main Canal and 32nd Street for a new area park and stormwater retention.
City water is delivered to the Yuma Valley by way of the Main Street
Water Treatment Plant and the Figueroa Water Pollution Control Facility
(WPCF) serves this area for sewage treatment. Construction upgrades
are ongoing with facility improvements outlined in the Facilities Plans.
Development is required to obtain entitlements to water and sewer prior
to approval of new construction. Fire Stations #2, #4, and #6 serve this
area with response travel times of zero to four minutes.
ARABY ROAD FROM 24TH STREET TO 32ND STREET (Map 11-3)
This is a large area with a mix of land uses currently ranging from
recreational vehicle parks to industrial operations, yet the area is still
largely vacant or in agricultural use. General Plan Commercial nodes are
shown surrounding the intersection of Araby Road and 32nd Street, and
along the north side of Araby Road and the Interstate 8 interchange.
Very little commercial development has occurred. The area between the
“B” Canal and Interstate 8 is identified as Industrial and is part of a much
larger industrial area to the west with many large industrial,
manufacturing, and storage operations.
A combination of Low, Medium, and High Density Residential uses is
planned both north of Interstate 8 (including the upcoming Laurel
community) and south of 32nd Street (including development of desert
land south of 40th Street). The Cielo Verde area has had large
commercial development and several residential subdivisions have
completed infrastructure. The recent market downturn has greatly
affected the pace of new residential development in this area. Areas of
Public/Quasi-Public land use are also designated in this growth area,
particularly north of Interstate 8. A new high school opened in 2006 east
of the intersection of Araby Road and 24th Street.
This growth area includes both Interstate 8 and SR195, which are
classified as Freeways in the Transportation Element- along with a
connecting segment of Araby Road. Also, 32nd Street is defined as an
Expressway. With completion of SR195, this area has excellent access.
A concern is that these large traffic movers do not become barriers
separating parts of the growing community.
Interstate 8, SR195, and 32nd Street are all designated as Gateway
Routes. It is important that these corridors present the best image of our
community to those persons entering or traveling through the City. With
continued development in this area, the widening of other east-west roads
will be necessary. Thus, 40th Street is classified as a Principal Arterial
between Avenue 3½E and Fortuna Road. Avenues 6E and 7E and 24th
Street are all planned as Minor Arterials. 24th Street was recently
reconstructed and widened between Araby Road and Avenue 9E.
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This Growth Area needs to accept traffic to and from Yuma and the
Foothills. All east-west roads thru this Growth Area have some of the
highest traffic counts in Yuma County. Traffic will only increase in this
area. Decisions will need to be made about spreading out or
concentrating this east-west traffic on particular roads as development
occurs, since MCAS-Yuma presents a three mile barrier to east-west
traffic between 32nd Street and 56th Street.
The YCAT provides service within this Growth Area, including stops at
Araby Road, 24th Street, and 32nd Street. As the area grows, there are
options to increase service. Bicycle paths and bike lanes are proposed
for construction along the B Canal, paralleling 32nd Street, and along the
South Gila Valley Main Canal. These paths are planned as part of a
bikeway system that will connect the Foothills with central Yuma.
Additionally, the railroad runs through the center of this area with
industrial possibilities as needed in the future.
Currently, public parks and recreation facilities are limited in this area.
The National Guard Armory at 24th Street and Araby Road is a joint use
facility combining Guard purposes with a community center. As the East
Mesa continues to develop, Area and Neighborhood parks are planned to
support the growing population. The City of Yuma recently acquired land
on the east side of Avenue 6E at 36th Street for an athletic park. Linear
parks are also proposed to serve the area, including great opportunities
along the A and B Canals and along the South Gila Valley Main Canal.
City water is delivered to the area by way of the Agua Viva Water
Treatment Plant at Avenue 9E and expansion has been planned into this
treatment plant dependent on growth and financial support. A new
wastewater treatment plant is also in operation on Avenue 6E, with
expansion possibilities designed-in. Development will need to pay for its
impact on these facilities.
The Fire Services and Facilities Plan – 2007 addresses the existing and
