July 2005

The Real Estate Experience
For the past several months you have been getting a regular update on what is going on in our area. Each time you get The Las Vegas South Valley Reader I am reporting something about our neighborhood that you may not have known. I have invested so much time and energy to prepare and circulate the Las Vegas South Valley Reader. I am your area expert. Keller Williams Realty-Experience is the real estate agency I represent. It is the kind of company that coaches and counsels to create top producing agents. So, call me, Brad Emens 702-808-3531, when you, or someone you know, is looking for a promising real estate transaction. A quote from Robert Kiyosaki, Rich Kid Smart Kid (2001), embodies what I am saying. “Sometimes an ounce of perception takes a ton of education to change.” Let me set the standard. Check out my Keller Williams website http://agent.kw.com/136839/





Future Strip Mall
Have you noticed how fast our community is becoming diversified with new houses, new churches, a Wal-Greens, South Coast Casino, and the beginning stages of an “Urban Village?”
One particular project that has caught my attention is The Plaza Retail Center, a future strip mall, next to Rhino Mart Gas Station. The general contractor, Kalb Construction Company, is building this development. Lucas Pat Enterprises LLC bought the 1+/- acre lot from Mighty Mart 735 LLC last August for $750,000. The land is currently zoned commercial, local business, or C-1.
Once I found out what this lot was zoned for I dug deeper. On July 17, that record setting, 116-degree day, I interviewed Bob Montano, superintendent for the project. I asked him, “What companies will be here?”
“I don’t know. I don’t even think they are leased yet,” he said. “This area is growing so fast…it’s so hot!” he exclaimed with a loud exhale as he wiped the gathering beads of sweat from his forehead. I then asked him when the project is supposed to be finished and he said, “My schedule says October, 2005.”
I think this building is similar to the one next to Albertson’s; where one typically finds payday loan centers, smoke shops, dry cleaners, sandwich shops, stationary stores, etc. What a great way to bring jobs to our area. Maybe there will even be a Starbuck’s!!

How to get a stop sign
Recently, I was asked to see what it would take to put up a stop sign for a few of the intersections in ‘Canyons 3.’ More specifically, the intersection at Spruce Bough turning west on to Canaletto and another at Spruce Bough turning east on Atlas Peak.
Herbert Arnold, from the Clark County Traffic Management Division, 455-6100, told me, ”Those particular intersections do not have enough traffic volume, and therefore, do not meet the criteria that call for a stop sign…there would have to be 5,000 cars in an eight hour period.” That’s about one car every five or six seconds. He then said, “We only put them in when they are needed because we don’t want to breed disrespect for the law.”
So, do you think we need a stop sign? What else do you think we need in our area? How about another fire station? Did you know our closest fire station is next to Silverado High School (across from Taco Bell)? Next month I, Brad Emens, will report where the next fire station will be and when to expect it.

Grading of the Land
Kimball Hill Homes is the developer of the land being graded south of ‘Canyons 3,’ southwest of ‘Canyons 4,’ and north of Liberty High School. On July 20, 2005 I interviewed Kelly Thomas, Community Development Manager for Kimball Hill Homes. He told me they plan on building “Capella, a 216, 2,000+ square foot home subdivision... similar to Carnegie Heights” the gated community south of Horizon Ridge Parkway in Henderson.
“GRRROOOAAR!!!” was the sound the monstrous, earth-moving machine made as it bound across the freshly graded field. Huge plumes of black smoke were belched out of the massive, yellow, water spraying tractor as it saturated the enormous, 55’X105,’ picketed lots in one pass.
On July 7th, 2005 Jason Primas, an engineer with VTN Nevada, told me, “Each ditch represents a (future) road and the blue stakes represent the property lines.” VTN is a full-service engineering, planning and surveying firm for southern Nevada since 1960.

South Point Master Planned Community
“Building up flood control is first stage in development,” Jesse Marta, a construction supervisor from Hydro Arch told me on July 12th, 2005. Hydro Arch is a general engineering company headquartered in Henderson. Hydro Arch was the company hired to put in “under ground flood control” for the 200+/- acre South Pointe master planned community. This is the much-anticipated mixed-use development that will include Urban Village.
An article from the April 13th Las Vegas Review Journal said, “It (Urban Village) will have five neighborhoods with 2,400 condominium homes, brownstones, high-rises, live-work units and flats. One-, two- and three-bedroom floor plans range from 1,000 square feet to 3,000 square feet, with prices from the upper $100,000s to $1 million.” The article goes on to say, “Construction on the village is scheduled to start in June 2005, with the first 464 units expected to be ready for occupancy 18 to 24 months later.” That means we will see some finished buildings by fall 2006.
Did you see the picture on the billboard that was located on the west side of Las Vegas Boulevard at Cactus Avenue? It illustrated the future plan for South Point. The graphic depiction even showed Silverado Ranch Boulevard intersecting with the Interstate 15. These truly are exciting times to live Silverado Ranch.

The information provided in this handout was obtained from the Multiple Listing Service (MLS), google.com, and the Clark County Assessor and is believed to be accurate and true. If your home is currently on the market please do not consider this to be a solicitation; this newsletter is merely for your information. If you would like a free comparative market analysis for your home please email me at sgtbrad@kw.com or call me, Brad Emens 702-808-3531. I live right around the corner. Thank you.

June 2005

Last month, in the story about the “Evolution of Las Vegas,” I stated, “…The Green Valley Ranch District and The Curve (near Decatur Boulevard at the 215 beltway) are great places for them.” Correction: The Curve is actually located near Durango Drive at the 215 Beltway. Read on to learn more about this new urban center.

