Celebrating 50 Years: Helping Clients Make the Best Use of Land and Real Estate

Gruen Gruen + Associates founded

Nina and Claude Gruen co-founded the firm in San Francisco on February 14, 1970.

Low and moderate income housing in the suburbs; an analysis for the Dayton, Ohio, region

Prepared for the Miami Valley (Ohio) Regional Planning Commission.

Forecast of housing and retail demand for the development of Irvine, CA

Client: The Irvine Company

Feasibility Analysis of Cleveland Central District Development

Client: The Higbee Company
Renovation and expansion of the Western Reserve Building and redevelopment of the river front around the old Settlers Landing.

The cumulative impact of ordinances that restrict housing: presented in testimony for “the Petaluma Case”

Client: Arata Misuraca and Clement
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 forecasts proved accurate.

Evaluation of Downtown Santa Barbara redevelopment planning options

Client: Santa Barbara Redevelopment Agency
In-depth market, economic, and planning analysis program for the revitalization of Santa Barbara’s central city area. The report on the study was published in a volume entitled, Santa Barbara’s Central City: Choices for the Future.

The effects of land-restricting local growth controls on price and other aspects of housing production

Client: The Urban Land Institute

Land use impacts and development potentials around two Oakland BART station areas

Client: Lake Merritt/Coliseum Development Project
GG+A evaluated the development potentials and impacts of BART around the Lake Merritt and Coliseum BART stations.

Economic analysis of alternative land uses along the San Francisco waterfront

Client: San Francisco Bay Conservation and Development Commission
GG+A evaluated the financial feasibility of a full range of non-maritime cargo-related land use alternatives for the preparation of a special area plan for the entire waterfront area. The plan provided the foundation for the development of Pier 39, one of San Francisco’s most visited attractions.

The effects of rent control

Client: California Housing Council, Inc.
By 1977, more than 100 New Jersey communities had adopted such ordinances. New Jersey’s “local option rent control” was being held up as a model for California legislators to follow. The California Housing Council hired GG+A to study the New Jersey experience and identify the likely long-run effects of rent control in that state. The results of the study was published under the title, “Rent Control in New Jersey: the Beginnings.” GG+A identified the effects of rent control in New Jersey and generalizations about the effects of rent control on any private housing market.

Analysis of new all-suite prototype for DoubleTree Hotels

Client: DoubleTree Hotels

Kaiser Permanente medical center master plan

Client: Kaiser Foundation
Assisted Kaiser-Permanente in preparing a master plan and estimated the fiscal and economic impacts of the Kaiser Permanente Medical Center, San Francisco.

Financial strategies for the San Francisco Municipal Railway (MUNI)

Client: San Francisco Public Utilities Commission
Comprehensive analysis of MUNI’s fare revenues, public funding sources and costs in order to develop both short- and long-range strategies for financing transit service in the post Proposition 13 era.

Fiscal analysis of alternative growth scenarios

Client: City of San Antonio, TX

Marketing study for large-scale residential, hotel, office and retail development in Monterey

Client: The Pebble Beach Corporation
Marketing study of the 143-acre “Old Capitol” site located in Monterey (CA).

Downtown Scottsdale Plan

Client: City of Scottsdale, AZ
Provided the market, economic and fiscal foundation and strategic development plan for downtown Scottsdale.

Real estate analysis of the 195-acre San Francisco Mission Bay project

Client: Southern Pacific Development Company
Provided the market and real estate economic framework for the preparation of a preferred land use plan for the 195-acre waterfront prepared by the architectural firm of I. M. Pei and the planning firm of Wallace, Roberts & Todd.

Highest and Best Use Marketability and Disposition Strategy Study

Client: United States Postal Service
Formulated and evaluated development and disposition options for the Post Office Rincon Annex. Perini Land & Development redeveloped the site into the mixed-use Rincon Center including a new 23-story office and apartment building with ground floor retail.

Analysis of Downtown Seattle plan alternatives

Client: City of Seattle, WA
Economic, housing and fiscal analysis for preparation of Seattle’s Downtown plan.

Market and financial feasibility analysis of downtown San Francisco mixed-use project

Client: Trinity Properties

The economic effects of proposed growth, land use and parking strategies on retail sales, rents and bonding capacity of Downtown Palo Alto

Client: City of Palo Alto, CA

Market study and strategic action plan for Naples Third Street specialty shopping area

Client: Neopolitan Enterprises, Inc.

Market, economic, and fiscal analysis of 760-acre site in Fremont, CA

Client: Santa Fe Pacific Realty Corporation/Catellus Development Corporation
Mixed-use Pacific Commons development has built out with 2.5 million SF of automotive, retail, light industrial, and R&D space.

Market analysis and development program for large Stockton land holdings

Client: The Grupe Company
GG+A provided land use development and amenity programming, financing strategy and related recommendations for Brookside, the premier master-planned community in the San Joaquin Valley with over 21,000 residents and more 800,000 square feet of commercial space.

