29 October 2019

After All These Years The Time Is (Almost) Right To Hit Pay-Dirt: City Planner Tom Ellsworth + The 4-in-One Zoning Case

< Here's one picture that's worth more than just a few thousandwords, two hours of your time watching a video-on-demand, and history going back to a bygone era in the 1880's. It's the next step in the development process after passing through the Mesa Planning & Zoning Board. It's been years in the making - Rogue Columnist Jon Tilton called it The Real Estate Industrial Complex
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What's on the Line?
Millions of dollars in acreage that was previously zoned as agricultural land - The Boyle Family 860-acre Dairy Farm - and a parcel of state-owned land all around The Hawes Interchange close to Mesa's Elliot Road Tech Corridor, where water lines were expanded from Ellsworth Road to Signal Butte and the Signal Butte Water Treatment Plant got built.
(There's more background and history from previous posts on this blog from October 2017 farther down)
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Here's City Staff Planner Tom Ellsworth making a presentation on Water Asset Management in front of a public Mesa City Council Study Session earlier this month on October 7, 2019.

There's $800,000,000 on-the-table and on the agenda for Capital Improvement Project for discussion.
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Here's City Staff Planner Tom Ellsworth appearing again last week 5 days ago
24 October 2019
Planning & Zoning Meeting - 10/23/2019

Views at time of upload to this blog = 7  Note: 4 items were asked to be removed from the Consent Agenda for individual consideration - Items 8a - 8d.
City Planner Tom Ellsworth has put them all together since they are related
Comments are asked to be withheld until conclusion of the staff presentation just to keep things on track . . and there's some people from the airport
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Let's fast-forward to now in the first decade of the 21st century, to see and read some "nice stories" how this wealth-creation rolls out
Blogger Note: Any number of stories published in mainstream media can be adapted to tell the story


Story #1  Sympathy for a Bygone-Era ... but here's the plan

East Valley's last dairy farmers look to develop 860 acres, leave area This is from October 2017 by Lily Altavena  
"As he looks out at acre after acre of his dairy farm, Jim Boyle Jr. is not wistful at the idea of leaving the land his family has farmed for 40 years. He's hopeful. 
"The East Valley had a large number of dairies, and they’ve all been replaced by development," he said. "Which, you know, is good in a lot of ways, most of those guys were able to sell their land and build bigger dairies."
Boyle Jr.'s dairy is one of five in the neighborhood near southeast Mesa involved in a massive, 860-acre zoning request. . . "   How massive is it?
Their decision hinges on Mesa annexing and zoning the land to increase its value for sale to a developer.
If the dairymen are successful in zoning the primarily-agriculture land to housing, commercial and other uses, it's likely they'll pack up and sell . .
The neighborhood borders Gilbert.
Christened the "inner loop" by those in the planning effort, it's the area near Loop 202 around Elliot and Hawes Road.

The Hawes Interchange

Much of the land falls within  Maricopa County and will require annexation into Mesa before development could take off. . .
The group of dairy farmers plan to take their zoning application to Mesa later this year, according to Jordan Rose, the attorney representing the farmers.
The group wants to work with city officials to refine the plan for approval by the City Council next year. The proposed land-use plan so far includes residential, urban mixed-use, commercial and office space areas. . .
Here's the history-angle to the story: A long history in dairy farming 
". . . Boyle Jr.'s family has been dairy farming in Arizona since the 1880s, and in the Phoenix area since the 1920s. His grandfather milked cows. His father milked cows. In the 1970s, the family's dairy landed in the Mesa area.
It was a popular spot for dairies: Dutch dairy farmers, too, settled in the vast expanse of agricultural land around the same time . . .
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Blogger Note: remember the word "Dutch" --- it's part an even BIGGER STORY involving over 11,000 acres in Pinal County that started off by the City of Mesa selling off lands.
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History continues: ". . . But that was back when farmland was more prevalent than strip malls. In the intervening years, the landscape changed. . ."
 
