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Hot Topics Open Space Meetings Agua Fria Center Village at Young's Farm   Dewey-Humboldt History Organizations Photos Other Information   Get Involved! Join Our Mailing List Share Your Thoughts	The Agua Fria Center Overview Developments Latest News The Agua Fria Center is a proposal for a large planned area development which, despite its size and impact on the community, has received relatively little attention. Brochures and meetings regarding the proposed 85 acre Agua Fria Center have given some basic information but what is most alarming about this plan is how little the public is aware of it. The proposal made it to the Planning and Zoning Commission with very little fanfare, possibly in the hopes of rapid approval without much public input. Even two months later as the Commission is laboriously hammering out details and stipulations, you can walk around town and ask people about the Agua Fria Center and get mostly blank looks in return. Here's what we do know: The Agua Fria Center would reside on 85 acres on the southeast corner of Route 69 and the Old Black Canyon highway, basically surrounding the American Legion and occupying much of the hillside down to Richard's Lane. The Center would be primarily an "Anthem style" combination of commercial businesses such as outlet stores, offices and some residential area (and of course its own sewage treatment plant). Current zoning would allow only about 50 single family homes assuming all 85 acres could be developed. We do know that the land does not perc so the actual number may be less. We do not know if there is adequate water supply as is claimed. The owner says it's there, the locals say it isn't. This largely commercial complex would be visible to a large portion of Dewey-Humboldt and from almost as far away as Poland Junction. Despite the proposed "old west mining town" architectural style, it will look like rooftops and parking lots from practically all vantage points except within its own boundaries. The "developer" is Dennis R. Roberts (a resident of California) who claims to have significant experience with developments like this but so far no evidence of that has found its way to CRC and a search of Yavapai County recorded documents reveals only land brokering in his local history. The land was purchased in 2004 for approximately $1 million and if rezoned could command perhaps 10 times that amount of money. Whether or not the land owner actually intends to develop the property is still unknown as mounting evidence points toward resale for millions in profit and a comfortable retirement. Still, we know of a few people who believe in the project and it is interesting to see how almost every one of them will benefit from it. Overview Developments Latest News 7/7/06 - The proposal for an 85 acre commercial development along Route 69 saw its first run before the town government on Thursday night at the Planning and Zoning commission's July 6th meeting. Known as the Agua Fria Center, this plan has gone largely unnoticed by the residents of Dewey-Humboldt. Two meetings with the public had been held by Dennis Roberts, the developer, one before the Dewey-Humboldt Community Organization and one before a small handful of neighboring residents. Mr. Roberts gave a polished presentation before the Planning and Zoning commission, rich with illustrations, specifications and conceptual drawings but notably lacking in other areas such as traffic impact, build-out time, sewage treatment choices and effects, and any kind of an environmental report. The Agua Fria Center would contain primarily high-end outlet malls and business center resources for local professionals with future plans for a senior care facility, medical center and a hotel, but it's the outlet malls that would be the economic engine of the site and that drew scrutiny by the comission. Doyle Wiste demonstrated simple math showing that the projected income of the outlet malls would demand an extraordinary number of cars per day to bring in that much money. Mr. Roberts countered, explaining that the average purchase at these outlets would be relatively high, reducing traffic possibly by an order of magnitude. Yet one has to wonder where those high paying customers are going to come from every day. Some parts of the development's concept are well thought out such as plans to harvest rain water and the use of various "green" building and energy saving strategies, but the lack of reports and studies are sure to bring on more questions about feasibility. Three members of the community spoke to the commission regarding the Agua Fria Center, one seeking clarification about architecture and the second voicing a list of concerns from added congestion to the lack data regarding the local impact of a sewage facility, as yet unselected. The evening was punctuated by an appearance by former mayor Tom Hintze who spoke in support of the plan simply on the claim that