Using the East Valley Partnership as the project management team, regional stakeholders approached and commissioned the Urban Land Institute to study the area and provide researched recommendations and alternatives for long-term development. The city of Mesa, town of Gilbert, town of Queen Creek, Williams Gateway Airport, Sky Harbor International Airport, Arizona State University-Polytechnic campus, Chandler-Gilbert Community College and Maricopa County comprised the eight-member body that funded the week-long study.
“All these groups realized what a huge asset [they have in] Williams Gateway area,” says Roc Arnett, president of East Valley Partnership. “They wanted someone who was a neutral player to be the facilitator to approach ULI to come for a week and study this area. [Williams Gateway area] conceivably will be one of the gems of the East Valley and be a reliever airport and economic hub—we asked ULI, ‘What must we do to make this happen?’”
Before any of ULI’s Advisory Services panel members would come to the East Valley, the organization required a fair amount of homework from EVP. The six-month process began with the creation of a briefing book, a ULI requirement that every sponsor creates to provide background information about issues and address questions that need answers by the panel. EVP’s briefing book is a comprehensive analysis of the area, identifying key properties and players like the airport, Gila River Indian Community, government entities, maps and populations. Though ULI completed its study of the area with help from the briefing book, Arnett hopes the 128-page report will have future use for the organization and for the surrounding communities as an expansive resource.
“A briefing book is helpful to have,” says Tom Eitler, director of advisory services at ULI. “Sometimes this information is all out there and available, but gathering the information in one place is the important part, which can help build relationships. EVP did a great job—they created a good, professional publication that offered insight for our panelists.”
ULI assembled a panel of experts in their respective fields of real estate and land use planning to examine the 42-square-mile area. From the perspectives of financing, market potential, land use, design, development strategies and other areas, the panel spent time interviewing area leaders and visiting key properties to form a proposal.
“The panel was amazed at the growth in Phoenix, specifically in the East Valley,” says Eitler. “We were stunned at what’s happening—the growth is literally amazing. We were also amazed at the whole lot of jurisdictions in one area—dealing with lots of folks can make things difficult. These studies help to show how people can work together as a team. Maybe if [these groups] were competitive before, they might be more cooperative after working with our panel.”
Eitler and his panel says projects like the airport and Superstition Vistas showed an unmistakable interest in the southeastern part of the state—a clear path of development pointed toward the Williams Gateway area. He adds that the potential for WGA is great and marketing out to other U.S. locations and various countries, not just Phoenix Sky Harbor, would only increase its potential. He says regional leaders and stakeholders might want to consider different structures in the organization of the airport and perhaps consider a profit-oriented company, with proven experience in the aviation industry, that can manage and be responsible for the daily operations of the airport.
Arnett says the study was well worth the $115,000 price tag (which covers panelists’ expenses and ULI administrative costs). “A ULI advisory panel does more than help craft a plan,” he says. “It generates momentum for an area and encourages collaborations.”

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