Financial Feasibility and Cost-Benefit Analysis of Proposed Omni Hotel and Conference Center at Arizona State University

Client: City of Tempe (AZ) The City of Tempe requested that GG+A render an independent opinion concerning the estimated value of the benefits the City can be expected to receive in comparison to the incentives that will be provided to Omni to bridge the feasibility gap associated with the proposed development. The proposed development will… Read More

Market Reconnaissance, Solicitation and Evaluation of Proposals for the Ground-Leasing and Development of Industrial and Retail Facilities on 150-acres of Land at the Site of the California Institute for Men

Client: State of California, Department of General Services, Real Estate Services Division After conducting the market assessment that identified the highest and best uses and scale of supportable development for the site, Gruen Gruen + Associates (GG+A) assisted with the preparation of a solicitation package for the development and long-term ground-leasing of a portion of… Read More

Real Estate Economic Analysis of Use Options in Southern Scottsdale

Client: City of Scottsdale As strategic input into the preparation of a specific plan for Southern Scottsdale, the City of Scottsdale retained GG+A to evaluate the real estate economics of existing uses and prototypical development and redevelopment alternatives under existing and potential changed or new zoning, subdivision, and other regulations governing the use of land.… Read More

Critique of the Milpitas Unified School District Justification for Developer Fees

Client: McKeehan, Bernard and Wood Shapell Industries sued the Milpitas Unified School District (MUSD) for setting residential and commercial development fees which Shapell alleged to be improper. The law offices of McKeehan, Bernard and Wood, representing Shapell Industries, commissioned Gruen Gruen + Associates (GG+A) to review the studies used by MUSD to justify the fees.… Read More

Analysis of San Francisco Residential Rent Control

Client: Dooley, Anderson, Berg, Pardini, Johnson & Ziegler Gruen Gruen + Associates (GG+A) conducted research on behalf of the legal firm representing the plaintiff in Hozz v. the City and County of San Francisco, a lawsuit filed in the San Francisco Superior Court, Department 2, tried before Judge Ollie Marie-Victoire in November of 1984. The… Read More

Forensic Economics of Land Use Antitrust Case

Client:  Khourie & Crew, Attorneys-at-Law Gruen Gruen + Associates (GG+A) provided economic, market and financial analysis in support of litigation prepared by Khourie & Crew representing Ernest W. Hahn, Inc. v. Codding Enterprises, 615 F.2d 830 (9th Cir. 1980, rec’g 423 F.Supp. 913 (N.D. Cal. 1976); 501 F.Supp. 155 (N.D. Cal. 1980); 1982-1 Trade Cases… Read More

The Cumulative Impact of Municipal Ordinances that Restrict Housing: Presented in Testimony for the Plaintiff in the “Petaluma Case”

Client:  Arata Misuraca and Clement Gruen Gruen + Associates (GG+A) conducted research in order to forecast the economic and social impact of a cumulative adoption of ordinances that would limit the number of building permits issued by smaller, fast-growing communities in the Bay Region. The study concluded that under the present region-wide and national institutional… Read More

Oregon State Fair Exit Survey

Client:  Oregon State Fair & Exposition Center The Oregon State Fair & Exposition Center commissioned GG+A to conduct an exit survey for the 2016 Oregon State Fair. The primary objectives for conducting the exit survey included identifying: The primary geographic area from which Fair attendees are attracted; The demographic characteristics of Fair attendees; The factors… Read More

Market Analysis of Potential Land Use Options at the Reading Airport Site and Strategic Recommendations

Client:  Berks County (PA) Industrial Development Authority GG+A was asked to evaluate the market demand for industrial flex and office uses at the approximately 155-acre Reading Regional Airport site owned by the Berks County Industrial Development Authority (“BCIDA”) and the factors that affect the types of land uses and real estate products potentially developed at… Read More

Planning, Reorganization, Environmental Remediation, Entitlement, Financing and Redevelopment of an 84-Acre Former Steel Mill

Gruen Gruen + Associates (GG+A) and GG+A Founding Principals Claude Gruen and Nina Gruen were appointed Special Masters by the Federal District Court of Northern California for a former steel company (Pacific States Steel Corporation) whose principal asset was a site in Union City, California. At the time of the appointment in 1999, the site… Read More

