1-12 comunity prog. `06 - Wickenburg Chamber of Commerce

An abundance of development
projects in various stages
2005 Review • 2006 Preview
A Special Supplement to
January 25, 2006
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Community Progress
January 25, 2006
Wickenburg 2016:
Join the Tour
By Kevin Cloe
Wickenburg Sun
Publisher/Editor
Ladies and gentlemen, please buckle your seatbelts and settle in for your tour of
Wickenburg’s Future: 2016
Some of the changes you see on this futuristic tour will be amazing. Yet it will
still feel like the quiet little Southwestern town you knew in 2006.
First, you’ll notice in the downtown area that traffic has been reduced by the
new interim bypass that has taken most of the pass-through vehicles off the downtown streets. The view from downtown, however, will be relatively unchanged —
with homes speckled throughout the hillside on the other side of the Hassayampa
River. Storefronts on some of the downtown businesses have been renovated, and
the area is enjoying the sprinkling of tourists walking door to door and enjoying
the new cultural atmosphere — complete with lots of trees, country benches,
unique lifelike sculptures and music.
Most of the changes you’ll see on this tour of the future will be on the outskirts
of the new town limits.
As we travel northwest on Highway 89/93, new commercial buildings are located adjacent to the Cowboy Café and Realty Executives, and a new store has
opened next to Dollar General. Heading further north, some of the custom homes
from the luxurious Monte Vista Ranch area can now be seen from the highway, and
the new commercial center that once was a pasture is still developing.
And, yes, that was the north intersection with the new bypass that we just passed
through — complete with those still controversial roundabouts.
As we head further north, we stop at the traffic signal where the Shell service station built almost 10 years ago still is full of vehicles traveling between Laughlin and
Phoenix. Then, on the right, is the new Grantham development with new retail
stores and residential housing in the background.
Wickenburg 2016 continued on page 4
Page 3
INDEX
Wickenburg Ranch Estates ...............................Page 3
Annexations ....................................................Page 5
Vulture Mine 430 .............................................Page 6
Monte Vista Ranch ..........................................Page 7
Emerald Canyons at Calamity Wash ................Page 9
Wickenburg Country Club .............................Page 10
Country Club Golf Course ..............................Page 11
Grantham Development ................................Page 13
Interim Bypass ...............................................Page 15
School District ...............................................Page 17
Top Employers ...............................................Page 19
Building Permits ............................................Page 20
Wickenburg Community Hospital ..................Page 21
Town Projects ................................................Page 22
Downtown Developments .............................Page 23
Wickenburg Ranch Estates creates significant impact
Possibly the most significant
pending residential development
to affect Wickenburg is Wickenburg
Ranch Estates to be constructed on
the 2,160 acre-site of the former
Wickenburg Inn by M3 Companies.
This is to be a mixed-use residential project with 2,324 dwelling
units consisting of custom homes,
single-family detached homes, single-family attached homes, and
multi-family homes of various densities.
Community amenities will consist
of an 18-hole executive golf
course, two neighborhood parks,
an equestrian center, a recreation
center/clubhouse site, a ranch
camp, and a series of street-side
and off-road pedestrian and equestrian trails.
Construction of the 2,324
dwellings is expected to cost more
than $700 million and be phased
over 14 years. The project has
received approval by Yavapai
County, and the next phase of
development should begin shortly.
The economic and fiscal impact
of the project has recently been
Designations of land uses planned at
Wickenburg Ranch Estates northwest
of Wickenburg
analyzed by Elliott D. Pollack and
Company. According to their analysis, the project should generate
more than 7,000 person-years of
direct construction employment or
an annual average of 510 construction jobs.
In addition to direct construction
jobs, indirect and induced jobs flow
from such a project with Pollack’s
estimate at 450 such jobs for a total
average increase in employment of
960 jobs per year.
At present wage rates, that level
of employment would translate
into $33.8 million of wages, much
of which would be experienced in
the Wickenburg community.