future needs of these services to the growing East Mesa Area. Fire
Station 5 is located within this growth area at 6490 E. 26th Street. Future
stations are proposed in the Fire Services and Facilities Plan – 2007.
PACIFIC AVENUE AT 8TH STREET NORTH OF YUMA PALMS (Map 11-4)
This area is generally vacant land, mostly in agriculture. While protecting
agriculture is a prime goal of the General Plan, this area has been
squeezed by huge commercial development to the south with clear
boundaries on the west (Interstate 8) and the north (Gila River levee) and
by some industrial properties along its western edge at Pacific Avenue.
Continuing agriculture in this high traffic area can be problematic.
The vast Yuma Palms and Las Palmillas shopping centers have been
successful to the point of attracting more traffic than can be handled on
several of the roads used as access to the area. Improvements to 16th
Street and Interstate 8 access are underway, yet parts of Pacific Avenue
and 8th Street are still inadequate as traffic increases.
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This area is shown as Commercial, Business Park, and Industrial in the
General Plan. Some consideration should be given to encouraging
medium and high density residential development in this growth area.
Presently, virtually all users of the shopping, hotels, and offices in the
area travel by car from other areas. A large base of residents within
walking distance of the retail and restaurants in this area is needed to
encourage and sustain the YCAT and other transit-oriented development.
As noted, freeway access improvements from Interstate 8 (and other
parts of Yuma) are underway with completion in the near future.
Additional freeway access is convenient at the Giss Parkway freeway
exit, although this interchange may soon become inadequate to handle
the imminent level of traffic.
The YCAT has its main hub at the south end of this growth area and there
is a great opportunity to expand here. Bike paths and lanes are proposed
along the edges of this growth area, and they will need to be designed so
as to interact safely with the high volume of traffic along Giss Parkway,
Yuma Palms Parkway, and Pacific Avenue.
There are no parks proposed within this growth area. This is presently
not an issue with the ease of access to the series of parks along the
confluence of the Gila and Colorado Rivers along the north edge. New
neighborhood parks will be incorporated into any medium or high density
development as it occurs. Common or civic spaces must also be
included.
Water and sewer service is in place to handle the large commercial
development yet there is little room for expansion at the Main Street
Water Treatment Plant and a costly expansion or rebuild would be
needed at the Figueroa Wastewater Plant. Fire Station 1 serves this
growth area with a response time of zero to four minutes.
THE NORTH END (Map 11-5)
From its beginning as Colorado City in the 1850’s, the area north of 8th
Street was the heart of the community. The North End continued to be
the center of community social and commercial activity until the mid
1950’s, when rapid expansion to the south began. Actions undertaken by
downtown property owners in the 1960’s to revitalize the central business
district were unsuccessful, and by the mid 1970’s fewer than half the
businesses along Main Street remained.
Downtown revitalization efforts have been based on a strategy of
economic development within the context of historic preservation, helping
new businesses in the area. The area includes three Historic Districts:
Main Street, Brinley Avenue, and Century Heights. Numerous properties
are listed on the National Historic Register, and several National Historic
Landmarks are along the riverfront. The recent opening of Main Street to
through traffic for the first time since the 1970’s along with a great deal of
planned and completed Pivot Point development signal an increased
commitment to investment in the North End.
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The Land Use Element appropriately identifies this area as primarily
Mixed Use with a government center focus. Opportunities exist for
conversion of vacant structures and lands into mixed-use projects,
including redevelopment of the Riverfront and former railroad yards south
of Giss Parkway. There is a need for more residents in this area, and
some higher density residential is proposed along 1st Street as part of the
Pivot Point development. Many opportunities exist to renovate historic
structures while preserving their character. New structures or the
renovation of an existing structure must be in harmony with existing
structures in the Historic District Overlay. Protecting the North End’s
identity is important as a link to Yuma’s past.
Giss Parkway, classified as a Minor Arterial in the Transportation
Element, bisects the area. Arizona Avenue has been planned for a
