Economic Development &
Redevelopment
Recommended
Practices for California Redevelopment Agencies
California Debt Advisory Commission
South
of Forest Area (SOFA) Reuse Plan
City of Palo Alto, CA
Real
Estate & Business Advisory Services for the Presidio
National Park Service and Presidio
Trust, CA
Reuse of Historic Bostwick House
City of Bladensburg, MD
Stockton Waterfront
Revitalization Action Plan
City of Stockton, CA
Treasure Island Development Plan
Kenwood Investments, CA
University Avenue Specific Plan
City of Berkeley, CA
East
Street Corridor Market Study and Financial Analysis
Woodland Redevelopment Agency, CA
Midtown Specific Plan
Feasibility Analysis
City of San Jose, CA
Fremont Downtown Plan
City of Fremont, CA
Tuxedo Road
Commercial/Industrial Area Plan
Maryland-National Capital Park &
Planning Commission, MD
McClellan
Air Force Base Real Estate Advisory Services
County of Sacramento, CA
Redevelopment
Potential of Commercial Districts
City of Albany, CA
Douglas County Redevelopment Plan
Douglas County, NV
Financial
Feasibility of the Reuse of David Taylor Research Center
Anne Arundel County, MD
Saw Mill Run Corridor
Revitalization Plan
Pittsburgh Department of City Planning,
PA
Historic Hospital Reuse
Louisville Development Authority, KY
Butchertown Revitalization
Strategy
Louisville Development Authority, KY
Stapleton
Airport Reuse Concept Plan for Urban Center
Stapleton Development Corporation, CO
Somerville Surplus
Warehouse Reuse Study
U.S. Department of Veterans Affairs
Alameda Point Reuse
Plan Economic Components
Alameda Reuse and Redevelopment
Authority, CA
Oak Knoll Naval
Hospital Reuse Business Plan
Oakland Base Reuse Authority, CA
Mare Island Shipyard
Reuse and Business Plan
City of Vallejo, CA
Feasibility
Review of Fort Ord Conveyance Proposal
U.S. Army Corps of Engineers
Redevelopment of
Funeral Home and Surplus Land
Valente Marini Perata Co., CA
Market
Analysis for Reuse of the Historic Lyman School
MassDevelopment, MA
Historic Central Fire
Station Reuse Study
City of Marlborough, MA and
MassDevelopment, MA
Economic Development Strategy
City of Tracy, CA
Woodland
Economic Development Strategic Plan Update
City of Woodland, CA
Economic
Development Strategy
City of Belmont, CA
Economic
Development Plan
City of Walnut Creek, CA
Economic
Development Element
City of Vallejo, CA
Economic
Development Strategy for Newly Incorporated City
City of Citrus Heights, CA
Broadband Wireless Master Plan
National Park Service, Golden Gate
National Recreation Area, CA
Statewide
Technology Park Program & Implementation
Michigan Economic Development
Corporation, MI
Economic
Development Benefits of the National Ignition Facility
Lawrence Livermore National Laboratory,
CA
University
Surplus Land Development Feasibility Analysis
California State University
Baltimore Industrial Land Study
Baltimore Development Corporation, MD
Economic
Development and Real Estate Advisory Services for Silicon Valley Research Center
NASA Ames, CA
Bioscience Research Park
Feasibility Study
Oregon Health Sciences University, OR
Central
Coast Broadband Access & Economic Development Project
Association of Monterey Bay Governments
and RAPS, CA
Economic
Development Strategies for Downtown Portland
Portland Development Commission, OR
Bioscience Research Park
Business Plan
Fitzsimons Redevelopment Authority, CO
Oklahoma Enterprise
Community Strategic Plan
Oklahoma City, OK
Economic
Development Strategy
City of St. Joseph, MO
Phoenix
Empowerment Zone Application and Strategic Plan
City of Phoenix, AZ
Economic Base
Analysis & Job Capture Strategies
East Bay Conversion and Reinvestment
Commission, CA
Civic Center Development
Feasibility Study
State Bar of California
Economic Development Strategy
City of San Leandro, CA
Small Business Action Plan
City of Vallejo, CA
Business
Incubator Feasibility Study
Contra Costa County Redevelopment
Agency, CA
Industrial Land Consumption Study
City of San Jose, CA
Real
Estate Advisory Services for Jazz District Anchor Project
San Francisco Redevelopment Agency, CA
Public Market
and Education Center Feasibility Study
Center for Urban Education about
Sustainable Agriculture (CUESA)
Feasibility
Analysis for San Francisco Boutique Hotel
San Francisco Municipal Railway, CA
Pier 45
Public Attraction Development Proposal Review
Port of San Francisco, CA
San Jose Citywide Retail Study
City of San Jose, CA
Piers
27-31 Development Proposal Review & Negotiation Support
Port of San Francisco, CA
Downtown Retail Tenant
Recruitment
City of Davis, CA
Heritage Area
Economic Development Opportunities
Anacostia Trailways Heritage Area, MD
National
Road Scenic Byway Economic Development Strategy
State of Maryland Department of
Planning, MD
Furniture Outlet Feasibility
Study
West Sacramento Redevelopment Agency,
CA
Revitalization
Strategies for Aging Commercial Centers
ED/GE Commercial Center Committee, OH
Irvington District Concept Plan
City of Fremont, CA
Brew Pub and
Entertainment Complex Feasibility Study
Town of Loomis, CA
Showplace Square
Highest and Best Use Study
Bay West Development Group, CA
Event Venue Feasibility Study
Historic Richmond Foundation, VA
International
Boulevard Commercial Revitalization Market Analysis
City of Oakland, CA
Regional Mall Market Study
Sacramento County, CA
Downtown Revitalization Market
Study
City of Benicia, CA
Orinda Theater
Square Re-Tenanting Strategy
City of Orinda, CA
Neighborhood Grocery
Store Feasibility Study
Vallejo Neighborhood Housing Services,
CA
Florin Corridor Action Plan
Sacramento Housing and Redevelopment
Authority, CA
Orientation
Center Feasibility Study for Shenandoah Valley National Historic Battlefield
Shenandoah University, Winchester, VA
Larkspur
Downtown Specific Plan
City of Larkspur, CA
Santa Rosa Core Area
Enhancement Strategy
City of Santa Rosa, CA
Rockville Town Center Market
Profile
Greater Rockville Partnership and the
City of Rockville, MD
Chico
Downtown Market Study and Revitalization Strategy
City of Chico, CA
Lemoore Downtown Specific Plan
City of Lemoore, CA
Montclair Village Marketing Plan
Montclair Business Association, CA
Avila Beach Specific Plan
San Luis Obispo County, CA
Economic Development & Redevelopment
Recommended Practices
for California Redevelopment Agencies
California Debt Advisory Commission
This study described innovative approaches being used by redevelopment
agencies across California to encourage blight removal, neighborhood revitalization,
affordable housing development, enhanced citizen participation, and prudent debt
management. The study started with a self-nominating process, resulting in case studies of
more than 45 projects and programs. The final report, which profiled methods to improve
redevelopment practice, was distributed to more than 3,000 agency directors, staff, and
policy makers across California.
