Covering your bases

The Marine Corps Air Base in Tustin, Calif. was among 26 major bases closed from the 1991 BRAC list. John Laing Homes purchased 55 acres of the approximately 1600 acres and bought an additional 5 adjoining acres from a private land owner. During an online auction, 210 acres of the 700-acre package were sold to William Lyon Company and Lennar. Much of the property will be divided for commercial building parks, and the remainder remains unsold with Centex Homes and Shea Homes in negotiation.

John Laing Homes did not get involved directly with the military during the purchase. "The city of Tustin had already negotiated the conveyance of title from the U.S. Government to the City prior to JLH getting involved," Steve Kabel, president for the south coast division of John Laing Homes says. Instead, the John Laing Homes' involvement began with a response to the city's Request for Proposal. "The response included our qualifications as a residential builder and land developer, our concept of a land plan and product, and our economic proposal including price and terms," says Kabel.

Laying the foundation for this project required working with the public agency staff, policy makers and neighborhood advocacy groups. "In the instance of Tustin Field, we recognized early on that the policy makers [City Council] had a very definite vision for what they wanted to accomplish," Kabel says. "The City Council also empowered a very capable staff to implement the vision."

It's also common for the U.S. Government to convey former military bases to public agencies with the caveat that a portion of the former base be set aside to assist the needs of local faith-based entities. "We worked with the Salvation Army to provide transitional living/housing both onsite and offsite in accordance with the conditions imposed by the military as a predicate to the conveyance of the base property to the City of Tustin," Kabel says.

Overall, John Laing Homes found it important to collaborate with all the groups involved. "Initially, we listened a lot to the policy makers and their designated military base conversion staff," Kabel says. "Then we began to settle in on a strategic planning process that would permit the project to evolve through an understanding of the community's needs.

"This is traditional land use design process on steroids," Kabel says. "It is a process that moves you from pure, traditional zoning to place making. We relied heavily on city staff, planning commission, and city council meetings."

Army (12)

Riverbank Army Ammunition Plant, Calif.

Fort Gillem, Ga.

Fort McPherson, Ga.

Newport Chemical Deport, Ind.

Kansas Army Ammunition Plant, Kan.

Selfridge Army Activity, Mich.

Mississippi Army Ammunition Plant, Miss.

Fort Monmouth, N.J.

Umatilla Chemical Deport, Ore.

Lone Star Army Ammunition Plant, Texas

Deseret Chemical Deport, Utah

Fort Monroe, Va.

Navy (5)

Naval Air Station Atlanta, Ga.

Naval Station Pascagoula, Miss.

Naval Air Station Willow Grove, Pa.

Naval Station Ingleside, Texas

Naval Air Station Brunswick, Maine

Air Force (5)

Kulis Air Guard Station, Ark.

Onizuka Air Force Station, Calif.

Brooks City Base, Texas

General Mitchell ARS, Wis.

Cannon Air Force Base, N.M.*

*Closure recommendation goes into effect if the Secretary of the Air Force does not designate a new mission for the installation by December 31, 2009.