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Views of Typically 50 to 75 Key Commu- Nity Representatives; and Two Days of Formulating Recom- James A Warm Springs/South Fremont Fremont, California June 11–14, 2012 Advisory ServicesReport Panel A ULI A ULI Advisory ServicesReport Panel 1025 Thomas Jefferson Street, NW Suite 500 West Washington, DC 20007-5201 ♼ Printed on recycled paper. Warm Springs/South Fremont Fremont, California Strategies for the Development around the Warm Springs/ South Fremont Station June 11–14, 2012 Advisory Services Panel Report A ULI A ULI About the Urban Land Institute THE MISSION OF THE URBAN LAND INSTItute is ■■ Sharing knowledge through education, applied research, to provide leadership in the responsible use of land and in publishing, and electronic media; and creating and sustaining thriving communities worldwide. ■■ Sustaining a diverse global network of local practice ULI is committed to and advisory efforts that address current and future ■■ Bringing together leaders from across the fields of real challenges. estate and land use policy to exchange best practices Established in 1936, the Institute today has nearly 30,000 and serve community needs; members worldwide, representing the entire spectrum ■■ Fostering collaboration within and beyond ULI’s of the land use and development disciplines. ULI relies membership through mentoring, dialogue, and problem heavily on the experience of its members. It is through solving; member involvement and information resources that ULI has been able to set standards of excellence in develop- ■■ Exploring issues of urbanization, conservation, regen- ment practice. The Institute has long been recognized eration, land use, capital formation, and sustainable as one of the world’s most respected and widely quoted development; sources of objective information on urban planning, ■■ Advancing land use policies and design practices growth, and development. that respect the uniqueness of both built and natural environments; Cover photo: ULI panel. ©2012 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 ULI’S Advisory Services Program is to accurate assessments of a sponsor’s issues and to provide bring the finest expertise in the real estate field to bear recommendations in a compressed amount of time. on complex land use planning and development projects, A major strength of the program is ULI’s unique ability programs, and policies. Since 1947, this program has as- to draw on the knowledge and expertise of its members, sembled well over 400 ULI-member teams to help spon- including land developers and owners, public officials, sors find creative, practical solutions for issues such as academics, representatives of financial institutions, and downtown redevelopment, land management strategies, others. In fulfillment of the mission of the Urban Land evaluation of development potential, growth management, Institute, this Advisory Services panel report is intended to community revitalization, brownfields redevelopment, provide objective advice that will promote the responsible military base reuse, provision of low-cost and affordable use of land to enhance the environment. housing, and asset management strategies, among other matters. A wide variety of public, private, and nonprofit or- ULI Program Staff ganizations have contracted for ULI’s Advisory Services. Gayle Berens Each panel team is composed of highly qualified profes- Senior Vice President, Education and Advisory Group sionals who volunteer their time to ULI. They are chosen Thomas W. Eitler for their knowledge of the panel topic and screened Vice President, Advisory Services to ensure their objectivity. ULI’s interdisciplinary panel teams provide a holistic look at development problems. Annie Finkenbinder Best A respected ULI member who has previous panel experi- Director, Education and Advisory Group ence chairs each panel. Caroline Dietrich The agenda for a five-day panel assignment is intensive. Panel Associate, Education and Advisory Group It includes an in-depth briefing day composed of a tour of Gwen McCall the site and meetings with sponsor representatives; a day Senior Administrative Manager, Education and Advisory Group of hour-long interviews of typically 50 to 75 key commu- nity representatives; and two days of formulating recom- James A. Mulligan mendations. Long nights of discussion precede the panel’s Managing Editor conclusions. On the final day on site, the panel makes an Laura Glassman, Publications Professionals LLC oral presentation of its findings and conclusions