The typical growth pattern in Phoenix Arizona is the following: the residential homes are constructed, the developers watch the population increase  until the critical number to sustain grocery stores and retail establishments is reached.  Then we cross our fingers and hope that  road construction catches up.  A  longer leadtime but very important infrastructure component is the addition of hospitals to meet the healthcare demands of the growing community.   The east valley has seen the addition of 4 major hospitals open their doors to the public  in the last 4 years.  The Mercy Gilbert Medical Center, pictured above opened in June 2006, Mountain Vista Medical Center in Mesa opened July 2007, Banner Gateway in Gilbert opened Sept. 2007, and Banner Ironwood in Pinal County is scheduled to open in November of 2010, even though construction was finished Fall of 2009.

Award Winning Hospitals are part of the east valley

Mercy Gilbert Medical Center is part of the Catholic Healthcare West located at the intersection of the 202 freeway and Val Vista Road in southeast Gilbert.  Less than 3 years after opening, it expanded to the current total bed count of 212, and is considered Gilbert’s largest hospital.  In 2008, Mercy Gilbert Medical Center was ranked 9th among large Arizona businesses with more than 250 employees as one of the “Best Places to Work in the Valley”. Other accolades garnered by this Gilbert hospital include the No. 1 Small Size Acute Care Hosptial – Arizona Business Magazine’s Ranking Arizona according to the 2007 and 2008 Ranking Arizona Business Poll.  It ranked as the No. 1 Healing Hospital(TM) in the Nation – Baptist Healing Trust  which recognizes hospitals that have made a commitment to Radical Loving Care that focuses on caring for the caregivers. Easily accessible from the 202 freeway, it provides easy access to Gilbert, Queen Creek, Chandler and Mesa residents.

Homes close to Mercy Gilbert Medical Center

Mountain Vista Medical Center in Mesa is located north of the US60 freeway near the intersection of Southern Ave. and Crismon Road. The Mountain Vista Medical Center has earned 5 star ratings by HealthGrades in Cardiology Services, Coronary Bypass Surgery, Coronary Interventional Procedures,  and Treatment of Heart Failure resulting in being ranked Top 10% in the nation for Cardiac Care in 2010.   This 178 bed facility is convenient to Mesa, Gilbert, Apache Junction, and Gold Canyon.

Homes near Mountain Vista Medical Center

Banner Gateway Medical Center  in Gilbert opened in Sept. 2007 and is located  south of the US60 on Higley Rd. I will always remember this hospital since I was a patient in November of 2008 when I had a kidney stone.  I remember asking the nurse who was a mother  if she had ever had a kidney stone and she replied, “Yes, and I prefer childbirth any day!”  I was never happier than when I saw them put in the IV with mass amounts of pain killer.

In Dec. 2009, the announcement was made that Banner Health and the University of Texas Cancer Center will establish the M.D. Anderson Banner Cancer Center on the campus of Banner Gateway Medical Center.   M.D. Anderson has been a leader for nearly 70 years in the cancer treatment through clincial research, education, prevention, and exploring novel treatments.  It also has more National Cancer Institute funded studies than any other cancer fighting organization.  It is scheduled to open in 2011.

Homes near Banner Gateway Medical Center

Banner Ironwood in Pinal County is scheduled to open its door in November of 2010.  Initially, this medical center will create 300 jobs when it opens, and many thousands at full build out of the campus.  The first phase will include 220,000 sq.ft.  with a full service Emergency Department, 36 in-patient beds,  and a focus on general and intensive care, obstetrics and surgery.  It will be based on a design concept similar to two other Banner faciliites;  Banner Gateway and Banner Estrella medical centers.  At final build out the capacity would increase significantly, up to 500 beds.

Homes close to Banner Ironwood in Pinal County

East valley hospitals in Gilbert, Mesa and Pinal county are providing high quality medical care and improve the quality of life for its residents.  For updates on available homes in the east valley near hospitals, please click on e-mail me available homes for sale near east valley hospitals.  More information can be found at Gilbert Chandler Home Search.  For the quickest response, call me at 480-326-8571.

It  is almost pointless to talk to someone in July when the temperature is 110 degrees about what happens in Phoenix when it rains. You want to point out how planned communities have drainage plans and retention basins, etc.   The situation in the summer  may be that no precipitation has been seen for months, so they wonder why you’re even bringing it up. Well, the last couple of day we’ve been drenched and now those plans and preparation are very much needed and appreciated.  Meteorologists are even saying that we may see as much rainfall in this 5 day period as we saw all of last year!  Yesterday there was even a tornado warning,  and many roads have been closed because of  flooding.  The picture above is not a lake water feature for a subdivision.  It may be for the time being, but actually it is a retention basin with grass in the community common area that accumualtes the runoff from storms such as the one we are having that has dumped over 3″ inches of rain in a 24 hour period in some parts of they valley.