In addition to the wage effect,
additional direct and indirect
spending expected to be attributable to the project should amount
WRE continued on page 4
Community Progress
Page 4
Wickenburg 2016
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Before we reach the Highway 89/93 intersection, we can see (to the north)
all the continued building activity in the new Wickenburg Ranch Estates
development, where more than 1,200 homes will be located when the project is completed in about five years.
Let’s turn around and take Vulture Mine Road south to the west end of
Wickenburg. Along the way there are new homes being constructed on both
sides of the street ... and then we come to Wickenburg Country Club. Some
new homes are already built and others are still under construction on the
hilltops surrounded by the new 18-hole Wickenburg Country Club public golf
course.
When we finally reach West Wickenburg Way, homes from the Vulture Mine
430 project and the office complex that was constructed on the corner 10
years ago are bustling with activity. We turn right here and head west, where
the West Plaza has been expanded and is being upgraded again ... and then
we notice how the Three Crosses and SaddleRidge West subdivisions are now
completely full.
Sunset Park is still a popular gathering place for sporting events and recreation, and the airport seems busier after its expansions.
Then ... on the left ... is the new Listening Hills residential subdivision.
Wow!!
We turn around and head east on West Wickenburg Way — through the
Vulture Mine Road signal — and notice the new (almost 10 years old now)
Ace Hardware store and plaza next to the LDS Church. New office buildings
have popped up on both sides of the highway where land remained vacant
10 years ago.
Not much has changed the rest of the way along the highway all the way
to the underpass, where we notice the Desert Caballeros Western Museum
expansion on the right side just beyond the underpass.
Downtown traffic is quieter now, with the new bypass, but there are many
more people on the sidewalks, visiting local businesses and enjoying the new
culture. Nice renovations to the storefronts! And everything seems so clean
(as compared to the brake-dusted downtown sidewalks of 10 years ago).
And, yes, there’s the southern end of the bypass ... with lots of people
milling around the Riverside Plaza built 10 years ago.
The same fast-food places and a few more restaurants harken the abundance of travelers before they reach the bypass. A few more minutes on the
highway, and we notice the new resort under construction on the left-hand
side of the widened roadway.
And that completes our peripheral tour of Wickenburg in 2016.
Is there anything anyone would like to see that we overlooked?
WRE
Continued from page 3
to more than $88 million per year.
The fiscal or tax effect of the project will eventually depend upon which
political boundary it rests. Presently it is in Yavapai County, but many
Wickenburg officials believe that it should be annexed into the town.
New home construction is taxed on a formula with the sales tax rate
applied to 65 percent of the construction cost — thus allowing a deduction for the assumed labor percentage. Pollack estimates the project to
have $555 million of taxable value. At the Wickenburg current sales tax
rate of 1.7 percent, that would translate into sales tax revenue to the town
of close to $9.5 million over the build-out period.
The average sales price of the 2,324 units is estimated to range from
$275,000 for town homes to $787,000 for custom-lot homes. Overall,
the total sales value (in 2005 dollars) is estimated to be more than $1 billion. Based on that figure, the Wickenburg School District would stand to
annually collect more than $4.7 million from property taxes. If the project is annexed, the Town of Wickenburg would annually collect
$496,600.
Naturally, the collection of those tax revenues would not be without
accompanying expenditures.
M3 has been in contact with officials of both the Wickenburg Unified
School District and the Town of Wickenburg working out what services
would be required by the project and how those services would be best
provided.
January 25, 2006
Community Progress
Page 5
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Providing for more housing
Construction at NorthRidge Villas, adjacent to Wickenburg
Community Hospital off Bralliar Road, continues to provide new
housing for the anticipated influx of future residents expected as
the community’s population expands.
Annexation creates
control of land use
By Art Pulis
Sun Business Advocate
Wickenburg population growth may be running ahead of official estimates, according to Town Planner Miles Johnson.