Economic Review of Proposed Wind Energy Project Impacts

Client:  Law Offices of Schirott , Luetkehans & Garner LLC GG+A was retained by a law firm hired on behalf Livingston County property owners to review an economic impact report prepared by a professor consultant with Illinois State University’s Center for Renewable Energy in support of an application by Invenergy Wind Development North America LLC to… Read More

Real Estate Economic Analysis of Zoning Options for Northfield Road

Client:  Village of Northfield (IL) GG+A was retained by the Village of Northfield to identify for the Northfield Road corridor the real estate economics of representative existing conditions and prototypical development alternatives given current zoning designations and alternatives to current zoning designations. GG+A drew inferences from a synthesis of the real estate economic analysis about… Read More

Real Estate Economic Analysis to Assess Impacts of Affordable Housing Ordinance on Developing Rental and For-Sale Housing

Client:  City of Davis (CA) The City of Davis retained GG+A to conduct real estate economic analysis of rental and for-sale housing development alternatives to assess the impacts of the City’s affordable housing ordinance on the feasibility of development. GG+A evaluated the economics of five different for-sale product types and three affordable housing scenarios to… Read More

Economic Base Assessment and Forecast of Market Potential for Office and Industrial Uses

Client:  Aurora (IL) Economic Development Commission The Aurora Economic Development Commission (AEDC) retained GGG+A to conduct market and economic research and analysis in order to assess the economic base of Aurora and to identify the market potential for industrial and office businesses and potential target industries that would derive advantages from an Aurora location. GG+A… Read More

Opinion of Aaron N. Gruen About the Impacts of Changes Introduced to the Golf Course Facilities on the Property Values of Lots and Single-Family Homes in the Refuge at Lake Havasu

Clients:  Ekmark & Ekmark, LLC and Beus Gilbert PLLC Gruen Gruen + Associates (GG+A) completed a review of the relevant literature, toured the property and area, and completed interviews with knowledgeable individuals in Lake Havasu as well as an interview with a national residential community and golf course developer. GG+A also obtained and analyzed relevant… Read More

Real Estate Economic Analysis of Downtown Redevelopment Alternatives

Client: Roseville (CA) Community Development Corporation Gruen Gruen + Associates conducted real estate economic analysis of prototypical redevelopment alternatives or potential development projects located on four sites in Downtown Roseville and prepared a report summarizing the results of the following: • An evaluation of the current real estate economics that apply to the type and… Read More

Retail Market Opportunities and Development Strategy for the Elk Lakes/Gateway Area and Downtown Greeley

Client:  City of Greeley (CO) and Weld Economic Development Action Partnership The City of Greeley and the Greeley/Weld EDAP retained GG+A to conduct a market reconnaissance of Greeley (CO). The analysis focused on downtown Greeley and the western Greeley opportunity area referred to as Elk Lakes/Gateway area. GG+A’s research and analysis was directed toward providing… Read More

Des Moines Neighborhood and Commercial Indicators Analysis

Client:  City of Des Moines (IA) The City of Des Moines retained Gruen Gruen + Associates (GG+A) to refine and update its neighborhood indicators data and methodology and to develop new commercial supply-demand indicators for neighborhoods of the City. GG+A gathered the necessary data and developed a parcel-level GIS database that included 2015/2016 data pertaining… Read More

Market Analysis and Growth Forecasts for the IL Route 394 & Route 1 Corridor Plan

Client: South Suburban Mayors & Managers Association Part of a team retained by the South Suburban Mayors & Managers Association to prepare a transportation and land use plan for the Route 394 and Illinois Route 1 corridor, GG+A was responsible for the demographic, socio-economic, employment and real estate market analysis and forecasts for an area… Read More

Development Forecasts and Policy Recommendations for Comprehensive Plan

Client: Village of Menomonee Falls (WI) In order to provide an information base and strategic input for a multi-disciplinary team to prepare a Comprehensive Plan for the Village of Menomonee Falls, Wisconsin, GG+A prepared a series of development forecasts. Separate forecasts were prepared for office, industrial and retail space. GG+A also prepared projections of population… Read More

Financial Analysis and Negotiation Support for Redevelopment of San Diego DMV Site

Client: State of California, Department of General Services, Real Estate Services Department GG+A was engaged by the State of California Department of General Services, Real Estate Services Department, to provide analysis and negotiation support for the redevelopment and ground lease of a 6-acre site in the Hillcrest neighborhood of San Diego currently occupied by the… Read More