San Francisco Centre vertical mall development at 5th and Market Streets

Client: San Francisco Unified School District

Forecast of Pleasanton’s General Fund operating costs and revenues

Client: City of Pleasanton, CA

Economic and fiscal impact analysis of Embassy Suites’ project in South Lake Tahoe

Client: Baker & McKenzie and Embassy Suites
Economic and fiscal analysis by GG+A laid a foundation of information that provided the basis for compromises that met the objectives of project sponsors and those who were originally opposed to the project.

Hacienda Business Park fiscal analysis

Client: Prudential Insurance Company of America
Analysis of 900-acre site, what became the 10-million square foot mixed-use business park.

Planning policy audit of retail sales in the City of Palo Alto

Client: City of Palo Alto, CA
Conducted an analysis and predicted the future of five older retailing areas and developed strategic options for alternate land use policies that would address the challenges and opportunities identified.

Demand for residential for-sale units at the edge of Downtown San Francisco

Client: Paladin USA, Inc.
Evaluated the demand for residential units that could be developed through the rehabilitation of and adaptive reuse of an office building on Fremont Street in the South-of-Market area (SOMA) into residential condominiums.

Scottsdale Downtown Waterfront program and expansion of Fashion Square Mall

Client: City of Scottsdale, AZ

Metra real estate revenue generation study

Client: Metra
A multi-disciplined team formed and led by GG+A devised an ongoing asset management enhancement and joint development and disposition program for Metra, the commuter rail operator in the 3,700-square-mile northeastern Illinois region.

Implementation strategy for a value-oriented regional shopping center

Client: Ford Motor Land Development Corp.
Developed tenanting strategy for a large-sized value-oriented regional mall- The Great Mall, formerly Ford’s San Jose automotive plant.

Market and investment analysis for development programming of land holdings

Client: John Knox Village
Provided market and real estate investment analysis for the development programming of a 120-acre and several smaller parcels of land owned by a large continuing care retirement community in a suburb of Kansas City.

Northbrook strategic economic development plan

Client: Village of Northbrook, IL

San Diego Civic Center master plan

Client: Center City Development Corporation
A multi-disciplinary team led by Gruen Gruen + Associates prepared a master plan for a new San Diego civic center.

Land development and sale of 300-Acre West Agnews Developmental Center surplus property in Santa Clara, California

Client: State of California, Dept. of General Services
GG+A identified a value-maximizing re-use disposition strategy, and then served as prime contractor for a team of planners, engineers, environmental specialists and others to implement the strategy. The State’s receipts for the land sold exceeded $300 million. Following the build-out of the project, the City of Santa Clara was one of only ten communities in the country to be given the All American City Award from the National Civic Legion.

Strategic assessment of Deerbrook Mall

Client: VMC
Strategic assessment included a survey of Mall shoppers and market and investment analysis. Created a strategic action plan including exit strategies, which were implemented.

Development program and marketing strategy for Heritage Reserve and Woodland Prime in Menomonee Falls, Wisconsin

Client: Strong Capital Management, Inc.
Market analysis, real estate investment feasibility analysis, development programming, incentives analysis, and real estate advisory implementation support.

The effect of CTA and METRA rail stations on residential property values

Client: Regional Transportation Authority (RTA)
Estimated the effect of transit station proximity on residential property values as a function of distance.

Planning, reorganization, environmental remediation, entitlement, financing, and redevelopment of bankrupt 62-Acre former steel mill in Union City, California

Appointed Special Masters by the Federal District Court of Northern California for a bankrupt former steel company (Pacific States Steel Corporation) whose principal asset was a site in Union City, California. The 62-acre site had zero assessed value and the site lacked basic infrastructure, roadways, and drainage. More than $28 million of environmental remediation and backbone infrastructure were completed without subsidy, and 742 housing units in three transit-oriented neighborhoods were fully completed by 2007.

Evaluation of proposals and negotiation of lease agreements for concession space in CTA stations

Client: Chicago Transit Authority

Cost-benefit analysis of tax abatement for proposed Promenade retail and entertainment development in North Scottsdale

Client: City of Scottsdale, AZ

Economic development strategy for Lea County and the cities of Hobbs and Lovington

Client: Lea County Community Improvement Corp. (NM)

Market research, economic and land use policy analysis, and strategic action plan

Client: Village of Downers Grove and the Downers Grove Economic Development Commission

Market analysis for Centerplace of Greeley retail development

Client: Regency Centers

Brookfield Square Mall Area/Executive Drive redevelopment strategy

Client: City of Brookfield, WI
GG+A completed market and real estate economic analysis to identify a feasible redevelopment program and implementation strategy.

Re-use plan for disposition of surplus youth correctional facility

Client: State of California, Dept. of General Services
GG+A served as market and economic analyst for the re-use plan and disposition of the former Fred C. Nelles Youth Correctional facility in Whitter, CA. Provided advisory services for the solicitation, evaluation, selection, and negotiation with the selected developer. Brookfield Residential is developing approximately 750 housing units on the site. Commercial uses are also under development.

Downtown Santa Rosa strategic action plan

Client: City of Santa Rosa, CA
Forecast the potential market demand for retail, residential, and office uses in the Downtown and identified strategic policy actions that will facilitate the Downtown realizing its fullest potential.