South of Forest Area (SOFA) Reuse Plan
City of Palo Alto, CA
BAE served as the economics consultant for the SOFA Plan, which guides
redevelopment of a prime area adjacent to downtown Palo Alto following relocation of the
Palo Alto Medical Foundation’s campus to another site. BAE’s work included
market and financial feasibility analysis, fiscal impact analysis, and a public facilities
financing strategy. These components will help guide reuse of the area, as it converts
from an aging medical campus and surplus properties to a dynamic mixed-use downtown
neighborhood in the heart of Silicon Valley.
Real Estate &
Business Advisory Services for the Presidio
National Park Service and Presidio Trust, CA
BAE has provided continuous real estate and business advisory services
to this landmark sustainable urban development project since 1992. Our work commenced with
an initial market analysis of organizations dedicated to environmental education. We
assisted NPS with tenant solicitation, lease negotiations, telecommunications asset
management, community services planning, financial modeling of parkwide cash flows,
building reuse analysis, marketing, and business planning. BAE also assisted the Presidio
Trust with housing reuse analysis, service district fee restructuring, and fiscal impacts
analysis. Our achievements include soliciting and negotiating lease documents for more
than 350,000 square feet; creating an innovative service district charge to recover
municipal service costs, resulting in over $4.0 million annually; and structuring
partnerships among Park Partners.
Reuse of Historic Bostwick House
City of Bladensburg, MD
BAE evaluated reuse opportunities for the historic Bostwick House,
located in Bladensburg, Maryland just east of the Anacostia River waterfront. Built in
1746, Bostwick House was the home of the first Secretary of the U.S. Navy. Reuse options
analyzed by BAE included conference center, event venue, and offices for
institutions/businesses. BAE prepared detailed operating budgets testing the feasibility
of three alternative use programs.
Stockton Waterfront Revitalization
Action Plan
City of Stockton, CA
BAE managed this planning process to revitalize Stockton's historic waterfront. BAE
facilitated a 28-member Task Force to assess existing opportunities and identify barriers
to redevelopment, leading to a set of alternative visions and development proposals. BAE
then analyzed key proposals for economic and physical feasibility, organized several
public workshops, and recommended a refined land use plan. To implement the vision, a wide
variety of actions were formulated, including physical improvements, economic development
strategies, and development strategies for key sites. This project received the 1996
American Planning Association Award for Excellence, Implementation in a Large
Jurisdiction. Many features of the Plan have been
implemented, including the Weber Point Events Center and Plaza, the Hotel Stockton
rehabilitation, and new sports and entertainment venues.
Treasure Island Development Plan
Kenwood Investments, CA
BAE assisted the master developer of Treasure Island with refining its
development plan to create over 2,000 new housing units and 1.5 million square feet of
commercial space on this landmark island in the San Francisco Bay. BAE’s work
included formulating a complex partnership between the developer and several affordable
housing organizations to provide inclusionary, homeless, and workforce housing components.
University Avenue Specific Plan
City of Berkeley, CA
BAE worked with Calthorpe Associates to create a plan for this long
commercial corridor, which serves as a gateway to downtown Berkeley and the University
campus, and which had experienced neighborhood opposition to new development proposals.
BAE's work involved an in-depth analysis of residential, retail, and office market
conditions, including a merchant survey. BAE also recommended implementation strategies
for the plan, including higher density and mixed income housing, ground floor retail, and
merchant enhancement. Since plan adoption, vacant and underused sites on University Avenue
have undergone significant new urban mixed-use development.
East Street Corridor
Market Study and Financial Analysis
Woodland Redevelopment Agency, CA
BAE served as the economic consultant for the Specific Plan process
aimed at redeveloping a portion of Woodland, CA, containing significant underutilized
properties such as a fairgrounds, public housing, and obsolete commercial establishments.
BAE prepared a market overview of retail, office, industrial, and residential uses, and
identified target market niches. BAE also conducted pro forma financial analysis for three
prototype developments, and recommended financing methods for plan implementation.
Midtown Specific Plan Feasibility
Analysis
City of San Jose, CA
Midtown is the area adjacent to downtown San Jose that had historically
served as the railroad and heavy industrial core. BAE provided market and financial
feasibility services to this Plan, which proposed to change the mix of land uses from
primarily industrial to a mixed-use urban neighborhood with compact housing, an
entertainment district, and related commercial uses. Our work included a market overview
and financial feasibility analysis for three key development opportunity sites.
Fremont Downtown Plan
City of Fremont, CA
Working with an urban designer, BAE conducted market and financial
analysis for the Downtown Plan, a vision to create a denser, more pedestrian-oriented
central business district for the fourth largest city in the San Francisco Bay Area. The
planning process involved a year-long series of task force meetings. BAE prepared market
overviews for residential, mixed use, office, medical, hotel, and retail uses. After the
task force determined catalyst sites for densification, BAE developed pro forma analyses
to test the feasibility of development envisioned. BAE also organized and facilitated a
developer panel to review the plan’s concepts and refine development concepts.
Tuxedo Road Commercial/Industrial
Area Plan
Maryland-National Capital Park & Planning Commission, MD
BAE provided economic inputs to this revitalization plan for the Tuxedo
Road/Arbor Street commercial/industrial area adjacent to the Cheverly Metro Station in
Prince George’s County, MD. This older industrial district has been plagued by poor
site development standards and unsightly uses that have developed over the past 40 years.
