Professional Land Corporation: Apple Valley


APPLE VALLEY: THE MOST UPSCALE COMMUNITY IN THE VICTOR VALLEY
Apple Valley is situated in the Victor Valley, and lies north of Victorville. Apple Valley occupies a land area of 78 square miles. Apple Valley incorporated in 1988, and became the Town of Apple Valley. According to Apple Valley Councilman Bob Sagona, the designation of “Town” was adopted, instead of “City,” in order to emphasize the rural character of Apple Valley. In Apple Valley the minimum residential lot size is one-half acre, and many homes are situated on a full acre and larger. Compare that with the typical nice home in San Diego, Los Angeles, or Orange County, which sits on a lot averaging less than 1/5th of an acre. 70% of the Apple Valley’s homes are owner occupied. It is the premier executive housing area of the region. Apple Valley prides itself in magnificent homes with breathtaking views. Homes that sell for $450,000 in Apple Valley could sell for over $2 million in Los Angeles or Orange County.
Click here to see Apple Valley Video! According to the Southern California Association of Governments, Apple Valley’s current population of about 70,000 residents is projected to climb to 95,000, which represents an increase of about 36%. Apple Valley has plans to one day expand from its current geographical area of 78 square miles to 130 square miles. Apple Valley is a pro growth town that permits fast track development approval in just 120 days, as part of its dynamic development plan.
Apple Valley offers many homes in prestige guard-gated communities such as in Quail Valley Estates and the Jess Ranch. With the emergence of the Southern California Logistics Airport to the Victor Valley and the presence of global billion-dollar companies like Boeing, General Electric, Pasha Group, Burlington Northern Santa Fe Railway and Pratt & Whitney, the need for executive housing for upper level management in Apple Valley will become very significant.
The Jess Ranch Residential Development is situated on 1400 acres and features a guard- gated community with an 18-hole golf course and nice lake amenities. The Apple Valley Country Club is an upscale private Golf Country Club, which has some gorgeous homes right on the Course.
As to education, the Apple Valley Unified School District is a leader in technology and academic excellence. The District currently has nine elementary schools, two middle schools, and two high schools. The recent completion of the 180,000 square foot Granite Hills High School is a significant development. It is an upscale, modern, technologically advanced high school that can boast of having over 2000 students and having its very own performing arts center. Granite Hills High School could serve as a catalyst for increased residential development surrounding the High School. In addition, The Lewis Center for Educational Research in Apple Valley is a California Golden Bell-Award-Winning and nationally recognized model of science education. This School is proud to have a NASA affiliated complex that includes a research-quality observatory and a T-40 jet flight simulator.
In the area of health care, Apple Valley is the home of the largest medical community in the Victor Valley. As you drive into Apple Valley, you cannot help but notice the impressive St. Mary Regional Medical Center on Highway 18. The recent $40 million expansion provided advanced levels of service in cardiology, radiology, surgery, emergency care and patient care. Apple Valley also can take pride in the state of the art Apple Valley Radiology and Oncology Center. Apple Valley has emerged as the leader in advanced health care from pediatric to radiology to neurosurgery. It is understandable that the doctors and surgeons who practice in Apple Valley would appreciate the upscale executive housing options available to them.
As part of its efforts to attract commercial and industrial companies and create new jobs, the Town of Apple Valley has created two redevelopment project areas totaling 16,000 acres. The Town's efforts have paid off, because as you drive down Highway 18, you see a hotbed of commercial activity, including major shopping centers and malls that are home to Wal-Mart, Lucky/Sav-On, Subway, Hollywood Video, Ralphs/Hughes, Longs Drugs, McDonald's, Taco Bell, Burger King, Target, Albertson's, Rite-Aid and many others.
