DISCOVERY CENTER, GATEWAY TO THE MCDOWELLS

The Discovery center is planned on the land the city is buying from Toll Brothers, located at Thompson's Peak Parkway and Bell Road. It is just north of McDowell Mountain Ranch, east of
Wingate Ranch and south of Silverleaf. This is the piece of land the city is paying Toll Brothers some $82 million, when Toll paid some $60 million for this land and another bigger piece. They are building Wingate Ranch on the other piece. They basically got the land for Wingate Ranch for FREE, but are charging up to $1.5 million dollars for the production homes they are building on the site.
Ideas for the discovery center will be available for the public view and input. Please enjoy the article below from the AZ Republic.

Discovery center plan goes public
by Lesley Wright - Jun. 9, 2008 12:06 PMThe Arizona Republic
SCOTTSDALE - Scottsdale residents will get their first look this week at a consultant's study of the Desert Discovery Center proposed for the Gateway entrance to the McDowell Sonoran Preserve.
Scottsdale officials matched private funds for the $73,000 study to survey residents and tourists and evaluate support and ideas for the center.
The initial idea first floated in 1998 but was pushed aside for economic reasons. It got new life last year when the city acquired 400 acres of land for the Gateway entrance into the preserve at Bell Road and Thompson Peak Parkway.

The $15-million Discover Center concept includes an interpretive center, a café, a concierge to coordinate hikes and horseback rides and two amphitheaters.
That is where agreement about the center ends.
Tourism officials, enthusiastic about the center's eco-tourism potential, would like to see a "wow factor," with high-tech exhibits such as a virtual recreation of a monsoon storm.
Environmentalists want the mountains to be the primary draw, with the discovery center serving as a low-key educational center.
Political tensions escalated recently when the non-profit McDowell Sonoran Conservancy proposed taking over management of the project from the city.

WINGATE RANCH, TOLL BROTHERS COMMUNITY "PICNIC IN THE PARK"

INVITES YOU TO A PICNIC IN THE PARK!

Sunday, March 30, 2008

12:00pm to 6:30pm at the Windgate Ranch Community Park

Experience the Unique Lifestyle of Windgate Ranch!!

With Special Guests:

The Chadwicks

TOLL BROTHERS SCORES BIG HIT AGAINST THE CITY OF SCOTTSDALE

In 2002, the Arizona State land department put nearly 800 acres of land for sale located north of Bell road and flanking the future (and now existing) Thompson's Peak Parkway. Half of that land was designated for the McDowell Sonoran Preserve. The city charter allows them to only purchase land for preserve when using the preserve fund. The city approached Toll Brothers prior to the auction and reported "with a hand shake deal, we agreed to purchase the preserve section from Toll after the auction." Of course today Toll has stated there was on hand shake agreement.

Toll Brothers paid about $66 million for the entire 800 acres of land. Then Toll stalled on the negotiations. The land was undeveloped while the negotiation went on. The state land department, as I understand, only requires a 10% down payment to hold the land. Toll Brothers wanted more for 383 acres of the land than they paid for the entire 800 acres. Negotiations dragged on, but never in earnest by Toll. They were greedy in my opinion!

The city was forced to condemn the land as property values were sky rocketing. The land was condemned in 2004. Negotiations still dragged on and they went to court.

Now, many builders are writing down the value of their land or just giving it back. Land values have dropped like a lead balloon, or a Led Zeppelin. However, since the condemnation occurred in 2004, the value is frozen at 2004 values. This is probably why Toll has kept the prices at Wingate Ranch so artificially high, as a negotiating tool in court. They aren't selling many homes, but it sure helped in getting a higher price.

Now the Tax payers, you and me and depree, are stuck footing the bill. This is why we need State Land Reform. Builders are sticking it to us. There JURORS awarded Toll Brothers $81.9 million dollars for the land. Toll was willing to take tens of millions less. This is why innocent people in our court systems can't go to court and have to take a plea. The risk is too high. So, innocent people go to jail, rather than risking much longer terms. Most REAL criminals pleas out. Here we have the innocent city of Scottsdale. They say, "hey we can't buy the whole parcel. If, you buy it all we will buy half from you. You get our cooperation and a little profit." The original offers by the city offered plenty of profit.

What is up with Toll. They should donate the land to the city. Most builders have to donate land for schools and parks in the land they purchase. Not Toll, no public land in Wingate Ranch. With their company falling apart and stock price plummeting, I don't see Toll being humane. I bet they take the Corporate Welfare and RUN to the bank.

I don't really see an option for the city. The only wonder I have is if the city released the condemnation now. Then negotiated further and appealed the Jury's verdict. Then next year condemned the land again, I bet it would be worth less than half of what the Jury awarded today.

Windgate Ranch a Toll Brothers Community

I stopped by Windgate Ranch the other day for an update. They invited me to their big Resident Round-Up Saturday night. They are doing a big event to create excitement and show off their completed community center. I must say it is nice. It is one of the nicest community centers I have ever seen. It looked nicer than most of the resorts I have enjoyed. There were 3 pools all in the same area. They had big tent like cabanas next to the pools. I highly suggest stopping by and checking it out. But remember, bring your Realtor. If for some reason you get excited and want to buy, we must accompany you on your first visit.
The prices for their homes has held steady, but they are discounting the lot premiums on the existing phase available lots. They are discounted as much as 50% and that can be pretty good. Some of the available lots are as high as $200,000. In that case you are talking a $100,000 savings. Not bad Toll Brothers.
They have a SPEC home available at Windgate Ranch that looked pretty good. It is a Tuscan style Torre in the Desert Willow Collection. the base price is $976,975 and it priced out at $1,229,975, but after incentives can be your home for a mere $1,154,975. Realistically, I am sure Toll would take a reasonable offer in this market.
Toll's lower end product is on fire. The Agave Collection at Windgate Ranch in Scottsdale is selling so well they are converting lots from the Ocotillo Collection to Agave. Gotta sell what is selling. I am shocked for the conversion, but again gotta sell what is selling.