The area, a gateway to Prince George’s County from the District of Columbia, is
visible from the Baltimore-Washington Parkway and U.S. 50. BAE’s work included a
survey of businesses, property owners, and residents as well as support for a planning
charrette to involve the community in a revitalization strategy to enhance the area while
protecting important industrial lands.
McClellan Air Force Base
Real Estate Advisory Services
County of Sacramento, CA
BAE worked as part of the reuse planning team to develop a long-term
strategy for conversion of this large former Air Force base (with more than 10 million
built square feet) in Sacramento. Our work included analysis of market support for office,
industrial, and residential land uses; preliminary infrastructure phasing and financing
strategies; and fiscal impact analysis. BAE then assisted in negotiating the Economic
Development Conveyance (EDC), a $100 million transaction to transfer of the property to
Sacramento County. BAE also assisted the County in the selection of a private development
partner to create a new technology park and mixed-use community.
Redevelopment Potential of
Commercial Districts
City of Albany, CA
This study initiated the City’s consideration of forming its first
redevelopment project area. The study encompassed a market analysis of retail, housing,
and automotive-related uses for both the San Pablo Avenue Corridor and the Cleveland
Avenue/Eastshore Highway District (a major underutilized freeway site), including
interviews with potential retailers to assess their interest in key sites. The second
phase of the study formulated key site development concepts, assessed physical development
constraints, and analyzed the financial feasibility of utilizing tax increment financing
to accomplish City goals for revitalization.
Douglas County Redevelopment Plan
Douglas County, NV
BAE prepared Douglas County's first successful redevelopment plan to
fund infrastructure improvements and stimulate economic development in this area located
south of Carson City, NV. The project area will contain a mix of residential, commercial,
industrial, and resort uses. Project challenges included documenting blight related to
economic conditions and infrastructure services. The project also required a significant
amount of public education on redevelopment principles. BAE prepared the economic blight
documentation, tax increment projections, and overall economic feasibility analysis.
Financial
Feasibility of the Reuse of David Taylor Research Center
Anne Arundel County, MD
Working with the Reuse Committee, BAE analyzed the financial
feasibility of redeveloping the former David Taylor Research Center, located across the
Severn River from the Naval Academy. The long-term plan prepared by a prior team called
for clearance and redevelopment as a Class A office park. However, BAE found that market
and financial conditions did not support the high costs of demolition and redevelopment.
As an alternative approach, BAE recommended retention of many existing buildings and test
facilities for marketing to high-technology tenants. The Reuse Committee implemented
BAE’s recommendation and has successfully leased facilities to engineering, testing,
and manufacturing firms.
Saw Mill Run Corridor Revitalization
Plan
Pittsburgh Department of City Planning, PA
BAE helped to develop a corridor revitalization strategy for Saw Mill
Run, the aging Route 51 in Pittsburgh’s South Hills. As a valley highway, Saw Mill
Run was physically constrained by steep slopes and flood control problems. Many developed
parcels were underutilized, and numerous parcels were too shallow to meet modern
development standards. BAE examined economic development opportunities and recommend
future land uses that were compatible with the market and the available sites. The plan
specified streetscape and roadway improvements, drainage improvements, site assembly to
create viable parcels for new businesses, and strategies to enhance existing businesses.
The plan recommended that sites deemed too small for sustainable development be acquired
and returned to natural vegetation to enhance the corridor’s appearance and remove
blight.
Historic Hospital Reuse
Louisville Development Authority, KY
The historic Marine Hospital was developed to serve maritime workers on
the nation’s inland waterways. Although located near the interstate gateway to
Louisville, the Hospital was underutilized. BAE evaluated potential reuse opportunities
for the hospital, focusing initially on the potential for creating a visitors center and a
center for existing maritime industries. Additional opportunities identified by BAE
included office space for small institutions and organizations, a workforce training
center, a satellite campus for the University of Louisville, and a maritime heritage
center.
Butchertown Revitalization Strategy
Louisville Development Authority, KY
This assignment focused on the historic industrial center of
Louisville, Kentucky, an area with obsolete land uses and underutilized parcels. BAE
conducted a market analysis for industrial, residential, and retail uses, and prepared a
revitalization strategy. The strategy included recommendations for enhanced urban design,
parcel reconfiguration, and development of key sites.
Stapleton Airport Reuse
Concept Plan for Urban Center
Stapleton Development Corporation, CO
This study focused on the former Stapleton Airport’s District II,
which was planned to become the high-density mixed-use core of the entire reuse project.
BAE led a team of urban designers and development experts to analyze the market for
office, retail, entertainment, and residential uses, determine the potential for
attracting national corporations, and formulate a conceptual development program.
Somerville Surplus Warehouse Reuse
Study
U.S. Department of Veterans Affairs
BAE conducted an extensive reuse and redevelopment study for this
federally-owned property in Somerville, New Jersey. The site contained 1.4 million square
feet of obsolete warehouse space, but was constrained by lack of roadway access. BAE
analyzed the market and financial development potential for major retail, office, and
industrial redevelopment. Work included coordinating a team of surveyors and engineers to
assess the physical obsolescence of the complex.
Alameda Point Reuse Plan Economic
Components
Alameda Reuse and Redevelopment Authority, CA
BAE completed portions of the NAS Alameda Community Reuse Plan,
including an interim leasing and disposition strategy, a "cost to keep" building
analysis, a fiscal impact analysis of five plan alternatives, and a marketing/disposition
strategy. BAE's work culminated in a financing strategy and implementation plan for
conversion of NAS Alameda to civilian uses.
Oak Knoll Naval Hospital Reuse
Business Plan
Oakland Base Reuse Authority, CA
BAE prepared background studies and the conveyance application for Oak
Knoll, a closed Naval Hospital in Oakland. Oak Knoll was planned for reuse as a
campus-style business park, single-family subdivision, and golf/recreation facilities. BAE
formulated an economic development strategy that included creation of Oakland’s first
"Televillage" to provide advanced telecommunications services to the housing
units. The business plan also refined early plans to reflect sequenced infrastructure
improvements and development phasing.