Apple Valley has leaped into the 21st century with its new $3.9 million Town Hall, consisting of a 25,000 square foot state of the art facility, including a $96,000 multimedia system for broadcasting public meetings over cable and the Internet. The Council Chambers will have a 159 seats equipped with 20 speakers, special units for the hearing impaired, including cameras for recording and broadcasting the meetings on televisions and computer monitors throughout the building. The Town has a five-year plan to construct a Civic Center area with a 19,500 square foot library, a 13000 square foot police station and a 22-acre park and recreation area.
The Apple Valley Airport is part of the San Bernardino County Airport System, and is considered the "gem" of the entire System. This Airport is a general aviation airport with a 6500-foot runway that has the capacity to handle DC-9's, Boeing 727's, corporate jets, and helicopters. In addition, a 4500-foot crosswind runway was recently completed. According to Bill Ingraham, the Director of Airports for the San Bernardino County Airport System, there is a new law enforcement facility for the California Highway Patrol and the San Bernardino County Sheriff, which is located immediately to the south of the Apple Valley Airport’s terminal building parking lot. Professional Land Corporation has strategically located, already zoned industrial land parcels in the area surrounding the Apple Valley Airport.
BILLION DOLLAR COMPANIES ASSEMBLE LARGE LAND PARCELS AROUND THE APPLE VALLEY AIRPORT
We have been following the progress of Watson Land Company and First Industrial Trust. They are big industrial developers and they have been assembling land parcels around the Wal-Mart Distribution Center in Apple Valley. These guys develop huge projects and are looking for tenants for their Apple Valley projects. Developers see gold in High Desert dirt, as a haven for logistics companies seeking wide open spaces near a redeveloped air base, freeways and rail lines. With its eye on the rapidly diminishing supply of open space elsewhere in the Inland Empire, Watson Land Company in Carson made its first foray into the High Desert with the purchase of 160 acres in Apple Valley. The company bought the acreage from nine property owners last year and earlier this year. Watson is assembling additional parcels and expects to eventually own upward of 250 acres near the existing Wal-Mart distribution center and Interstate 15, said Craig Halverson, Watson vice president of Acquisitions. The Company will build and lease about 2 million square feet of space on the land, according to the Victorville Daily Press, June 24, 2007. In addition, First Industrial Trust is assembling huge parcels in Apple Valley. "Our landholdings in Southern California allow us to serve our customers through the development of state-of-the-art distribution facilities that accommodate increasing demand for industrial space from rising trade volumes and population growth," said Phil Bowman, senior vice president of development of First Industrial. During 2007, First Industrial and its partner acquired nearly 900 acres of land in Southern California through 16 transactions. Year to date, First Industrial and its partner have acquired an additional 400 acres of developable land in the Inland Empire that can accommodate approximately 9 million square feet of development. First Industrial Realty Trust, Inc. (NYSE: FR) provides industrial real estate solutions for every stage of a customer's supply chain, no matter how large or complex, across more than 30 markets in the United States and Canada.
