Q: Do citizens have a voice in how Northwest Gilbert will revitalize?
A: YES! We need your input! We want to identify YOUR vision for the area. The ideas, support, and ongoing involvement of residents, business owners, and property owners is crucial to successful revitalization. If you would like to receive emails regarding Northwest Gilbert, please click here.
Q: What does it mean to be in an area in need of revitalization or redevelopment?
A: If you rent or own property in a maturing area in need of revitalization, you have an opportunity to improve the economic health and wellbeing of the area. Revitalization efforts are a partnership between residents, business and property owners, and the Town.
Over the previous two decades, the Phoenix East Valley region has grown as quickly as any major metropolitan area in recent U.S. history. But the region’s growth has come primarily in the form of widely spread, disconnected pockets of development. Increasingly, residents and businesses throughout the region experience the negative consequences of such unplanned growth—long commutes, poor air quality, auto dependency, and limited public space. Moreover, this sprawl has led to uneven economic activity. While the region has experienced unprecedented growth and job creation, many areas within the region have suffered from flight and disinvestment. The northwest area of Gilbert —by attracting and organizing some of the area’s future growth around neighborhoods, parks and trails located in the community —will change this pattern of regional sprawl and lead to a vibrant and livable Gilbert with an enhanced quality of life for all Town residents.
Q: How much will revitalization and redevelopment cost me, the taxpayer?
A: As the Town has more data on how the community wants to focus its efforts, goals and tactics (driven by community input) will be created and their associated costs will be indicated. However, the Town has a public budgeting process in which any projects in need of a funding would have to be approved by Council. Citizens of Gilbert have an opportunity to weigh in on the budget prior to Council adoption.
Finally, the purpose of organized efforts that embrace revitalization is to stem deterioration. Early interventions are ultimately less costly for a community.
Q. I own home or business in Northwest Gilbert, will I be forced to leave the area to make way for revitalization?
A: NO! Proposition 207 (Private Property Rights Protection Act) approved by referendum in 2006 prevents government from exercising eminent domain on behalf of a private party taken for economic development purposes. It’s also just not part of the way we do business. Revitalization aims to enhance or improve what is there. Gilbert has a strong history of partnering with residents and businesses in the area to determine potential opportunities and solutions.
Q. How long does revitalization and redevelopment take?
A: Revitalization does not happen overnight. It takes hard work and careful planning. People are often anxious to see the immediate results of a plan, but it is essential to make the right choices so that the objectives of the plan can be achieved.
This focus area describes one of the most exciting, but also complex efforts for any community to take on. Reinvestment and revitalization initiatives typically take years and sometimes decades to fully embrace, so we know that this effort and its key focus areas will develop over time. Therefore, it is best to think of this revitalization effort as a framework for moving forward. Its intent is to focus and outline the type and scope of what is consistent with good planning practices. Discussions around the Northwest Growth Area will include and require continued public dialogue. It has taken years and many meetings and conversations within the Gilbert community to get to this point. There will be several more public meetings to inform and develop the vision for the Northwest Growth Area.
As an example, the Downtown Heritage District was designated as a Redevelopment Area in 1989 and has continued to renew its designation in order to achieve the goals and tactics as laid out in the Redevelopment Plan. Much of the growth that has been seen in the last 10 years is due to thoughtful planning that was completed 30 years ago. This includes the acquisition of land which has afforded the Town the opportunity to master plan the downtown Heritage District. This investment has led to sales tax revenues increasing by 198% in the Heritage District over the last 10 years and Heritage District property values outpacing the surrounding area by a rate of $351,921/per acre.
The Heritage District is the town’s only redevelopment area currently, but it is important to note that part of the vision identified for this area was to develop as a downtown with an emphasis on entertainment. Northwest Gilbert will have a focus and intent entirely unique to its strengths, characteristics and feedback received from the community, that is likely to focus more on employment and supporting elements.
Q: I live outside of Northwest Gilbert, why should I care about the area revitalizing?
A: As maturing areas are improved and deterioration is stemmed, the entire community will benefit through the creation of new or renovated homes and businesses, attractive public areas, and the renewal of civic pride. Even if you don’t live in the area, it doesn’t mean you are insulated from the effects of decline in the community. Decline does affect you and cannot be ignored because:
- Deterioration results in an economic drain on the community. As businesses relocate or an area is no longer attractive to prospective companies, jobs that would be available for people in the community are lost. People then must travel farther to work and shop. Dollars that flowed into the neighborhood from nearby businesses are lost. At the same time, the area begins to need more public services than the tax revenue produced in the area can fund. In other words, the area creates a financial strain for the rest of the community.
- There are no natural barriers. Deterioration, if not stopped, tends to expand and affect surrounding areas. On the other hand, area improvements often have a dramatic positive effect. New businesses, and attractive spaces provide an incentive for others to improve their property and to take renewed pride in their neighborhood.
- Conditions of deterioration will likely proliferate. Once deterioration begins, many people in the community tend to ignore or avoid the area. The property owners are afraid to invest more money in improvements unless they are assured the entire area will be improved. Banks may refuse to lend money. There is no market for new homes or businesses. This combination of negative trends is very powerful. Foresight and courage are needed to meet the challenge of reversing downward economic, social, and physical trends.
Q: Homes in my neighborhood are selling for over $500,000. Why does the Town believe that revitalization and reinvestment are necessary?
A: Revitalization and reinvestment ensures that the areas surrounding your neighborhood remain vibrant which enables your neighborhood to retain its property values. Think of it like a home renovation. Homes need ongoing maintenance to ensure they do not become in a state of disrepair. We liken revitalization and reinvestment to the maintenance of a home. Additionally, you may find that your kitchen or bathroom feel outdated and need to be renovated. Much in the same manner of a home, Gilbert will look at development trends in relation to an aging area to ensure that everything from streetscapes to codes are meeting the needs (trends) of homeowners and businesses today. Our goal is, when possible, to address issues before they become a problem. The long-term planning efforts we deploy now will ultimately help to stem future and common issues for communities as they build out and mature.
“The concept of healthy homes extends beyond the four walls of a dwelling to its surroundings—to the land immediately around the house, to adjacent structures and amenities (such as outbuildings, trees, and recreational equipment), and to the neighborhood setting. A house does not exist in isolation” - U.S. Department of Health and Human Services
Q: I voted to adopt the General Plan and the Northwest Growth Area was included in the plan. Will a focus on revitalization and reinvestment require the Town to modify the voter-approved plan?
A: No. The General Plan is the Town’s long-range guiding document and strategic approach to growth and development.
Q: Why is revitalization or reinvestment important?
A: Revitalization and encouraging reinvestment is one of the most effective ways to breathe new life into areas that are challenged by a variety of social, physical, environmental, and economic conditions. These conditions act as a barrier to new investments and result in a lower standard of living for residents.
Revitalization efforts involve:
- Citizen participation
- Comprehensive planning
- Public and private partnerships
- Improved infrastructure
- Improved buildings
Residents and business owners may benefit from revitalization in the following ways:
- New construction and remodeling
- Elimination of poor health and safety conditions
- Improved streets, drainage and other infrastructure
- Increased property values
- Attractive landscaping and public features
- Improved fire protection
- Commitment of public resources
- A sense of pride and accomplishment
Still have questions?
Contact Amanda Elliott, Redevelopment Program Manager, at 480-268-3188.
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