Mare Island Shipyard Reuse and
Business Plan
City of Vallejo, CA
For this large and historic former military base, BAE completed a reuse
strategy and business plan. Mare Island, as a former naval shipyard, faced significant
environmental remediation, leading to a reuse time frame of at least 15 years. BAE work
during its first engagements included a complete analysis of the infrastructure
improvement schedule; 15-year projections of revenues and operating expenses for the base;
and a financing plan including projections of tax increment bond proceeds, revenues from
"clean" property sales, and Navy contributions for operations during transition.
Subsequent BAE work has involved financial analysis and negotiation support to the City
during transactions with two master developers.
Feasibility Review of Fort
Ord Conveyance Proposal
U.S. Army Corps of Engineers
This engagement involved reviewing a proposed conveyance transaction
and business plan for Fort Ord, a closed Army base in central California. BAE’s work
included independent market analysis for residential, light industrial, and educational
uses, as well as review and correction of financial projections for the reuse plan.
Redevelopment of Funeral Home and
Surplus Land
Valente Marini Perata Co., CA
Working with development advisors, an architect, and the property
owner, BAE formulated a market and financial analysis of potential new development on this
key site in southern San Francisco along Mission Boulevard. The historic funeral home
facility was slated for redevelopment to provide an expanded, contemporary building along
with new residential and retail development fronting along the commercial corridor.
Market Analysis for Reuse
of the Historic Lyman School
MassDevelopment, MA
As input to the reuse plan for the historic Lyman School property, BAE
analyzed the local housing market. Based on detailed review of area demographics, local
rental market conditions and housing sales trends, BAE recommended the type, density, and
pricing of supportable housing. The plan emphasized the development of affordable housing.
Historic Central Fire Station Reuse
Study
City of Marlborough, MA and MassDevelopment, MA
BAE prepared a market feasibility study for reuse of Marlborough’s
historic Central Fire Station. The study assessed market demand for office, retail, and
housing uses, including demographic trends, competitive supply, and pent-up demand for new
product types. BAE recommended target markets, amenities and features, likely absorption
rates, and estimated sale prices/rental rates.
Economic Development Strategy
City of Tracy, CA
The City of Tracy has long served as a bedroom community for commuters
to the Bay Area, due to its relatively inexpensive housing stock. As the community has
grown, it has developed a smart growth vision involving diversification of its economic
base to minimize out-commuting. To implement this vision, BAE prepared an Economic
Conditions Analysis, profiling Tracy’s strengths, weaknesses, and economic
development opportunities. In addition, BAE assisted with revision of marketing materials
for the City’s Economic Development Department. Working with the Economic Development
Committee, BAE then developed a series of strategies to attract higher wage jobs to
planned business parks, enhance the downtown, reuse obsolete buildings, and retrain the
labor force.
Woodland Economic
Development Strategic Plan Update
City of Woodland, CA
BAE led this strategic planning initiative to update Woodland's
economic development strategic plan. BAE's work commenced with preparation of a
comprehensive local economic baseline study to document demographic trends, real estate
market conditions, and the structure of the local economy. The baseline study also
included results of a local employer survey, key informant interviews regarding the City's
regional image and competitive positioning, and focus group sessions regarding key local
economic development issues and opportunities. To encourage public input during the
process, BAE facilitated a series of steering committee meetings and public workshops that
involved identifying issues and priorities, discussing the roles and responsibilities of
local economic development stakeholders, and brainstorming potential strategies and
implementation actions. BAE then drafted an updated economic development strategic plan,
including actions and roles for key partners.
Economic Development Strategy
City of Belmont, CA
BAE recently completed an economic development strategy for
the City of Belmont, a mid-Peninsula city with both a strong residential and business
base. Throughout the strategic planning process, BAE collaborated closely with an Economic
Development Committee composed of local business owners, residents, educators, property
owners, Chamber of Commerce representatives, and other stakeholders. As a foundation for
the strategy, BAE first analyzed real estate, retail, demographic, and employment trends
to define Belmont’s major economic drivers and the city’s relation to the
regional economy. BAE then identified the city’s primary strengths, including its
strong arts community and the presence of Notre Dame de Namur University, as tools to
leverage additional economic development activity. Finally, BAE collaborated closely with
the Economic Development Committee to formulate goals, policies, and a concrete
implementation plan for the city as a whole and for specific opportunity areas.
Economic Development Plan
City of Walnut Creek, CA
Working with the Economic Development Advisory Group and City
staff, BAE is currently completing the City’s first Economic Development Plan. The
initiative is being conducted parallel to the City’s General Plan update process, so
that land use decisions can be coordinated with economic development actions. BAE first
prepared a detailed background report on Walnut Creek’s economy, including detailed
trends in employment, real estate, and retail sales. BAE also identified over 50 catalyst
redevelopment sites, conducted special studies of an aging business park, interviewed more
than 25 key informants, and assessed options to organize and assist local auto
dealerships. BAE then formulated a detailed Economic Development Plan, including goals,
policies, strategies and phased implementation actions and responsibilities. Finally, BAE
prepared a long term fiscal forecast to assist decision makers in linking economic
development goals to the City’s long-term fiscal needs.
Economic Development Element
City of Vallejo, CA
BAE developed the first citywide Economic Development Element for
Vallejo, CA, an older community located in a rapidly growing county. Despite
Vallejo’s strategic location, the city had not participated in strong economic
growth, due in part to aging infrastructure and disinvestments in its downtown and
neighborhood commercial districts. BAE developed a series of long term economic
development policies, and created a framework for future initiatives including
redevelopment of an older commercial arterial, reuse of a closed military base, and
further development of an existing mixed-use waterfront district near downtown.
Economic Development
Strategy for Newly Incorporated City
City of Citrus Heights, CA
BAE prepared a comprehensive economic development strategy for newly
incorporated Citrus Heights in Sacramento County. The strategy involved an in-depth
economic baseline study, including extensive primary and secondary data analysis to
identify current conditions and the City's competitive niches within the larger region.
Working with a public/private task force, BAE developed a three-pronged strategy to
preserve and enhance the retail base, diversify the local economic base, and improve the
quality of life to create a more attractive location for workers and businesses.
Broadband Wireless Master Plan
National Park Service, Golden Gate National Recreation Area, CA
BAE is currently assisting the Park Service in understanding how future
demand for "next generation" broadband wireless services (2.5G and 3G) could
affect demand from wireless providers for sites in the park. BAE has prepared guidelines
on how such sites can be accommodated while ensuring protection of important natural and
cultural resources. BAE is also conducting extensive GIS analysis that will incorporate
information provided by wireless providers to graphically depict service requirements and
suitable areas of the park for sites. This work involves coordination with the 20+
jurisdictions adjacent to the park regarding their current wireless sites and siting
practices.
