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Advanced Regional Rail Integrated Vision–East San Bernardino County, California September 7–10, 2014 Advisory ServicesReport Panel A ULI Advanced Regional Rail Integrated Vision–East San Bernardino County, California Envisioning an Implementation and Development Strategy in the Metrolink Corridor September 7–10, 2014 Advisory Services Panel Report A ULI A ULI About the Urban Land Institute THE MISSION OF THE URBAN LAND INSTITUTE is ■■ 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 more than ■■ Bringing together leaders from across the fields of real 34,000 members worldwide, representing the entire estate and land use policy to exchange best practices spectrum of the land use and development disciplines. and serve community needs; ULI relies heavily on the experience of its members. It is through member involvement and information resources ■■ Fostering collaboration within and beyond ULI’s that ULI has been able to set standards of excellence in membership through mentoring, dialogue, and problem development practice. The Institute has long been rec- solving; ognized as one of the world’s most respected and widely ■■ Exploring issues of urbanization, conservation, regen- quoted sources of objective information on urban planning, eration, land use, capital formation, and sustainable growth, and development. development; ■■ Advancing land use policies and design practices that respect the uniqueness of both the built and natural environments; ■■ Sharing knowledge through education, applied research, publishing, and electronic media; and Cover: San Bernardino Metrolink station. Photographer: Daniel Lobo © 2015 by the Urban Land Institute 1025 Thomas Jefferson Street, NW Suite 500 West Washington, DC 20007-5201 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 THE ULI ADVISORY SERVICES program A major strength of the program is ULI’s unique ability is to bring the finest expertise in the real estate field to bear to draw on the knowledge and expertise of its members, on complex land use planning and development projects, including land developers and owners, public officials, programs, and policies. Since 1947, this program has as- academics, representatives of financial institutions, and sembled well over 400 ULI-member teams to help spon- others. In fulfillment of the mission of the Urban Land sors find creative, practical solutions for issues such as Institute, this Advisory Services panel report is intended to downtown redevelopment, land management strategies, provide objective advice that will promote the responsible evaluation of development potential, growth management, use of land to enhance the environment. community revitalization, brownfield redevelopment, military ULI Program Staff base reuse, provision of low-cost and affordable housing, Gayle Berens and asset management strategies, among other matters. A Senior Vice President, Education and Advisory Group wide variety of public, private, and nonprofit organizations have contracted for ULI’s advisory services. Thomas W. Eitler Vice President, Advisory Services Each panel team is composed of highly qualified profession- Daniel Lobo als who volunteer their time to ULI. They are chosen for their Director, Awards knowledge of the panel topic and screened to ensure their objectivity. ULI’s interdisciplinary panel teams provide a holis- Beth Silverman tic look at development problems. A respected ULI member Director, Education and Advisory Group who has previous panel experience chairs each panel. Kathryn Craig The agenda for a three-day panel assignment is intensive. It Senior Associate, Education and Advisory Group includes an in-depth briefing composed of a tour of the site Natasha Hilton and meetings with sponsor representatives; hour-long inter- Associate, Education and Advisory Group views of key community representatives; and a day of formu- James A. Mulligan lating recommendations. Long nights of discussion precede Managing Editor the panel’s conclusions. On the final day on site, the panel makes an oral presentation of its findings and conclusions to Joanne Platt, Publications Professionals LLC the sponsor. A written report is prepared and published. Manuscript Editor Betsy Van Buskirk Because the sponsoring entities are responsible for signifi- Creative Director cant preparation before the panel’s visit, including sending extensive briefing materials to each member and arranging Deanna Pineda, Muse Advertising Design for the panel to meet with key local community members Graphic Designer and stakeholders in the project under consideration, partici- Craig Chapman pants in ULI’s five-day panel assignments are able to make Senior Director, Publishing Operations accurate assessments of a sponsor’s issues and to provide recommendations in a compressed amount of time. San Bernardino County, California, September 7–10, 2014 3 Acknowledgments THE PANEL WISHES TO THANK not only the primary The panel extends special thanks and recognition to the sponsors of this Advisory Services panel—the San Ber- following individuals who were critical in supporting the nardino Associated Governments (SANBAG), the South- panel’s work: Ray Wolfe, SANBAG executive director; Tim ern California Association of Governments (SCAG), and the Byrne, SANBAG chief of planning; Steve Smith, SANBAG California Department of Transportation (Caltrans)—for planning director; and Steve Fox, SCAG senior regional their tremendous support of this project, with excellent in- planner. The panel also thanks the staff of Gruen Associ- formational and logistical resources, but also all the people ates and HR&A, in particular Elaine Carbrey, Judy Taylor, who through their committed efforts made the process for Amitabh Barthakur, and Meghna Khanna. the project possible. Finally, the panel would like to acknowledge ULI Orange Appreciation also goes to all the interviewees—residents, County/Inland Empire. That ULI district council is proac- developers, businesspeople, consultants, and nonprofit tively demonstrating its support to the San Bernardino area and government staff members—who participated in the and is showcasing leadership in addressing regional and project, helping the panel members understand the reality local development issues. Its engaged members represent facing the county, region, and development around the a valuable resource in continuing to support developing the Metrolink system in order to craft informed recommenda- efforts recommended by the panel and other related chal- tions. The enthusiasm and commitment of the interviewees lenges to foster thriving and sustainable communities for were impressive and vital to the success of this effort. the residents of San Bernardino County, and all the people engaged in its development. 4 An Advisory Services Panel Report Contents ULI Panel and Project Staff ...............................................................................................................................6 Foreword: The Panel’s Assignment ...................................................................................................................7 Summary of Challenges and Recommendations ................................................................................................9 Key Strategic Issues .......................................................................................................................................11 Analysis and Recommendations ....................................................................................................................18 Financial Viability ...........................................................................................................................................25 Empowerment of the Cities.............................................................................................................................29 Collaborative Implementation Strategies ..........................................................................................................32 Conclusion ....................................................................................................................................................35 About the Panel .............................................................................................................................................36 San Bernardino County, California, September 7–10, 2014 5 ULI Panel and Project Staff Panel Chair Riki Nishimura Director of Urban Strategies Charles A. Long Woods Bagot Principal San Francisco, California Charles A. Long Properties Oakland, California John Shumway Principal Panel Members The Concord Group LLC Newport Beach, California Jerold Franke President Wispark LLC ULI Project Staff Milwaukee, Wisconsin Daniel Lobo Director, Awards Andrew Kaplan Vice President Kathryn Craig EPS–Economic Planning Systems Inc. Senior Associate, Education and Advisory Group Los Angeles, California 6 An Advisory Services Panel Report Foreword: The Panel’s Assignment THE FIFTH-MOST-POPULOUS COUNTY in California becoming the iconic suburban bedroom community, with and the largest in the United States, San

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