Population trends throughout Arizona indicate that the unofficial census for the
local area might be increasing at a faster rate than shown on official estimates.
According to Johnson, that is due to Arizona becoming the primary residence for
many individuals who have traditionally called this their vacation home.
“As the baby-boomer population increases in age, those people often will retire
into what were formerly their vacation homes,” said Johnson. “They may keep a residence in their old home town, but more often that will become their summer vacation home … with Arizona being their permanent home. Many will make Arizona
their full-time residence.”
As that group looks for a place to call home in Arizona, it often will seek a more picturesque small-town environment with ample open space. Wickenburg fits that bill,
which is one reason that the demand for housing is now so great.
The increase in demand is one main reason that Johnson is so enthusiastic about
annexation of property outside the present town limits. The town has only two choices: If it annexes, it has some opportunity to control the destiny of the land use; but if
it does not annex, that control will be left to county governments or other municipalities will annex and control.
“If we plan properly, what you now see from your window should be pretty much
what you will see 10 years from now,” said Johnson. “Approximately 50 percent of
the land we would like to annex is in open space, and we would like to maintain that
percentage. The only way we will be able to accomplish that is to annex and control
it.”
Unfortunately, not everyone is pleased about the amount of growth in Wickenburg.
According to Johnson what we are experiencing in Wickenburg is quite normal for a
desirable place to live. People are attracted to an area because of its small-town
atmosphere and then want to protect what they found by limiting future growth.
“Unfortunately that is unrealistic,” said Johnson. “Growth is inevitable, but it must
be properly managed. If we limit growth, prices drastically skyrocket — changing the
culture of the town. Or people become disenchanted, demand falls, and the bottom
falls out of the market.
“The solution is managed growth with an intelligent annexation policy,” he concluded.
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Community Progress
Page 6
January 25, 2006
Vulture Mine 430 developer
makes revisions for 80 acres
By Janet DelTufo
Staff Writer
After receiving strong opposition
from neighbors, developers of the
Vulture Mine Master Plan are back
at the drawing board revising the
project.
A new conceptual plan has not
been submitted to the Wickenburg
Planning and Building Department,
but Brad Franklin of Franklin Hilton
Holdings said he hopes his next
plan will be better accepted than
his first one.
“Had we known before the public
hearings that there would be so
much opposition, we would have
taken a step back and done some
things differently,” Franklin said.
“We were working off of the
General Plan, but now we are working on revisions.”
The proposed project is situated
on 80 acres located in the area of
North Vulture Mine Road and West
Wickenburg Way. The current zoning is R1-35 (one-acre lot residential).
The original conceptual plan presented to the public late in 2005
did not sit well with neighboring
residents. It included high-density
single-family homes and an apartment complex.
Every person who spoke at public
hearings conducted by the
Wickenburg Town Council and the
Wickenburg Planning and Zoning
Advisory Commission spoke against
the apartment complex.
Franklin said there is a possibility
that the apartment complex will be
removed from the plan and that
the number of housing units will be
reduced as well.
“We have been taking notes and
talking to residents in that area
about what we can do to make
WICKENBURG CHAMBER OF COMMERCE
Celebrates
”
‘We want to satisfy the community as well
as achieve a successful project.’
— Developer Brad Franklin
everyone happy,” Franklin said.
“We want to satisfy the community
as well as achieve a successful project.”
Franklin said he has met with representatives
of
Wickenburg’s
Planning and Building Department
and discussed issues such as access
to and from the development.
He said he is in the process of trying to attain a piece of adjacent
property along U.S. Highway 60 for
the purpose of a secondary access
from the development.
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Franklin said he will not submit a
new conceptual plan to the Town
of Wickenburg until he has received
more feedback from the neighbors.
“I am not sure when that will
happen,” he said. “But I feel we are
making progress.”