Drainage Plans, Dry Wells and Retention Basins

This is not the most flashy or sexy subject,  but very few residents know about the planning that goes into a subdivision before the houses go up. Each city has engineering standards for drainage that the developer much follow.  I called and spoke to a Town of Gilbert planning engineer to get the details.  The standards and guidelines can also be found on line. 

How much water needs to be retained?  For the Town of Gilbert subdivisions must provide retention for the run-off generated from a fifty year, 24 hour storm which equals three inches.  House main level floors must be built higher than the water level that would be produced by a 100 year, 24 hour flood.  Many of the retention basins are also used as play areas or grassy parks within the subdivision.  However, the maximum allowable dept of a retention area is 2.5 feet as measured from the top of the side walk next to the basin.

How fast must the retained water drain from the basin? A retention area must drain within 36 hours to prevent “ponding”.  Dry wells can be used to assist with the draining of the area and must penetrate at least 10′ into highly permeable soil.

Because of the drainage plans that must be in place for a subdivision, it is highly unlikely that homes would require flood insurance.  However, it is best to consult a flood plain map.

This planning for the most part goes unnoticed until you have a significant rainfall that shows how important it is to manage run-off from a storm even in Arizona.

Let’s face it, to live on a lake in Phoenix or any surrounding city may not be a possibility, especially when you are are looking for a place  to  water ski, wake board or use a hydrofoil.  To water ski, you are limited to 6 subdivisions in the valley. When a client from Utah with a passion for an “airchair” or hydrofoil was looking for a home, we had to look  close to a lake or reservoir since hydrofoils require a depth well beyond the typical  6 – 8 foot depth of a residential man made ski lake.  Or the goal may be to find a home close to a lake if you love fishing. The good news is that there are many Phoenix area homes near lakes or reservoirs.  The cities or towns of Mesa, Scottsdale, Glendale, Peoria, Surprise, Phoenix, Cave Creek, Carefree, Apache Junction, Fountain Hills and Gold Canyon enjoy good access to lakes such as Canyon Lake, Saguaro Lake, Lake Pleasant and Bartlett Lake.

Canyon Lake in the Tonto National Forest

One of the lakes in the east valley is Canyon Lake which has great proximity to north east Mesa, Gold Canyon, Apache Junction and Gilbert. Canyon Lake is situated in the southwest part of the Tonto National Forest.  I receive many inquiries regarding finding waterfront homes on lakes or reservoirs such as Canyon, Saguaro, Bartlett or Roosevelt Lake.  Being in a national forest, lakeside homes are not permitted.  Canyon Lake is the smallest of the reservoir lakes consisting of 950 surface acres of water and 28 miles of shore line, and was formed by the completion of Mormon Flat Dam in 1925.   It is stocked with rainbow trout from November to March by the Arizona Game and Fish Department.  Anglers will enjoy fishing for large and small mouth bass, crappie, sunfish, catfish, trout, walleye and carp. If you grow tired of pulling a boat to the lake, you’ll want to talk to the folks at the Canyon Lake Marina.

Satellite view of Canyon Lake

Arizona Has More Boats Per Capita Than Any Other State

Really? Believe me, I want this to be true but I’m struggling to find  facts that  support this oft quoted phrase.

On June 14, 2006 the Arizona Republic wrote,  “Despite being a landlocked state, Arizona boasts the highest per capita boat ownership of any state in the U.S.”

Other websites and hard copy brochures also quote this questionable statistic.

Could Arizona have more boats than Alaska, or Washington state, or other coastal states?  What about states in the Great Lakes region?

Well, the most solid facts I found were in an article by Judy Hedding ranks Arizona 43rd in the number of boats per capita.  A far cry from #1. We knew it was too good to be true.

Homes Near Canyon Lake

If you have a itching for water sports; fishing, water skiing, wake boarding or hydro foiling that can only be satisfied by a lake then it makes sense to look for a home close to  a reservoir or lake.  Two very desirable locations with good accessibility to Canyon and Saguaro Lakes would be northeast Mesa or Gold Canyon.  To see available homes in these areas, click on the links below:

Homes in northeast Mesa for Sale

Homes in Gold Canyon for Sale

Other features to consider in a home close to any reservoir or lake is the size of the garage or ensuring that you have a RV gate sufficiently wide for your boat.  A tandem garage will ensure adequate length for a boat and trailer.  Make sure that when you store a boat behind the RV gate, it is not in violation of CC&R’s by extending above the fence line.  Searching for a tandem and extended length garage as well as homes with a RV gate will help find homes that more easily accommodate storing a boat.