Economic Development Incentives Policy

Client:  Village of Romeoville (IL) The Village of Romeoville asked GG+A to provide the Village with advice and recommendations concerning the evaluation of development and business incentives and the creation of an incentives policy.  Accordingly, GG+A prepared a detailed report describing: • General recommendations for evaluating requests for incentives; • The approach needed to be… Read More

Comprehensive County Facilities Plan

Client:  Sonoma County (CA) GG+A was part of a team that prepared a facilities master plan for Sonoma County. The plan included the development of a long-term real estate strategy for Sonoma County facilities. The comprehensive county facilities plan comprised a service delivery plan, real estate plan, and financial plan. GG+A prepared the financial analysis… Read More

Market Analysis and Strategic Action Plan for Central City Waukesha

Client:  City of Waukesha (WI) GG+A was retained to conduct an analysis of the market for retail, office, and residential uses in central city Waukesha. In addition to evaluating potential market demands for varying types of space, GG+A also identified strategic actions that will facilitate the enhancement of central city Waukesha. GG+A conducted an extensive… Read More

Economic and Fiscal Benefits of Industrial Firms

Client:  City of Surprise (AZ) The City of Surprise engaged GG+A to estimate the economic and fiscal impacts associated with the operations of local industrial firms. Based on a survey of a sample of industrial firms, which provided information on the economic, labor force, and real estate use characteristics of the firms comprising a significant… Read More

Housing Market Analysis and Forecast for Blue Ash

Client:  City of Blue Ash (OH) The City of Blue Ash commissioned GG+A to evaluate the housing stock of Blue Ash, forecast the future demand for housing, and to identify the likely trajectory of residential neighborhood change in the community.  Based on the housing market assessment, GG+A also identified strategies to maintain and enhance the… Read More

Market Analysis and Strategic Action Plan for Downtown Glen Ellyn

Client:  Village of Glen Ellyn (IL) GG+A was retained to conduct an analysis of the market for retail, office, and residential uses in Downtown Glen Ellyn. In addition to evaluating potential market demands for varying types of space, GG+A also identified strategic actions that will facilitate the enhancement of Downtown Glen Ellyn. GG+A analyzed retail… Read More

Alameda County Real Estate Master Plan

Client:  Alameda County Gruen Gruen + Associates (GG+A) contributed market analysis and financial analysis to support the preparation of a real estate master plan for Alameda County. The master plan included the development of long-term strategies for the use of office space in Oakland and Hayward to accommodate the workplace needs of Alameda County employees,… Read More

Re-Programming and Implementing Redevelopment of West Gateway Site

Client:  Village of Schiller Park (IL) The Village of Schiller Park previously established a tax increment finance district for an approximately 26-acre area bounded by Irving Park Road to the north, Mannheim Road to the west, Belle Plaine Avenue to the south and Interstate 294 to the east. The redevelopment area adjoins the south cargo… Read More

Market Analysis, Real Estate Economic Analysis, and Negotiation Support for Re-use and Disposition of Surplus Property

Client:  State of California Department of General Services, Real Estate Services Division, Asset Planning and Enhancement Branch GG+A served as the market and real estate economic analyst on a multi-disciplinary team engaged by the State of California Department of General Services, Real Estate Services Division, Asset Planning and Enhancement Branch to prepare a plan for… Read More

Market Analysis and Strategic Action Plan for Downtown Lincoln

Client:  City of Lincoln (CA) The City of Lincoln and its Redevelopment Agency asked GG+A to evaluate the demand for space and activities in Downtown Lincoln and identify strategic marketing, planning and policy-related actions that build upon and enhance the Downtown’s strengths given the anticipated completion of the Highway 65 bypass. To complete the market… Read More

Market Analysis and Strategic Action Plan for Downtown Haverhill

Client:  City of Haverhill (MA) GG+A conducted an evaluation and forecast of the market for retail, residential, and office uses in Downtown Haverhill. In addition to evaluating potential market demands for retail, residential, and office space, GG+A also identified strategic actions that will facilitate the Downtown realizing the market potential. To accomplish the study objectives,… Read More