Statewide Technology Park
Program & Implementation
Michigan Economic Development Corporation, MI
The State of Michigan has established a "Smart Parks" program
to encourage development of business parks and facilities for technology-based industry,
taking advantage of Michigan’s strength in electronics, advanced materials, and other
technologies developed for the automotive industry. The program emphasizes business
creation and supports both traditional business/research parks and "virtual"
parks (linking several independent facilities together through shared services and
telecommunications infrastructure). BAE worked with the Michigan Economic Development
Corporation to develop the program guidelines and legislation as well as to evaluate
initial proposals from local municipalities and developers, and then prepared a formal
Request for Proposals. BAE contributed to the evaluation of proposals from 18 communities,
and recommended terms and conditions for incorporation into development agreements.
Economic
Development Benefits of the National Ignition Facility
Lawrence Livermore National Laboratory, CA
This study documented employment and technology transfer benefits
expected from construction of the world's largest laser research facility. BAE reviewed
prior econometric forecasts of employment growth related to the facility, and explored the
national economic benefits of earlier commercial applications derived from new
laser-related technologies. BAE also organized and facilitated a series of expert panels
of industry representatives knowledgeable about technological advances anticipated from
NIF construction and operation.
University Surplus Land
Development Feasibility Analysis
California State University
BAE completed an overview of the market and physical feasibility of
developing complementary uses to this satellite campus of the CSU system in Concord. Uses
analyzed included an executive conference center with lodging, golf course, daytime
meeting center, multimedia institute, and visual/performing arts complex. Work included 20
key informant interviews, a survey of more than 60 potential conference center users, a
survey of 20 software developers, and a recommended development program with illustrative
renderings.
Baltimore Industrial Land Study
Baltimore Development Corporation, MD
BAE led a team of consultants to evaluate the adequacy of
Baltimore’s industrial land supply. Although the City has an extensive inventory of
industrially-zoned land, economic change has resulted in declining demand for heavy
manufacturing, and increased demand for zoning changes to accommodate office, technology,
commercial, and residential uses, particularly along the waterfront. BAE analyzed recent
trends in industrial conversions to other uses, and estimated future demand for different
types of industrial land. Zoning strategies were developed to help protect important
industrial land reserves and guide appropriate conversions to other uses. The strategies
were based partially on a BAE-prepared fiscal analysis of alternative land uses. The Study
also provided strategies for controlling unsightly land uses such as scrap yards at highly
visible gateway sites.
Economic
Development and Real Estate Advisory Services for Silicon Valley Research Center
NASA Ames, CA
BAE is currently assisting NASA with reuse and redevelopment of NASA
Ames, one of the agency’s world-class research facilities with capabilities in
nanotechnology, high reliability computing, life sciences, bioinformatics, and information
technology. Our services include evaluating the potential to attract key high-tech and
bioscience corporations to a collaborative R&D campus, predevelopment project
management assistance, preparing a financing plan, negotiating long-term ground lease and
partnership agreements, and formulating an innovative economic development strategy based
on input from the region’s premier public, private, nonprofit, and university
research institutions. BAE’s economic development strategy for NASA Ames received an Award
for Excellence in 2000 from the Northern California Chapter of the American Planning
Association.
Bioscience Research Park Feasibility
Study
Oregon Health Sciences University, OR
This study assessed the feasibility of developing a major bioscience
research park for a 247-acre parcel at the Oregon Regional Primate Research Center
operated by the Oregon Health Sciences University. As part of campus expansion planning,
the University was interested in attracting commercial enterprises engaged in bio-medical
and scientific applications. BAE analyzed the dynamics and growth potential of bioscience
industries in the Portland region, evaluated competitive sites, assessed the potential
synergy associated with Center research activities, and estimated land absorption for the
targeted uses.
Central Coast
Broadband Access & Economic Development Project
Association of Monterey Bay Governments and RAPS, CA
BAE conducted this comprehensive regional economic development strategy
for the central coast area of California, encompassing the counties of Santa Cruz, San
Benito, Monterey, San Luis Obispo, and northern Santa Barbara County. This region spans
economies including major universities and research centers (U.C. Santa Cruz, CSU Monterey
Bay, and the Monterey Bay Environmental, Science, and Technology Center), as well major
agricultural and tourism industry clusters. Funded by a grant from the State of
California, BAE assessed available broadband services, conducted a small business survey
of broadband access and e-commerce needs, evaluated strategies to increase broadband
access and internet utilization, and developed strategies to increase job generation and
economic development throughout the region. The work included input from a large steering
committee, and culminated in a Broadband Access Forum with 125 participants held in 2003.
Economic Development
Strategies for Downtown Portland
Portland Development Commission, OR
BAE prepared economic development strategies to create jobs in target
industry clusters including creative services and environmental services. The work focused
on two portions of central Portland – the Downtown/Waterfront and the Oregon
Convention Center Urban Renewal Areas. For each area, BAE analyzed several emerging
industry clusters, documented labor force trends and local real estate conditions, and
interviewed area business and industry leaders. BAE also facilitated business task forces
for each area, culminating in a series of recommended actions to strengthen the local job
base.
Bioscience Research Park Business Plan
Fitzsimons Redevelopment Authority, CO
BAE prepared a detailed business and financing plan to develop a
bioscience research park on a former military base in Aurora, CO. Work included research
on absorption and development phasing at comparable parks, analysis of the value of
technology transfer and business incubator programs, and identification of successful
financing approaches. BAE also advised the Fitzsimons Redevelopment Authority on creation
of a development corporation, and worked with infrastructure engineers to prepare a
development phasing strategy for the EDC application.
Oklahoma Enterprise Community
Strategic Plan
Oklahoma City, OK
BAE worked closely with the governance committee for this
HUD-designated Enterprise Community which had previously completed a cycle of strategic
planning with mixed results. BAE assessed progress to date in business attraction, job
skill development, and local business needs through a series of direct surveys and
analysis of published data. BAE’s recommended a series of actions to mitigate blight,
improve neighborhoods, attract business, enhance labor force skills, and expand training
initiatives.