MAJOR RETAIL CENTERS BREAKING GROUND IN APPLE VALLEY IN 2008
According to the Victorville Press, January 3, 2008, the following five major retail centers are breaking ground in Apple Valley in 2008: Apple Valley Commons: 733,000 square feet north of the intersection of Highway 18 and Dale Evans Parkway Confirmed Tenants: Carl’s Jr., Cold Stone Creamery, Del Taco, Fresh Work, GameStop, Glamour Secrets, Juice It Up!, Lowe’s Home Improvement Warehouse, Maui Hawaiian BBQ, Office Max, Pacific Dental, Quiznos Sub, Red Persimmon Nails & Spa, Ross Dress For Less, Round Table Pizza, Sport Clips, T-Mobile, The UPS Store, Ultimate Gear, Union Bank and Verizon Wireless Jess Ranch Marketplace: 93 acres at southwest corner of Bear Valley and Apple Valley roads Confirmed Tenants: AT&T, Best Buy, Buffalo Wild Wings Grill & Bar, Carvel Ice Cream, Chipotle Mexican Grill, Denny’s, Famous Footwear, Fashion Bug, Golden Chopstix, Kirkland’s Home, Lane Bryant, Me-n-Ed’s Pizzeria, Nubi Yogurt, Payless ShoeSource, PetSmart, Rite Aid, Staples, Verizon Wireless, Western Dental and WinCo Foods Mojave River Crossings: 165,000 square feet at northwest corner of Bear Valley and Apple Valley roads Confirmed Tenants: Family Dental Service, Flaming Wok, Hertz Rent A Car, Jeweler, Ladies Workout Express, PostNet, Quiznos Sub, Red Persimmon Nail, Sold it on E-Bay, SuperCuts, Travel Agency and Wing Stop Apple Valley Center: 25,000 square feet at southwest corner of Highway 18 and Apple Valley Road Confirmed Tenants: Beauty Nail & Spa, Jack in the Box, Snap Fitness, Soya Sushi, Starbucks Drive-Thru, Subway, Super-Slice Pizza, and Verizon Wireless Apple Valley Plaza: southwest corner of Bear Valley and Central roads Confirmed Tenants: Afio Mai Coffee House, Amazing Grace Community Church, Cybercity, Apple Valley Unified School District offices, Enrique’s Italian Deli, Henry’s Samoan BBQ, Max Fitness, Mexican Grill, Pamz Tanz, Perfection Hair Studio, Phazes Salon, Shaping Spaces Furniture, Sprint/Nextel, State Farm Insurance, Super Cleaners, and Tortas Sinaloa Restaurant
APPLE VALLEY PREPARES FOR MAJOR BUSINESS DEVELOPMENTS IN 2008
According to the Victorville Daily Press, January 3, 2008, Apple Valley is ready for major business development in 2008. “We anticipate some pretty significant events toward the latter part of 2008 and 2009 as people begin to focus on industrial development in the Victor Valley as a whole,” said Ken Henderson, Director of Economic and Community Development for the Town of Apple Valley. Some 5,100 acres in northern Apple Valley are primarily zoned for light industrial business, including warehouses and distribution centers, and Henderson said there has recently been significant interest in this land from warehouse facilities. He pointed to the Wal-Mart Supercenter that has been proposed for the southeast corner of Highway 18 and Dale Evans Parkway, which is expected to be reviewed by the Planning Commission in early 2008. He also mentioned three public facilities that are in the final stages of design, and ready for the selection of contractors and going out to bid in the summer of 2008 for anticipated openings in July 2009. A new animal shelter will have holding and adoption areas for dogs, cats and exotic animals, corral areas for horses, fowl, goats and pigs, and aviary and reptile displays, said Kathie Martin, town spokeswoman. A 25,000 square-foot town hall annex, across from the library on the Civic Center Park site, will house the development and public services departments. A public works facility and yard is planned for the seven acres on Navajo Road near Waalew Road. The Apple Valley Commons, Jess Ranch Marketplace, Mojave River Crossings, Apple Valley Center and Spirit River Center will all get additional tenants in 2008 as building phases progress, according to the Apple Valley Town Web site.
APPLE VALLEY AIRPORT TO GET 12 NEW HANGERS AT A COST OF $1.5 MILLION
According to the Victorville Daily Press, January 25, 2007, Learjets and Gulfstream jets have been circling Apple Valley, because aircraft traffic has increased at the Apple Valley Airport. The San Bernardino County Board of Supervisors voted Tuesday to advertise for bids on 12 T-hangars for small aircraft and six larger rectangular hangars. The budget for the project is currently $1.5 million, according to a San Bernardino County staff report. “In total, we’ve invested in the past several years about $7.5 million,” said 1st District Supervisor, Brad Mitzelfelt. “Having a busy airport is a good economic engine for the North Apple Valley area.” More than 50 aircraft owners are currently on a list to lease hangar space, said Apple Valley Airport Manager, Terry Stover. Big-box retail stores have been looming up across the Victor Valley, such as Wal-Mart, Lowe’s and Home Depot. These big stores are pulling in more corporate jets. Stover said the Airport will also develop land on its southern side with a taxiway and vehicle-access road so that clients will be able to build their own hangars. “We’re expecting bids to come in about a month.” Ken Henderson, Apple Valley’s Director of Economic and Community Development, said the Apple Valley Airport is an integral part of the Town’s efforts to encourage development in its 5,000-acre Industrial Specific Plan Zone in North Apple Valley. According to this Article, the Industrial Specific Plan went into effect on November 26, 2006. Henderson said the hangars and other development of the Airport are important for attracting business to the Apple Valley Airport. He said two hotel developers are looking at the Apple Valley Area.” I think you will see more movement of goods and distribution industries in the area,” Henderson said.