number of years as a Minor Arterial linking the airport with the North End
and some realignment of structures and right-of-way are ongoing to reach
this goal. The success of the reopening of the Ocean-to-Ocean Bridge to
traffic has helped bring life to this naturally-constricted part of town. Most
of the streets and avenues in the North End are designated as Scenic &
Historic Routes in the Transportation Element. A recent policy change by
the City of Yuma is to ask for less future right-of-way on many of these
local streets. This was done in order to maintain the appeal of these older
neighborhoods, which have houses fronting close to the street.
The YCAT system offers a fixed bus route through the area and perhaps
when more housing is occupied in this part of the City, opportunities for
expansion of service will be needed. A relaxation of parking standards is
a great benefit to this area and should be better promoted to developers.
Several bikeways serve the North End, connecting other parts of the
community along the levees and the string of parks along the Colorado
and Gila Rivers.
Parks along the river provide a variety of community recreation facilitiesboth active and passive. Included are two Historic Parks: the Yuma
Crossing Park and the Yuma Territorial Prison. Completion of the West
and East Wetlands Parks along with the Gateway Park and Riverside
Park allow an almost seamless chain of public areas along the riverfront.
Main Street continues to provide common and civic areas for a variety of
venues large and small.
16TH STREET FROM 4TH AVENUE TO REDONDO CENTER DRIVE (Map 11-6)
This growth area would be a modern urban place for persons desiring a
bright, vibrant, dynamic, and energetic environment. It has a great deal of
infrastructure, transportation, office and retail already in place.
Opportunities to insert high-density residential in the many vacant and
underutilized lands throughout this area could be accomplished with
appropriate incentives to develop housing along this corridor. An
increase in residents in this area would enhance and strengthen the
existing commercial and transportation that already exists while opening
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up more prospects to create a walkable neighborhood. New residential
complexes of high and medium density would also be an ideal transition
to buffer the existing low density residential neighborhoods to the south
from the high traffic commercial development on 16th Street.
The majority of this area is designated as Commercial in the General Plan
Land Use Element so some adjustment would be needed to
accommodate such residential growth. Inclusion of this Growth Area
would be an excellent opportunity to prompt and engage the public,
property owners, and developers in the planning effort to obtain high
densities while protecting existing development.
The ongoing reconstruction of 16th Street and plans for major upgrades to
4th Avenue will provide a portion of the needed framework to handle traffic
and utilities in this Growth Area. There may even be possibilities to
abandon or realign several side streets in order to accommodate a large
residential development so as to incorporate Smart Growth Principles to
create walkable neighborhoods and build in a strong sense of place.
Since 16th Street could be a barrier to walkability, consideration could be
given to greater incentives to develop high density residential more along
the south side of this growth area. Relaxation of parking requirements
will be needed as a part of the incentives for developing higher density
residential and to avoid a proliferation of parking garages.
The YCAT bus system has several fixed routes through this area with a
focus on the Yuma Mesa Shopping Center and the Greyhound Station
with prospects to expand as ridership increases. When new residential
development takes place here, the system of bikeways will need to be
reconsidered to provide a safe and efficient way to traverse this mixed
use neighborhood. Quick and convenient walkways/bikeways will be a
large factor in the success of inserting high density development here.
There are no new parks proposed within this growth area, and it is underserved by the present Joe Henry Optimist Center Park on 1st Avenue.
New neighborhood parks, open space, and other common areas must be
incorporated into any medium or high density development as it occurs.
Linking these common areas must be a requirement of development to
avoid outdated, unused complexes with enclosed central courtyards.
Careful planning will be needed to obtain a cohesive walkable community.
Water and Sewer service are adequate for the present time due to the
number of large commercial and office developments in the area, yet
capacity will need to be planned for and obtained for any intense
residential development.