Economic Development Strategy
City of St. Joseph, MO
This community, located on the edge of the Kansas City region, has a
long and colorful history dating back to the Pony Express, but experienced a declining
industrial economy in recent years. BAE was commissioned to prepare an Economic
Development Strategy for the community, which included analysis of the area’s
economic base, industry clusters, and competitive strengths and weaknesses. Our work
culminated in a detailed strategy to attract and retain businesses, and to market
underutilized historic homes.
Phoenix Empowerment Zone
Application and Strategic Plan
City of Phoenix, AZ
BAE prepared the Strategic Plan and other portions of the 1998
Empowerment Zone Application for the City of Phoenix. The process included a series of
community/steering committee meetings, a community outreach survey, a visioning process,
and detailed program planning for more than 25 new initiatives. The Empowerment Zone
Application called for formation of an innovative nonprofit organization to govern and
coordinate programs, and to administer a new Small Grants fund for special projects.
Economic Base Analysis &
Job Capture Strategies
East Bay Conversion and Reinvestment Commission, CA
As part of a pilot project to create innovative solutions to mitigate
the regional impacts of military base closures, BAE analyzed detailed employment trends in
the area and compared the occupational needs of expanding industry clusters with the skill
levels of displaced military base workers. Case studies of other communities’ job
capture strategies to promote high wage sustainable employment for displaced workers were
also conducted.
Civic Center Development Feasibility
Study
State Bar of California
In conjunction with an architect, BAE assessed the development
potential of vacant sites adjacent to existing State Bar of California offices in the
Civic Center area of San Francisco. Work included a market overview, financial analysis of
alternative development strategies, and comparison of the costs to occupy alternative
locations.
Economic Development Strategy
City of San Leandro, CA
The purpose of this project was to enhance the competitiveness of the
business community in San Leandro. BAE analyzed the City’s economic base, identified
growing and declining employment sectors, and analyzed the reuse potential of several key
sites. Based on market overviews and key informant interviews, BAE recommended strategies
to attract and retain employment, encourage redevelopment of obsolete industrial sites,
strengthen the City's position as a center for regional retail activities, and improve the
community’s quality of life.
Small Business Action Plan
City of Vallejo, CA
BAE organized and facilitated an 18-person Task Force to formulate a
business assistance action plan for the City of Vallejo. While the impetus for this
assignment was the imminent closure of Mare Island Naval Shipyard, the Action Plan focused
on a long-term vision for economic development and revitalization, targeted actions to
improve the existing network of small business services, and recommended actions to
improve the quality of life in the community.
Business Incubator Feasibility Study
Contra Costa County Redevelopment Agency, CA
BAE assessed the viability of a business incubator for a low-income
community. Work included an economic base analysis of the local region and an overview of
the industrial market. The Study identified printers and packagers as a growing sector
with labor needs that matched the local workforce.
Industrial Land Consumption Study
City of San Jose, CA
BAE prepared a major background study to estimate future demand for
industrial land as part of the San Jose General Plan Update. BAE analyzed San Jose's
economic base and employment trends, interviewed experts regarding future space use
patterns, and estimated building needs by economic sector. We also completed an overview
of high technology industries and conducted 15 in-depth interviews with corporate leaders
to estimate the 20-year demand for industrial land.
Real Estate
Advisory Services for Jazz District Anchor Project
San Francisco Redevelopment Agency, CA
The lower Fillmore area of San Francisco was the historical home of
numerous jazz clubs and restaurants, but has suffered from decades of disinvestment. In
the mid-1990s, the Agency selected a developer to create a major entertainment venue to
restore this area’s unique identity, but the project stalled. In order to reissue a
feasible developer solicitation fitting current market conditions, BAE was engaged to
analyze several land uses including hotel, movie theater, nightclub, and housing. For each
use, BAE prepared a market overview and financial pro forma, and presented the analysis to
a series of community meetings. Following completion of a concept for the anchor site, BAE
assisted the Agency in reviewing two developer proposals. BAE is currently analyzing the
financial feasibility of the selected development proposal to refine the project so that
it meets Agency goals and minimizes agency subsidies.
Public Market and Education
Center Feasibility Study
Center for Urban Education about Sustainable Agriculture (CUESA)
BAE completed a feasibility study for expansion of the Ferry Plaza
Farmers Market, San Francisco’s premier farmer’s market. The non-profit sponsor
wanted to expand its operation into a full scale public market and education center.
BAE’s study involved a series of four surveys to gauge consumer and vendor demand,
including a resident telephone survey, an intercept survey of current market shoppers, and
mail surveys of current and potential vendors. BAE also refined the development concept,
evaluated potential locations along the San Francisco waterfront, and tested the financial
feasibility of several public market alternative configurations.
Feasibility Analysis for
San Francisco Boutique Hotel
San Francisco Municipal Railway, CA
For this key site at Mission and Steuart in downtown San Francisco, BAE
assisted with the marketing and developer solicitation process, including drafting
sections of the RFP, compiling a hotel developer/operator mailing list, and serving on the
evaluation panel for developer selection. BAE also analyzed the financial feasibility of
proposal submittals. After selecting a developer, BAE supported the development agreement
negotiations, including structuring the ground lease payment terms for this public/private
venture.
Pier 45 Public Attraction
Development Proposal Review
Port of San Francisco, CA
BAE completed an extensive review of two controversial development
proposals to provide a local-serving public attraction at Pier 45. Proposals were for a
world-class themed history attraction, and for a non-profit Bay Center environmental
education facility. BAE researched development team qualifications and references,
evaluated revenue assumptions for reasonableness, analyzed financial proposals, and
evaluated several unique measurements such as density of visitors per square foot. BAE
drafted its report in conformance with the Port’s evaluation criteria and Port
methodologies. In addition, BAE wrote a special memorandum describing the various types of
risk associated with each development proposal.
San Jose Citywide Retail Study
City of San Jose, CA
As the City of San Jose has grown, some retail centers and neighborhood
business districts have thrived, while others have experienced declining sales. BAE, along
with an experienced retail real estate broker, was commissioned to analyze the San Jose
retail market, to identify underserved submarkets with opportunities for additional,
better-targeted stores. BAE analyzed household and income characteristics, compared to
actual store-by-store retail sales data, to determine unmet demand. BAE pioneered the use
of GIS to conduct the analysis, leading to recommended stores for future attraction.