The Curve At Durango
Nevada Living reports, “A 47.5-acre development…(The Curve) will be a suburban-village environment …that is combined with urban conveniences for living, working, shopping, dining and entertainment. Pedestrian plazas and an urban park are located within the shopping promenade…that provides a large central area for residents and visitors to enjoy.” With this approach to urbanizing Las Vegas we will soon see that we do not have to depend on our automobiles.
Urbanization is a revolutionary way of bringing more industry and residences to our valley that will certainly generate more commerce. “There will be 12 buildings with 109,653 square feet of retail and restaurant space…and 61,201 square feet of commercial office space… located above the retail stores.” The article goes on to say, “The Curve will feature high-rise living…resort amenities, retail boutiques, restaurants and intermixed office space.” The article also reported, “The Curve began taking reservations in March, and construction…is set to begin in early 2006.”
Another area we can expect high-density development is right down the street. In fact, I have even contacted Urban Village. I am still waiting on more detailed information to be released.

A Detention Basin to Help Control Flooding
On April 26th, 2005 several local homeowners attended the community meeting held at Antigua Condominium’s Clubhouse. “This is the biggest turn out yet,” Luis Cervantes, General Manager of Eldorado Development Company said. The quarterly gathering was held so we could ask the people who had answers to the questions we had about the presence of Impact/ Cactus Sand and Gravel.
“When we started here (10 years ago) the nearest house was a mile and a half away,” Bill Wadley, President of Impact Sand and Gravel said. He also said, “The gravel pit was originally developed to be a detention basin…with sports fields in the bottom.”
During the open forum many voiced their opinion about the condition of the road and the placement of the stop sign. “Sometimes the big trucks don’t even slow down when they come out of the pit,” one concerned citizen exclaimed.
Cervantes replied, “The truck drivers are independent but we will fix the road.” I followed up with him again on June 20. He said, “The potholes are fixed and we are working on the stop sing issue.”
According to an article in the Las Vegas Sun, “The County Commission gave the gravel pit a lease on life…” until summer of 2010. So, until then we should attend the quarterly community meetings to voice our concerns. I will let you know when the next one is scheduled.

Current Plans for Vacant Lots
In the Area?
I was asked to report an update on the future plans for the vacant lots in our neighborhood. According to the Clark County Assessor, most of the unoccupied lots around us are zoned for two homes per acre or rural estates, R-E.
The Canarelli Family, and Impact Sand and Gravel Inc., own the 75 +/- acre gravel pit; more than likely it will become a detention basin/park.
The 1.49 acre lot next to Roberto’s on the northeast corner of Cactus Avenue at Bermuda Road is owned by American Food and Drug Inc. (better known as Save-on Drug and Albertson’s Grocery Store). East of that Milano Residences LLC owns a 2.41-acre lot. These two lots are currently zoned C-2 or General Commercial and are also known as Bermuda Cactus Shopping Center. These two lots together would be a great place for a grocery/drug store.
Terramina LLC, also known as Kimball Hill Homes Nevada Inc., owns the vacant land south of Canyons 3 and 4. This area will be developed into single-family residences and town-homes. There is a five-acre parcel directly east of Liberty High School that will become a park. I will continue to keep you informed as our community develops.

Where will we go form here?
As more and more people learn about Las Vegas’s bustling economy the more people want to make our city their home too. Did you know that in the greater Las Vegas area, the 89123 zip code is amongst the most desired areas to live. Some homes have appreciated twice their original value (and more). An article in the Las Vegas Review Journal said, “For many Las Vegans who sold their homes last year, they probably made more money from the increased value of their homes than they did at their jobs.” I cannot help but feel fortunate because I bought my house in the right city. By writing and publishing the Las Vegas South-Valley Reader, I am also educating myself. I am your area expert. I, Brad Emens 808-3531, welcome your questions.

May 2005

The Evolution of Las Vegas
On May 4th, 2005 I was invited to a presentation given by Richard Lee, Senior President of First American Title Company. His seminar showed the evolution of Las Vegas as many different developers sought to seek individual ends.
Nowadays, the booming real estate market drives developers to build the perfect home or office (residential, commercial, mix use development, etc) for the consumer. In Las Vegas, according to Lee, there are“…five distinctly different buyers.” These buyers are classified by their interest in the: downtown area, the strip, the south strip, urban suburban, or condo conversions. Lee describes each of the five in detail.
The downtowners: they want to rebuild the historic downtown area of Las Vegas. These 1940’s, 50’s and 60’s houses north of Sahara Avenue and west of Eastern Avenue have been bringing top dollar; they are still facing multiple offers as young professionals move closer to their work.
The strip buyers: folks who want nothing more than to own a piece of the Las Vegas strip; many are foreign born with millions of dollars; they seem to be inflating the value of these high-rise condominiums to, a lofty, $600/square-foot.
South strip buyers: mostly locals who want to cash in their equity and buy new, affordable housing. Boca Raton is just kicking off and soon Urban Village will come “on line.”
Urban suburban buyers: those who want to live and work in the same area. The Green Valley Ranch District and The Curve (near Decatur Boulevard at the 215 beltway) are great places for them.
The condo conversion buyer: they want to make an affordable investment in an apartment that has been converted to a condominium? Latigo, on the corner of Eastern Avenue at Silverado Ranch Boulevard, is the nearest example of this; starting in the mid $100’s these condos offer substantial amenities.
Though the real estate market has matured, there are still great opportunities for investment. I am a REALTOR. If you, or anyone you know, are interested in learning more call me, Brad Emens 702-808-3531.

Boca Raton
One of the newest and closest construction projects will be the four building, 756 unit, Boca Raton. These luxury condominiums are located near the corner of Serene Avenue at Las Vegas Boulevard. The developer is Palm Beach Resort Construction LLC. They expect that the first phase will be released in May 2006.
The information I received from the opening sales event boasts of several amenities to include: pools, fitness centers, a 10,000 square-foot clubhouse, a business center, concierge services, guarded parking, and even a shuttle to select locations along the strip and McCarran Airport. There are three floor plan styles to choose from; they range in price from $214,000 to $984,000 (prices are subject to change without notice).
Boca Raton is an example of a south strip construction project; buyers who want to cash in some of their equity and buy something new. If you are interested in learning more call me, Brad Emens 702-808-3531, or check out their website for yourself at http://bocalasvegas.com/ but let them know I am helping you please.