to the Manuscript Editor sponsor. A written report is prepared and published. Betsy VanBuskirk 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 Layout Artist 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 Warm Springs/South Fremont, Fremont, California, June 11–14, 2012 3 Acknowledgments ON BEHALF OF THE URBAN LAND INSTItutE, the development director; Kristie Wheeler, planning manager; panel wishes to thank the city of Fremont for inviting it to and the rest of the city staff who assisted in the prepara- assist in the planning and development around the Warm tion of the panel process. Springs/South Fremont Bay Area Rapid Transit (BART) Finally, the panel acknowledges the more than 30 com- station currently under construction. Special thanks are munity stakeholders whose interviews provided valuable extended to Mayor Gus Morrison; Vice Mayor Anu Nata- and insightful information. The interviewees included rajan; and Council members Bill Harrison, Suzanne Lee government officials, residents, business leaders, property Chan, and Dominic Dutra for their vision and leadership owners, developers, and representatives of BART, MTC, in involving ULI in the planning and development pro- and the Valley Transportation Authority. This group of cess. Additionally, the panel would like to thank Fred Diaz, stakeholders is a major asset in advancing and maintaining city manager; Kelly Kline, economic development direc- the interests of the community. tor; Christina Briggs, economic development manager; Jim Pearson, public works director; Jeff Schwab, community 4 An Advisory Services Panel Report Contents ULI Panel and Project Staff ................................................................6 Foreword: The Panel’s Assignment ..........................................................7 Market Overview and Potential ............................................................11 Development Vision ....................................................................15 Design Concepts ......................................................................20 Implementation and Financing ............................................................23 Conclusion ..........................................................................25 About the Panel .......................................................................26 Warm Springs/South Fremont, Fremont, California, June 11–14, 2012 5 ULI Panel and Project Staff Panel Chair Michael Lander Owner and President Victor Karen Lander Group Principal Minneapolis, Minnesota Citybuilding Enterprises Boston, Massachusetts Jack Wierzenski Director, Economic Development and Planning Panel Members Dallas Area Rapid Transit Dallas, Texas Stephen M. Antupit Urban Strategies Designer CityLab7 Collaborator ULI Project Staff Seattle, Washington Thomas W. Eitler Vice President Michael Berne Advisory Services President MJB Consulting Basil Hallberg New York, New York, and Berkley, California Senior Associate Center for Capital Markets and Real Estate Clarence Eng Senior Transit Project Manager Kimley-Horn and Associates Tampa, Florida Stephen F. Gray Associate Urban Designer Sasaki Associates Inc. Boston, Massachusetts 6 An Advisory Services Panel Report 50 Clear Lake Sacramento R. LAKE TAHOE 80 Foreword: The Panel’s AssignmentYOLO EL DORADO 50 505 SONOMA NAPA 80 ALPINE SACRAMENTOSacramento AMADOR CALIFORNIA 395 IN 1956, FIVE TOWNSHIps—Centerville, Irvington, Point SOLANO Mission San Jose, Niles, and Warm Springs—incorporated 5 CALAVERAS Reyes NS 680 to establish the city of Fremont. Located in the San Francis- MARIN TUOLUMNE SAN CONTRA Yosemite NP co Bay Area, Fremont has experienced rapid growth since COSTA JOAQUIN incorporation, evolving from primarily an agricultural com- San Oakland munity to the Bay Area’s fourth-largest city with a popu- Francisco San Francisco Bay ALAMEDA 580 lation of 217,700. Development in Fremont followed the 680880 STANISLAUS Fremont MARIPOSA characteristics typical of postwar development occurring SAN across the United States. As a result, Fremont is defined by MATEO 680280 its high-quality single-family residential suburban neighbor- SANTA CLARA MERCED hoods, where the average listing price is $699,630, that are SANTA MADERA highly dependent on the automobile for daily needs. With CRUZ excellent schools and good quality of life, Fremont primar- FRESNO Monterey Bay ily attracts well-educated and financially well-off families. Regional map. Demographic statistics bear this out: average household
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