WAL-MART OPENED ITS $80 MILLION, 1.3 MILLION SQ. FT. DISTRIBUTION CENTER ON 320 ACRES IN APPLE VALLEY
According to the San Bernardino Sun, March 4, 2004, Wal-Mart announced the opening on March 9, 2004 of the $80 million Consumer Products Distribution Center at the southeast corner of Johnson Road and Dale Evans Parkway in Apple Valley, near the Apple Valley Airport. Officials said that the Center would generate some 600-truck trips each operating day. All trucks coming to or leaving the facility would use Dale Evans Parkway, avoiding other town streets. The Wal-Mart Distribution Center has been developed on 320-acres, and contains a 1.3 million-square-foot warehouse and shipping center that brings 900 jobs to Apple Valley. This massive Distribution Center is the Victor Valley’s largest building, measuring three football fields in length by three football fields in width. The Center and Warehouse include truck washing and fueling facilities, two 20,000- gallon underground diesel fuel storage tanks, two 300,000-gallon ground level water storage tanks, a truck maintenance yard and loading docks. This Distribution Center is one of seven such distribution centers in the state, and shall serve Wal-Mart Discount Centers and Sam's Clubs throughout Southern California. Wal-Mart, headquartered in Bentonville, Ark., operates 2,200 discount stores around the nation. With revenues of over $351 billion in 2006, Wal-Mart is the world's largest company and retailer, and has been ranked number 1 on the Fortune 500 for 2006. Wal-Mart employs 1.9 million people worldwide.
BEST BUY WILL BE MAJOR ANCHOR TENANT AT 700,000 SQ. FT. JESS RANCH MARKETPLACE IN 2008
According to the Victorville Daily Press, July 6, 2007, one of the largest power centers in the Victor Valley, Jess Ranch Marketplace, will include Best Buy as an anchor tenant for the project. Malcolm Riley expects to break ground in early 2008 on phase three of the 700,000-Square foot Center. In addition to Best Buy, the developer is in negotiations with Bed, Bath & Beyond as another anchor tenant, as well as Cinemark Theaters, which is planning to build a 12-screen theater with stadium seating and state-of-the-art amenities. Construction is already under way on phase two of the project at Bear Valley and Apple Valley roads, featuring Mervyn’s department store, Rite Aid, Applebee’s and FedEx/Kinkos, among other confirmed tenants. “Anticipated completion of phase two, which is 95 percent pre-leased, is expected in the fall of 2007,” said Erik Westedt, a senior associate and retail specialist with CB Richard Ellis in Ontario, a commercial real estate broker for Jess Ranch Marketplace. “The pre-leasing on phases two and three has been nothing less than spectacular,” said Cameron Riley, project manager of Jess Ranch Marketplace. “The demand is just unbelievable, not only for this shopping center but also for the Town of Apple Valley and the Victor Valley in general,” he said.
