Index
- What are the lot sizes?
- Why a conservation subdivision?
- What is a lot reservation?
- Why reserve a lot?
- How much is a lot reservation?
- Why do people consider airpark lots a good investment?
- When will construction begin?
- Can I build my hangar first?
- What kind of hangar can I build?
- Will you require people to build within a certain time period?
- When can I plan on starting my home?
- Will there be equestrian privileges?
- What utilities will be included?
- What will the lots cost?
- Will there be associations?
- How much are the association fees?
- Why are associations necessary?
- Will there be a minimum square footage?
- Will there be design standards?
- What size is the runway?
- Why are the taxiway roadways joint use?
- What type of aircraft will be allowed?
- Will there be a place for my plane until I build my hangar?
- How close is the nearest city?
- How do I visit Morning Star Airpark?
- Where do I stay when I visit?
- Does Morning Star work with real estate agents?
Lots sizes will be between 1.25 and 1.5 acres. Lots along the two main entrances will be the largest. At least one side of each lot is bordered with the conservation area that flows throughout the community. Our lot sizes were chosen to ensure a lot size that can be reasonably maintained by a private owner. Lots may be combined by owners to form larger lots. Certain buildings, such as hangars, may cross lot lines and even be shared between two owners.
Proposed Layout of the Conservation Subdivision
with
50% Open Space Planted in the Area's Natural
Grasses. Lot Sizes of 1.3 or 1.5 Acres (Enlarge Picture)
Why a conservation subdivision?
When you first explore our area you will find the open grasslands and the mountain backdrops stunning. By setting aside over 50% of our roughly 450 acres, a conservation subdivision allows us to bring this environment into your aviation community and protect it into the future. There will be trails throughout these areas allowing pedestrians, horses and bicycles to reach anywhere in the park without using the taxiway/roadways. Each lot owner will have the opportunity to build their custom ranch style home against this backdrop. With our conservation area surrounding the entire airpark and isolating each cluster of homes, residents and visitors will have a pleasing environment, harmonious with the history and beauty of Cochise County. We can think of no better way to blend into our beautiful surroundings.
A lot reservation is simply a method of reserving a place in line for a lot when the lots become saleable. Upon the issuance of the Public Report you will have 7 days to enter into a purchase agreement for your reserved lot, or pass and receive a refund of your lot reservation deposit. We expect to issue our Public Report in the Spring of ‘08.
A lot reservation is a no-risk way of securing your preferred lot.
How much is a lot reservation?
Lot reservations require a $4000 deposit per lot. This deposit is placed in an escrow account under your name at First American Title in Tucson, AZ, and is refundable at any time for any reason prior to entering into a purchase agreement for your lot/s. Interest bearing accounts are available.
Why do people consider airpark lots a good investment?
No investment is a sure thing and we can learn from other quality airparks which have generally been very good investments. Scarcity tends to be one of the driving factors in real estate value. Airpark properties are among the most unique and scarce commodities in real estate. Airparks having taxi access between each lot and the runway are even scarcer. Add to this the nearly year round perfect weather of southeastern Arizona, the incredible beauty, history, and the projected trends in Arizona real estate, a state in the sights of a large number of retiring baby boomers and a state where roughly only 14% of the overall land is actually private, and you can see why an Arizona airpark is something for the investment minded person to consider.
Initial construction began this August with the clearing of the runway and parallel taxiways. Phase one roadway/taxiways, utilities, and the water plant is planned to begin in late October. A beautiful white rail fence along the entire north property line (approximately 1.5 miles), the first of two gated entrances, and the northeastern most four streets and 36 lots will be included in the phase 1 construction.
Yes, a hangar may be constructed in advance of a main residence, however, residence construction must then follow within 36 months of starting your hangar.
What kind of hangar can I build?
An attached hangar must match the exterior design of the main residence. If unattached, a metal hangar will need to have a minimum 36" high fascia that is complementary to the residence and will be no larger than the residential living area including covered patios, or a maximum of 3600 square feet. An attached hangar can count towards minimum square footage of your home.
Will you require people to build within a certain time period?
No, but once you begin building, completion will be required within a set time period. Until a main residence is constructed and regular yard maintenance is provided by you, there will be a monthly fee, approximately $15 for weed and erosion control. Un-maintained property would produce unwanted weeds, dust and possible erosion and this would be a detraction from the park as a whole. Remember, one of our main goals will be to ensure the future value of your investment. Ask us about rebates to buyers who complete a home within 18 months.
When can I plan on starting my home?
Provided there are no setbacks in our plan, homesites will be ready in late 08.
Will there be equestrian privileges?
Yes, certain lots within Morning Star Airpark will be allowed up to two horses or mules. These lots have been selected so as to minimize effect on other lots within the airpark and currently include the northern most lots in phases 1,2, and 3. Equestrian activity areas are also planned.
What utilities will be included?
Each lot will be provided with domestic water, electric, telephone, and broadband fiber optic.
There is no way we can guarantee a lot price at this date, but we do have a "not to exceed" goal that we believe is achievable. Our goal is for lot pricing to range from $124,900 to $149,900 in phase one. If we do not meet our goal, you can simply cancel your reservation and not enter into a purchase agreement.
Yes, there are two associations in our proposed approach: The homeowner’s association will be responsible for all common areas including conservation area, taxiway/streets, runway and common tie downs. In addition, all vacant lots, whether owned by you or the developer, will be maintained in order to control weeds and any erosion. This association will also enforce safety rules within the park. The second association is the condominium hangar association. This association will be responsible for maintaining the condominium hangar/tie down area. Not all lot owners will be members in this association. Only individuals owning or leasing space in the condominium hangar/tie down area.