Piers 27-31
Development Proposal Review & Negotiation Support
Port of San Francisco, CA
For this 350,000 square foot facility, BAE led a team of consultants to
evaluate two major development proposals. One proposal sought to create a West Coast
version of Chelsea Piers, a successful recreation-oriented pier reuse project in New York
City. The other proposal teamed the San Francisco YMCA with the Mills Corporation to
create a unique waterfront mixed-use recreation project. For each proposal, BAE analyzed
the financial returns to the Port of San Francisco from ground lease revenues, the
development and market risks posed by each project, the feasibility of reusing historic
pier sheds and structures, and development team experience. The Mills Corporation proposal
was selected, and BAE assisted the Port with developer negotiations for ground lease and a
development agreement.
Downtown Retail Tenant Recruitment
City of Davis, CA
The City of Davis retained BAE to identify target niches and to
initiate a downtown recruitment strategy to strengthen downtown’s position as the
primary retail center for the community and to create a downtown tenant mix of unique
independent retailers. BAE analyzed local demographics, developed a list of potential new
downtown retailers, contacted a sample of this list, and marketed downtown to prospective
businesses.
Heritage Area Economic
Development Opportunities
Anacostia Trailways Heritage Area, MD
BAE conducted a comprehensive analysis of tourism-based economic
development potential in this state-designated heritage area in Prince George's County,
Maryland. Working closely with community representatives of multiple jurisdictions, BAE
catalogued and prioritized historic, cultural, and natural resources based on degree of
interpretation and marketability. BAE also identified and analyzed comparable attractions
outside the heritage area to benchmark marketing practices and as a basis for projecting
attendance. With the assistance of area officials, BAE identified federal, state, and
local programs to finance proposed development. BAE also evaluated the economic impacts of
alternative strategies. This information was ultimately used in proposing specific actions
expected to have the greatest impact on economic revitalization in the heritage area.
National Road Scenic
Byway Economic Development Strategy
State of Maryland Department of Planning, MD
BAE worked as part of a multi-disciplinary team to prepare a scenic
byway plan for the National Road in Maryland. As the Federal Government’s first
public works project, the National Road was constructed in the early 1800s. Today, the
corridor links many of the state’s tourist destinations. BAE’s work included
identifying heritage tourism opportunities and developing strategies to support
tourism-related economic development. BAE also recommended creating a revolving loan fund
to assist in rehabilitating historic structures as a key tool in preserving the National
Road’s heritage. BAE helped develop funding guidelines for eligible projects and
prepared the fund’s financial plan.
Furniture Outlet Feasibility Study
West Sacramento Redevelopment Agency, CA
For this study, BAE analyzed the feasibility of developing a furniture
outlet complex in West Sacramento. Our work included an assessment of national trends in
furniture store retailing including manufacturer’s outlets and multiple brand
superstores, detailed case studies of prototype facilities across the country, analysis of
regional trade area furniture market support, and financial feasibility analysis.
Revitalization Strategies
for Aging Commercial Centers
ED/GE Commercial Center Committee, OH
Working with a consortium of local governments, BAE formulated
revitalization/redevelopment strategies for nine obsolete shopping centers. BAE
inventoried competitive supply, analyzed demographic and economic trends, researched
national retailing trends, assessed future development plans of each property owner,
estimated future sales potential, and developed detailed strategies for each center,
including illustrative site plans for those centers recommended for redevelopment.
Additional recommendations focused on regional efforts to stabilize future retail markets,
including "smart growth" policies to maintain a regional retail balance.
Irvington District Concept Plan
City of Fremont, CA
The Irvington District, a historic business and shopping district in
Fremont, serves surrounding neighborhoods that are undergoing dramatic demographic
changes. In addition, a planned BART station nearby will create transit-oriented
development opportunities. BAE, working with a land planner, is conducting market
overviews and convening a series of developer panels to ascertain likely demand for
increased retail and restaurant development in the center of the District.
Brew Pub and Entertainment
Complex Feasibility Study
Town of Loomis, CA
This study analyzed the market, financial, and physical feasibility of
rehabilitating a historic industrial building in downtown Loomis into a brewpub and
specialty retail/entertainment facility. BAE analyzed the property’s competitive
position in the regional trade area, prepared a project cash flow including rehabilitation
costs, and advised the Town regarding funding sources and potential operators. Working
with subcontractors, BAE also evaluated the potential demand for a local small business
revolving loan fund and a small business incubator.
Showplace Square Highest and Best
Use Study
Bay West Development Group, CA
BAE explored the market support for boutique hotel, live/work,
specialty retail, and office uses for this central site in the San Francisco Design Center
District. BAE surveyed 120 District tenants to determine conflicts with showroom
operations, compiled visitor and patronage data, analyzed competitive supply of each land
use, and recommended three development concepts with strong market support.
Event Venue Feasibility Study
Historic Richmond Foundation, VA
BAE analyzed the reuse potential for Richmond’s Monumental Church,
built in 1810 to memorialize the victims of a major theater fire. Based on review of the
building’s physical assets and extensive interviewing of potential users, BAE
developed a program of likely demand for the Church’s use as an event venue for
weddings, memorial services, small concerts, lectures, and historical tours.
International
Boulevard Commercial Revitalization Market Analysis
City of Oakland, CA
For the Lower San Antonio neighborhood in East Oakland, BAE conducted a
market overview of potential retail, community facility, and office uses to revitalize the
major commercial arterial, International Boulevard. San Antonio is one of the most
ethnically diverse neighborhoods in the Bay Area, with African-American, Vietnamese,
Filipino, and Middle Eastern residents. BAE presented its findings at a one-day Economic
Development Summit for the neighborhood.
Regional Mall Market Study
Sacramento County, CA
BAE completed several engagements for the County regarding the
development of the Elk Grove Mall, a proposed 1.5 million square foot mall plus 300,000
square feet of surrounding "power center" uses. The Mall was expected to
cannibalize sales from other, aging retail facilities. BAE prepared an in-depth market
study for each type of proposed retail, and prepared case studies of large
shopping/entertainment projects throughout the U.S.
Downtown Revitalization Market Study
City of Benicia, CA
For this historic community on the San Francisco Bay, BAE worked with
the Economic Development Committee to analyze the market potential for various land uses.