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January 25, 2006
Community Progress
Page 7
Monte Vista Ranch luring
luxury home site buyers
More than two years ago when Raylynn Homes Inc. announced it was going to
develop the 300-acre property at the former historic Monte Vista Ranch on the
northwest end of Wickenburg — and sell mostly two- and three-acre lots for
$350,000 to $400,000 each — the local community was stunned.
It was touted to be the first true luxury masterplanned gated community in
Wickenburg, but how successful would such a development be in Wickenburg?
Well, in a two-year period, the results have been astonishing.
As of August of 2005, 19 of the 22 custom home sites in the first two phases
of the development have been sold.
“The first 14 sold for an average of $425,000,” noted Monte Vista Ranch Broker
John Grimes. “The last four sold for $525,000 to $550,000.”
One home in those first two phases is already under construction, and ground
has been broken on a second. Two other home sites were in the design stage at
the start of 2006. And Grimes noted that most of the other undeveloped properties were purchased by a variety of individuals — mostly corporate executives
and/or large-business owners from the Phoenix area — who have voiced their
intentions of turning their Wickenburg property into their future homes.
The three remaining properties in the first two phases are priced at $425,000
(2.18 acres), $520,000 (3.01 acres) and $860,000 (7.56 acres). Phase Three is
expected to open soon with another 13 home sites. Future phases will add another 36 homes sites ... for a total of 51.
Another part of the Monte Vista Ranch development is the first phase of the
Ranch Villas, which features four different floor plans (2,500 to 3,440 square feet
of living space on 10,000- to 12,000-square-foot low-maintenance lots) and
three different themes (Ranch, Hacienda and Farm). The listed price for the construction of each home in the Villas range from $1.4 million to almost $1.8 million.
One Villa home has already been sold, and the three different model homes are
Ranch Villas range in price from $1.4 million to $1.8 million
almost completed in the 15-lot first phase.
Adjacent to Monte Vista Ranch, a state-of-the-art equestrian center is planned
that will include boarding stables, a showring, a paddock area and a large graz-
Monte Vista continued on page 8
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Community Progress
Page 8
January 25, 2006
Monte Vista
Continued from page 7
ing pasture. A commercial village
also is planned in the existing pasture between the home sites and
the equestrian center.
“At Monte Vista Ranch, the
emphasis is on quality, not quantity,” notes the Ranch’s fact sheet.
“In all, fewer than 120 homes will
be constructed on the property.
“Monte Vista Ranch will be a
community of understated elegance, old world values and genuine quality,” the fact sheet added.
“It will be a place where the homes
do not intrude on the fragile beauty and tranquility of this unique,
high desert setting.”
The
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construction design that contributes to the southwestern
theme of the community.
From 1926 to 1965, Monte Vista
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January 25, 2006
Community Progress
Page 9
Additional acreage planned for destination resort
By Janet DelTufo
Staff Writer
An approval in December 2005
by the Wickenburg Town Council to
change the land use designation on
227 acres located at the southeast
end of town (southeast of the
AmericInn) has helped pave the
way for a five-star destination
resort.
The proposed resort, identified as
the Emerald Canyons at the
Calamity Wash, is being represented by Valley developers Michael
Pierce and Carol Vernon.
Pierce and Vernon’s original conceptual plan called for 31 acres of
resort and commercial use, 295
casitas on 24 acres, 213 patio
homes on 21 acres, 62 town homes
on five acres, 112 estate lots on 138
acres, and an eight-acre golf course.
Recently, an unknown amount of
additional acreage was added to
the site, and the conceptual plan is
now expected to change.
The developers have already started working with the town on infra-
structure issues. Several months
ago, they committed to the project
by writing a $365,000 check to
cover expenses for the sewer and
water line extension on U.S.
Highway 60 from Big O Tires to the
Emerald Canyon property.
When the plan amendment was
approved last month, Town Planner
Miles Johnson explained that
ronmental assessment) would be
presented to the Planning and
Zoning Advisory Commission and
Town Council at a later date.