Dewey-Humboldt needs to move forward and promised that he would be very vocal on this issue now that he is no longer mayor. Whether or not the Agua Fria Center plan makes its way into reality, the question raised by some after the meeting was, "Will it even get off the ground?" Opinions differ on whether or not the vision of a non-Arizonan developer is suitable or feasible within the model of a small Arizona town. 8/5/06 - The Planning and Zoning meeting on 8/3/06 centered primarily on the discussion of stipulations that would be included as part of a possible rezoning of Dennis Roberts' 85.6 acres along Hwy 69. In past meetings, concerns were expressed over the high visibility of the project, noise, night time light pollution and noise and odor emissions from the sewage treatment facility. Several stipulations were proposed or modified to help alleviate these concerns. It has just come to light that Mr. Roberts has already listed the Agua Fria Center for sale on the Internet. Several people have openly voiced concerns that Roberts is simply looking for a rezoning by the town to boost the value of his land to somewhere near $10 million, at which point he'd simply sell it off and let someone else worry about the white elephant. Copies of the ad from LoopNet were passed around, drawing gasps from some in attendance. Although this is not proof of Robert's intentions to sell, there may not be much stronger evidence possible. 9/8/06 - It had been presumed that Planning and Zoning would vote on the Agua Fria Center on the 9/7/06 meeting but this was not to be. What is reported to have been a very positive meeting brought forth more questions and topics which both the Commission and Mr. Roberts felt warranted further discussion. Two letters from Len Marinaccio to the Planning and Zoning Commission questioned Mr. Roberts' stated intentions to actually build the center if it is approved. The first letter casts grave doubts on Roberts' understanding of the permeable pavement that he intends to use (and therefore questions his basic level of expertise). Using a fact sheet from the EPA on permeable pavement, this letter demonstrates several reasons why permeable pavement will not work at the Agua Fria Center without considerable risk and expense. It concludes with the suggestion that the idea of using permeable pavement for rainwater harvesting at the Agua Fria Center is nothing more than another attractive sounding menu item to make the proposal look that much better. We'll see if this item gets dropped from the proposal. Marinaccio's second letter points out that Roberts has already listed the Agua Fria Center for sale on LoopNet. It included a printout of the ad, which debuted prior to the first public hearing before the Planning and Zoning commission. This is offered as evidence that resale is Roberts' primary intent. It was fortunate that printed copies of the ad were given to the Commission because it was pulled from LoopNet just two days prior to the meeting. Overview Developments Latest News 10/04/06 - Sighs of relief came from many as the news spread.  As of Friday, Dennis Roberts has withdrawn his application for a zoning change which would have paved the way for the Agua Fria Center, a large business and retail complex to be built at 3rd Street and Hwy 69.  Citing "personal reasons," Roberts gave no other indications for the withdrawal. What this means for Dewey-Humboldt is a temporary reprieve.  Unless Roberts sells the land and moves on, we can expect him to return with a new plan of some kind.  After all, he has invested $1 million in the 85.6 acres and will assuredly seek a profit on that.  Nobody knows what the next plan will be but these are likely possibilities: Housing - With its current zoning (R1L-70), only about 50 site-built homes could be built on the 85.6 acres of land.  There are minor hurdles in that the land does not perc, a 100 year water supply would have to be demonstrated and the housing market is sluggish but Roberts could still turn this into a tidy profit. Land sale - By bringing in utilities and sub-dividing the land, lots could be sold and a profit still realized. Revamping of the Agua Fria Center plans - During its consideration before the Planning and Zoning Commission, several problems were found with the Agua Fria Center plan.  It is entirely possible that Roberts may re-work the plan to alleviate these issues and re-submit a new plan. Alternate plans - Another possibility is that a new and radically different plan will be proposed.  Instead of up-scale outlet malls, perhaps a golf course or even something useful to the town might be considered. Regardless of the speculation, one hope has emerged from several people:  Perhaps Dennis Roberts will take an interest in the town's General Plan process and look toward it for good clues as to how he can best utilize his land as a benefit to the people of Dewey-Humboldt as well as to himself. Copyright 2006, Citizens for a Rural Community