Benicia is California’s first capitol city, and more recently, one of
California’s first Main Streets. The area has a strong artists community, as well as
numerous specialty retail shops and a one-mile scenic main street terminating at a newly
renovated historic depot. Local merchants were focused primarily on strengthening their
customer base, and the City was interested in exploring support for an artists co-op
gallery and additional lodging facilities. BAE analyzed retail sales leakage, conducted a
telephone resident survey to assess local shopping patterns and opportunities, identified
additional stores that could be attracted downtown, interviewed artists and profiled case
studies of successful arts co-operative programs, and recommended strategies to ensure
that future mixed use development maintained the view corridors and pedestrian
orientation.
Orinda Theater Square Re-Tenanting
Strategy
City of Orinda, CA
Working with a retail leasing specialist, BAE assisted the City and the
owner of this mixed-use complex to plan for future re-tenanting. Theater Square, developed
in the 1980s, combines a rehabilitated historic movie theater with offices and ground
floor retail spaces. During the last few years, the specialty retailers had experienced
mixed success, but office demand for ground floor spaces was increasing. To strengthen
retail sales potential, BAE analyzed recent demographic trends and store-by-store sales,
identified potential stores with a good fit for the project, and recommended extensive
improvements to the structure and its parking garage to enhance pedestrian flow and space
utilization.
Neighborhood Grocery Store
Feasibility Study
Vallejo Neighborhood Housing Services, CA
BAE conducted a comprehensive study of the market and financial
feasibility of developing a grocery store in an underserved low-income community. The
study assessed ethnic food retailing to serve the diverse community. BAE profiled existing
stores, determined supportable square footage, recommended several sites for development,
and tested financial feasibility for two different store types. The study also included an
overview of retail trends affecting grocery delivery to low-income communities throughout
the U.S.
Florin Corridor Action Plan
Sacramento Housing and Redevelopment Authority, CA
Working with the Florin Road Partnership, BAE formulated a
revitalization strategy for this major retail corridor in Sacramento. Traditionally a
regional shopping district, the area had been declining, including closure of major
"big box" stores. BAE analyzed market demand and conducted a telephone survey of
residents’ shopping patterns to determine the corridor’s long-term retail
potential. The Action Plan recommended strategies to promote merchants, increase shopper
attraction, re-orient parts of the corridor to target local neighborhoods, consolidate
land use patterns, and redevelop key sites into non-retail uses.
Orientation
Center Feasibility Study for Shenandoah Valley National Historic Battlefield
Shenandoah University, Winchester, VA
In order to link faculty to the Shenandoah Valley and its Civil War
history, the University has initiated innovative partnerships with area tourism
organizations and historic sites. BAE, as part of a planning team, evaluated the market
and financial feasibility of developing a regional orientation center for Civil
War-related attractions in Winchester and Frederick County. Our work included preparing a
marketing strategy for the region’s heritage tourism sites, evaluating potential
revenue-generating components of the new orientation center, and developing a business
plan.
Larkspur Downtown Specific Plan
City of Larkspur, CA
As part of the Downtown Larkspur Specific Plan, BAE conducted a full
market study for retail, residential, and office uses. Work included detailed analysis of
store-specific taxable sales and interaction with a Task Force. This project, completed in
association with an urban design firm, received the 1992 Comprehensive Planning: Small
Jurisdiction Award from the Northern California Section of the American Planning
Association.
Santa Rosa Core Area Enhancement
Strategy
City of Santa Rosa, CA
For this study, BAE inventoried existing land uses in downtown Santa
Rosa, utilizing GIS to map the distribution of these uses. BAE also conducted interviews
with key stakeholders including retailers, property owners, and city officials, and
recommended strategies to enhance the Core Area. The strategies included ways to
strengthen the land use mix, create a coordinated marketing effort, develop an urban
design plan, and create a vision for the Core Area.
Rockville Town Center Market Profile
Greater Rockville Partnership and the City of Rockville, MD
BAE conducted an extensive survey research effort to profile market
support for retail and housing in Rockville Town Center. This effort included five
separate surveys to collect comprehensive data on consumer desires, including surveys of
current downtown shoppers, Town Center employees, market area residents, transit riders,
and Town Center merchants. These surveys identified shopper preferences, issues to be
resolved in the upcoming Master Plan, types of stores desired, and the level of interest
in alternative forms of downtown housing. In addition, BAE quantified the size of each
market segment and profiled the demographic characteristics of market area residents.
Chico Downtown Market
Study and Revitalization Strategy
City of Chico, CA
Chico, a university town, had experienced substantial sales growth in
suburban mall and "big box" development, leading to concerns about downtown
economic vitality. This project assessed retail sales volumes and store sales performance,
identified special niches, and formulated a revitalization strategy for downtown Chico.
The study also analyzed the perceived predominance of adult-oriented entertainment venues
and bars, and their negative impacts on the downtown retailing environment.
Lemoore Downtown Specific Plan
City of Lemoore, CA
In association with an urban designer, BAE conducted a detailed market
analysis and revitalization strategy as part of the Downtown Specific Plan for this
Central Valley community. Our work included estimates of retail sales capturable from a
nearby military installation, and re-positioning and promotional strategies. We also
identified specific retail stores to target for attraction. This project received the 1994
national Planning Implementation: Small Jurisdiction Award from the American
Planning Association.
Montclair Village Marketing Plan
Montclair Business Association, CA
BAE completed a market study and strategy for revitalization of the
Montclair Village shopping area in the hills of Oakland, CA. This area had been impacted
by shifting retail sales patterns, and suffered from poor circulation and outdated
merchandising. The study included an analysis of store-by-store sales trends, a telephone
survey of local residents, and meetings with the merchant task force.
Avila Beach Specific Plan
San Luis Obispo County, CA
Working with a land use planner, BAE provided background studies and
recommended strategies to implement this plan for redevelopment of Avila Beach. The
community faced the unique situation of complete demolition and reconstruction of its
popular beachfront commercial district to mitigate underground petroleum contamination
from a nearby refinery. The consultant team worked with a community task force to explore
potential new development options, expanded tourism and lodging opportunities, and
preservation of the district’s village center character. Reconstruction of Avila
Beach is currently underway.
