This is a very hot issue in the Kingman area right now, I believe it is the most vital issue that faces the city. I've explained before that the natural progress for development heads east along the Interstate and Kingman Crossing is the first stop. At a special meeting of the common council held on April 16th, the council heard a presentation from Brian Kennedy of Stone Youngberg Capital Group. His presentation was most interesting and I'd like to cover some points. The presentation was made on the current status of the Kingman Crossing Interchange and the impact the city owned parcel affected by the new traffic interchange (TI).
The question for the Council is should they approve a major amendment to the general plan that was voted on by the citizens of Kingman some time ago?? The general plan was a broad and all encompassing plan to use as a guideline for the city's development through 2020. Plans are needed and can help a community, but like with any plan, things can drastically change over a short period of time or simply some items can merely be overlooked during the planning stages. In my opinion things have changed and things were overlooked. No biggie, identify the shortcoming, propose a sensible change, rely on the elected politicians to make decisions, and live on our merry lives.
There is one thing that is missing in this area along the Interstate as of right now, it is infrastructure in the form of a highway interchange that would patch together the existing eastern part of Kingman access through the Interstate north and south bound. Currently I can hit a stiff five iron from the proposed commercial development on the north side of the freeway to the city owned parcel that is need of a zoning change. However, if I got in my vehicle on the north side and drove to the other side to pick up my golf ball, it would take me darn near 20 minutes to arrive on the south side because there is no access between the two fast growing area's of Kingman.
What the commercial developer on the north side has proposed is an 850,000 square foot, multi phase, commercial and retail complex that would offer more choices to the current and future residents in the way of shopping, entertainment, and dining possibilities. It would also add many job opportunities and create sales tax revenue... and oh yeah... alternative access routes throughout the city to alleviate the overburdened Stockton Hill Road, which some folks waste nearly 30 minutes or more a day on.
According to Mr. Kennedy, the investor on the north side paid about $65,000 per acre to secure the land and if an interchange was there the property would be worth about twice that amount. If the interchange existed the developer has said they would have no problem finding commercial tenants to fill out their development. Tenants that would offer jobs to the folks from Kingman and the free enterprise that would take place there would create sales tax revenue for the city.
To top it off this developer would likely pick up some of the tab for the construction of the interchange. How do I know this?? Because they've done precisely this on their other projects in Arizona and California. It ensures they get the access they need to maximize their investment and it probably means the project gets done in half the time and at less cost if we left it up to the city officials to do.
But what does this have to do with the south side of the Interstate that the city owns you are probably asking by now?? Well, just to the south of the city owned land is a section of land about three quarters of a mile from the Interstate that is currently Arizona State Trust Land. It is also right now up for bid due to be sold later this year in June. The probable use for this land once purchased is residential. Chances are the new owner will want easy access to the Interstate to the north. It is simple, easy access equals increased appreciation and the opportunity to maximize their investment. According to Mr. Kennedy the new owner would likely also pick up some of the tab on construction of the proposed interchange.
But what does that have to do with the city owned land in between the probable new residential development and the Interstate?? If the city was to approve the major amendment to the general plan for land use and change the current zoning on their land to commercial they easily make it just as valuable as the already privately owned commercial property on the north side of the Interstate. Thereby making it a valuable asset they can sell and take the proceeds to pay for other infrastructure (like another interchange further east slated to begin in 2013). It would also identify another party that would likely want to pony up some dough to build the interchange.
At least three highly motivated interests would see to it that a much needed asset to the citizens of the community would be constructed, allowing access to the Interstate and alternative access routes to various parts of city taking pressure off the city's main avenue -- Stockton Hill. Oh, not to mention opportunities for job creation and tax revenue for the city. All are needed by the community in the worst of ways at this time. The three vested interests would likely set up a Community Facilities District (CFD) to be reimbursed by the city upon completion in some form of a repayment plan agreed to by all parties up front, including the city.
In order for any of this to happen a couple of things need to fall into place first. One, the City Council needs to approve the major amendment to the general plan for the property they own. Now there is vocal opposition from a few folks from the anti-growth contingent of this town. They insist that this issue has to go before the voters of the city in a referendum election to be held later this year. Their point is that the general plan was passed by community vote so the voters should decide this.
Hmm... Okay... Tomorrow there is a special city planning and zoning commission meeting with three major amendments on the agenda. This would be the required second such public meeting before the issue goes to the City Council. This same anti-growth group supports the commission and the Council to make of the proposed changes on a different item the agenda... no referendum election needed. Such hypocrites. The only significant argument that the anti-growther's make against the Kingman Crossing project is that they don't want to see a certain existing street, that was originally planned to be a four lane road but is only a two lane job currently, become a more traveled through-way. And mostly due to the fact that a few members of that group live on that street. Again, such hypocrites. Oh I see, it's okay that the masses eat cake...errr... I mean sit on Stockton Hill Road for extended periods of time but let's not perhaps inconvenience the few mostly well-to-do already-retired citizens that live on Seneca in their big houses on their one acre of property (homes in this subdivision called Hualapai Foothills sell for $350,000 and up).
The build-out of the Kingman Crossing commercial project would put over $1.05 million dollars into the city a year at first and up to $2.4 million dollars a year of tax revenues when completed (discounting inflation) and create 3,000 paying jobs.
The construction of the interchange would not require a substantial amount of money paid out by the city up front... the same city that says it is broke. The interchange and a simple rezone of the city's property would turn a nearly worthless parcel of property (that is currently used by some as a dump) into a very valuable asset to pay for other needed infrastructure projects that are needed... which then could turn into more residual income for the city and create more jobs if it is utilized as commercial property.
The other thing that needs to happen is that the voters need to allow the city to sell this parcel of land. That will be on the ballot in November and I know that I'd feel much better about selling that piece for highest and best value, which it clearly won't be unless the City Council makes one simple decision to see to it that it is. There is a movement underway to register as many residents as possible that support the Kingman Crossing Interchange and I fully expect to see this approved by the voters in a landslide (many would love to shop at Target and grab a bite at Olive Garden or catch a movie at a modern cine-plex).
On May 7th, I urge you to attend the City Council meeting and let the Council know your feelings about the future of our city and how great this simple decision can make it.
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