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A Uli Advisory Services Panel Report June 5– Arizona Queen Creek 10, 2011

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A Uli Advisory Services Panel Report June 5– Arizona Queen Creek 10, 2011 Queen Creek Arizona June 5–10, 2011 A ULI Advisory ServicesReport Panel A ULI Queen Creek Arizona Striking a Balance June 5–10, 2011 A ULI Advisory Services Panel Report About the Urban Land Institute THE MISSION OF THE URBAN LAND INSTITUTE is n Sustaining a diverse global network of local practice to provide leadership in the responsible use of land and in and advisory efforts that address current and future creating and sustaining thriving communities worldwide. challenges. ULI is committed to Established in 1936, the Institute today has nearly 30,000 n Bringing together leaders from across the fields of real members worldwide, representing the entire spectrum of estate and land use policy to exchange best practices the land use and develop ment disciplines. Professionals and serve community needs; represented include developers, builders, property own ers, investors, architects, public officials, plan­­ners, real estate n Fostering collaboration within and beyond ULI’s brokers, appraisers, attorneys, engineers, financiers, membership through mentoring, dialogue, and problem academicians, students, and librarians. solving; ULI relies heavily on the experience of its members. It is n Exploring issues of urbanization, conservation, regen- through member involvement and information resources eration, land use, capital formation, and sustainable that ULI has been able to set standards of excellence in development; ­­de velopment prac­­tice. The Institute has long been rec- n Advancing land use policies and design practices ognized as one of the world’s most respected and widely that respect the uniqueness of both built and natural quoted sources of objective information on urban planning, environments; growth, and development. n Sharing knowledge through education, applied re- search, publishing, and electronic media; and © 2011 by the Urban Land Institute 1025 Thomas Jefferson Street, NW Suite 500 West Washington, DC 20007-5201 Cover photo: Town of Queen Creek All rights reserved. Reproduction or use of the whole or any part of the contents without written permission of the copy- right holder is prohibited. 2 An Advisory Services Panel Report About ULI Advisory Services THE GOAL OF ULI’S Advisory Services Pro gram is to participants in ULI’s panel assignments are able to make bring the finest expertise in the real estate field to bear accurate assessments of a sponsor’s issues and to provide on complex land use planning and development projects, recommendations in a compressed amount of time. programs, and policies. Since 1947, this program has A major strength of the program is ULI’s unique ability assembled well over 400 ULI-member teams to help to draw on the knowledge and expertise of its members, sponsors find creative, practical solutions for issues such including land developers and owners, public officials, as downtown redevelopment, land management strategies, academicians, representatives of financial institutions, evaluation of development potential, growth management, and others. In fulfillment of the mission of the Urban Land community revitalization, brownfields redevelopment, Institute, this Advisory Services panel report is intended to military base reuse, provision of low-cost and affordable pro vide objective advice that will promote the re spon­­­sible housing, and asset management strategies, among other use of land to enhance the environment. matters. A wide variety of public, private, and nonprofit organizations have contracted for ULI’s Advisory Services. ULI Program Staff Each panel team is composed of highly qualified profes- Gayle Berens Senior Vice President, Education and Advisory Group sionals who volunteer their time to ULI. They are chosen for their knowledge of the panel topic and screened Thomas W. Eitler Vice President, Advisory Services to ensure their objectivity. ULI’s interdisciplinary panel teams provide a holistic look at development problems. Annie Finkenbinder-Best Director, Education and Advisory Group A re spected ULI member who has previous panel experi- ence chairs each panel. Theodore C. Thoerig Manager, Education and Advisory Group The agenda for a panel assignment is in tensive. It includes Caroline Dietrich an in-depth briefing composed of a tour of the site Panel Associate, Education and Advisory Group and meetings with spon­­­sor representatives; hour-long Gwen McCall interviews of key community representatives; and a day of Senior Administrative Manager, Education and formulating recommendations. Long nights of discussion Advisory Group precede the panel’s conclusions. On the final day on site, James A. Mulligan the panel makes an oral presentation of its findings