South Coast Casino Update
According to inbusinesslasvegas.com “The $500 million South Coast, five miles south of Mandalay Bay, is scheduled to open early next year with 662 rooms, a 16-theater movieplex, seven restaurants, an equestrian center, 2,400 slot machines and 150,000 square feet of event space at Las Vegas Boulevard and Silverado Ranch Road.” Also, we can expect another “Station Casino” to open just south of South Coast Casino! I will let you know when I learn more.

Urban Village Update
Urban Village will go “on line” soon. In fact, on May 19th, I spoke to a sales agent, James Markin, from Urban Village. He said, “I am hoping it is today but I will send you an email when it does.” When they offer more information I will let you know.

Focus Property Group Update
Recently, an article from inbusinesslasvegas.com, titled “Focus on growth” stated, “At its Henderson master-planned community, Focus Property Group is working on developing a community that is a throwback to simpler times.”
The article goes onto say, "It's a return to an old-fashioned neighborhood …a traditional neighborhood design …we're utilizing great planning principals of the past, many of them from Europe, and combining that with new construction techniques and technologies." I look forward to seeing what they have planned for the new town center for the south valley.
The article further states, “The Henderson community (near Henderson Executive Airport) will be dense. It is being designed with lots of open space so that it is a pedestrian-friendly community.” This means there are plans are for smaller neighborhoods surrounding community gathering places and public transportation terminals. Just like I saw when I was stationed in Schweinfurt, Germany.
Though it may be three or four years before anything is built in Henderson we will soon see the masses flocking to our part of the valley. Imagine that, a place with pedestrian-friendly streets and walkways, a place where your children can safely walk or ride their bikes to school.

When Will Amigo Avenue and Bermuda Road Go Through To St. Rose Parkway?
Recently, I was asked for an update on the future of Amigo Avenue and Bermuda Road. Last November I reported the two streets will connect with St Rose Parkway by next spring. Also, I stated, “There will be an intersection on Amigo Avenue at Erie Avenue.”
Again, I interviewed Kelly Thomas, Senior Project Manager for Kimball Hill Homes, on May 14th for an update. He said, “The plans have not changed.” That means we can expect both roads to go through to St Rose Parkway in about another year.

Any questions? Call me, Brad Emens 702-808-3531.

April 2005

Keller Williams Realty-Experience
We have a new office. The address of our temporary office is 340 East Warm Springs Suite 2B. The owner/broker, Miss Joyce Jonekos, 768-1534, has conducted real estate all over the United States of America. She has been successful and accomplished so much in the last twenty- five years. She will next open a 6,500 square-foot office that will be located on the northeast corner of East Warm Springs at Bermuda Road. Jonekos said, “The new office will surpass any buyers’ and sellers’ expectations of the real estate industry.”
Can I ask you a favor? When you, or someone you know, are in need of real estate service, please give Experience the chance. Let me show you how diligent we are. Let me, Brad Emens, 808-3531, set the standard.

Wayne Newton Calls It Quits?
On Wednesday, April 6th, 2005, an article written in the Las Vegas Review Journal stated, “Wayne Newton's rumored split with the Stardust became fact…”
After five-plus years, he is leaving on April 20th. The article goes on to say, ”When he signed with the Stardust in October 1999, the deal was advertised as the richest contract in Las Vegas history, up to 40 weeks a year for 10 years with the potential of $25 million a year.”
The article further states, “An exit option kicked in after five years.” Newton, who recently turned 63, said in a release, "The time had come to move on to new challenges." He must not have been happy there?
When I heard Elton John was going to have a show on the strip, I thought to myself, “Las Vegas really is the entertainment capital of the world.” Now that Wayne Newton is leaving (I did hear a rumor he was going to Las Vegas Hilton), I wonder who the next star will be to have a show on the strip?

The Strip Migrates South!
As the weeks creep by we notice the dramatic changes going on on South Las Vegas Boulevard. We have seen the huge South Coast Casino go up like an Erecter Set project on steroids, the various time-shares (and believe me, there are many more to come) sprouting up like they are going out of style, and the Family Express food mart/gas station/carwash on the southeast corner of Cactus Avenue at Las Vegas Boulevard.
What will happen next to South Las Vegas Boulevard? This is what I have learned about the, mostly vacant, stretch of land between Silverado Ranch Boulevard and Starr Avenue and between South Las Vegas Boulevard and Interstate 15:
There are several dozen vacant lots owned by a couple of dozen different owners. For the most part the land had been purchased from the Bureau of Land Management over the past several years. I even found a vacant, 2.54-acre, lot between Cactus Avenue and Frias Avenue that had been purchased by John Kamin V in August 1971 for $7,500!
There are six major landowners that maybe of interest to us. They are Coast Hotels and Casino Inc., Eldorado Resort Corp., Urban Village Development LLC, South Valley Investors LLC, Southern Highlands Dev. Corp., and Vista Holdings. These five organizations own at least four-fifths of the land. These will be the major projects that help raise the value of our homes when they are built. Being the area expert I, of course, will report more of what I learn as time goes on.

Urban Village Begins
On April 13, 2005 an article in the Las Vegas Review Journal stated, “Urban Village will cover the 50 acre site on the west side of Las Vegas Boulevard between Cactus Avenue and Silverado Ranch Boulevard... and is part of the 200 acre South Pointe master plan community. Urban Village will be comprised of five distinct affordable luxury communities totaling almost 2,400 residences. These will include lofts, brownstones, flats, live-work and high rise condos.” The article goes on to say, “Construction on the village is scheduled to start in June, with the first 464 units expected to be ready for occupancy 18 to 24 months later.” This puts the first phase release in late spring of 2007. If you are interested in learning more call me, 808-3531.

