Yavapai Community College Facilities Management has reported in it’s April update that a location for a replacement greenhouse on the Verde Campus is under review. The 18’ x 48’ unit is expected to be constructed on land between Buildings L and O (Southwest Wine Center) on the Verde Campus. Final construction is anticipated occurring in the next three or four months.
Commentary
The idea of a soccer field for the Prescott Campus was a part of the ten-year $103.5 million dollar development plan unveiled back in December 2012. Recall that at that time well over 95% of the development funds were to go to facilities on the west side of Mingus Mountain. Scattered among the millions of dollars was the idea of a soccer field.
In part the original 2012 Development plan stated that:
“Yavapai College has a solid reputation as a very competitive soccer program having won seven National titles in the past 25 years. This development would allow the team to practice and play on campus thus boosting student and community involvement alike. The recommendation is for a lit synthetic field due to the multiple activities and year-round uses being envisioned.” (“https://masterplan.yc.edu/files/2014/01/Final-Report-RPT-2014-0218-WEB_UPDATED.pdf)
Since 2012, a portion of the original project has been removed. For example, including the Events Center as a part of the project is gone. However, there is no information about what precisely the College plans to build with a total now budgeted at $900,000 (College $200,000; Foundation $700,000) in expenses plus all the time to be put in to the project by its own staff. Does it include locker rooms now or will they appear in the future? Or never. (See original plan.) Will concessions be built under grandstands now, in the future, never? (See original plan.) Training space for NARTA (College just finished training facility for NARTA) Lit field? Now? In the future? Never? (Original plan.) Synthetic field? (Claim grass field now) (See original plan.) Nobody knows because the public has never seen a copy of the new plan. (And what are the future plans for construction of it, if any?)
Recall that the first step in this project, taken by former president Penelope Wills, caused about $1 million to be moved from the capital construction budget into the maintenance budget. Those funds were used to prepare a 280 space parking lot for the facility; work that has apparently already been completed.
The project is called a “multi-use” facility rather than, in the Blog’s view, its real purpose, which is a field for the soccer team. It will be used, sometimes the Blog has been informed, for graduation and some other events thus allowing it to be called “multi-use.”
Exactly how much it will cost when it is completed seems questionable. The Foundation had promised $1.5 million in the 2016 budget to construct the facility. (See 2016 budget below.) In 2019 the the Foundation indicated it would donate an astonishing $2.65 million. (See 2019 budget below). This year, the Foundation contribution has been reduced to sharing $700,000 with the technical theater.
Former President Penny Wills had promised the soccer community that she would build such a facility, despite the fact the team already plays on two excellent fields—one in Prescott and another in Prescott Valley. (The College has hosted major regional and national soccer events on these fields.) While the incredible expenditures originally budgeted for the project have been reduced, there remains no reasonable need, in the opinion of the Blog, for the field and the expenditure of any taxpayer money to build and then support it. There are far greater educational needs!
This is a project to watch carefully as scarce taxpayer funds are being put into it. It is likewise disappointing that donors to the Community College Foundation will find that rather than use their money for scholarships, faculty salaries, and programs, it is being used for the nonessential field. Moreover, the real cost, which involves the use of Yavapai Community College employees to build it, are not evident in the budget.
The work was scheduled to begin this month (April). It is described by the Community College “as a 160’ x 230’ multi-use field. This project will consist of an irrigated grass field, fence, and netting along with a gravel path around the exterior. The field will be located to the north of Kachina, where the Supai residence hall once was located. The Grounds Team will be performing much of the work.”
MULTI USE SOCCER FIELD
The Verde Independent newspaper, in a story written by staff reporter Jason W. Brooks, has provided detailed information regarding the potential development of a 72-apartment complex on about five acres of land located between the Yavapai College Verde Valley Campus, Haskell Springs Road and Hidden Springs Lane. As many as 14 units of the complex may be set aside for use by Yavapai Community College students and staff.
The land is owned by Yavapai County Supervisor Randy Garrison and the complex will be developed by Hans E. Brutsche. Mr. Brutsche has been working with the the Clarkdale Community Development Director Ruth Mayday for “some time” on the project.
