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Huge Resort Planned For South Fork January 13, 2003 By Robert Lucas red GK Box 729 St. Johns, AZ 85936 George Johnson wants to build a year-round recreational resort on nearly three sections of State Trust Land around South Fork, about six miles west of Eagar. He introduced the public to his plan at the January 8 Eagar Town Council meeting, where a crowd of more than 60 interested residents packed the room and overflowed into the hall. Many local residents are concerned about the impact the development will have on the natural area around South Fork. The site of the resort, called The Four Seasons at South Fork, is far outside the Eagar Town limits, but the Town Council, eager to increase tax revenues, hosted Johnson's presentation. Mayor Sandra Burk would not allow public comment, but read written questions from the audience, which Johnson answered. Johnson, and his assistant Carol Main, showed a colorful site plan prepared by Walbert Baker Associates, The WLB Group, for the nearly 100-square-mile development. In addition to recreation areas, the plan shows 200 vacation cabins and 500 RV lots. Development would take place all over the three sections, but concentrated in two areas on either side of The Ranch at South Fork. Johnson purchased the 38 acre Ranch from Carl Murphy a few years ago, and plans a subdivision there. Resort for non-voting seasonal residents Where South Fork Road leaves Highway 260, Johnson would build four RV communities on both sides of the road. Where the road descends into the canyon of the Little Colorado River, south of the weir that feeds Big Ditch, there is an abandoned pioneer homestead. Johnson would surround this house with 200 vacation cabins. Main made clear that the intent would be to keep lessees of the cabins from permanently residing there. Lease covenants and restrictions would prohibit them from voting in local elections and thereby becoming a political block. The historic house in the middle of this cabin development is the "Walton Place," where Monty Butler, of Butch Cassidy gang fame, lived until the 1930s. The entire 1,300-1,500 acre development would exist as a result of a 99-year commercial lease with the State Land Department. Johnson must win the lease at a public auction held after his application is approved by the Department's Board of Appeals. If Johnson offers the winning bid, his development will be exempt from paying property taxes on the land. All improvements will remain the property of the lessee and are reimbursable by subsequent lessees or purchasers. Improvements are subject to personal property tax, however. The site plan shows a larger development on the southeast side of Highway 260, after it climbs the plateau and before the Greer turnoff. A store is planned just off the highway. A clubhouse would cling to the cliff, overlooking the Little Colorado. Local economy could gain $200,000/month Nearby, there would be seven RV communities, and three of them are shown on the ledges on the steep wall of the canyon. Much of the planned construction, according to the site plan, would be on the rugged slopes above South Fork. Johnson said he would like to create a permanent public easement along the Little Colorado River, something that already exists in law. Some of the construction will require the approval of the Army Corps of Engineers, he added. Presumably, use of the recreation areas would be on a fee basis, in order to recover the cost of development. The US Forest Service already charges fees for camping at South Fork. The resort would include a Boy Scout winter village, and areas for dog sledding, tobogganing, ice fishing, and skeet and trap shooting. "One of the more exciting events and things we can do there," said Main, "is purchase snow-making equipment." Main estimates that $200,000 a month could be injected into the local economy. The resort might hire 25 full-time employees. The State Land Trust will get up to $100,000 a year in lease payments. In Arizona, state-owned land is not open for public use. About 13% of the state, or 9.4 million acres, was given by the federal government to be held in trust for the benefit of public schools, colleges, state hospitals, charitable institutions and specialized schools. The Arizona Constitution requires that this land be administered in order to make the most money for the beneficiaries of the trust. If land is sold or leased, it must return its fair market value. Audubon Society concerned over impact Citizens are not even allowed, in principle, to trespass on state trust land without first buying a hunting or fishing license or recreational use permit, and then only for the purpose of the license or permit. The State Land Department sells annual family permits for $50. Commenting by telephone on the South Fork Development, Sue Sitko, [The] Nature Conservancy's Program Manager in Lakeside, said, "This exemplifies some of the concerns that interest groups are facing as far as the development of State Trust Land to maximize revenue." Though Sitko could not be at the Town council meeting, she noted, [The] "Nature Conservancy is trying to re-think how State Trust Land is managed, working with a coalition of developers, educational communities, environmental groups and the State Land Department. We think there is a better approach that could incorporate certain lands for conservation purposes." Arizona courts have recently ruled that conservation groups can bid against developers or ranchers for state land leases, even if the land remains unused as a result. So long as the conservationists pay fair market value, it's ok. Mary Ellen Bittorf, President of the White Mountain Audubon Society also missed the Eagar Council meeting, but considers the bird habitat at South Fork a significant economic resource. "South Fork is known throughout Arizona as a great birding spot." She said she recently received a letter from a birder in Texas who visited South Fork with friends from England. Local rancher questions economic viability Wink Crigler has lived all her life at the X-Diamond Ranch and Little House Museum at South Fork. She has subleased for grazing the state land that Johnson now wants. She was at the Eagar meeting and attempted to speak. Like several other neighbors, she opposes the development because it could threaten the undeveloped landscape that many come here to see. She worries about losing the visual quality, the undisturbed archaeological sites, the historic wagon route and Walton house and the prime and pristine wildlife habitat for antelope, elk and birds. Additionally, she questions the quality of the planning that is going into the development and the economic viability of the project. "I think economically, we are not ready for those kind of developments," she contends. "We have a failing golf course and other failed subdivisions." Crigler feels that we need to put an economic boost into those existing projects and not start more risky ones. At the Eagar meeting, Johnson assured everyone, "I'm a native Arizonan. I came up here for the beauty of the area. We would like to maintain and enhance that." Speaking of the 700 units, he insisted, "We'll have them sold in a year. I'll guarantee that." Johnson claimed there would be no impact on local schools from the additional residents. "We have told Apache County, and we have told the Town here, we will mitigate any impact we cause." Eagar is actively pursuing development Consultants claim that endangered species in the area will not be harmed. Johnson held that development would not displace antelope. "We are bringing in truckloads of trees. For every tree we take out, we will plant two." Johnson emphasized "This will be a high-type resort. And that's what it will be, a resort." In conclusion he added, "I guarantee it will be better than anything they have in Pinetop." Apache County Planner Milton Ollerton said he is taking letters about the project from interested residents. Development will require the approval of the County. Burke said the Town feels that it should pursue this type of development. It would create jobs and build homes for people who would not take local jobs. She related that only one of her six children still lives here. "I would like for my children to be able to come back here and have jobs." Despite the obvious benefit to the Town, Burk maintained that she has no vested interest in the development. "We don't make any decisions. I feel I am neutral." The dearth of retail establishments in Eagar was mentioned. The Town subsidized a local supermarket -- in a failed effort to increase sales tax -- and has also subsidized the wood products industry. Additionally, Burk turned out to support pending expansion of the Tucson Electric Power plant. An hour before hearing from Johnson and Main, Eagar Town Council heard a report on development of the cogeneration power plant at the old sawmill site. "We just keep looking for that pot of gold at the end of the rainbow," summed up Burk. "And I can tell you we are optimistic. If we were not optimistic we would not keep at this job." |