To learn more about homes near lakes in the Phoenix area and east valley, feel free to call or tell me what you’re looking for, and I’ll be glad to help.  This includes homes near Saguaro Lake, Bartlett Lake, and Lake Pleasant.

What does Superstition Lakes have to offer? Plenty.  It is located on the  Mesa – Gilbert border and next to exceptional restaurants and less than a mile away from the Superstition Mall and the Superstition freeway.  The Superstition Spring Golf Club provides lush green landscaping in addition to the man made lakes that surround the complex.  Residents of this gated commuity  have access to the clubhouse, spa and community pool.

Superstition Lakes surrounded by water and golf

Neighboring Superstition Lakes is Superstition Springs Golf Club,  a PGA Tour qualifying course.  The combination of lakes, fairways and greens provides for some extremely scenic and relaxing views from waterfront condominiums .  The course has been recognized as a very challenging course and at the same time was named by Golfweek as one of “America’s Best Golf Courses” in ‘92, ‘93, and ‘94.

Satellite view of Superstition Lakes Condos

With a 20 minute drive you can also enjoy some great hiking at Peralta trails just past Gold Canyon.   A must-visit Gilbert attraction close to Superstition Lakes  is the Riparian Preserve located at Greenfield and Guadalupe next to the Southeast Regional library.

Superstition Lakes Condominiums for Sale

Superstition Lakes Waterfront Condos for sale

Superstition Lakes in Mesa  provides an affordable option for those looking for a vacation or second home during the winter months in a gated waterfront / lake community.  The amenities within Superstition Lakes and the surrounding area make this a desirable location.  List below are available Superstition Lakes waterfront condominiums for sale, unless noted as being in backup offer or contingent status.

The origins of Dobson Ranch reach back to the early history of the east valley when it began as a cattle ranch and farming operation.  Wilson Wesley Dobson emigrated from Canada to Arizona and began his cattle ranching and farming in 1886, which is 25 years before Roosevelt Dam was completed.  He may have belonged to the Salt River Valley Water Users Association (SRVWUA) who pledged more than 200,000 acres of their land for the federal construction loan to build the dam. As many as 20,000 head of cattle roamed the land where Baseline Road stands.

The 3 C’s give way to Mesa’s Growth and Dobson Ranch

Phoenix’s economic base was built upon the 3 C’s; cotton, citrus and cattle.  These staples of economic growth began to succumb to the need for residential developments.   In the early 70’s, The City of Mesa purchased enough acreage from the Dobson family  to complete a championship 18 hole municipal golf course.  Also in the early 70’s, Continental Homes purchased 2,000 acres paving the way for Dobson Ranch which opened in October 1973.

Satellite view of Dobson Ranch Community

In August 2009, Golf Digest rated the municipal golf courses in The United States and the Dobson Ranch Municipal Golf Course was rated the #1 course in Arizona.

Dobson Ranch consists of approximately 5,000 homes and 15,000 residents, and includes 65 acres of common areas.  There are 7 man-made lakes, three recreation centers and more than a dozen tennis courts, four swimming pools, and numerous parks and walking trails and lakeside paths.

Dobson Ranch – Mesa Lake Community and Waterfront Homes

Dobson Ranch offers a pleasing  architectural alternative to the many newer lake communities in the east valley  developed in the last 10 – 15 years. The mature landscaping,  lush park walk ways and older architectural styles provide an encouraging contrast for Phoenix  lake community home buyers.

Dobson Ranch Homes for Sale

Bordering Dobson Ranch is Dobson Ranch Park, maintained by the City of Mesa. It is also within minutes of Banner Desert Hospital on Dobson Rd. and Southern, and has great access to the US60 and 101 freeways.

The Mesa Unified School District serves the residents of Dobson Ranch.  The elementary school is Alma Elementary, Rhodes Jr. High and Dobson High School.

For more information regarding Dobson Ranch and waterfront homes or lake communities, please feel free to call or e-mail.

The next time you turn on the faucet or take a shower, take time to realize that you live in a desert where the average rainfall in the Phoenix valley is less than 9 inches/year but  the average person uses 150 gallons of water PER day.  So how do we satisfy our “thirst” for water that exceeds our natural supply  in the valley?

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Water sources that we depend upon

City and towns in Phoenix depend upon a combination of water sources or supplies.  Each city depends on these sources in varying degrees.

