Clarkdale council and planning commission approve 10‑year housing plan after consultant presentation

Martina Kiel, the housing consultant hired by the town, presented a draft 10‑year housing plan Tuesday night and the joint meeting of the Clarkdale Town Council and Planning Commission voted to approve the plan with agreed edits.

Kiel told councilors and commissioners the plan’s vision is “to create a strong, sustainable community through housing options for all families and all income levels,” and said the planning process was funded by a grant from the Arizona Department of Housing. She summarized a needs assessment showing in‑migration drove most demand from 2020 to 2024 and that incoming households’ average income was about $90,000, which helped fuel single‑family demand that priced some working households out of the market.

The plan sets a 10‑year goal to add 150 homes to Clarkdale’s housing stock: 50 homes targeted for low and moderate income renters, 50 additional units for a range of income levels (rental or homeownership) and 25 homes for repair or replacement identified in an on‑the‑ground inventory of older neighborhoods. Kiel said two‑bedroom rents now require roughly $64,000 in annual income and crews noted move‑in costs around $4,000, making rental access difficult for many residents.

The plan lays out four strategic areas: encouraging homes across income levels (including preapproved ADU plans, fee deferrals and density bonuses), pursuing public‑private and employer‑assisted housing, preserving neighborhood character through programs such as owner‑occupied rehabilitation (with NACOG cited as a potential implementer), and ongoing community education required by the state grant.

A staff member told the meeting the town must consider infrastructure capacity as part of implementation. “With only about 1,400 users on our wastewater system and regulatory changes coming, we have about a $20,000,000 upgrade to our system that’s needed,” the staff member said, arguing that adding new properties will help spread the cost and keep utility rates viable.

Commissioners raised practical questions about senior housing, clustering, vacation‑rental impacts and whether the town should pursue town‑owned land for partnership projects. Kiel and staff said the plan does not enumerate every financing source but recommends pursuing grants, fee incentives and development agreements as tools; staff said work on a draft incentive policy will follow once governing bodies finalize goals.

Council member O’Neil moved to approve the plan “subject to the stipulations indicated in the staff report,” the motion was seconded, and the council approved the plan by voice vote after agreeing to minor edits to packet language. The planning commission had recommended approval and staff will return with finalized edits and follow‑up materials to guide implementation, including an updated map and incentive policy discussions.

The joint meeting adjourned at 6:23 p.m.