Projects

Daybreak Community  (South Jordan, Utah)

 A new town of 4,200 acres located at the Southern end of Utah’s Salt Lake Valley, this was the first community envisaged for Kennecott Utah’s 90,000 acres on the western edge of the Salt Lake Valley and into the Oquirrh mountains. Daybreak now has the potential, at buildout, for 20,000 homes, 3.5 million square feet of retail, and 5 million square feet each of office and Research & Development or industrial uses.

Now nearing the 20th year of its planned 30-40 year buildout, Daybreak has over 6,000 homes built in eight walkable villages with seven more in planning stages. Village designs have evolved over the years to meet changing demands and to strike a finer balance in creating desirable and healthy community. Daybreak is notable in how well it serves a wide range of home price points and lifestyles.

A growing mixed-use town center is served by two UTA light rail stations, the SoDA Row mixed-use center, the University of Utah Medical Center, and Commerce Park. Daybreak’s neighborhoods and mixed-use districts are organized around an extensive greenway and trail framework comprising twenty five percent of the site.

Daybreak has been an early adopter in Utah of sustainable ecological systems and integrates best practices into all aspects of the community’s development, notably the dual-use greenway storm detention and trail network , an all-LEED rated commercial sector, and Energy Star compliance in all homes.

Mr. Hodges has led the master planning of Daybreak since 2002, while with three firms: Hodges Design, Calthorpe Associates (2002-2009), and KayVictor (2012-2019).

 

Cottle Transit Village  (San Jose, California)

A mixed-use transformation of a 332 acre former IBM campus that has been shepherded for over 15 years by Mr. Hodges’ former firm, KayVictor, into becoming the first example of San Jose, California’s strategic target for “Urban Village” transit-oriented communities. Cottle Transit Village balances pedestrian, bicycle, and transit needs in a welcoming, ecologically designed landscape for a diverse mix of income levels, lifestyles, and employment.

Great Oaks is a mixed-use neighborhood of 720 homes, 150,000 square feet of retail, and another 200,000 square feet of flexible commercial or office space designed to provide a broad mix of employment that maintains much of the job base of the original  IBM campus while incorporating needed housing and open space.

Avenue One is a residential community within a half-mile radius of multiple transit systems. A dynamic mix comprised of single family detached homes, townhomes, condominiums, and apartments providing 836 housing units of which nearly 25% are affordable apartments developed by Eden Housing.

Mr. Hodges led KayVictor’s design process for two of Cottle’s residential neighborhoods: the 70-acre Great Oaks and 48-acre Avenue One.

 

Grapevine Community at Tejon Ranch   (Lebec, California)

Tejon Ranch is a 270,000 acre private landholding with permanent open space conservancy on 90% of its land. Grapevine, one of three communities to be developed, is strategically located along California’s Interstate 5, in the Tejon Ranch at the base of the Grapevine Pass separating Bakersfield and the San Joaquin Valley from greater Los Angeles.

Mr. Hodges led the Grapevine project through its formative visioning stage, setting the character and expectations for the community it will become over its 30 year development. This effort took place from 2013 through 2016 and helped Tejon Ranch secure an entitlement development package with Kern County that includes: a general plan and zoning updates, a specific plan, a special plan, and a development agreement.

Mr. Hodges was the Planning Principal in charge of the 4,700 acre Grapevine Community while with KayVictor.

 

Bremerton Downtown “Smart Strategies” (Bremerton, Washington)

This plan brought together several stalled and discontiguous community development efforts into one cohesive strategy that helped unlock the revitalization of Bremerton’s downtown and waterfront. In the few short years following the plan’s adoption, Bremerton had over 25 redevelopment projects totaling over $500 million. These included: a new convention center and hotel complex, major employment from an integrated city/county government office center, a renovated ferry terminal, several hundred units of waterfront housing, and discreet infill to help this aging downtown reclaim its former position as the focal point of Kitsap County and as the Gateway to the Olympic Peninsula.

Mr. Hodges was the Associate in charge of this project while with Calthorpe Associates.

 

Harmony Community at Little Blue River Valley (Independence, Missouri)

Structured as a series of villages defined by the existing landform, this 1,400 acre master plan treats nature as a valued resource and amenity.  Extensive trail networks, conservation restrictions on residential parcels, and a close proximity of homes to preserved features such as wooded hills, riparian stream corridors, and floodplain bottomlands foster a sense of connection to nature and the history of this valley.

Mr. Hodges was the Associate in charge of this project while with Calthorpe Associates.

 

Berryessa BART Station Area (San Jose, CA)

The 120 acre former Flea Market site is becoming the core of the Berryessa BART Station Area, a vital mixed-use activity node in eastern San Jose.

The scope for this Calthorpe Associates project led by Mr. Hodges was to assist the landowner-client in creating a mixed-use concept plan, development standards, and providing project support in securing a general plan amendment and plan development rezoning entitlements for the site during 2004 to 2008. 

At the time,  a BART extension and its exact location in Northeast San Jose was under discussion but had no certainty of moving forward. Readying the Flea Market site to become a mixed-use station area was a key step that furthered the city of San Jose’s Transit-Oriented Development goals for a vibrant diversity of residential, shopping and employment uses, along with serving the client’s needs for flexibility in the plan to adapt to ever changing market realities.

Mr. Hodges was the Associate in charge of this project while with Calthorpe Associates.

 

Uptown District Concept Plan (Oakland, CA)

The Uptown District of Oakland is a vibrant example of city policy and private development working together to bring a housing component back into city centers. All too often city centers have lost this vital component of city living during the second half of the 20th century and become almost solely commercial zones.

Mr. Hodges led Calthorpe Associates’ master planning services for client Forest City, in conjunction with a larger team of consultants, on a  site that had largely lost its traditional city building fabric and become a greyfield of parking lots and auto-oriented service businesses.

The New York Times ranked Uptown number 5 on the “45 Best Places to Go in 2012” and the American Planning Association included it as one of its 2014 “Great Places in America; “The Uptown Area Residential Development was named the best newly constructed development by the California Redevelopment Association; the $253 million project created affordable housing, ground floor retail, and a public park on a three-block stretch downtown.” (website link below).

Mr. Hodges was the Associate in charge of this 2002-2005 project while with Calthorpe Associates.

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