I'm going to take a few moments to outline a far out, wacky, silly, unfounded, goofy, and not-really-all-that-serious scenario based on wildly speculative, way out of the ordinary, dumbfounded, not-too-be-taken-with-a-grain-of-salt assumptions.
Get it so far??
For the folks that don't care about the local political issues you can stop reading now, but as for the rest... just indulge for a few minutes.
Here are the following assumptions that will make up the scenario later on.
#1 - Kingman voters say 'YES' to Kingman in the upcoming election in November. The bond issues pass, the land use designation change passes (Prop 301), and the voters give the authority to city council to sell some or all of the resident owned 168 acres in located in the Kingman Crossing area. (Prop 300 is not in play for this scenario)
#2 - Kingman voters decide by next May on three council members and a mayor... could be all new faces, the exact same faces, or a mix... it doesn't really matter because the results will be the will of the voters.
I'm not asking anyone to agree with the above so far... only to play along for a bit.
Now... it is clear to me that there is $36,400,000 for capital expenditures for street improvements in the recently passed bond (use your imagination and pretend it is 2008). We have been told by the city that there are nine projects included slated for those funds to be used for. However, we've also been told that the city council could spend that money on a different project if it chose... but it would have to be on a street/road improvement.
There are many voters in town that have a sense of worry that the city council would take the bond money for road improvements and use it for a certain infrastructure improvement located near what is called Kingman Crossing along Interstate 40. The reported cost of that proposed project is somewhere between $20 - $28 million... I'll just make an even $30 million for this scenario.
RAID's worst nightmare... certain local developers and investors worst nightmare... yes it is, but stay with me. Plenty of time to tear this scenario down later.
Anyone can call bullshit on this next bit. If I'm dead wrong... so be it... correct me. I've heard on numerous occasions that when the commercial property on the north side of I40 near Kingman Crossing was sold to the heavy handed, impossible to negotiate with, out of town land speculators that the terms included the new land owner was to pony up half the costs of a new traffic interchange if one was ever built.
Now... let's say the city council goes through and changes where the bond money is supposed to be spent and earth moving equipment begins to invade in the Kingman Crossing area (have the defibrillator's ready at that city council meeting). Cost of the traffic interchange at Kingman Crossing equals $30 million. City of Kingman would be on the hook for half and the cost would then be $15 million. Construction begins.
During the bond issue election, the voters passed this bond because of the real need for more parks and even a new sports complex. City officials informed the audience at the most recent CIVIC meeting that, at current, Kingman only has two acres of land to develop a park. Well that isn't enough for a new sports complex. Especially one that will likely cost nearly $4 million dollars (but enough space for a roller hockey facility... just sayin').
I'm guessing that a really nice sports complex and community park will need in the neighborhood of 40 to 60 acres. Luckily, it just so happens that the residents of Kingman own roughly 168 acres of land in a nice location, but that land is more ideally situated for commercial use since it has Interstate 40 frontage. Now that the residents land is designated for commercial use AND there is a new traffic interchange under construction it is likely that there will be increased demand from land developers (commercial specifically) to acquire some or as much of that land as possible. We could be asked to part with some or all of that property for some big bucks.
Or... maybe we all agree to sell only 100 to 110 acres to whoever makes an acceptable offer and leave the balance of the property for that regional park that many folks want... in fact say that park helps buffer the future commercial development from the residential area on that south side. But it is only 2008 at the moment... and we don't actually have a buyer at this point. Construction on a new park with a sports complex begins.
Now, I don't know what 100 acres or so of commercially designated land with Interstate frontage and a new traffic interchange for convenient access is worth today (or in 2008, or 2009, or at some other time in the future) but I'm guessing it will have more value than it does with no traffic interchange and a land designation limited to open space. Just a hunch. (And there is always that possibility of leasing that land as well, but for this scenario I will use a sale of the property)
As of this moment in the scenario so far... the new traffic interchange is being constructed and there has been no sale of any city owned property on the south side of the area to this point. The developers on the north side will no doubt come calling on city council to get zoning changes for whatever developments they have planned (including a new hospital).
Now is about the time that a resolution hits city council that perhaps turns into an ordinance that creates a new special commercial district... I'll call it the Kingman Crossing Commercial District. The city of Kingman will decide to either impose a reasonable special property tax on the commercial property in that district OR raise the sales tax rate slightly on all goods sold on those properties in the district. This district does not have to be something that exists till the end of time, it could be in use for 20 years. The revenue raised from the district will go towards maintaining the new park on the south side, a road improvement fund (that could help pay for the cost of city's share for the Rattlesnake Wash traffic interchange or simply finish out the remaining projects from the bond passed in 2007) , or maybe towards something else we haven't thought about as of yet.
All right... the last paragraph is even more wacky than I thought it possible for me to be. Forget all that and we'll just maintain status quo with the development fees for commercial property and enjoy the extra sales tax revenue from the new commercial property on the north side of the Interstate to help offset other costs in the budget and to finish the other projects in the street improvement bond issue.
But... with a looming high priced bill to pay for another traffic interchange due likely in 2013 or later... the city might start looking for buyers for the 100 to 110 acres of commercially designated property on the south side of the Interstate. I am willing to bet that by the time the Kingman Crossing interchange is nearing completion AND the commercial project on the north side is nearing completion that there will be some very interested buyers willing to pay top dollar for property with Interstate frontage. That point in time
at the latest.
I won't guess what the price will be but I'll bet all I have that the price is in the millions (plural) and maybe even in the tens of millions of dollars in this scenario. The eventual sale will offset any expenditure made on the Kingman Crossing project and likely add more funds for whatever the city in most need of at that time.
The city will see increased sales tax revenues once the commercial project on the north side begins to open. The city will also see an influx of development fees that fetch a large dollar amount (if those fees are still around).
The residents of Kingman will have a new sports complex and the regional park concept thingy that many in the community are asking for.
The residents of Kingman will have new alternatives for access routes to help diminish traffic on Stockton Hill Road. Public safety and convenience add to the quality of life in the community. This coupled with the Rattlesnake Wash interchange following in a few years will really add to the convenience and will undoubtedly make Kingman a great town to get around in.
With proper planning and intelligent annexation, the residents should see new development shift easterly and not so much in 'their' backyard (and certainly away from the sacred street of Seneca).
I just presented the nightmare option for the most critical of the critics of the city if the voters were to vote 'YES' to Kingman in the upcoming election. But... the nightmare comes with a 'regional' park.
Relax critics... don't get all bent out of shape. Of course I don't have all the answers here nor have I filled in all the gaps. I told you at the beginning that this was just crazy thinking. I just explored one possibility by thinking out loud.
I merely used my imagination to anoint myself King of Kingman for a day and swiped $15 million dollars from the street improvement bond and used it on something that I feel will benefit folks in Kingman from all walks of life with varying needs, set in place the strong possibility of increasing sales tax revenues, and improved the quality of life.
I did this exercise because when I use my imagination to do like what RAID and others are asking us all to do (wait another year or two before making decisions for the future), I simply draw a blank... I don't see anything. That frightens me as a business owner in this town.
No... I'd rather have options at this time, which is why I'm saying 'YES' to Kingman when others want me to say 'NO'.
November 6th is voting day... please... please... vote. I'm not telling you how to vote here, just sharing my thoughts and my likely voting pattern. For once I'd love to see a large turnout to simply know how the fine folks in Kingman are truly feeling about the future of this great place to live.