The plan is ready to be submitted to the Clarkdale Design Review Board, which normally meets the first Wednesday of each month. However, all Clarkdale commission meetings are on hold during COVID-19 pandemic social distancing shutdown.
According to Mrs. Brooks story in the Verde Independent, “it’s unclear when things will move forward, but Brutsche’s plan, should it get approval from the Design Review Board, would then need site-plan review for conformances by town staff, and a Planning Commission hearing on a re-zoning request to move from R-1L, or single family residential-limited, to R-3.” Then, it must be submitted to the Town Council for final approval.
The site plan includes open space in the center, along with a clubhouse, with apartment buildings around the perimeter. As many as 14 units may be used by Yavapai College students and/or staff, so direct trips out of the complex onto Black Hills Drive, would be minimized. The report estimates fewer than 100 trips in or out of the complex in a typical day.
Source: Verde Independent, April 1, 2020, reporter Jason W. Brooks. The sketch below was furnished to the Verde Indpendent by the developer.
Vice President James Perey
Vice President of Strategic Initiatives James Perey briefly outlined to the Governing Board at its March meeting discussions Yavapai Community College has carried on with a developer of an apartment complex adjacent the Verde Campus.
The discussions centered on students on Pell grants and a need for some of them to live on or near campus. Currently, the availability of housing is limited for students. There were also discussions about possible entryways to the apartment complex and potential sharing of other Community College assets.
Perey said the developer was moving ahead with plans and would be meeting the Clarkdale officials regarding the project.
Please view the short two-minute video below to gather the full context of Vice President’s Perey’s presentation to the Governing Board.
At its March meeting, the Yavapai Community College District Governing Board members were presented with a detailed study commissioned by the College to determine the efficacy of possibly purchasing land and locating a hotel on property adjacent the Sedona Center. The Board appeared most interested in purchasing an additional five acres adjacent the Center. If a purchase was made, the Board would then decide its best use.
The study claimed that “Market justification exists for development of a hotel adjacent to Yavapai College’s Sedona Center.”
Third District Representative Paul Chevalier appeared to strongly oppose a hotel (owned by a third party who leased land from the College) while urging the College to pursue a possible purchase of an additional five acres. His vision was to use the land, if it could be purchased at a reasonable price, to consider expanding the existing culinary school.
It was clear that no one on the Board (or College executives) wanted the College to consider building and owning its own hotel.
Following below is a copy of the key findings in the executive summary section of the extensive report provided by the research team. The entire report can be found in the March Governing Board Agenda by clicking here.
There is also a video of the Board discussion about the hotel following the summary.
Existing Conditions
Student housing exists only on the Prescott campus. The current inventory caters to more traditional college aged students (18 – 21 years old) with semi-suite units (100% of inventory) and lacks unit type diversity typically attractive to older cohort populations.
Between fall 2015 – 2019 the College’s housing occupancy percentage has decreased from 97% to 93%; with an average annual occupancy rate of 94%.
The majority (78%) of YC students are enrolled part-time and have an average age of 31 years old.
Yavapai College has the highest room and board costs compared to its peer institutions; 43% greater than the average of its peer institutions. Yavapai College has 221 student housing beds; 33% less than its peer average.
Currently Yavapai College does not offer any on-campus faculty/staff housing.
Housing Market
Regional population growth and limited multi-family housing development has tightened the housing supply in the market and increased pressure on those desiring a residence near campus.
Since 2015 there has been a population increase of 5% around both the Prescott and Verde Valley areas. During the same 5-year period, multifamily housing development has increased 6% and 5%, respectively, and vacancy rates have decreased in both areas.
The total cost to live in an on-campus semi-suite is equal to the average survey reported off-campus housing cost ($1,110/month). It is a value proposition issue as students consider the value from the cost of on- campus semi-suite and meal plan compared to the available apartments and the independence they have living off-campus.
Hotel Demand
Market justification exists for development of a hotel adjacent to Yavapai College’s Sedona Center. (emphasis by Blog)
Tourists represent the target market as tourism is the primary industry in Sedona attracting over three million visitors annually and accounting for 77% of the city’s sales tax revenue.