Strategic Economic Development Plan for Town of Gilbert

Client:  Town of Gilbert (AZ) GG+A was engaged to prepare a strategic economic development plan for the next five years. To develop the information base and strategic framework for formulating the plan, GG+A conducted extensive primary and secondary research and analysis and obtained input from Gilbert’s Economic Development Office related to Gilbert’s labor force, economic… Read More

Market Analysis of Employment Land Uses and Development Strategy for North Thornton

Client:  City of Thornton (CO) The City of Thornton, a rapidly growing northern suburb of Denver that has been adding more than 1,000 housing units per year over the past 15 years, retained GG+A to assess whether its 960 acres of land allocated for employment land use designations adjoining I-25 and E-470 in north Thornton… Read More

Market and Financial Evaluation of West Village Center Development

Client:  Village of Wilmette (IL) GG+A was retained to review and evaluate developer proposals for the 1.7-acre West Village Center.  The developer evaluation was directed toward identifying a preferred developer who would have the capacity to select and implement a development program likely to be sustainable over the long run and create spill over benefits… Read More

Analysis and Forecast of Housing Needs in the State of Iowa

Client:  Iowa Finance Authority The Iowa Finance Authority (“IFA”) engaged the consulting team of GG+A and RDG Planning and Design (“RDG”) to prepare a comprehensive statewide assessment and forecast of housing needs in Iowa. The intent of the comprehensive assessment and forecast was to provide an information base that the IFA could use to adequately… Read More

Des Moines County Housing Needs Assessment

Client:  Southeast Iowa Regional Planning Commission The Southeast Iowa Regional Planning Commission retained Gruen Gruen + Associates (GG+A) to complete an assessment of Des Moines County Housing needs in Des Moines County, Iowa. The results of GG+A’s research and analysis summarized in an extensive report provided information on both existing and future housing needs and… Read More

Market Reconnaissance and Strategic Policy Recomendations for the Bell Road Corridor

Client:  City of Scottsdale The City of Scottsdale commissioned GG+A to conduct research and analysis, including stakeholder interviews, to provide an updated information base and strategic recommendations for a portion of the Greater Airpark Area, the Bell Road Corridor (sometimes referred to below as “study area”). GG+A completed an analysis of employment, labor force, and… Read More

Demand For Office and Industrial Space in La Plata County and Strategies For Facilitating Office and Industrial Space Development to Serve Obtainable Demands

Client:  La Plata County Economic Development Alliance The La Plata County Economic Development Alliance retained Gruen Gruen + Associates (GG+A) to evaluate the market demand for office and industrial uses in La Plata County. GG+A’s research and analysis considered the market from both micro and macro perspectives. At the micro level, we conducted interviews with… Read More

Estimated Fiscal and Economic Impacts of the Proposed Del Webb San Juan Oaks Development

Client: Pulte Homes Pulte Homes retained Gruen Gruen + Associates (GG+A) to estimate the fiscal and economic impacts of the proposed Del Webb San Juan Oaks development, a mixed-use project planned to include 1,100 age-restricted housing units, approximately 65,000 square feet of commercial space, and a 200-room resort adjacent to the existing San Juan Oaks… Read More

The Fiscal and Economic Impact of the Proposed Gateway at Millbrae Station Development

Client:  Republic Urban Properties Republic Urban Properties retained GG+A to estimate the fiscal and economic impacts of the proposed Gateway at Millbrae Station development (the “development”) on the City of Millbrae General Fund. The proposed development program included approximately 158,000 square feet of office space, 46,000 square feet of retail space, a 126-room hotel, and… Read More

Evaluation of Assets & Disposition Programming

Client:  Chicago Transit Authority (CTA) Gruen Gruen + Associates (GG+A), in association with LaSalle Partners, was engaged by the Chicago Transit Authority (CTA) to identify and evaluate the real estate assets of the CTA, identify opportunities for enhancing needed assets and program surplus assets for disposition. GG+A developed site evaluation criteria and in conjunction with… Read More

Strategic Assessment of Deerbrook Mall

Client:  VMC VMC, the management and leasing agent for Deerbrook Mall, engaged Gruen Gruen + Associates (GG+A) to conduct a strategic assessment of the Mall. This assessment included a realistic analysis of the trade area market and investment analysis to identify and evaluate strategies to help solidify the Mall’s long-run market position. To complete the… Read More