Cactus Sand and Gravel
In the morning, on March 29th, 2005, I received an email from a curious homeowner. The email said, “I have been reading your newsletter for awhile, and one thing that I was interested to see was if you knew anything about what is going to happen with the big gravel pit on the corner of Cactus and Pyle. When we bought our home three years ago we were told that it was eventually going to be made into a park. Do you know if this is true, or a time-table on that if it is?” I, Brad Emens, learned that a major wash empties into the gravel pit. This 75-acre (+/-) lot is where the Pittman Wash starts. Cactus Sand and Gravel, also known as Impact Sand and Gravel, has been a controversy since October 19, 1999. In fact, an article in the Las Vegas Sun that day announced the site has, “…received a $4,000 penalty for raising dust.” Bruce Woodbury even said in a May 8th, 2002 Las Vegas Sun article, “The idea was to empty the hole and eventually use it as a detention basin to limit flooding down-stream.”
“The Clark County Commission… gave a six-year lease on life to continued digging… despite the warning from the county's legal counsel,” is what another article, dated July 22, 2004 in the Las Vegas Sun said. That would put the end of the mines life in about five and a half years or the summer of 2010.
Today, the presence of the operation seems necessary. I, Brad Emens, understand that; my back yard faces Cactus Avenue. However, if you want my opinion the sooner the big trucks stop hauling the soils away the BETTER!!

Steve Wynn’s Newest Creation
The hotel/resort is due to open on Thursday April 28, 2005. Their phone number is (702) 770-7100. Have you been down to The Strip lately?

Las Vegas Celebrates Its B-Day!
Expect an upcoming events notice, soon.

Interested in learning more?
Call Brad Emens, 808-3531.

March 2005

Who Turned Off The Lights?
I, Brad Emens, sought to find out why the street lamps (the ones that light our neighborhood and roads) were turned off. After making several phone calls I never got a solid answer why the lights on Bermuda Road, Spruce Bough Street, Tawny Buck Court, Serendipity Court, Rising Smoke Court, Tall Timber Street, Bacchus Court, and Barnard Bee Court were not on at night.
The exact date the lights went off is uncertain but a concerned citizen notified me on March 11, 2005. I immediately called Carousel Services, your Home Owners Association, and their phone number is 739-9992. I spoke with Patty and she was unsure why the lights were not working. I also called the Clark County Development Services and their phone number is 455-4610. I spoke to Deb and she was also unsure why the lights were turned off. She told me to call the off site inspector, Art Alvarez, at 455-4619. Please call these places and let’s get the lights turned back on.

The South Coast Casino
What do you think of the newest addition to our local skyline? Earlier this month I interviewed Paul Gillett who is the chief supervisor on site for J.A. Tiberti Construction; the construction company that is building The South Coast Casino. He told me that when finished, The South Coast Casino will be a sky scraping “twenty-five floors.”
I also met with the Vice President of Construction for Coast Casinos, Ron Frye. He told me, “There are 700 to 1000 people working on this site at any given time.”
The South Coast Casino should be finished by the end of this year. Frye also told me, “The long awaited Silverado Ranch Boulevard Interchange with I15 should be finished by May of 2006.” These truly are exciting times to be living in Southern Las Vegas.

Yucca Mountain Documents May Have Been Falsified!?!
Josef Hebert, an Associated Press writer, stated on March 16th that, “Government employees may have falsified documents related to the Yucca Mountain nuclear waste project in Nevada.” He goes on to say, “The Energy Department revealed a development that could jeopardize the project's ability to get a federal permit. Hebert continues with, “The department said that during preparation for a license application to the Nuclear Regulatory Commission a number of e-mails were discovered, dating back to 1998 and 2000, in which an employee of the U.S. Geological Survey indicated that he had fabricated documentation of his work.”
What frightens me, Brad Emens, is what the falsified documents proved.
On March 17, 2005, Erica Werner, from Capitol Hill Blue, stated in her article, “The documents involved computer modeling for water infiltration and climate at Yucca Mountain…Nevada officials say water movement is critical in determining the possible spread of radiation from the proposed waste repository.” Were the results of the studies that involved how water passes through the soil into our water supply not legitimate?
Energy Secretary Bodman said he was “greatly disturbed that work involving the project may have been falsified.” Maybe Nevada is not the perfect dumping ground for America’s nuclear waste? If Yucca Mountain is approved, shipments of nuclear waste will be coming down I15 less than five miles away from our homes.

Did you know?
Fact 1: According to worldatlas.com, “Considered the most mountainous U.S. state, Nevada has more than 150 individual mountain ranges. Major ones include the Monitor, Ruby, Santa Rosa, Schell Creek, Snake and Toiyabe.”
Fact 2: According to 50states.com, ”In March 1931 Governor Fred Balzar signed into law the bill legalizing gambling in this state.”

Interested in moving up or downsizing?
Call Brad Emens
702-808-3531

February 2005

Silverado Ranch Area Supermarket Price Analysis.
On February 13th I, Brad Emens, conducted a price comparison analysis. My analysis concluded Wal-Mart Neighborhood Market was almost $8 less expensive than even Food 4 Less!
Wal-Mart Neighborhood Market is a traditional grocery store that is non-union. According to a January 27th article in the Las Vegas Sun, “Michael Gittings, secretary-treasurer of United Food and Commercial Workers Union Local 711, said the union does not know when it will stop picketing the Wal-Mart Neighborhood Market stores.”
Our Wal-Mart Neighborhood Market, located at the Silverado Ranch Shopping Plaza across from 7-11 gas station, is one of four Wal-Mart Neighborhood Markets that opened in the Las Vegas Valley late last month. A fifth Neighborhood Market is under construction at Hollywood and Lake Mead Boulevard.
In 1962, Sam Walton founded Wal-Mart Stores Inc. He was a true capitalist that created ways to cut corners and therefore pass modest savings on to his customers. I do admit though, I still shop at Smith’s occasionally.
Another Telltale Sign…
Have you noticed all of the churches going up in our community? The four I have noticed are; Oasis Church on the northeast corner of Cactus Avenue at Gillespie Street (currently under construction), Harvest Church on the southwest corner of Erie Avenue at Bermuda Road, Haven Later Day Saints Meeting House on the east side of Bermuda Road and south of Pyle Avenue (also under construction), and Beautiful Savior Church on the west side of Bermuda Road north of Cactus Avenue.
Seeing our community being interspersed with churches is yet another telltale sign of our neighborhood growing in diversity. These places of worship will benefit the 77,622 people that now live in the 89123 zip code.