11-12

6/6/12

City of Yuma 2012 General Plan

GROWTH AREA ELEMENT

GOAL, OBJECTIVES, AND POLICIES
Goal 1.0: Promote Smart Growth Principles for growth areas to support a
variety of land use types, provide transportation options, conserve open
space, and be consistent with the City’s ability to provide public services
and facilities.
Objective 1.1: Encourage development within identified growth
areas.
Policy 1.1.1: The City shall promote the use of Smart Growth
Overlays and specific plans for development proposals in
growth areas.
Policy 1.1.2: The City shall establish incentives that encourage
high density mixed-use development in growth areas.
Objective 1.2: The City shall promote a development design that
provides for alternative modes of transportation while still
accommodating motorized vehicles within growth areas.
Policy 1.2.1: The City shall balance the mobility, safety, and other
needs of pedestrians, bicyclists, and motorized vehicles.
Policy 1.2.2: The City shall promote transit-related improvements
(bus stops, passenger shelters, etc.) that are coordinated with
pedestrian and bicycle facilities.
Objective 1.3: Treat open space as an integral component of the
development within growth areas to meet residents’ recreational
needs and to strengthen neighborhood identity and image.
Policy 1.3.1: The City shall encourage parks, plazas, paths, and
other open spaces in both public improvements and private
development.
Policy 1.3.2: The City shall coordinate the location of open space,
linear parks, and bike paths in growth areas with similar areas
and facilities outside the growth area.
Objective 1.4: Promote economical and logical expansion of public
facilities.
Policy 1.4.1: The City shall provide priority funding for public
facility projects within growth areas.
Policy 1.4.2: The City shall coordinate infrastructure financing and
improvements with existing and projected development
activity.
Policy 1.4.3: The City shall promote public and private
construction of timely and financially sound infrastructure
expansion.

11-13

6/6/12

City of Yuma 2012 General Plan

GROWTH AREA ELEMENT

ACTION PLAN
Several actions can be taken to achieve growth area goals, objectives,
and policies. Because the CIP lays out the timing and location of public
improvements, it may be the most important action item for directing
development into growth areas. The zoning code has recently added
sections that encourage mixed-use projects. More transit-oriented high
density development opportunities should be included as the City
matures. The City needs to provide developers with increased certainty of
approval to encourage such projects in growth areas. The zoning code
could be amended to allow mixed-use developments in specific districts
and locations. Some combination of development incentives, similar to
those offered through the City’s Economic Development Policy, would
also help to encourage development in growth areas.

Phase

Project

1-5 years

Identify & include
transportation &
infrastructure projects for
Growth Areas in the
10-year CIP.
Modify zoning ordinance
districts, where
appropriate, to allow for
mixed-use zoning in
designated Growth Areas
in conformance with the
General Plan.
Implement incentives for
private and infill
development in Growth
Areas.
Prepare specific plans for
identified Growth Areas.

6+ years

11-14

6/6/12

Responsible
Agency/Department
Public Works/
Community
Development

Funding Source
Bond/
Development
Impact Fees/
Grants

Community
Development

General

Community
Development

General

Community
Development

General

City of Yuma 2012 General Plan

GROWTH AREA ELEMENT

Ri

Y
X

Y
X
1st St.

6/6/12

Co
lo
r ado
ve
r

Inters
tate 8

al
West Main Can

Y
X
Pacific Ave.
& 8th St.

Arizona Ave &
16th St

Y
X

la

r
ive

Growth Areas

Highway 95

Existing Growth Areas

Y
X

16th St.

Gi

R

North
End
8th St.

Araby Road & Interstate 8

24th St.
alle y C an

al

Inte

Arizona Ave & 16th St
rsta
te 8

"B" Canal

Ca
na
l

Araby
Road &
Interstate 8

Central Canal

North End
Pacific Ave & 8th Street

"A
"

Avenue B
& 32nd St

Avenue B & 32nd St

Y
X

la V

Y
X

32nd St.

Yuma County
City of Yuma

Gi

Future Growth Area

City of Yuma
Yuma County

40th St.

Estancia Future Growth

Main C ana
l

Focus Area

East

Co. 13th St.

Planning Area
Boundary

Co. 14th St.

H
ig

hw

ay

95

Co. 15th St.

City of Yuma Planning Area

Co. 16th St.

Focus Area
Planning Area
Boundary

!

Ave A

Ave. 9E

Ave. 8E

Ave. 7E

Ave. 6E

Ave. 5E

Ave. 4E

Ave. 3E

Ave. 2E/
Pacific Ave.

