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Edison Pointe

Casey Treadwell spoke to Maricopa Chamber of Commerce about what's ahead for the Edison Pointe development. Photo by Raquel Hendrickson

Edison Pointe developer Casey Treadwell of Vintage Partners talks to Maricopa Chamber of Commerce about the past, present and future of the lot south of Fry’s Marketplace. Construction is ongoing to accomplish a February opening of several of the businesses, which include Ross and Goodwill.

In the video, Treadwell given an overview of the previous plans for the development and how they have changed into the current site plan, plus how retailers have come in and out of the picture as it continues to come together.

Work on the new Denny's site is among projects changing the profile of Maricopa.

A proposed Denny’s received a commercial permit Sept. 6 as Halabu Development prepares to construct a 4,041-square-foot diner. The property is at 21195 N. John Wayne Parkway, near the southeast corner of the Smith-Enke Road intersection. The project is valued at $532,644.

Permits continue to come in for the Edison Pointe development north of Fry’s Marketplace at 20595 N. John Wayne Parkway. Chasse Building Team received a commercial grant Aug. 23 for buildings A, B, C and D on the property for the project valued at $7.5 million. Chasse was also granted a commercial permit Sept. 18 for Pad B of the ongoing construction at Edison Pointe. The Vintage Partners project will house Ross Dress for Less, Goodwill, Brakes Plus, Burger King, Dunkin Donuts and Planet Fitness among others.

DRH Construction is converting one sales office into a garage and converting another garage into a sales office. DR Horton had been using the garage space at 40733 W. Sanders Way as its sales office in Homestead North. As that returns to being a garage, the developers will create a sales office out of a garage at 18501 N. Crestview Lane in Glennwilde.

A new wireless communication facility is in the pre-application process on property at 19000 N. Porter Road. The project is listed as Coal Creek for T-Mobile.

Maricopa Lutheran Church, which currently has its services in Desert Wind Middle School, is in the pre-application stage of building on a parcel on the northwest corner of White and Parker Road and Santi Road (formerly Cowpath). Aug. 31, the property received a permit for a flow test for a fire line and hydrant.

Nearby, Our Lady of Grace Catholic Church received a grading and drainage permit on its large property at 40929 Santi Road. The company in charge of the work, Ellison-Mills Contracting, received a delinquent notice on its out-of-town business license.


This item appears in the October issue of InMaricopa.

Vintage Partners Leasing Director Casey Treadwell speaks at the ceremonial groundbreaking for Edison Point July 31. Photo by Raquel Hendrickson

A project 10 years in the making hit another milestone Monday morning with a ceremonial groundbreaking.

Edison Pointe, a commercial development south of Fry’s Marketplace, is scheduled to include Ross, Planet Fitness, Brakes Plus, Burger King and Dunkin Donuts. The mayor, councilmembers, Vintage Partners Leasing Director Casey Treadwell and Economic Development Director Denyse Airheart participated in turning earth at the site where areas have already been prepped for foundations.

“We’ll be done with all of the main construction in February,” Treadwell said. “There will be some stuff that could actually open earlier.”

That includes Burger King, which is planned for the northwest corner of the property near Fry’s gas station.

“They’re way ahead of everybody else,” he said. “They’ve been chomping at the bit, but they’ve been very patient. They’ve spent a lot of money in order to go forward.”

Ross and other anchor establishments are expected to open in February and March. With a shared boundary, Vintage Partners has been coordinating with Fry’s during development.

“All of these properties are tied together in their agreements, so we had to maintain certain things for Fry’s,” Treadwell said. “In exchange for the help they’ve given us, we’re going to give them a little land so they can add another gas [island] at the end. It’s just a tiny piece.

“We had to get the property subdivided, which will happen next month.”

The property was planned for development in 2007 but became a victim of the recession. Vintage took over the project four years ago.

“We’ve all been waiting for this project for a very long time,” Mayor Christian Price said. “One of the things I think it’s important that everybody understands is how much work goes into a project like this… Just because you see this land sitting here, it doesn’t make it so easy to suddenly pop something out of the ground.”