Brighton Village
Have you noticed the housing subdivisions being built around us? One that recently caught my eye is located on Maryland Parkway at Cactus Avenue. Warmington Homes Nevada is the developer and Brighton Village is the name of this new development. The homes are detached, single-family dwellings ranging in price and size (1,194 square feet for $208,990 to 1,432 square feet for $238,990*). One of their disclosures states, “Prices are subject to change prior to any sales releases.”

January 2005

New Urbanism Proposal
Have you ever heard the term “New Urbanism?” While researching for this month’s South Valley Reader I learned that New Urbanism is actually old urbanism.
After WWII, when American men and women returned to their normal lives, the family car influenced how they lived. The car allowed people to live a significant distance from were they worked. Urbanism nowadays, or the way we build our neighborhoods and commercial areas, has led to the dependence on our cars. Look, do we not depend on our cars to go to the market, the movies, and even the gym?
Part of our valley’s future plan is to go back to pre-war urbanism. You can expect a new town center, friendly to all, just down the road. According to a November 4, 2004 article in OneLasVegas.com, “Focus Property Group, and a consortium of seven homebuilders, completed the purchase of the 1,940 acres of land located adjacent to the Anthem community” and Henderson Executive Airport. The seven homebuilders include; KB Homes, Toll Brothers, Woodside Homes, Kimball Hill Homes, Pardee Homes, Meritage Homes, and Beazer Homes.
Focus Property Group is working with the City of Henderson to introduce New Urbanism to the Las Vegas valley. This New Urbanism concept will bring together a pedestrian oriented infrastructure, connectivity between residential, commercial, and public, open space, and an increase in efficiency when it comes to the use of water and undeveloped areas. The article said, “New Urbanism addresses two of the most critical issues facing our community today; affordability and water use.”
The article goes on to say; we will not be seeing homes or businesses opening any time soon. “Focus Property Group estimates that the builders will be ready to open their first model homes in the new community in the fourth quarter of 2006.” Before we see any buildings go up we will see the sewer and streets go in.

New Interchange For Interstate 15 at Blue Diamond Road
Have you ever tried to use the Blue Diamond Road exit at I15 during rush hour? If you have, then you know a larger interchange is long overdue. According to the article titled, “Blue Diamond Interchange moves forward” in Business Press last month, written by Tony Illia, “The long awaited new Blue Diamond Road Interchange at I15 will begin construction in early 2005.” Illia goes on to say, “The $26 million, one and a half year project…will be six lanes wide.” It is only two lanes wide at this time. This is yet another sign of our area developing.

Silverado Ranch Boulevard
I, Brad Emens, personally look forward to the construction on Silverado Ranch Boulevard to be over. On January 14, 2005 I questioned “Henry” from Southern Nevada Paving. I asked him, “How much longer until this stretch of road will be finished?”
“Give us at least three more months,” he said confidently.
“So,” I said, “From Eastern Avenue to Las Vegas Boulevard we will be able to drive fifty-five miles per hour,” with a laugh.
He chuckled and said, “Shoot, you could do sixty-five…if you don’t get caught!” The current speed limit on Silverado Ranch Boulevard is 35 MPH. Drive carefully, please.
I really look forward to seeing what the completion of Silverado Ranch Boulevard brings to our community. With easier access and less congestion we will see Silverado Ranch Boulevard grow into an active and bustling part of our city.

Silverado Ranch Boulevard Junction With Interstate 15
According to Omar Sofradzija, from the Las Vegas Review Journal, we can expect work to begin on our freeway access “…in the next few months…” The interchange will link Silverado Ranch Boulevard and Gomer Road (what Silverado Ranch Boulevard turns into west of I15). Work on this project is expected to take about one year. The article states, “Silverado Ranch Boulevard Interchange is estimated to be completed by the end of next December.” As the south valley becomes established one can expect other freeway interchanges at various other locations.

Future Roads In Our Area
According to the City of Henderson’s Master Streets and Highways Plan we can expect not only an interchange for Silverado Ranch Boulevard but also one for Cactus Avenue and another at Starr Road. These improvements should alleviate the congestion on South Eastern and South Las Vegas Boulevard.
The Master Streets and Highways Plan shows an entire network of roads, streets, and parkways south of St. Rose Parkway and east of I15. The plan shows Maryland Parkway will intersect with South Las Vegas Boulevard…someday. These are exciting times to live in Las Vegas and especially the south valley.

Happy Birthday Las Vegas!
On May 15, 2005, Las Vegas will celebrate its 100th Birthday! This historic occasion has something to offer everyone. The Centennial Celebration Committee has promised to commemorate our 100th Birthday as only Las Vegas can! As special events come up I, Brad Emens, will let you know. The oficial website is www.lasvegas2005.org/

December 2004

Where is Las Vegas Going?
Las Vegas has been growing at an astonishing rate. The Las Vegas area’s population grew from 852,646 people in 1990 to approximately 1.8 million people in 2004. This boom has caused real estate prices to skyrocket, a negotiation with Arizona for our future water supply, and the advent of skyscrapers. Just sit back and watch Las Vegas develop into an urban metropolis.
All of our city officials will agree where Las Vegas is going. “Las Vegas is going up!” Our valley has begun to both Manhattanize and urbanize. According to Webster, the 2002 edition, Manhattanize means to alter the architectural appearance of a city by construction of skyscrapers and high-rise buildings. To urbanize an area means to add streets, buildings and businesses for everyday living. For example, look downtown…