Blogger Note: The City of Mesa bought up almost 4,000 acres in what used to the General Motors Proving Grounds to facilitate, among other things two "Community Facilities Districts", Master-Planned gated secluded high-end gated communities named Cadence at Gateway and Eastmark.
The changes haven't been contained to just dairy farming. Citrus farming, too, is waning.
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WANING??? Huh?
Blogger Note: The low acreage-assessments for lands growing citrus and other crops are easily converted into a higher-value assets in transactions handled by "friends-and-family" when purchased and sold for housing, autoplexes, strip malls and shopping centers.
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 "Ever since World War II, with the rapid urban expansion of the city, all of the Valley cities, agriculture has just kind of disappeared, . . ???
According to the article by Lily Altavena, someone in the area around the dairy farm  "is enthusiastic that the dairies may give way to development and so are her neighbors, she said. "At this point, we’re excited for anything," she said. 
Trying to sell the land as it's zoned now would yield little, Boyle Jr. said. 
"Nobody wants the land, there’s not a demand for (agricultural zoning)."
The plan the dairymen are putting together includes single-family homes, commercial, office, and park space. 
District 6 Mesa City Councilmember Kevin Thompson is quoted as saying that he
 "does not want to see hasty planning. He wants the area to grow strategically, with opportunities for businesses to expand, maybe more office space. Big companies have moved in right across the freeway in the Elliot Road Technology Corridor near Signal Butte. Apple has a massive data center. A Niagara bottling facility is under construction down the street. . .
Let’s work together to figure out what’s the best thing to put there and not just put housing up because that’s the easiest way to sell property and make a buck," Thompson said. 
The proposed inner loop development is not in the corridor, but there is talk to extend the area to include the land, a city spokesperson said
The dairymen want a decision by around spring 2018. 
Link >
https://www.azcentral.com/story/news/local/mesa/2017/10/21/east-valleys-last-dairy-farmers-look-develop-860-acres-leave-area/773188001/
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HERE'S IT IS JUST 3 DAYS AGO > on the back of taxpayers 
Mesa to sink $10 million into Elliot Road expansion for tech corridor
, The Republic | azcentral.com Published 5:00 a.m. MT April 19, 2018
"The City Council voted on a $10 million contract April 16 with Nesbitt Contracting Company, approving street widening, storm-water harvesting areas, new street lights, landscaping, a new traffic signal and and other aesthetic improvements.
(scroll down for new water line and Signal Butte Water Treatment Plant )
The major infrastructure investment comes as leaders hope the once-deserted stretch of desert will turn into a hub for technology companies.
"I see it a lot like Price Road corridor (in Chandler) or like Silicon Valley, once you build it, the others will come," ???
Kevin Thompson, the Mesa councilman representing the district that includes the tech corridor, said. 
But whether the $10 million in improvements is worth the taxpayer investment remains to be seen.
The area is expected to see an influx of data centers over the next few years.
Will Elliot Road be metro Phoenix's next tech hub? 


 
William Jabjiniak, Mesa's economic development director, said the push to develop the stretch of Elliot Road into a tech corridor is "all about the jobs." ???
However, it's unclear how many jobs the area will host, as nearly all of the data centers are still in early phases. 
According to this small snippet from AZ Central's reporter, companies that have bought on the Elliot Road tech corridor include: 
  • Tech-giant Apple is by far the biggest name on the road. The company confirmed in 2017 that it would invest $2 billion in a "command center" on Elliot and Signal Butte Roads.  
  • Niagara Bottling announced a 450,000-square-foot highly-automated bottling facility in the area last year, bringing about 50 jobs to Elliot Road. 
  • Digital Realty, formerly Dupont Fabros, bought more than 50 acres of land with plans to develop a data center,  according to the city's economic development office and property records. No specific construction has been announced. 
  • Technology company EdgeConnex also recently bought property along the corridor with plans to develop a data center, according to city documents. A spokesman would not say how many jobs the proposed data center would bring.  
  • Not to be confused with EdgeConnex, networking company EdgeCore recently broke ground on a 1.25-million-square-foot data center campus, according to the city. The Denver-based company is investing about $150 million into the data center.  
Data centers aren't necessarily regional employment centers, according to Bart Hobjin, an economics professor at Arizona State University. They are often highly automated and need few people to operate. 
> But Mesa officials are looking beyond the data centers — to the tech companies that will want to "cluster" around the centers, Jabjiniak said. 
"Often data centers attract other high-tech companies," he said.
> That's why the city aims to boost its infrastructure around the area, trumpeting special dark fiber connections useful to companies with high-tech operations.
Jabjiniak also said the big companies behind the data centers will generate a substantial amount of tax revenue.
> Mesa isn't offering tax breaks to companies coming to the corridor, instead focusing on boosting infrastructure.
> The state does, however, offer tax breaks for data centers. 
Hobjin concurs with Mesa's strategy, especially as companies in California relocate to less expensive states, like Arizona. 
"We have the skilled local labor supply," he said. 
Thompson says the roadway improvements will help neighboring communities such as Eastmark, which need the expanded infrastructure to keep up with the pace of development. 
"I’m hopeful that we’ll end up with an employment corridor to go along with that," he said. 
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THE BIG IF : Well, mebbe two
". . . And if the $10 million gamble pays off, the economic benefits could have an effect beyond Mesa, as people from across metro Phoenix gather around job centers. 
"If a zone like this is a success ... this is not only beneficial for the city of Mesa, this is beneficial for the whole metro area," Hobjin said. 
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Link > AZ Central 19 April 2018
 
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