AN ADVISORY SERVICES PANEL REPORT Soesterberg Airbase Utrecht,The Netherlands Urban Land $ Institute Soesterberg Airbase Utrecht, The Netherlands An Approach to Reuse and Revitalization September 24–27, 2007 An Advisory Services Panel Report ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 About ULI–the Urban Land Institute he mission of the Urban Land Institute is to • Sustaining a diverse global network of local provide leadership in the responsible use of practice and advisory efforts that address cur- land and in creating and sustaining thriving rent and future challenges. T communities worldwide. ULI is committed to Established in 1936, the Institute today has more • Bringing together leaders from across the fields than 38,000 members from 90 countries, represent- of real estate and land use policy to exchange ing the entire spectrum of the land use and develop- best practices and serve community needs; ment disciplines. Professionals represented include developers, builders, property owners, investors, • Fostering collaboration within and beyond architects, public officials, planners, real estate ULI’s membership through mentoring, dia- brokers, appraisers, attorneys, engineers, financiers, logue, and problem solving; academics, students, and librarians. ULI relies • Exploring issues of urbanization, conservation, heavily on the experience of its members. It is regeneration, land use, capital formation, and through member involvement and information sustainable development; resources that ULI has been able to set standards of excellence in development practice. The Insti- • Advancing land use policies and design prac- tute has long been recognized as one of the world’s tices that respect the uniqueness of both built most respected and widely quoted sources of ob- and natural environments; jective information on urban planning, growth, and development. • Sharing knowledge through education, applied research, publishing, and electronic media; and ©2007 by ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 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. Cover photo: Royal Netherlands Air Force. 2 An Advisory Services Panel Report About ULI Advisory Services he goal of ULI’s Advisory Services Program accurate assessments of a sponsor’s issues and to is to bring the finest expertise in the real provide recommendations in a compressed amount estate field to bear on complex land use plan- of time. T ning and development projects, programs, and policies. Since 1947, this program has assem- A major strength of the program is ULI’s unique bled well over 400 ULI-member teams to help ability to draw on the knowledge and expertise of sponsors find creative, practical solutions for its members, including land developers and own- issues such as downtown redevelopment, land ers, public officials, academics, representatives of management strategies, evaluation of develop- financial institutions, and others. In fulfillment of ment potential, growth management, community the mission of the Urban Land Institute, this revitalization, brownfields redevelopment, mili- Advisory Services panel report is intended to tary base reuse, provision of low-cost and afford- able housing, and asset management strategies, provide objective advice that will promote the re- among other matters. A wide variety of public, sponsible use of land to enhance the environment. private, and nonprofit organizations have con- tracted for ULI’s Advisory Services. ULI Program Staff Each panel team is composed of highly qualified Marta V. Goldsmith professionals who volunteer their time to ULI. Senior Vice President, Community They are chosen for their knowledge of the panel Thomas W. Eitler topic and screened to ensure their objectivity. Director, Advisory Services ULI’s interdisciplinary panel teams provide a holistic look at development problems. A re- Cary Sheih spected ULI member who has previous panel Senior Associate, Advisory Services experience chairs each panel. Matthew Rader Senior Associate, Advisory Services The agenda for a panel assignment is intensive. It includes an in-depth briefing day composed of a Carmen McCormick tour of the site and meetings with sponsor repre- Panel Coordinator, Advisory Services sentatives; interviews with key community repre- Romana Kerns sentatives; and formulation of recommendations. Administrative Assistant, Advisory Services Long nights of discussion precede the panel’s conclusions. On the final day on site, the panel Nancy H. Stewart makes an oral presentation of its findings and Director, Book Program conclusions to the sponsor. A written report is Laura Glassman, Publications Professionals LLC