Streamline Tower
Las Vegas already has tall buildings but, for the most part, they are either casinos or hotels. These palatial structures do generate great commerce for our city but do very little to add to our culture. Monday morning, November 29, I attended the ground- breaking ceremony for Streamline Tower on the southeast corner of Las Vegas Boulevard at Ogden Street. This high-rise condominium project will be the newest addition to our downtown’s skyline. Mayor Oscar Goodman has dubbed it, “The Jewel of Downtown.” That day, Goodman said, “We are at the beginning of the forefront of this rebirth of Downtown Las Vegas…The Downtown Renaissance…be part of it.”
Pierce Goodwin Alexander and Linville, Inc (PGAL) designed this feature that is being added to our city’s center. This towering, twenty-two story building (El Cortez is 15 stories) will have 251 units with thirteen floor plans to choose from. They range in size from one bedroom, one bathroom up to three bedrooms, two and a half bathrooms.
At the ceremony they said, ”First come, first serve.” The price list supposedly will be released at the end of December 2004. They require a twenty thousand dollar earnest money deposit with a ten percent down when the price list is released. Streamline Tower’s sales team said, “Prices will be determined when you go under contract…the prices will be determined by what market conditions are like at that time.”
Dr. Denise Waltley, a renowned inter-national businessman and author, was a speaker at the ceremony. He feels Las Vegas is like San Diego. He said, “Las Vegas, like San Diego has a balanced mixture of arts, entertainment, commercial, education, and medical.
In fact, our city’s plan is to expand our economy by bringing new forms of commerce. Waltley went on to say, “The reason why San Diego has done so well is because, like Las Vegas, they have had their plan laid out from the beginning…and in order for Las Vegas to evolve, a constant redevelopment of our urban center (downtown) must take place.” He also stated, “What you are seeing know in Las Vegas is an urban renewal.”
Soon, you will see more and more skyscrapers appearing. With them, you will watch out economy evolve and develop.

Other Planned Skyscrapers
When you look at the older, great metropolitan areas of the world you will notice one distinct characteristic. They all have colossal structures. As these next few years quickly go by, a diversification of our economy will take place. This will continue to bring people by the droves to our city and as a result you will see “skyscrapers” popping up in our valley.
Some high-rise residential structures you may soon expect will be the massive, 251 unit Streamline Tower, another Turnberry Place Tower, the distinctive Panorama Tower, an art deco Metropolis, Vegas Grand with its Mediterranean style décor, and the two, twenty-story, Park Towers next to the Hughes Center. These are just a few of the projects planned for Las Vegas.
Prehistoric Southern Nevada was a virtual marsh of abundant water and vegetation. Arrival of the railroad on May 15, 1905 led to the dawning of Las Vegas. After World War II our city saw a huge construction boom. During the past decade and a half our city’s construction and population has easily doubled. As the trend continues, you will be witness to the eruption of skyscrapers and high-rise condominiums. Call me, 808-3531, if you are interested in learning more about high-rise living.

When are new schools built?
Did you know the Clark County School District covers 7,910 square miles? Rick Baldwin, a Demographic Specialist for the Clark County School District reported that, “It is the fifth largest school district in the United States…and has 280,834 students.” Do to such a huge student population the Board of School Trustees was forced to come up with a new plan.
On June 14, 1994, the seven-elected Board of School Trustees established the Attendance Zone Advisory Commission (AZAC). This newly formed commission’s job is to advise the Board of School Trustees on issues concerning schools and zoning. According to Baldwin, “Your district (Silvestri Middle School area) can expect the Del Webb Middle School (near Anthem) to open in August, 2005.” This new middle school is not closer than Silvestri Middle School but it will affect our area. The Del Webb Middle School is just one of eleven new schools being built next year.

Next Month’s Issue…”New Urbanism”
Next month I will discuss the “New Urbanism” planned for our area…you know, the patch of raw desert between Henderson Executive Airport and Interstate 15. Wait till you hear what is planned for this expanse.

November 2004

Exotic Animal Shelter a Mile Away!
From kittens to Kodiak Bears, yes, can you believe Betty Honn's Animal Adoptions rescues retired Las Vegas show animals like lions, tigers, and even a Kodiak Bear? For more than 30 years, Betty Honn's Animal Adoptions has provided a refuge for thousands of animals. This was where I fell in love with and adopted my new puppy, a white with little blach spots, six months old, female, hairless Chinese Crested.
In 1968, Betty Honn founded Southern Nevada's first “No-kill, Non-profit Animal Sanctuary.” Betty’s mission is to save the lives of unwanted, abused, and neglected pets. The shelter also helps with exotic animals. Today, her daughter, Teresa Johns, continues her mother’s struggle and is committed to fulfilling Betty 's vision; “We are here for the animals.” Betty, her family, and her staff have therefore saved the lives of literally thousands of animals before she died in 1997.
Betty Honn’s Animal Adoptions is a non-profit animal sanctuary/adoption facility that receives no funding from the city, state, or federal government. Andrea, the adoption coordinator who introduced me to my new pet, told me, “All donations are tax deductible and the fee charged for adoption goes right back to the animals.” Andrea went on to say, “We know the history of every animal and use that knowledge to find the best home for them.” Mary, another member of the staff told me, “Our vet bills are never ending because of the number of animals we save.” This organization is in desperate need of dry cat food, kitten chow, canned cat food, cat litter and bedding. If you are concerned you may send your donation to: Animal Adoptions, Ltd. P.O. Box 90640 Henderson, Nevada 89009. The shelter is open seven days a week from 10:00 A.M. - 5:30 P.M. and their phone number is (702) 361-2484. If you would like more information you can email them at: www.animaladoptionsltd.org/