Price said Vintage understands the community and what it wants.

“I’m excited to welcome these new retail amenities to the community because this is what keeps the residents here local and supporting these businesses,” Airheart said.

Councilmember Henry Wade praised Vintage for being “smooth and comfortable but impactful and effective.”

“I’m happy as a former Planning & Zoning commissioner to know that things actually do get done,” Wade said.

“When people ask us what cities we like to work with, Maricopa’s at the top of the list,” Treadwell said.

 

Vintage Partners is planning on breaking ground at Edison Pointe this summer. Photo by Mason Callejas

A long-awaited commercial retail project could be weeks away from breaking ground, according to both city officials and key players in the project’s development. The plan is to have a major clothing retailer, gym, multiple new restaurants and various other stores that could create 100 jobs or more in Maricopa by spring.

The dirt lot south of Fry’s Marketplace has changed hands a few times since the city slated the land for commercial development more than 10 years ago. Now, the area known as Edison Pointe is in the final stages of gestation, according to Casey Treadwell, leasing director at Vintage Partners the development group in charge of the project.

“After a lot of work and a lot of marketing over the past four or five years, we are moving forward with the project, pending our final construction loan approval,” Treadwell said. “We’re in line to have that in approximately three weeks, and we’ll start construction within a week after that.”

Despite losing one of its larger prospects – Petco – Vintage is hoping to commence construction at Edison Pointe by the end of July.

“We really hoped that we could get it done by the end of this year,” Treadwell said. “When trying to sign the leases for the tenants, which is required for the loan, we just kept running into roadblocks.”

The process of development is not an easy one, city Economic Development Director Denyse Airheart said during a Maricopa Advocate Program meeting Thursday. Maricopa being so young and constrained in so many ways, it can be difficult, she said, to attract and solidify new development.

To Airheart, Edison Pointe is a milestone of sorts, which means job creation and economic growth. She praised Vintage for its efforts and willingness to take the chance on Maricopa.

“These guys [Vintage] have been aggressively trying to find tenants for the site,” Airheart said.

And, despite losing Petco, she said, “Vintage Partners believes in the project and believes that they will be able to attract another user to that site.”

There are still a few financial ducks to align before the project begins. However, both Treadwell and Airheart are confident in saying the project will soon be moving forward.

An exact date has not been set for groundbreaking. And though Treadwell could not speak to the opening of the individual businesses, he said Maricopans should be able to anticipate the project being completed in spring of 2018.

Signed tenants include Ross, Goodwill and Planet Fitness. Businesses in escrow for, or already in ownership of, property at the site include Dunkin Donuts, Brakes Plus and Burger King.

The lot south of Fry’s Marketplace has been slow to develop but now leases are being signed. Photo by Mason Callejas

Economic Development Director Denyse Airheart is proud of the teamwork that created the Edison Road extension.

The Edison Road extension is complete.

Edison Pointe is finalizing leases.

Commercial development at Copper Sky may also see some stimulation in 2017.

Estrella Gin Business Park is still waiting for the light to shine.

City of Maricopa Town Hall Meeting

Public Works Director Bill Fay will give an update on the SR347 Overpass, Economic Development Director Denyse Airheart will let you know the latest information on the Edison Pointe development, and the mayor and councilmembers will be there to answer your questions and listen to your concerns.

What: City of Maricopa Town Hall Meeting
When: Tuesday, April 11 at 6 p.m.
Where: City Hall, 39700 W. Civic Center Plaza
Who: All residents are invited.

Pieces are in motion for construction of an overpass to begin this year. Developers are reviving nearly-forgotten subdivision plans. APEX Motor Club and Denny’s have shown plans to build in Maricopa.

Economic development in Maricopa is showing varying signs of progress this year as the city has studied approaches to growing the economic base of the community.

The improving economy has not necessarily created changes to the demographics of Maricopa. Denyse Airheart, the director of the city’s Economic Development Department, does not predict major changes to the methodology when the Economic Development Strategic Plan takes form this year.

“We target companies based off the assets of the community,” Airheart said.