It is expected that Vernon and
Pierce will submit an official zone
change request and apply for the
special use permits needed for the
resort and the nine-hole executive
golf course some time during the
Pierce has said the Hilton Group
is being considered to partner
as the resort operator.
The idea is to build a resort in the same
fashion as the Pointe Resort in Phoenix.
acceptance of the land use change
does not constitute acceptance of
the actual project.
Johnson said the approval was for
concept only, and review of any
rezoning request (as well as an envi-
spring of 2006.
The proposed Emerald Canyons
property is currently zoned R1-35
(one-acre residential lots). The
town’s General Plan designates a
portion of the property as commer-
cial and allows for higher-density
housing (up to two dwelling units
per acre on single-family residential
zoning).
One-acre lots are expected to
abut existing private residential
properties, and five wells are currently located on the property.
The Emerald Canyons at the
Calamity Wash project is bounded
by
the
Bureau
of
Land
Management to the east, the
Arizona
Department
of
Transportation to the west and
Constellation Park to the North.
The resort will front U.S. Highway
60 (Grand Avenue).
In the past, Pierce has said the
Hilton Group is being considered to
partner as the resort operator. The
idea is to build a resort in the same
fashion as the Pointe Resort in
Phoenix.
There is no scheduled date when
ground might be broken, but Pierce
would like to have his zoning issues
completed by the end of summer of
2006.
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Page 10
Community Progress
January 25, 2006
Country Club Estates redrawn
By Janet DelTufo
Staff Writer
Recognizing the public’s concern regarding cluster housing, businessman Richard
Ringwood and project manager Rome Glover have redesigned plans for the
Wickenburg County Club Estates development.
Unlike the design that was submitted (and rejected by the town’s voters) more than
a year ago, the redesign does not include a planned area development overlay (PAD)
or any form of density transfer.
Instead, a rezoning application for 123 single-family units on 54 acres has been submitted to the Wickenburg Planning and Building Department.
“We are looking forward to building luxury homes in a master-planned community
within a 151-acre, $7.5 million golf course,” Glover said. “We are not proposing cluster housing. What we are proposing is density (2.2 dwelling units per acre) that falls
at the low end of the General Plan spectrum.”
The Wickenburg General Plan designation on the proposed Country Club Estates
acreage is two to five dwelling units per acre. The property is currently zoned R1-35
(one-acre residential lots).
Glover is asking to utilize two zoning districts on the 54 acres, R1-12 (12,000 square
foot lots) and R1-18 (18,000 square foot lots). Glover has indicated the average lot size
will be more than 19,000 square feet, or .44 of an acre. The plan calls for nine lots at
the R1-18 zoning and 114 at the R1-12 zoning.
Woodland International golf course builder and Wickenburg Country Club Golf
Course President Bill McIvor said the lot sizes are considered large by industry standards.
“We have built more than 150 golf courses around the world,” McIvor said. “Most
of them include homes built on lots much smaller, at a quarter of an acre or less.”
According to Glover, home prices have yet to be determined. However, he said it is
possible they will start at around $400,000.
He suggested more than one builder will be selected for construction, and deed
restrictions will be issued. The Wickenburg Planning and Zoning Advisory Commission
will review the rezoning application during a meeting on Thursday, Feb. 9.
New design of Country Club Estates calls for 123 home lots
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• Eye doctor visits - Dr. Kootman
Dr. Stonecipher, Dr. Matlock, Nancy Carter PA-C,
Dr. Kootman, Dr. Ravi
N.V.S. Medical Clinic
1175 W. WICKENBURG WAY • WICKENBURG, ARIZONA
(928) 684-7255
Community Progress
January 25, 2006
Page 11
New golf course will
encourage public use
By Kevin Cloe
Sun Publisher/Editor
The opening of the first nine
holes of the new Wickenburg
Country Club “public” golf course
on Jan. 1, 2006 was just the start of
the complete facelift of the previous nine-hole course that was more
than 50 years old.