• SRP water that comes from the Salt and Verde River watersheds.
• Colorado River water that is delivered via the Central Arizona Project (CAP) canal.
• Ground water that is pumped from aquifers below the surface.
• Reclaimed water that is treated and used for non-potable uses.

SRP water from the Salt and Verde watersheds

SRP delivers water from the Salt and Verde rivers to cities that have water rights that are “appurtenant” or connected to the land.  The cities that have water rights to water from the Salt and Verde watersheds that is delivered via the SRP are Avondale, Chandler, Gilbert, Glendale, Mesa, Peoria, Phoenix,  Scottsdale, Tempe and Tolleson.  Each city receives water based on the land included in the SRP service area for which they have water rights.  The service area does not necessarily align with city boundaries.  Gilbert for example, has 12,585 acres of land with no SRP water rights.   The total SRP service area consists of 248,000 acres and draws from the Salt and Verde river watersheds that cover 13,000 square miles, or approximately 11% of the state of Arizona (114,000 sq.miles).

SRP water is stored in 6 reserviors;  4 on the Salt River and 2 on the Verde River.  Roosevelt Lake, the largest lake in Arizona,  represents 70%  of SRP’s storage capacity is located on the Salt river along with Apache Lake, Canyon Lake and Saguaro Lake.   Horseshoe and Bartlett reserviors are located on the Verde river.  It is possible to check the water levels of the SRP reserviors.    Here’s more information on the dams and reservoirs managed by SRP.                                               

Over 100 years ago in 1903, the articles of incorporation were filed in Maricopa county by the Salt River Valley Water Users Association, (SRVWUA).  In 1904, the federal government and SRVWUA signed an agreement to build Roosevelt Dam, with the members of SRVWUA pledging more than 200,000 acres of their land as collateral for the federal construction loan.   Construction of the dam was completed in 1911 at a cost of $3.8 million.

As you drive through the east valley, you’ll notice the SRP canals which are used to transport water to industrial, municipal and agricultural irrigation customers throughout the SRP service area.  The 131 miles of SRP canal have become a favorite with those that enjoy walking and jogging.

SRP currently delivers more than 1 million acre feet of water to the water service area.  SRP water is treated in city water treatment plants before being delivered to customers.

Colorado River Water via the Central Arizona Project (CAP)

In 1922, the signing of the Colorado River Compact divided 7 seven states into the Upper Basin (Utah, New Mexico, Wyoming and Colorado) and Lower Basin (Arizona,  Nevada and California) with the intent to divide the Colorado river equally between the Upper Basin and Lower Basin states.  Within 5 months of the signing,  all states ratified the agreement except Arizona!  It was not until 1944 that Arizona ratified the compact, 22 years later mainly because of allocation issues with California.   Arizona continued to dispute allocations until the Supreme Court finalized the allocations in the 1964 decision, Arizona vs. California.   Arizona’s current allocation is 2.8 million acre feet / year.  The Colorado river drains 244,000 square miles across the seven states that comprise the Upper and Lower Basin states.  Because of the dependency of these seven states and Mexico on the Colorado river,  historian Norris Hundley, Jr. stated that the Colorado river has been the most litigated, regulated, politicized, and argued-about river in the world.

In light of this history,  it is amazing that Senator John McCain,  GOP presidential candidate suggested in Aug. 2008, that the 1922 Colorado River Compact be renegotiated due to the population growth in the Lower Basin states. Ouch! That’s one way to lose votes in Colorado, New Mexico, Utah and Wyoming.  Or was it to gain votes in Nevada, Arizona and California! Later, while in Colorado he said he would “never ever” try to take more of Colorado’s water.  He found out the meaning of the expression, “Whiskey is for drinking, water is for fighting,”.

Getting Colorado River water to Phoenix

The Central Arizona Project (CAP) is a 336 mile system of aquaducts, tunnels, pumping stations, and pipelines  that carry water from the  Colorado River in  Lake Havasu to central and southern Arizona. The project cost $4.4 billion and was conceived in the 1960’s with the purpose of helping Arizona use its allotment of water from the Colorado river.  It is designed to bring 1.5 million acre feet of Colorado River water to Pima, Pinal, and Maricopa counties and is owned and operated by the United States Bureau of Reclamation.

Once it arrives, the water quality level is not of sufficient quality  for human consumption.  The final step is to pass through a water treatment plant which many confuse for a water reclamation plant used to treat sewage.    The Town of Gilbert and the City of Chandler recently opened a $102 million  high tech water treatment plant for water received from the Colorado River.  The plant uses “ballasted flocculation” to treat Central Arizona Project water.  At the current capacity, the plant can produce up to 24 million gallons of water per day.  Each city has the right to half the capacity.