That includes the youth (the average age of Maricopa residents is 33.8 years), income and education level of the population. Those selling points look much as they did three years ago.

A draft of the Economic Development Strategic Plan is scheduled to come before city council in April.

Maricopa may broaden its target sectors, Airheart said. Growth of employment opportunities within Pinal County, especially Casa Grande, may also impact the plan. But Maricopa is still selling itself.

Nailing down a description of Maricopa for prospective companies and creating a narrative of its future is not just a challenge for City Hall. Retail developers have had similar tests.

Edison Pointe

Edison Pointe, at the northeast corner of John Wayne Parkway and Edison Road, is about a year behind leasing a typical development of its size, according to Vintage Partners leasing director Casey Treadwell. He said it has been difficult educating retailers on the attributes of Maricopa.

“I know it’s been frustrating for people wanting to see something going,” he said. At a Maricopa Advocates Program meeting in February, he predicted movement on the ground within a couple of weeks. But a month later, he said Vintage was still putting final leases in place.

Businesses he announced as part of the development are Ross, Burger King, Planet Fitness, Dunkin’ Donuts and Petco.

Mayor Christian Price has called it a game of enticement.

“The city’s doesn’t control economic development,” he said. “We can advocate for it and we can entice for it. We can go out and sell our wares as to why it’s a great place to be, but I can’t make somebody locate here.”

Copper Sky

The City itself knows the irritation of owning commercial property that stands empty for years. It has property at Copper Sky intended for commercial development since the park’s inception. An effort to develop the land may soon be renewed.

“In 2014 we went out to bid, and it just wasn’t the right time, we believe, for the economy,” Airheart said. “We anticipate we would go out sometime in 2017.”

The conceptual plan includes mixed-use commercial, a hotel and a restaurant.

“What we envision there is a destination where people can go and enjoy themselves, where people can go and get an ice cream and sit and enjoy people-watching,” Airheart said. “As you know, we sort of don’t have that sense of place because of how quickly we sprung up.”

Edison Road

The City of Maricopa also owns commercial property at what is planned as the Estrella Gin Business Park. Luring companies to the site has been a struggle, but the six-year effort has produced a new roadway – the Edison Road extension.

Airheart calls the new road one of the proudest achievements of her department.

“All the partners had to work together to make Edison Road a project,” she said.

The road was completed in March and provides another bypass between State Route 238 and John Wayne Parkway. Using a federal grant, the city worked with private landowners and utilities for years to construct the road, which includes sidewalks, curb, gutter and a center median.

Estrella Gin

The road was created to access Estrella Gin, and that project has been a problem. The city contracted with The Boyer Company to market the flex space in the business park. That contract expires in June.

Matt Jensen, a partner in Boyer, said there has been a lot of interest from small companies needing only 1,200 square feet while the city is trying to market to industrial businesses. A couple of proposals have gone out to larger enterprises. There is also an ongoing discussion with the City of Maricopa about moving the fire department administration offices to Estrella Gin.

“That would actually be fantastic,” Jensen said.

Without leases in place, the city will not begin construction, but Airheart said the city is looking at “multiple options” if the contract expires without tenants being signed. She maintains a positive attitude about city-owned commercial property.

“A community that’s investing in itself means that it’s a healthy community. So we’re showing the development community there are investments to be made,” she said.


This story appears in the April issue of InMaricopa.

Photo by Mason Callejas
Photo by Mason Callejas

Dirt is moving in the Edison Pointe lot as developer Vintage Partners starts grading work. Photo by Mason Callejas

Construction equipment and earth movers began lining up Wednesday in the Edison Pointe lot just south of Fry’s Marketplace on John Wayne Parkway, an encouraging sign after what has been a multi-year struggle to develop the site.

Despite what appears to be a commencement of the project, there has been no official ground breaking.

Casey Treadwell, leasing director for Vintage Partners, the developer of the project, said there are still a few ducks left to line up before the project officially gets under way. The work beginning this week is an effort to prep for larger scale construction that now seems imminent.