After a partnership formed by an
adjacent property owner and two
golf course developers, the
Wickenburg Country Club Board of
Directors leased the operation to
the partnership in 2005. The plan
was to expand the nine-hole course
into a “masters” 18-hole course on
about 70 acres of land that will also
have about 120 homes scattered
around the layout.
The course was closed in July
2005 to begin the moving of earth
and replacing the watering system
for the new layout. Then came the
planting of new grass for the new
fairways and the creation of new
greens with the popular bent-grass
turf.
Now, with the opening of nine
holes, Wickenburg Country Club
President Bill McIvor wants to roll
out the red carpet for the public.
“I’m a public golf fan,” McIvor
said. “I want the public to know
everyone from 8 to 85 is welcome.”
In the past, Wickenburg Country
Club was considered a semi-private
course governed by a board of
directors that represented the paid
membership. The course was open
to the public, McIvor explained,
but members had priority use.
Now, he explained, the Country
Club golf course will administer a
more equal blend of membership
and public use. In fact, green fees
have been structured to encourage
more public play.
“I want to give families an experience to play on a championship
course for $30 to $40 (per player),”
Golf continued on page 12
A view of the new No. 6 fairway to green that is bordered by
a flowing stream
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Community Progress
Page 12
January 25, 2006
Golf
Continued from page 11
McIvor noted. “A more useful golf range and our new ‘Golf Academy’
that will provide for all aspects of the short game (putting, chipping, etc.)
are part of the overall experience.”
The timetable to open the second nine holes, however, has not yet been
determined. McIvor said the construction of the other nine holes is
expected to be completed in mid-March, but then the difficult planting
of grass between seasons (winter rye and summer bermuda) will have to
be tested before allowing the public to play on it.
Meanwhile, construction on the new clubhouse/restaurant will begin in
February 2006 and is expected to open in September 2006. The new
6,700-square-foot clubhouse will include a public restaurant that will seat
128 inside and another possible 80 on a patio outside.
McIvor emphasizes that the restaurant will have the unique view of five
different holes on the course — sitting atop an elevated hill where the
existing clubhouse is located.
A temporary clubhouse will be placed in the existing parking lot while
the new clubhouse and the new parking lot is constructed.
Golfers who have played on the Country Club course in the past will
recognize the first three holes of the nine holes now open, and the fourth
will look somewhat familiar. The first two par 5 holes are still intact as well
as the par 4 No. 3 hole.
However, five new holes are being created behind No. 1 green, and the
existing No. 2 hole will become No. 7. The eighth and ninth holes on the
18-hole configuration will follow much of the same direction of the previous No. 8 and No. 9 holes.
The current No. 3 hole will then become No. 10, and the lengthened
No. 4 will become No. 11.
The remaining five holes on the nine-hole course that opened Jan. 1 are
all new — with new water features on three of those five.
Phil
Richardson
Jim
Hartman
Karen
Napier
Lucy
Boettge
Carol
Casey
Linda
Sanders
Brenda
Woessner
Sharon
Jarnagin
Jorja
Beal
Brandie
Vandever
Cheri
Van Orden
John
Roberts
Kevin
Tomlinson
Tammy
Eads
Roxie
Glover
Wendy
Wright
Rome
Glover
Planned 18-hole course shows layout of existing and new holes as
well as anticipated home sites
McIvor describes the new course layout at a “masters” level that he said
is somewhere between a usually challenging championship course and
the smaller “pitch and putt” executive course. The new course maintains
some championship course challenges but will be slightly shorter (probably a par 70 or 71 as opposed to the par 72 championship courses).
He also describes a “masters” course as one that provides a championship course experience at an affordable price.
Mark
Craig
www.realtyexecutiveswickenburg.com
EQUAL HOUSING
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Property Type: Residential, Land and Lots, Commercial/Industrial, Multiple Dwellings, Business Opportunity
Off-Market Date from 1/1/2005 to 12/31/2005 Areas Include: Area 301, Area 306, and Area 307