Orange County Facilities Master Plan

Client: County of Orange, CA
Assessed the county’s 3.9 million square foot real estate portfolio and financial ramifications of alternative real estate disposition and leasing strategies.

Re-programming and implementation of West Gateway redevelopment

Client: Village of Schiller Park, IL
GG+A was tasked with recreating a viable redevelopment plan for the West Gateway site and led implementation efforts including a user/development solicitation program.

Economic and fiscal impact analysis of DuPage Airport and associated activities on the Chicago metro area

Client: DuPage Airport Authority
Prepared an analysis of the economic and fiscal impacts of the DuPage Airport, including the Flight Center, the Prairie Landing Golf Course, and the DuPage National Technology Park.

Market for office and retail uses and strategic recommendations for the enhancement of southern Scottsdale

Client: City of Scottsdale, AZ

Strategic action plan for Downtown Haverhill

Client: City of Haverhill, MA

Conducted an evaluation and forecast of the market for retail, residential, and office uses in Downtown Haverhill. GG+A also identified strategic actions for the Downtown to realize the market potential.

Tracy General Plan forecasts

Client: City of Tracy, CA

As a foundation for decisions about zoning revisions to the General Plan, annexation policies and a new infrastructure master plan forecast the amount of supportable demand for office, retail, and industrial uses.

New Urban Development: Looking Back to See Forward

Written by Claude Gruen, published by the Rutgers University Press.

Market for office and industrial uses at the DuPage National Technology Park and recommended strategies for future success

Client: DuPage Airport Authority
GG+A identified a comprehensive set of recommendations for improving the competitiveness and long-term success of the park. The recommendations were accepted and acted upon, resulting in over 2 million square feet of development after years of limited to no development.

Programming, disposition, and negotiation support for the development of surplus land at the Chino Institute for Men

Client: State of California, Dept. of General Services
After conducting the market assessment that identified the highest and best uses and scale of supportable development for the site, GG+A assisted with solicitation, developer selection, and long-term ground leasing for a portion of the California Institution for Men property in Chino, California. The development today includes about 3.1 million square feet of industrial and retail space on 150 acres of land.

Des Moines regional plan for sustainable development

Client: Des Moines Area Metropolitan Planning Organization (IA)
For the preparation of a regional plan as part of HUD’s sustainable communities initiative, provided long-term economic, demographic, and land use forecasts and analysis and strategy recommendations concerning regional economic development, housing, and redevelopment.

Analysis and forecast of housing needs in the State of Iowa

Client: Iowa Finance Authority
Comprehensive statewide assessment of housing needs and forecast of future housing demands.

West Village Center mixed-use development

Client: Village of Wilmette, IL
GG+A completed a market and financial evaluation of development proposals on Village-owned land and assisted with selection and negotiation of a preferred developer/development program, resulting in improved terms and conditions to the Village.

Reading Airport site market and development strategy

Client: Berks County Industrial Development Authority
Evaluation and development strategy for a 155-acre site at the Reading Airport owned by the BCIDA.

Market reconnaissance and strategic policy recommendations for the Bell Road Corridor

Client: City of Scottsdale, AZ
Conducted research and analysis, including 70 stakeholder interviews, to provide an updated information base and strategic recommendations for a portion of the Greater Airpark Area, the Bell Road Corridor.

Evaluation of Tax Increment District incentives for new corporate headquarters

Client: City of Brookfield, WI

Market for office and industrial uses in the North Washington subarea of Thornton

Client: City of Thornton, CO
Forecast the market potential for industrial to reach judgments about whether the North Washington subarea area contained adequate land for “Employment Center” and business park land uses.

Oregon State Fair exit survey and economic and fiscal impact assessment

Client: Oregon State Fair & Expo Center
GG+A designed and supervised an exit survey of nearly 2,100 visitors to the 11-day State Fair. The economic and fiscal benefits generated by fair and non-fair activities were also estimated by GG+A. Estimates were presented to legislative bodies to garner support and funding for the fairgrounds.

Entitlement and pre-development support for the Gateway at Millbrae Station project

Client: Urban Republic Properties
GG+A prepared the economic and fiscal impact studies and hotel use economic analysis to support entitlement of the mixed-use development at the Millbrae BART station. The 17-acre development broke ground in December 2019 and will feature a Marriott-branded hotel, office space, residential, and significant retail installments.

Housing needs assessment and workforce housing demand projection

Client: City of Chandler, AZ
Evaluated the need for affordable housing in Chandler and proposed development strategies.

Airport Influence Area market analysis and development recommendations

Client: Northern Colorado Regional Airport
Assessed market, economic, and land use conditions for preparation of new Master Plan for the Northern Colorado Regional Airport and off-airport land use and economic development strategies to be adopted within an “Airport Influence Area” component to the Master Plan.

Pre-development market analysis for Gateway Crossings development

Client: Hunter Storm Properties
Retail market reconnaissance and supply-demand analysis to identify the amount and type of retail space that can be supported at the 23-acre redevelopment site located at the southeast corner of Coleman Avenue and Brokaw Road in Santa Clara, California. City Council unanimously approved the proposed development.