FIRST CLASS MIXED USE COMMERCIAL FACILITY OPENS IN APPLE VALLEY IN 2007
According to the Victorville Daily Press, April 27, 2007, the Spirit River Center is now open. The 35,000-square-foot project at Apple Valley Road and Highway 18 features a pedestrian-friendly walkway with a series of buildings at different elevations. Anchoring the mixed-use project is the headquarters of the Apple Valley Chamber of Commerce, which includes a high-tech conference room and courtyard for meetings and events. The architectural style of Spirit River features a southwestern aesthetic design and a “river walk.” Analysts see mixed-use projects combining shopping and restaurants with office space as a growing trend in commercial development in the Inland Empire. Office tenants enjoy having the amenities nearby, while the stores and eating establishments benefit. “The population is going to demand this kind of commercial space because of the convenience.” Additional space is available at the center. In most cases, space leases for $2.25 per square foot per month, including taxes, insurance and common area maintenance. “We have a 2,000-square-foot shell and two 1,500-square-foot shells, for office or retail available. The project also offers 11 executive office suites with flexible leasing arrangements. The small “turn key” Class A offices are fully furnished and include a full-time receptionist, high-tech conference room and cubicles for assistants. Phase two of the project is expected to break ground in June 2007, and will feature a 5,000-square-foot restaurant, which should open by the end of the year.
APPLE VALLEY BREAKS GROUND ON A TECHNOLOGICALLY ADVANCED 14-SCREEN MOVIE THEATRE AND RETAIL PROJECT AT CENTRAL AND BEAR VALLEY RD. IN 2006
According to the Victorville Daily Press, October 14, 2006, Apple Valley is now poised to begin construction of its 14-screen first theater, which is expected to open in May 2007 at Central and Bear Valley Rd. The 14-screen luxury theater will serve as Ultra Star Cinema's flagship movie house, and will be the most technologically advanced theater in the world. Perched on the roof of the theater will be satellite dishes capable of downloading movies digitally straight to the screens. The theater will also feature high-back rocking chair seats with retractable arm rests. "We are directly competing with your in-home entertainment system," Company representative, Grossberg said. As part of Ultra Star's conditional-use permit, it will have to widen a section on Bear Valley and Central roads, two roads that are hemmed in by dirt lots and a four-way stop. More expansion is expected when all four corners are developed. First, a signal will soon replace existing stop signs, and what is now a two-lane section of Bear Valley Road will become three. Ultra Star is responsible for constructing two eastbound lanes next to the property, complete with curbs, gutters and sidewalks. On Central, the company is responsible for constructing two southbound lanes, also next to the property. “The roads will be widened to four lanes when other projects are developed on those corners," Martin said. "It has been our goal to get a movie theater since the town's incorporation," Mayor Mark Shoup said. "We needed, wanted and deserve a theater." Not only will the theater bring more retail business to the town, but it will change the face of what is known as a rural intersection. Project Manager Alan Yates said a grocery store and hardware store are also planned in the same development, but said the launch of the theater paved the way for the other corners to be developed more quickly.
APPLE VALLEY APPROVES A 228,000 SQ. FT. WAL-MART SUPERCENTER IN 2005
According to the Victorville Daily Press, July 12, 2005, Apple Valley’s Mayor, Scott Nassif, announced plans for a 228,000-square-foot Wal-Mart Supercenter, which shall be built on 30 acres north of Wakita Boulevard, south of Thunderbird Road and east of Dale Evans Parkway."Wal-Mart has selected this site for what could be the first Wal-Mart Supercenter in the High Desert. The current Wal-Mart on Highway 18 has already been sold and will be leased to another tenant once the Supercenter opens. As retail is on the march, so too is residential housing.” It’s no surprise that for the fifth year building permits have continued to rise, jumping to 1,218 for fiscal year 2004-05, up from the 770 the year before," Mayor Nassif said. "That's more than triple what we were doing three years ago.” The town's population is now in excess of 63,000, he said: "A 12 percent increase since 2000, and a 53 percent increase since our incorporation nearly 17 years ago." To keep the town moving, dollars are being invested in roads, Nassif said. "This fiscal year we have budgeted the most ever towards road paving and construction — $4.5 million alone has been set aside for the pavement management program.” Once the current projects are sent out to bid and completed, 63 percent of all roads in town will have been resurfaced since 2002, or 90 percent of all roads in town since incorporation. Moreover, Apple Valley Road will have four new traffic lights, much of it will have been widened and it will be well on its way to being extended north to Falchion Road by next summer.