Ground Water

For many years ground water has been pumped from the ground faster than it has been replaced,  creating a condition called “overdraft”.  As groundwater levels fall, it is more expensive to pump and the water quality diminishes. This is an on-going issue for the valley because many areas rely on groundwater as their primary water supply.

To address this issue, the Arizona Groundwater Management Code was passed  in 1980.  Part of the code was the establishment of 5 Active Management Area’s (AMA’s) where the overdraft was the most severe.  For the Phoenix, Prescott and Tucson AMA’s the primary goal is safe yield by the year 2025.  Safe yield is defined as the long term balance of ground water withdrawn and natural and artificial recharge of the aquifer.

Reclaimed Water

Reclaimed water is a valuable resource and has a variety of uses, with the most important trait being it reduces the dependence on other sources of wate; namely ground water and surface water.  Reclaimed water is primarily used for industrial purposes, irrigation of golf courses, parks, highway medians, common areas in communities, and providing  decorative lakes which act as above ground storage facilities, and ground water recharge.  Gilbert along with other cities in the Phoenix area are committed to using 100% of their reclaimed water.

Ground water recharge using reclaimed water

Most people would not even know that the Riparian Preserve at Water Ranch is home to 7 recharge ponds.  Reclaimed water is piped to the recharge ponds where it enters the underground aquifer and in the process goes through the natural filtering process, and helps replace groundwater that has been withdrawn.   The Central Arizona Project also manages recharge projects with the goal of assisting in groundwater recharge.  Chandler’s Veterans Oasis Park is similar to the Riparian Preserve in that it serves as a recreational andenvironmental education facility and a recharge facility that uses reclaimed water to recharge the aquifer and create a wetland environment.

Believe it or not, I’ve only touched the surface of water management in Arizona.  The more you learn about it the more you realize there is so much more to learn.   The water we enjoy in Arizona now is the result of preparation and work that began over 100 years ago with tireless work by many.  That diligence continues  today by stewards of Arizona’s most precious resource so that it is as easy as turning on the tap. Our responsibility is to use it wisely, enjoy it and conserve it so that we can continue to enjoy this oasis in the desert.

As of this writing there are 635 listings for homes with basements in the Phoenix metro area, out of  a total of 25,941 listings for single family homes.  Less than 2.5% of the total homes available for sale have basements.  Those that have moved here from other states, which is about everyone,  always ask why the scarcity of basement homes.   You’ll certainly get a variety of answers.  Read on for the real reasons!

No, the ground isn’t hard!

Scott Wall, the founder of The Wall Company which specializes in the construction of basements estimates that less than 5% of the basements in the southwest require a “hard dig”.  All of the myths come back to a single reason which is the added cost.  It is less expensive to add a second floor than  a basement.  In Phoenix the frost line is about 18 inches compared to 4 – 5 feet in colder climates, so while in other parts of the country construction requires more excavation regardless,  in our warmer climate it is truly an added expense.   It can add $20 – $25/sq.ft. to the cost of construction and add up to 30 days to the construction time line. The benefits however are very tangible.  During the summer, when the ambient temperature can reach 115 degrees, the soil temperature 4 feet below ground averages  72 degrees.

Where do I look for a basement home?

The green dots or small rectangles on the map represent homes for sale

that have a basement. If you are looking for a basement, the east valley which includes Gilbert, Mesa, Chandler and Scottsdale is where you’ll find almost half of the basement homes in the Phoenix area.  This conclusion is based on the current listings which may or may not be representative of all basement homes and their location.

Gilbert basement homes

Chandler basement homes

Scottsdale basement homes

Mesa basement homes

***Send me listngs of basement homes as they become available.

Basement homes in lake communities

Now if you are trying to find a basement home in a lake subdivision or on a waterfront lot, the search becomes even more narrow.  Of the 635, only 13 are waterfront homes with a basement, and 27 are in a lake community.  To find that rare jewel, a waterfront home  with a basement;  look in  The Islands and Val Vista Lakes in Gilbert, Ocotillo Lakes and Pinelake Estates in Chandler, Lakewood in the Ahwatukee foothills, and Arrowhead Lakes in Glendale.

Waterfront basement homes

Basement homes have become more popular and an option with many new home builders.   The basements typically consist of a large family room, two or three bedrooms, and a bathroom, adding from 1,200 – 2,000 square feet to the total living space.  Unlike other parts of the country, basements are counted in the total living area.  For more information about basement homes in Gilbert, Chandler, Scottsdale, Mesa or other areas in the Phoenix area, don’t hesitate to call or e-mail me.