How much are the association fees?
While we cannot guarantee what these will be at this early date, our goal is the following monthly dues:
- Homeowner’s ~ $125
- Condominium hangar ~ $55 - $75
- Vacant lot owners will also be responsible for an additional assessment for care of their vacant lot, approximately $15/month
Why are associations necessary?
Remember,
one of our primary goals is to establish a world class, high end
aviation community and protect your investment into the future.
One of the surest methods of achieving this is the establishment
of reasonable CC&R’s. Without an association these CC&R’s
will typically go ignored, or at best are seldom enforced. We
have researched many airparks to determine what works and what
does not. We have contracted the CC&R and homeowner's association work with
an attorney familiar with airparks, and one responsible for one
of the most successful high end airparks in Arizona. He is also
a pilot himself. CC&R’s will be available for review
with our Public Report and will be posted online soon.
If you have airpark experience and input here, please feel free
to contact us.
Morning Star Airpark CC&R's
Will there be a minimum square footage?
Yes, living area will be a minimum of 2000 square feet and an attached hangar will be encouraged. An attached hangar may count partially towards the livable square footage minimum.
Will there be design standards?
Yes. Morning Star Airpark’s overall theme is southwestern ranch. Design standards will require a Santa Fe and southwestern territorial ranch home design. A design guide will be provided and a design committee will work with owners and builders to determine the overall feasibility of a specific exterior design. While our goal is to maintain our theme, we also wish to provide enough design latitude to ensure some uniqueness to each homeowner’s home.
The runway plan is for a 60’ by 4400’ hard surface. Our runway is not an after thought and has been designed with safety and longevity in mind. The north and south main taxiways centerlines are 300’ apart leaving a large open buffer more like your local municipal airport than many other airparks. Our plan calls for a unique technology known as “lime stabilization.” This technology provides a thick concrete-like base for the runway surface. It is nearly impervious to water, cracking, and erosion once fully cured. Denver International Airport and others use this same technology.
Why are the taxiway roadways joint use?
We have chosen this approach in order to minimize asphalt and maximize natural open areas. Our study of other airparks confirmed that joint use poses no issues between aircraft and automobiles.
What type of aircraft will be allowed?
The only specific aircraft that have been excluded at Morning Star Airpark are turbine powered rotating wing. The developer will also exclude ultra light aircraft. Other than these, the main criteria for determining aircraft acceptability will be:
- Safety
– This is the primary concern at Morning Star Airpark.
All aircraft must be maintained in airworthy condition and able
to safely operate on a 4400 foot runway at 4200 feet elevation.
- Wingspan – a 49 foot wingspan is the maximum wing span.
- Weight
– Aircraft must weigh 12,500 pounds or less
- Sound level – Aircraft must fit within our county requirement
of an overall sound emission of 65 DNL.
This is not an individual aircraft sound level, but a time
weighted average. Typically, aircraft falling under 80dB
are acceptable. Yes, this means VLJ’s will find
a home at Morning Star Airpark. If you have questions, let us
help you determine the appropriateness of your aircraft.
- All aircraft must be capable of two way radio communication.
Will there be a place for my plane until I build my hangar?
Yes. As part of phase one, we will be building a common tie down area. This area is available to all lot owners and their invited guests on a first come first serve basis. There may be a nominal charge for these tie downs. We also plan on building several condominium hangars and possibly covered tie downs that will be for sale or rent just south of the common tie down area. These hangars are planned for phase 3.
How close is the nearest city?
Morning Star is located just 3 miles north of the retirement/golfing community of Sunsites. The nearest city is actually Willcox to the northeast, about a 25 minute drive. Benson is a 45 minute drive west along I-10 and has a Super Wal-Mart, a Safeway grocery store, many other commercial businesses, and medical facilities, but many will consider Tucson the nearest city. Tucson is a 70 minute drive, mainly along I-10. Tucson International airport is also a 70 minute drive, or 65 nautical miles. Phoenix is approximately 2.5 hours drive west on I-10.
How do I visit Morning Star Airpark?
Morning Star is a very simple 70 minute drive from Tucson International, or a 25 minute drive from Wilcox P33 if you choose to fly in yourself. Once the runway is in, you may also fly directly into Morning Star. From Tucson, head east on I-10 to Dragoon Road (Exit 318) and turn right. Follow Dragoon Road to Highway 191 and turn right. At Birch Road, approximately 5 miles, you have arrived at the property's NW corner. Morning Star runs ½ mile along the east side of Highway 191 and 1.5 miles along the south side of Birch Road.
If you schedule ahead, we maintain a fully furnished two bedroom townhouse on the Shadow Mountain Golf course just 3 miles south of the airpark. If it is available for your dates, you are welcome here. Otherwise, there is a small motel in Sunsites across from the Shadow Mountain Club House. There are also hotels in Benson and Willcox. You may also want to plan a night in Historic Bisbee only 50 minutes south of Morning Star.
Does Morning Star work with real estate agents?
Morning Star lot sales are handled by Valley Properties. Morning Star offers a 4% commission to the buyer's real estate agent. Agents may request a pre-registration form via e-mail.
~ Printable Version - Click Here ~
Tel
(520) 826-2112
info@morningstarairpark.com
We are currently accepting lot reservations!
A
public report is pending on this development.