This small hill of dirt will be the intersection
of Amigo Avenue at Erie Avenue.
Amigo Avenue and Bermuda Road will both intersect with…
Correction: The October issue of “The South Valley Reader” reported that, “Amigo Avenue Will Never Go Through To St. Rose Parkway.” Further research, and an interview with a more reputable source proved otherwise. On November 10th, Kelly Thomas, Senior Project Manager for Kimball Hill Homes stated, “Amigo Avenue will go through to St. Rose Parkway someday.” He then told me, “…There will be an intersection at Amigo Avenue and Erie Avenue...on the edge of our development.” In fact, Erie Avenue will pass through the northern section of the Kimball Hill Homes project. This will create a new subdivision of 55 X 110 foot lots…similar to Carnegie, the gated community south of Horizon Ridge in Henderson.
During the interview, Kelly Thomas of Kimball Hill Homes also shared a projection map of “Section 34: Land Use and Transportation Plan” dated April 24, 2003. This master plan illustrates how Amigo Avenue will go through to St. Rose Parkway. Kimball Hill Homes also plans on building a five-acre park east of Liberty High School between their two planned residential housing developments. The southern most of the two subdivisions will be made up of townhomes similar to Inspiration At Green Valley Ranch (the townhomes directly south of Green Valley Ranch Station). These will have 35 X 79 foot lots. Finally, Kelly reported, “The project will begin in nine months and about six months past that our first phase will be released.” So, you can expect Amigo Avenue and Bermuda Road to both intersect with St. Rose Parkway by spring of 2006.

Latigo Condominium Conversion
According to an article in the October 24 issue of the Review Journal, Sunvest Communities, a Florida-based condominium developer, has entered the Las Vegas market by purchasing two apartment properties with plans to convert the apartments into condominiums. Sunvest bought the 400-unit Latigo apartments for $36 million and the 360-unit Southwest Trails apartments, near the Strip, for $28 million.
Latigo is a private, gated apartment complex on East Silverado Ranch Boulevard across from Dan’s Fan City. Their clubhouse is undergoing renovation and will have a media/party room with a plasma-screen television. The community will also have a library, billiard room, business center and Internet café. Latigo Condominiums are available for sale in October starting in the low $100,000s, with Southwest Trails to come on line later this year. Sounds like an affordable way to own ones own residence and even acquire an investment opportunity.

Another Wal-Mart…Even Closer!
On November 4, 2004 I, Brad Emens, questioned a surveyor who was diligently working on the northeast corner of Silverado Ranch Boulevard and Bermuda Road. You know, the empty lot north of 7-11 on Silverado Ranch Boulevard? I asked him what he thought they were going to build here and he told me, “A Wal-Mart.”
I thought to myself, “Another Wal-Mart…I wonder if it will have a Starbucks too?” So, I continued my research and learned Wal-Mart Stores Inc., indeed purchased this 10.41-acre lot in November 2002. They paid $4,211,826 for it.
All of the improvements (Silverado Ranch Interchange at I-15, traffic congestion relief, etc.) are for one ultimate function…our community is developing and the infrastructure needs to be able to handle the population growth.
Silverado Ranch is becoming more and more popular as it matures. I enjoy reporting to you what is happening right in front of our eyes. My goal, again, is to keep you informed about our southern community as we grow.

You want to know more?Call Brad Emens at 702-808-3531

“ What we're really talking about is a wonderful day set aside on the fourth Thursday of November when no one diets. I mean, why else would they call it Thanksgiving?” ~Erma Bombeck, No One Diets on Thanksgiving

October 2004

89123-ZIP code
According to the 2000 census, the 89123 ZIP code had 19,556 housing units with a land area of 18.4 sq. mi.
Population (2000): 46,877Median age: 34.1 years oldAverage household size: 2.64 peopleMedian household income (1999): $57,630

Number of houses built in 89123 ZIP code:
· 1999 to March 2000: 4959
· 1995 to 1998: 8466
· 1990 to 1994: 3075
· 1980 to 1989: 1606
· 1970 to 1979: 856
· 1960 to 1969: 377
· 1950 to 1959: 115
· 1940 to 1949: 32
· 1939 or earlier: 0

Don't forget that the 2000 census data is already 4 years old. With a population as explosive as Las Vegas, changes have occurred that are not yet reflected in the official statistics. On June 30, 2004 the Las Vegas Review Journal wrote, “The hottest-selling area in Las Vegas Valley's sizzling housing market is ZIP code 89123,”primarily the Silverado Ranch community in and around Henderson.

Cactus and Bermuda’s Future…
On September 29, there was a chain-link fence put up around the southeast corner lot of Cactus and Bermuda. I, Brad Emens, interviewed the men from Clark County Fencing and asked, “Why are you putting the fence up?”
They said, “The Health Department ordered a six-foot, chain-link fence be put up to keep people from dumping on it and kids from playing on it.”
I called the company that is advertising for the southeast corner lot at Bermuda and Cactus. Tony Taverite, an agent for Professional Land Corporation of Laguna Hills, California, said, “It is zoned commercial and for sale at $12 million.” The last sale price for this still vacant, 10.0-acre, lot was $3 million in October of 2000.
The northeast corner (next to Roberto’s) is 1.49 acres. It will be called the Bermuda/Cactus shopping center. This vacant lot belongs to The American Food & Drug INC. They paid $1,307,250 in September of 2002. They will build a shopping center with a drug store.
LACONIC Limited Partnership owns the northwest corner lot, 2.50 acres (across Bermuda from Roberto’s). Its last sale date was January 1995 with a sale price of $200,000. It is zoned as Rural Estates Residential (2 residential units per acre).
The Costello Living Trust owns the southwest corner lot. These 2.50 acres are also zoned as Rural Estates Residential (2 residential units per acre). This lot sold for $28,000 in June of 1989.

Houses sold in Canyons 3
The American West development of the Canyons 3 subdivision started back in the early part of the century. Some of the first homes released were sold for less than $200,000. Since then, the 320 homes in this subdivision have become very desirable.
In fact, the average sales price for the last ten houses sold in the Canyons 3 subdivision was about $471,255. That turns out to be $147.48 per square foot. Do the math…for example a Plan V, with 3,272 square feet, could be estimated to be worth at least $482,554.56 (3,272 square feet X $147.48 per square foot). This calculation does not include improvements or upgrades. Good news!