and Managing Editor conclusions to the sponsor. A written re port is pre pared Lise Lingo, Publications Professionals LLC and published. Manuscript Editor Betsy VanBuskirk Because the sponsoring entities are responsible for signifi- Creative Director cant preparation before the panel’s vis it, including sending Anne Morgan extensive briefing materials to each member and arranging Graphic Design for the panel to meet with key local community members Craig Chapman and stakeholders in the project under consideration, Senior Director, Publishing Operations Queen Creek, Arizona, June 5–10, 2011 3 Acknowledgments THE URBAN LAND INSTITUTE wishes to thank the The panel also wishes to thank the more than 75 town town of Queen Creek, especially Mayor Gail Barney, staff, elected and appointed officials, property and busi- Vice Mayor Jeff Brown, and Town Council members ness owners, and residents for sparing their valuable John Alston, Craig Barnes, Robin Benning, Dawn time to participate in the interview process. The interview Oliphant, and Julia Wheatley. process is one of the key features of a ULI panel and the input and observations from these individuals made the The panel also wishes to thank Town Manager John following recommendations possible. Kross, Director of Development Services Tom Condit, and Planning Administrator Wayne Balmer. Their per- sonal support for and involvement with the panel was invaluable. 4 An Advisory Services Panel Report Contents ULI Panel and Project Staff ......................................................6 Foreword: The Panel’s Assignment .................................................7 Demographic and Market Overview ................................................11 The Vision ..................................................................15 Transportation System .........................................................20 Land Use ...................................................................23 Governance and Finance .......................................................28 Conclusion .................................................................34 About the Panel ..............................................................36 Queen Creek, Arizona, June 5–10, 2011 5 ULI Panel and Project Staff Panel Chair David Gazek Senior Principal Zane Segal AECOM Project Director San Francisco, California Zane Segal Projects, Inc. Houston, Texas Ross Tilghman Director Tilghman Group Panel Members Seattle, Washington Engin Artemel Douglas M. Wrenn President Principal The Artemel Group Rodgers Consulting, Inc. Alexandria, Virginia Germantown, Maryland Dean D. Bellas President Urban Analytics, Inc. ULI Project Staff Alexandria, Virginia Thomas W. Eitler Vice President, Advisory Services Bill Clarke Planning Consultant Caroline Dietrich Ross, California Logistics Manager, Education and Advisory Group 6 An Advisory Services Panel Report Fredonia 160 Page 89A 89A Kayenta 160 Lukachukai Many Farms 89 191 Tuba City Chinle Grand Canyon Village 180 Window 93 COCONINO Rock MOHAVE 89 APACHE Williams Foreword: The Panel’s Assignment NAVAJO 40 Kingman 89 Flagstaff Bullhead City IN JUNE 2011, THE URBAN LAND INSTITUTE n Are there specific sites that can become focus areas conducted an Advisory Services panel in Queen Creek, for development? Winslow 40 to provide the town with advice and recommendations YAVAPAI Sedona n How can the town successfully manage the transition on a variety of issues and questions associated with Holbrook 180 from a more rural to an urban community? real estate and land use policy, including the town’s Chino Valley Cottonwood 191 market potential, development options,89A planning and n Should the town incentivize development in the design concepts, and implementation strategies. The 93 Prescott Valley Town Center? panel was also asked to make recommendations on n Snowflake Lake Havasu City BagdadeconomicPrescott development opportunities, town finances, How can the town create a transportation network to St. Johns accommodate growth? and associated89 issues of municipal management.17 Some Taylor of the town’s questions included n Can changes to design requirements be a catalyst for n What are national trends that could affect the mix of newPayson growth? Show Low jobs and housing in the town? n What are the best options for achieving the town’s Lakeside Pinetop Parker n Are the town’s target industries still valid? long-term financial goals? Eagar LA PAZ n How can the town become a more destination-focused Wickenburgcommunity? 60 McNary Location map. Whiteriver 60 60 Sun City Fountain Hills 10 GILA Phoenix Scottsdale 191 Tempee Mesa 10 60 95 QUEEN ■ 70 GREENLEE CREEK Clifton YUMA Florence Morenci Casa Grande Coolidge Yuma Proving Ground 8 Pima Safford PINAL Thatcher Eloy 89 10 Duncan Yuma Wellton Somerton San Luis Queen Creek, Arizona, June 5–10, 2011 7 GRAHAM Ajo Oro
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