“The previous development had some utilities and also some grading that didn’t exactly match what we’re going to do.” Treadwell said. “So, what the public is going to see out there is us going out there correcting some things from the previous development that started and then stopped.”

Though the activity is certainly preliminary to the larger project, Vintage Partners still has not released a set timeline for construction.

Stores looking at space in the new development include a big box pet store, clothing retailers, an automotive service center and restaurants.

The Edison Pointe development by Vintage Partners includes four major retail spaces, four mini major spaces and four pads.

The Maricopa City Council heard a presentation during their work session on Nov. 1 pertaining to a developer’s reimbursement request for public improvement expenses to the Edison Pointe development site.

The empty retail lot is next to Fry’s Marketplace.

Vintage Partners Leasing Director Casey Treadwell formally requested reimbursement of costs incurred while developing public improvements on John Wayne Pkwy and Edison Road. The improvements are necessary for private development of the 15-acre site but ultimately will be part of public roadway.

The developers have been marketing the project for approximately four years and are close to securing the leases needed to move forward. However, some of the potential tenants have been hesitant to sign their leases until the developers shore up an agreement with the city about public improvement.

“If this reimbursement is in place, we do think that we can execute the final leases with the tenants over the next few weeks and get this project on schedule to deliver and open in the fall of next year,” Treadwell said.

Five major tenants are firm in their intent to lease or purchase property at the Edison Pointe site, Treadwell said. However, two potential major tenants are holding out pending a decision on the reimbursement.

If everything goes well and reimbursements are agreed upon, Treadwell is confident the development could break ground before the end of the year, though he does recognize the agreement could make or break plans for development.

“Without this it would probably push the project into 2018 if we can do it at all,” Treadwell said.

The council went into executive session to discuss details of the request. After returning to the council chambers, Mayor Christian Price and the council advised city staff to pursue negotiations with Vintage Partners and to continue to work out an agreement regarding the reimbursements.

Potential tenants at Edison Pointe, according to Treadwell’s presentation, include a pet supply store, restaurants and other “soft goods” (or clothing) stores.

The Edison Pointe development by Vintage Partners includes four major retail spaces, four mini major spaces and four pads.

If all goes as planned, Edison Pointe will start construction in summer 2016 and be open for business in spring 2017.

The lot next to Fry’s Marketplace was purchased four years ago by Vintage Partners. The project is doing business as VP Edison 15, LLC.

Michael Treadwell, senior vice president of development leasing at VP, said the plan will allow for 14-15 businesses in 130,000 square feet of retail space.

VP is “finalizing tenants,” said Treadwell, who is not identifying those prospects. He said VP is building for the specific requirements of the tenants, however.

“We like Maricopa and we think there is a need for more retail,” Treadwell said. “And we really like the location of Edison Pointe.”

That location is on the east side of John Wayne Parkway, south of Fry’s and north of Edison Road.

Economic Development Director Denyse Airheart said there will be two phases to the project. There are four major retail buildings and four “mini major” spaces designed for the parcel plus two pad sites. The second phase contains two more pad sites.

“It looks like 80 percent is in Phase One, and the rest is in the last two pads,” Airheart said.

Edison Pointe was one of the developments Mayor Christian Price referenced, unnamed, as a point of progress in his State of the City address in October. “We hope to break ground on several privately owned, developer-controlled retail locations within the city,” he said. “This will bring a myriad of new options, from eateries to different types of stores, things of that nature.”

One of the Edison Pointe pads is designed for a sit-down restaurant. Another is for an auto-repair business.

“We don’t have information on who the tenants will be,” Airheart said. “We know there will be a major retailer.”

She said developers come to the city to learn what businesses would be a good fit and then market their property to those industries.

Because of the pace at which Vintage Partners completed Maricopa Station once it broke ground (seven months), Airheart said she anticipates the work at Edison Pointe to go “pretty quickly.”

A development review permit has been before the Maricopa Planning & Zoning Commission, which recommended it for approval.

The project is one of the first major developments to operate within the city’s new zoning code, which became effective Dec. 5, 2014.