When will Amigo go through to St. Rose Parkway?
According to Kimball Hill Homes Nevada INC., Amigo Avenue will never go through to St. Rose Parkway. Kimball Hill Homes Nevada INC. is the owner of the parcel where Amigo Avenue dead-ends (the area north of Liberty High School and south of the Canyons 3 subdivision). This 30.0-acre parcel is going to be developed into 1600-2500 square-foot townhomes and 1800-2500 square-foot single-family residential homes.
Kimball Hill Homes Nevada INC. purchased this vacant lot from the United States government for $1,372,140 in May of 2004.
I called the Kimball Hill Homes Nevada INC. office located in Henderson and asked if they knew when construction would begin. The office told me, “In the next few years.” Next, they told me, “The development will be shaped like a horseshoe around the high school.” I, Brad Emens, will find out when Bermuda will be finished and report my findings next month.

The “New Downtown”
Recently, I watched a program on KCLV, channel 2, which stated, “Downtown is the place to be.” Sherry Singer hosts the program “City Scene.” Singer interviewed the Las Vegas city manager, Douglas A. Selby. The topic was the future of Las Vegas. They discussed the development of an “urban village” on the sixty-one acre Union Park (the old train yard west of Downtown). Selby went on to say, “This new urbanization is where people can live, work, and recreate all in the same vicinity.” The improvement is a “high density vertical development” that will have the “convenience of life.” Level one of these new buildings will be dedicated to retail while the upper levels will be designated as residential living. Also included in the development will be an academic medical facility and a performing arts center. Sounds like it will be an interesting addition to the valley’s economy. This is near the future site of the largest furniture store in the United States of America with ten stories and 1.3 million square feet located southeast of the spaghetti bowl.

Ready or not, Election 2004 is right around the corner.
For additional information on voting, call 455-VOTE or visit www.co.clark.nv.us/election/home.asp You want to know more?Call Brad Emens at 808-3531

September 2004

Prehistoric times in Southern Nevada
Prehistoric Southern Nevada was a virtual marsh of abundant water and vegetation. As eons passed, the marsh receded. Rivers disappeared beneath the surface and the once teeming wetlands evolved into a parched, arid landscape that supported only the hardiest of plants and animals. The water is now trapped in a complicated network of geological formations in the Las Vegas Valley. Sporadically water surfaces to nourish plants. This creates an oasis in the desert while at the same time the life giving water flows to the Colorado River. In 1993, construction workers discovered the remains of a Columbian mammoth that roamed the area during prehistoric times. Paleontologists estimate the bones to be 8,000 to 15,000 years old.

Who Was Here First?
Hidden for centuries from all but Native Americans, the Las Vegas Valley oasis was protected from discovery by the surrounding harsh and unforgiving Mojave Desert.

Who is Rafael Rivera?
In 1830, the exact date is unknown, Rafael Rivera became the first known European to set foot inside the “oasis-like” Las Vegas Valley. Las Vegas means "the meadows" in Spanish. Las Vegas was founded as a city on May 15, 1905 when 110 acres of land was auctioned off. This area is situated between Stewart Avenue on the north and Garces Avenue to the south with Main Street to the west, and 5th Street (Las Vegas Boulevard) to the east. Las Vegas was founded May 15, 1905, and incorporated on March 16, 1911. This was the start of Las Vegas as a metropolitan area. The city now covers 84.272 square miles.

McCarran International Airport Facts
McCarran is ranked 8th busiest in the world by the Airports Council in Washington, D.C.-It serves 51 air carriers including: -24 scheduled airlines -2 helicopter services -8 commuter airlines -17 charter airlines-On Average 980 flights a day come through McCarran International Airport!!-It is 1 mile (1.6 km.) from the Strip and five miles (3 km) from Downtown.-There are direct flights to 58 U.S. cities. -One European city.-It has a 1.3 million square-foot terminal. -The airport covers 2,820 acres. -5,000 cars per day use parking facilities.-There is a tram to some terminals.-Moving pedestrian walkways.-International signage. About Clark County.

IT IS A FACT…
-Between 4,000 and 6,000 people move into Clark County monthly.-In 1999, 33.8 million people visited Las Vegas while in 2000 the number rose to 35.8 million; more than 3.8 million of those were convention delegates.
-In 2000 there were 124,270 hotel/motel rooms available.
-Clark County was created on Feb. 5, 1908.
(Its name honors William A. Clark, the U.S. senator from Montana who built the San Pedro, Los Angeles and Salt Lake Railroad.
-The county covers 7,881 square miles, which is comparable to the area of Massachusetts.

Nevada
-Nevada means "snowcapped" in Spanish.
-It was admitted to the union in 1864.
-Nevada’s nickname is the "Battle Born State."
-We are the seventh largest state in terms of square miles, but rank 38th in population.

South Coast Casino
Recently construction has started on two new casinos serving Las Vegas residents. Coast Casinos broke ground on the South Coast Casino. South Coast Casino is located on Las Vegas Boulevard about 10 minutes south of Mandalay Bay. South Coast Station will feature a 4,000-seat equestrian events center and is scheduled to open in Fall 2005. The other property mentioned is the Red Rock Station Casino. Both are operated by Station Casinos, the “locals” category killer in Las Vegas. Red Rock Station is part of a master planned/mixed-use development, which is located off the I-215 beltway at Charleston. Red Rock Station is scheduled to open in Spring 2006.

Silverado Ranch gets Freeway access in 200?
Clark County plans to improve access to Interstate 15 with an interchange at Silverado Ranch Boulevard. Officials are gauging public opinion to the project. Estimated cost?…12 million dollars. Construction could begin within three years. A study conducted several years ago by the Nevada Department of Transportation recommended construction of a few freeway interchanges. Those could be at Silverado Ranch Boulevard, Cactus Avenue, and Starr Avenue.