STATER BROS. BREAKS GROUND ON ITS MOST MODERN SUPERMARKET IN SOUTHERN CALIFORNIA AT THE NORTHEAST CORNER OF APPLE VALLEY ROAD AND BEAR VALLEY ROAD IN 2005
Stater Bros. Markets broke ground, July 14, 2005, for the site of its newest and most modern full service supermarket in Southern California. The new Stater Bros. will be located at 12253 Apple Valley Road in Apple Valley and will be part of the new 25-acre Apple Valley Towne Center. In addition to a new Stater Bros. Supermarket, the Apple Valley Towne Center will also feature Lowe's and Walgreens. Stater Bros. has been serving the community of Apple Valley since 1988, and the company currently operates another supermarket in Apple Valley at 21610 Bear Valley Road. The new store is scheduled to open in December 2005. Stater Bros. has also announced plans to open three additional full service supermarkets to better serve the Southern California communities of Adelanto, Fontana, and French Valley (between Hemet and Temecula). During 2005, Stater Bros. will open a total of five new supermarket locations.
APPLE VALLEY’S LARGEST RESIDENTIAL DEVELOPMENT IS PROPOSED IN 2006
According to the Victorville Daily Press, August 18, 2006, Bridle Path Estates, a 660-acre housing development was proposed to the Apple Valley Planning Commission.” There has been a lot of community input and we know this type of community is what they are looking for," said Eric Flobine, Strata's vice president of community planning. However, Apple Valley Mayor, Mark Shoup, is reserving judgment for now. "This is the most important land-use decision the Apple Valley Council has ever had to make since its inception," he said. Strata's development encompasses mixed-use land to be developed over time. About 550 acres would be zoned residential with 100 acres of that zoned for an equestrian neighborhood. Prior to receiving the go ahead, Strata needs the area's low-density housing zoning changed.” We want a change to the specific plan," Flobine said. "One house per half-acre lot." He said the new zoning would work only within the boundaries of the development, and would give future residents an insurance policy that zoning wouldn't change if Strata would leave.” Any subsequent builders would have to leave the original plan of our vision in place," he said.
UPSCALE CONDOS AND HOMES PROPOSED IN APPLE VALLEY IN 2005
According to the Victorville Daily Press, 2/17/05, the Cove, a proposed 14-building condominium community opposite the Apple Valley Country Club, won recent unanimous approval from the town's planning commissioners. The project is expected to break ground in April and have the first tenants moving in by the fall of 2006. The gated community on 17.87 acres will have 56 separate units averaging 3,000 square feet each. The prices for each unit will start at around $400,000. Future residents of the Cove will enjoy outdoor fireplaces, a swimming pool, clubhouse and walking trails around the rocky terrain. “We have 80 people on a list right now. It has never been advertised," Pontious said. "A lot of the buyers will be members of the (Apple Valley Country) club. “The surrounding hills will be preserved, but some blasting of the rock may have to occur for the construction of some of the buildings.” The 14 buildings will be terraced so that all residents have a view of the golf course. According to the Victorville Daily Press, 2/15/05, the Quartzite Mountain view from Apple Valley Road, near Falchion Road, could soon be filled with high market value homes. Ion Communities is planning to build a 173-acre gated community. Just beyond the north end of Apple Valley Road is a 173-acre housing development expecting to cash in on high-end homebuyers moving to the Victor Valley. Ion Communities LLC plans a gated, 169-home community at the end of Apple Valley Road at Falchion Road to capture a part of the market for $500,000 homes. Some say the project will be the "Beverly Hills" of Apple Valley. The project could be completed in two years.