Mesa Gateway Strategic Development Plan

Over the past year hundreds of stakeholders and citizens have participated in creating the Mesa Gateway Strategic Development Plan. This Plan is our shared vision; a roadmap to a promising future. It attempts to balance the desire for short-term economic gain with the long-term potential the Phoenix-Mesa Gateway Airport has to become an important high-quality job magnet for the southeast Valley.

A final sticking point in the Plan is whether residential development should be allowed inside the Loop 202 north of the Airport.

A 2006 study by the Urban Land Institute recommended that “the land on the north side of the airport be reserved for industrial facilities.” Such a land use designation would “serve as a buffer, supporting successful development of the airport…”

ASU’s Decision Theater has enhanced planning of world-class airports, including Dubai World Central. ASU and aviation consultant ATAC constructed a 3D model of the Mesa Gateway Area. This data suggests that noise levels north of Phoenix-Mesa Gateway Airport could reach uncomfortable levels.

I understand that there are many forms of residential development from single-family homes to high-rise condo living. Indeed, landowners point to high-density, urban-style residential development along Tempe Town Lake as an example of how housing and airports can co-exist.

But there are enormous differences between Mesa Gateway and Tempe Town Lake.

Sky Harbor International Airport is well established. New developments have little impact on pre-existing operations. By contrast, Gateway is a fledgling airport that might one day accommodate 10 million passengers annually. Building homes under the flight path would generate noise complaints that could seriously jeopardize our ability to grow the Airport into a catalyst for high-wage jobs.

Another argument is that “jobs follow housing.” If this were true there would be more jobs in Mesa, Gilbert, Queen Creek, and Pinal County today.

I believe the opposite is true: housing follows jobs. The success of urban-style residential development at Tempe Town Lake is due to its unique amenities. High-wage jobs, open space and recreation attractions, proximity to ASU, a vibrant Mill Avenue, and access to light rail are important draws. Such amenities have not yet developed around Mesa Gateway.

The area north of Phoenix-Mesa Gateway Airport is uniquely positioned to become a hub of creative entrepreneurship. Development north of the Airport should include a complementary mix of sophisticated manufacturing, agribusiness, healthcare, aviation and high-tech R&D industries. It should be a place where the knowledge workforce gravitates.

Strategic planning is an ongoing process and plans evolve over time.

Could high-density, urban-style living one day be possible north of the Airport? Perhaps; but adding any residential designation inside of Loop 202 to our Strategic Plan is premature. Phoenix-Mesa Gateway Airport needs a chance to grow before such decisions are made.

The successful development of Mesa Gateway requires bold moves, not foolish ones.