Arizona
Ave.

4th Ave.

Ave. A

Ave. B

Ave. C

Ave. D

Co. 19th St.

Araby Rd.

Prepared By:
Information Technology Services
Enterprise GIS

Co. 14th St.

Co. 24th St.

Ave 10E

1 Miles

Ave. 10E

Co. 18th St.

0

Ave E.

Rou

1

Ave. E

±

Sta
te

Estancia Future
Growth Area

!

Co. 17th St.

!

te-1
95

City Limits

Co 20th St

Growth Area Element - Growth Areas MAP: 11-1

27th Street
a rk

rP

Transportation Mode

l Li

Major Roadways

Ca
na

YCAT Transit Route
Linear Park

ain

Bikeway

Ea s
tM

City Limits

21st Drive

±
500

0

500 Feet

Prepared By:
Information Technology Services
Enterprise GIS
City of Yuma Planning Area

City Limits
!

Ave E.

[
Co. 14th St.

!

Focus Area

!

Co. 24th St.

Ave 10E

Central Canal Linear Park

Planning Area
Boundary

Ave A

33rd Avenue

32nd Street

Ave B & 32nd Street
Growth Area

ne
a

28th Street
18th Avenue

Avenue B

6/6/12

Growth Area Element - Avenue B and 32nd Street Vicinity MAP: 11-2

6/6/12

24th Street

Gi
la

Araby Road
& Interstate 8
Transportation Mode

Val
l ey

Major Roadways

C anal

YCAT Transit Route

Inte

Linear Park

rsta
te 8

Bikeway

City Limits
"B" Canal

±

an

al

Araby Road

32nd Street

"A
"C

0

0.5 Miles

Ave 8 E

Ave 7 E

City Limits

Ave E.

[
Co. 14th St.

!

Focus Area
Planning Area
Boundary

Co. 24th St.

Ave 10E

!

Ave A

Yuma County

40th Street

City of Yuma Planning Area

!

City of Yuma

Ave 6 E

Prepared By:
Information Technology Services
Enterprise GIS

Growth Area Element - Araby Road and Interstate 8 Vicinity MAP: 11-3

6/6/12

East
Wetlands

Pacific Avenue
& 8th Street
Transportation Mode
Major Roadways
YCAT Transit Route
Bikeway

City Limits

±

1,000 Feet

Prepared By:
Information Technology Services
Enterprise GIS
City of Yuma Planning Area

[
Ave E.

Pacific Avenue

0

12th Street

Focus Area

Planning Area
Boundary

Co. 24th St.

!

Ave 10E

Castle Dome Avenue

8
Interstate

8th Street

Growth Area Element - Pacific Avenue & 8th Street MAP: 11-4

6/6/12

Gateway
Park

The Yuma
Crossing State
Historic Park

Territorial
Prison
Riverside
Park

1st Street

North End
Major Roadways
YCAT Transit Route
Linear Park
Bikeway
AZ-CAL
State Boundary

1st Avenue

Gila Street

East
Wetlands

±

1,000 Feet

Prepared By:
Information Technology Services
Enterprise GIS
City of Yuma Planning Area

[

City Limits

Ave E.

Co. 14th St.

Focus Area
Planning Area
Boundary

!

Ave A

Interstate

8

!

8th Street

Redondo Center Dr

0

Co. 24th St.

Ave 10E

G

3rd Street

wy
iss Pk

!

4th Avenue

Transportation Mode

10th Street

Growth Area Element - North End MAP: 11-5

6/6/12

15th Street
Arizona Avenue
& 16th Street
Transportation Mode

16th Street

Major Roadways

Arizona Avenue

City Limits

±

0

500 Feet

Prepared By:
Information Technology Services
Enterprise GIS
City of Yuma Planning Area

20th Street

City Limits
!

[
Ave E.

Co. 14th St.

Focus Area
Planning Area
Boundary

Co. 24th St.

Ave 10E

!

Ave A

1st Avenue

18th Street

Bikeway

!

4th Avenue

YCAT Transit Route

Growth Area Element - Arizona Avenue & 16th Street MAP: 11-6