Three primary sources of demand were found to exist for a hotel; Individual Business Travelers (IBT), Group and Convention, and Leisure.
Housing Demand
Insufficient demand exists to build new standalone on-campus student housing or faculty/staff housing facilities
Although there is a net demand for 74 beds of student housing on the Prescott Campus and 56 beds on the Verde Valley Campus, P3 Developers typically require nearly 400 beds of new development for projects to be financially feasible and self-sustaining.
YAVAPAI COLLEGE HOUSING & HOTEL PUBLIC PRIVATE PARTNERSHIP ANALYSIS
The majority of student demand is from students who currently live with family/relatives, the group least likely to live in campus housing.
Although faculty and staff demand equals 25 units, P3 developers will require more scale to meet their required financial returns.
Faculty and staff indicate a lack of interest in on-campus rental housing despite survey tested rates being within range of renter’s current costs. On average renters reported total housing costs within 22% of survey tested rates. Faculty & staff focus on quality of life factors in their housing decisions, e.g. travel time to campus, but are still price conscious.
Yavapai Community College President Lisa Rhine’s monthly “highlights” newsletter noted the installation of a new book return was installed at the Verde Valley Campus. You may read all of the Dr. Rhine’s Community College highlights for the month of March by clicking here.
Following below is the note and photo copied from the President’s “Highlights” newsletter.
Yavapai Community College has two new projects it is working on. The first is connecting a water line from Building L to the trailhead restroom. It is currently under construction.
The second is consideration of a new teaching greenhouse to replace the one that was near Building L. The location of this new 18’ x 48’ unit is under review by the Community College.
The Community College is seeking to purchase land so it can place an electronic marquee near 89A and Black Hills Drive in Cottonwood. (The Community College is several blocks west on Black Hills Drive from that location.) The project is part of a larger plan that includes having electronic marquees on the Prescott Campus, CTEC, Verde Campus and the Prescott Valley Center.
The College Facilities department has already installed a new electrical service for the Prescott Campus marque. That marquee replaces the existing one and is scheduled for completion the second week of February. Both CTEC and Verde Valley Campus require land acquisition and no deal has been finalized yet.
The marquees are among the projects approved by the District Governing Board for 2020-21.
Below is a rendering of a possible marquee for the Verde Campus.
Yavapai Community College Facilities Management provided an update on construction of Building “L” on the Verde Campus in Clarkdale in its January 2020 Newsletter. Construction appears to be on time for a fall 2020 opening, although a great deal remains to be accomplished by then.
According to the newsletter, “Structural steel is installed on the second floor to support the new roof structure. The flooring to support the simulator labs is poured and work continues on installation of the mechanical units on the second floor. Glazing will be installed in January as the interior of both levels is dried in to prepare for the installation of drywall. Exterior work includes the completion of the new water main to support the fire sprinkler system, pouring the foundations and slabs for the new entry, hallways, and meeting rooms.”
The following are some photos taken from the January Yavapai Community College Facilities Management Newsletter showing the progress on Building “L”. You read the entire Facilities Management Newsletter by clicking here.
At least four projects involving renovation, new construction, and major upkeep are under way in the Community College District. The largest of these, renovation of Building “L” on the Verde Campus, appears on schedule to open in the fall 2020. The College reports that it is enclosing “the first-floor entrance by installing structural steel and new flooring to support the simulator lab space. Concrete polishing is nearing completion in the Science Labs along with the installation of fire sprinklers and HVAC ductwork and piping. Framing is also underway for the new student break out study spaces. On the second floor, framing is underway to enclose the hallway and prepare for the new roof.”
The decision to move the Yavapai Community College Foundation from Building 32 to Building 19 (the library), on the Prescott Campus is complete. Renovation was completed with move-in occurring November 25. The College reported that close to 85% of this job was completed in-house with the Facilities team, which resulted in cost savings.
The College also reports that work in Building 32 on the Prescott Campus is being handled “almost entirely” with the Facilities and ITS teams. Construction began in November and will wrap up March 3. This building will house expanded administrative offices for the President and her staff.