prepared and published. Manuscript Editor Because the sponsoring entities are responsible Betsy VanBuskirk for significant preparation before the panel’s visit, Art Director including sending extensive briefing materials to each member and arranging for the panel to meet Martha Loomis Desktop Publishing Specialist/Graphics with key local community members and stake- holders in the project under consideration, partici- Craig Chapman pants in ULI’s panel assignments are able to make Director, Publishing Operations Utrecht, The Netherlands, September 24–27, 2007 3 Acknowledgments n behalf of the Urban Land Institute, the Other individuals supporting the panel process in- panel would like to thank the representa- cluded Mr. H. H. Sietsma, managing director of tives of the province of Utrecht and the the province of Utrecht; Mr. A. Noordergraaf, O cities of Soest and Zeist for inviting them mayor of Soest; Mrs. S. Teelen; Mr. H. Sol; Mrs. V. to assist in recommending redevelopment options Erdtsieck; Mr. R. Jonge Poerink; Mr. H. D. Gom- for Soesterberg Airbase and the surrounding mer; and Mr. A. van Dongen. area. Special thanks go to Mr. B. Krol, provincial executive responsible for spatial development; Mr. Although many individuals from the municipali- C. Berkhout and Mr. Gudde from Zeist; and Mr. T. ties and the province helped prepare for the Middelkoop from Soest. As the primary sponsors panel’s visit, Mrs. C. Schippers and especially Mrs. of this panel, they provided the leadership neces- K. de Haan from the Hart van de Heuvelrug Pro- sary to make possible the many panel interviews, gram Office were indispensable in the lead-up to workshops, and meetings. the panel and incredibly helpful while the panel was on site. With their involvement, the panel The panel is also grateful to Paul Vismans of KFN feels the future of the Utrechtse Heuvelrug is in for his determination in facilitating this panel. good hands. Making the facilities of KFN available to ULI was crucial to a successful panel, and his insight on Last, the panel wishes to thank the hundreds of Utrecht, the municipalities, and the airbase area individuals who participated in the interviews and was extremely helpful. Also from KFN, Renske workshops and who attended the final presenta- Onland provided outstanding logistical and staff tion. The ultimate success of ULI panel depends support. The panel thanks Christa Van Vldrop upon their continued involvement in the land- from M | C | C | L | T | W | E who made sure all the planning process. necessary lodging and food arrangements for the panel were complete. This short but intense panel process would simply not have been possible with- out her help. 4 An Advisory Services Panel Report Contents ULI Panel and Project Staff 6 Foreword: The Panel’s Assignment 7 Market Considerations 10 Development, Planning, and Design Strategies 12 Branding 21 Implementation 24 Conclusion 25 About the Panel 26 Utrecht, The Netherlands, September 24–27, 2007 5 ULI Panel and Project Staff Panel Chair Kwesi Marles Director, Community Health Investments James M. DeFrancia London & Regional Properties President London, United Kingdom Lowe Enterprises Community Development, Inc. Aspen, Colorado David Winkles Community Relations and Development Manager Panel Members Value Retail Management Maasmechelen, Belgium Michael D. Beyard Senior Resident Fellow, ULI/Martin Bucksbaum ULI Project Director Chair for Retail and Entertainment ULI–the Urban Land Institute Thomas W. Eitler Washington, D.C. Director, Advisory Services David A. MacKinnon Associate Director, Office of Economic Adjustment United States Department of Defense Washington, D.C. 6 An Advisory Services Panel Report Foreword: The Panel’s Assignment he Soesterberg Airbase is a 546-hectare (1,350-acre) military reservation located in the province of Utrecht, in central Nether- Groningen T lands. The base has been integral to the Wassenzee Royal Netherlands Air Force and in 1913 was the site of the founding of the Army Aviation Group, the Luchtvaartafdeeling, the predecessor of the Dutch air force. Emmen Ijsselmeer The majority of this base will close as a military Alkmaar reservation in January 2009. Two parts will stay at Zwolle the Ministry of Defence: the Camp New Amster- North Sea Velsen Haarlem Almere dam area and the future Museum District. The fu- Amsterdam ture use of the airbase has been the subject of a Enschede Apeldoorn Leiden Amersfoort major cooperative effort by the province, local Soesterberg The Hague NETHERLANDS governments, and other entities since mid-2005. Zoetermeer Utrecht Delft (TheHart van de Heuvelrug program started offi- Rotterdam cially in 2004; the airbase