Arizona Site Fight: Battle Looms

Possible battle looms over planned Wal-Mart [The Arizona Republic]

A Wal-Mart is planned in Cave Creek, and town officials are gearing up for a possible battle royal over plans to build a Supercenter on nearly 20 acres southeast of Cave Creek Road and Carefree Highway.

The developer would need Cave Creek Town Council approval for a major amendment in the town’s general plan, followed by rezoning to commercial, from residential, said Cave Creek Planning Director Ian Cordwell.

The entire process could take months, even years, Cordwell said.

Wal-Mart is taking initial steps by hosting a neighborhood meeting at 6 p.m. Thursday. Residents can comment and learn more about the project at Dorothy’s Hall at Christ Anglican Episcopal Church, 35500 N. Cave Creek Road in Carefree.

Cave Creek has traditionally shunned big-boxed retailers, but the prospect of big bucks from sales tax revenues loom large.

Town Manager Usama Abujbarah won’t deny the appeal from a financial standpoint.

But he said town officials have “mixed feelings” about the project.

“The positive side is, it would generate good sales tax,” Abujbarah said. “But the negative side (is) the impact to the area.”

Wal-Mart is in negotiations to purchase the property, which is currently owned by a family in Illinois, Cordwell said.

If approved on all levels, Wal-Mart officials expect to open the story in 2010, he said.

Lowe’s already on same corner

Town Clerk Carrie Dyrek said it would be smaller than the Carefree Lowe’s Home Improvement Center, expected to open later this year northwest of the same intersection - Cave Creek Road and Carefree Highway.

An attorney representing Wal-Mart could not be reached for comment. The general plan amendment, filed five months ago by engineering firm Kimley-Horn, should go before the town’s Planning Commission in September, but won’t likely be considered for a recommendation to the council until December or January, said Cave Creek Associate Planner Luke Kautzman.

One reason for the delay is that the commission wants public input before making a decision.

Officials are expected to send out a poll seeking comments from residents on Dec. 11.

“It’s a non-binding election, meaning (we) don’t have to listen to it one way or another,” Cordwell added.

Wal-Mart, perceived as a threat

The town is bursting with open space and mom-and-pop businesses, and many of its people like it that way.

Some Cave Creekers view Wal-Mart as a possible threat to its idyllic makeup.

Ian Ellison, executive director of the Cave Creek/Carefree Chamber of Commerce, said developers need a plan to fit the “profile and ecosystem” of the town.

In other words, it needs to be one-of-a-kind.

“The great concern is in Cave Creek is that businesses are unique. They’re self-growing,” Ellison said. “We don’t look to make business bigger, but make it stronger.”

While Ellison is not hostile to the project, he “doesn’t know if Wal-Mart can individualize itself that much,” he said.

“The Wal-Marts of the world tend to be a little ‘franchisee,’” Ellison said. “I just wonder if it can fit into the Cave Creek culture.”

Chamber President Dave Karsten could have something to lose if the Wal-Mart is built.

Karsten owns two Ace Hardware stores in the area.

While the king-sized competitor doesn’t frighten him, it could be a challenge to overcome any declines in business, he said.

Pro-business, but not pro-box

“From my standpoint, I’m not overexcited if they come into town, but I don’t fear them,” Karsten said. “We would need to prepare and continue to do what we do best, which is give people personalized service.”

Karsten said he is pro-business but “not very pro-box.”

“I think our communities are based on the small town, small business,” Karsten said. “The challenge for small business is to be able to ride out the storm.”

Still, he wouldn’t want a repeat of the Home Dept fiasco several years ago.

The home improvement store received such unfavorable comments from residents that officials chose to build several miles away in Phoenix.

Cave Creek missed out on the sales tax revenues, but “sure pays with the light pollution (and) poor traffic,” Karsten said.

“The town technically pays for that ... in a community sense,” he said. “Development is hard. Which way do you go?”

Abujbarah said the likely “generation of traffic” could also trigger problems.

With the Lowe’s cropping up on the intersection soon, some say gridlock on Carefree Highway seems more fact that query.

Resident Greg Smith, who believes that Cave Creek’s anti-business sentiments are waning, said he expects Carefree Highway to turn into the next Bell Road. “Hopefully we can make it a more tasteful version.”