Airheart said that will give the project a different look and layout from Maricopa’s older commercial developments because of modern elements in the facade. At the same time, it is meant to fit visually with Fry’s Marketplace. Its planned color scheme for the major buildings is whites, creams and tans.

There are also plans for raised pedestrian crosswalks in the parking area.

Treadwell said the plans are coming together exactly as VP envisioned when it bought the property.

Access from John Wayne Parkway has been a point of concern as the project moves through development. Southbound drivers on JWP wishing to access Edison Pointe must either turn left at the Fry’s light and drive through the Fry’s parking lot or turn left at Edison Road.

City planner Rudy Lopez said there would be up to three access points off Edison.

Edison Road is two lanes. Resident Lee Murray said traffic on Edison trying to get onto SR 347 already backs up at rush hour.

Airheart said there have been no recent discussions about adding lanes to Edison. Lopez said traffic review is part of the development conditions.

The zoning code’s Transportation Corridor overlay district applies to the first 150 feet of parcels fronting State Route 347 and other major throughways. The TC overlay is meant to “prevent developments which would conflict with the vision in the General Plan for these corridors or interrupt the transit, bicycle and pedestrian experience,” according to Article 301 of the zoning code.

Treadwell said VP has a long-standing, strong relationship with the Arizona Department of Transportation (ADOT), which has authority over John Wayne Parkway. Most recently in Maricopa, VP worked with ADOT to add northbound exits for its Maricopa Station project.

“We work very well with ADOT, and we’ll certainly be discussing this with the city,” Treadwell said.

He said VP intends to announce each tenant as paperwork is finalized.

This story appeared in the January issue of InMaricopa News.

Utility lines mark the space for a future development called Edison Pointe at the corner of SR 347 and Edison Road next to Fry’s Marketplace. Photo by Raquel Hendrickson
Utility lines mark the space for a future development called Edison Pointe at the corner of SR 347 and Edison Road next to Fry’s Marketplace. Photo by Raquel Hendrickson

Elevation of planned stores at the Edison Pointe development.

Though worried about the traffic flow, Maricopa Planning & Zoning commissioners approved a development review permit for the proposed Edison Pointe south of Fry’s Marketplace.

The commercial development is designed for stores and shops, an auto-repair business, a sit-down restaurant and a fast-food restaurant. The property is on the northeast corner of the intersection of John Wayne Parkway and Edison Road.

As VP Edison 15 LLC, Vintage Partners is developing the property. The plan calls for 130,000 square feet of retail space.

City planner Rudy Lopez said there would be one access off John Wayne Parkway, possibly three access points plus the delivery road off Edison, and entry from the Fry’s lot.

“I believe they captured the spirit of the zoning code we carefully wrote,” Commissioner Bob Marsh said.

Lopez said the city wants to “de-emphasize” parking so there is not the appearance of a sea of cars. An alternative design element includes a raised walkway.

Edison Pointe site location
Edison Point site location

Commissioner Ted Yocum called the plans “very well thought out and designed.”

“This is something that we need for economic development,” Commissioner Michael Sharpe said, adding he felt it was forward thinking to include possible electric car charging stations.

But Sharpe also raised the issue of traffic access by vehicles southbound on John Wayne Parkway. He said he could foresee the same issues the city has with Maricopa Station but on a property two or three times larger.

He asked Lopez whether a U-turn would be created.

Lee and Barbara Murray, who live in The Villages at Rancho El Dorado, also told the commission they were concerned about the traffic. Lee Murray said the traffic on Edison already backs up.

Commissioner Jim Irving, also a Villages resident, said the idea of a U-turn at the intersection “really scares me” because he frequently cycles on Edison and his wife walks. He wanted to emphasize traffic review as the plans move forward.

Edison Pointe site plan
Edison Pointe site plan

“How in the world are people going to get in and out of this place?” he asked.

Lopez said traffic review is built into the conditions of the property development. He also said any traffic configurations affecting John Wayne Parkway, a state highway, must be reviewed by the Arizona Department of Transportation.

VP must present the plans to ADOT for review. Maricopa City Council must also review and approve plans.