Project Description:

Contracted as a subconsultant for Otak, Inc. representing the City of Sammamish as a real estate consultant. The City was interested in developing a land acquisition strategy and policies to acquire, maintain, and develop new parks and trails in addition to preserving natural resources, wildlife corridors and tree canopy.

Project Responsibilities:

• Analyzed and assessed needs and community priorities

• Developed procedures to execute acquisition including environmental due diligence, required title reports, appraisals, and methods to arrive at fair market value.

• Drafted summary of needs assessment and community priorities

• Wrote framework for methodology for future acquisitions consistent with City goals

• Created site selection criteria matrix

Project Results:

Successfully developed procedures for executing acquisition policies, and created a matrix for site selection and property acquisition criteria to meet the City’s goals.

Project Description:

The Edmonds School District needed a Project Manager to provide real estate consulting services to the District on an ongoing basis for a number of property dispositions. Properties analyzed so far include 40 acre former high school site next to Alderwood Mall, 4.5 acre former support services center across from Lynnwood Convention Center, 9.1 acre active bus barn and maintenance/ transportation facility, 17 acres former elementary site for new District Support Center (picture above), 10.6 acre former Evergreen Elementary school site at I-5 and 236th Street, and 6 acre Melody Hill site at 220th SW and I-5 in Montlake Terrace. To date 5 properties have closed, 1 is in escrow and 2 are being marketed.

Project Responsibilities:

• Project management, including management of sub-consultant team

• Provided Market Feasibility Studies

• Met with the District to establish goals and objectives

• Developed meeting agendas and preparing meeting summaries

• Determined highest and best use for district properties

• Developed and implemented a marketing plan

• Negotiated with potential developers

• Assisted the District in establishing long range goals and strategic planning  for all existing district properties

• Acquired land use entitlements required to obtain highest and best use

• Wrote RFP and/or RFLI

• Negotiated P&SA and the close of the transaction

Project Results:

Met with the district to establish goals and objectives; briefed the School Board on a routine basis; analyzed six sites listed above including highest and best use analyses.

Project Description:

Contracted with the City of Sammamish Public Works for on-call real estate services. The City was interested in purchasing a privately-owned property to construct the George Davis Creek Fish Passage Project. The goal of this project is to remove fish passage barriers to allow salmon access to spawning habitat for nearly one river mile upstream of Lake Sammamish while reducing maintenance frequency of the creek system’s in-line sedimentation pond.

Project Responsibilities:

• •Property Evaluation

• Facilitate Valuation and Appraisal

• Coordinate Due Diligence Requirements

• Facilitate Acquiring Preliminary Title reports and Review Encumbrances

• Negotiation of Purchase and Sale Agreement

• Owner Representation

• Coordinate and Facilitate Closings on Acquisition Transaction

Project Results:

Successfully negotiated and closed the acquisition of targeted property to complete the George Davis Creek Fish Passage Project.

Project Description:

Provided real estate advisory services as part of the project team for Anchor QEA, LLC representing LDWG, consisting of the City of Seattle, King County, Port of Seattle and Boeing. LDWG is a partnership established in 2000 to study and clean up contaminated sediments in the LDW Superfund Site in Seattle, WA.

Project Responsibilities:

• Coordinated Property Owner Notifications and Communications

• Reviewed existing information regarding real estate ownership, tenancy, property access and property easements

• Provide input to data gaps

• Reviewed RD workplan and outline

• Provided King County and LDWG with contingency technical support services as necessary

• Created tracking system for ROE Agreements

• Reported progress of ROE acquisitions

• Negotiated ROE Agreements and Temporary Relocation Agreements

Project Results:

Successfully identified marine and industrial properties along the Duwamish River that required Rights of Entry, Temporary Relocation Agreements and Waterway User Notifications regarding field sampling for sediment and soils testing. Obtained and tracked status of ROE Agreements from both landowners and tenants.

Project Description:

Provided Real Estate Advisory services in the Study for locating sites for a Park and Ride Facility within 1.5 miles of the Interstate 90 and State Route 18 interchange. The project involved close coordination with multiple government agencies and stakeholders.

Project Responsibilities:

•  Canvassed for identification of potential sites for a park-and-ride facility near the conjunction of I-90 and SR-18

•  Consulted with stakeholder agencies to identify candidate sites within 1.5 miles of the interchange

•  Mapped and cataloged potential sites

•  Evaluated, scored, and ranked sites according to evaluation criteria

• Determined Top Tier Sites

•  Reviewed access alternatives for top tier sites

Project Results:

Successfully located top tier sites

Project Description:

Co-Project Manager of a consultant team that provided an objective financial impact report, as required by State law, for a proposed removal of the Benton County seat from the City of Prosser to the City of Kennewick. This Report included a 90 day and 3 year analysis. The financial impact statement analyzed the probable costs of the relocation to Benton County, the County employees and to the cities of Prosser and Kennewick.

Project Responsibilities:

• Project management, including meeting a very tight timeline for analysis findings

• Facilitated multiple stakeholder consensus on the proposed transaction

• Formed a well-rounded Public Advisory Group that contributed concrete ideas to the process

• Created of a cross matrix for impact analysis

• Conducted real estate relocation cost analysis for debt service and facilities leasing

• Presented findings to County Commissioners

Project Results:

Formed a well-rounded Public Advisory Group that contributed concrete ideas to the process; presented the Financial Impact Statement to the County Commissioners; produced a brochure to aid the citizens of the County in their decision-making process; completed all deliverables within the 8-week tight schedule.

Project Description:

Provided real estate consulting services to the district to implement the marketing of their property for development as a residential/retail project to maximize revenues from a ground lease that allows the district to fund future capital improvements from the revenue stream.  The ground lease included a participation element from the developer for revenues above those projected.  The project infrastructure requirements meant that forming a joint funding approach with the City was necessary.  A public private partnership was formed via a Development Agreement that was negotiated between four parties: the District, the City of Lynnwood, the developer (Cypress Equities) and the anchor tenant (Costco Wholesale Club).The resulting agreement called for joint funding participation with the City contribution coming from a TIB grant that required developer and tenant contributions.

Project Responsibilities:

• Met with the Edmonds School District and City to establish goals and objectives.

• Developed and implemented site marketing plan.

• Negotiated with potential developers; formed and participated on selection panel for decision.

• Worked with City on infrastructure funding - specifically a Transportation Improvement Board (TIB) grant to fund road and utility improvements.

• Negotiated development agreements and ground lease documents with City, Developer, and anchor Tenant

Project Results:

The 40 acre former high school site next to Alderwood Mall is now under construction with a new road and Costco completion projected for November of 2015. A subsequent mixed use phase will be developed by Cypress Equities upon Phase 1 completion.

Project Description:

Evaluation for the use of King County Transit’s Convention Place Station site for a convention center expansion and the potential impacts of the center to Transit’s operations. Two key questions were addressed: What potential impacts do alternative bus layover replacement options have on the net value that Transit might expect to receive from a sale or lease of the CPS site under the different WSCTC expansion alternatives? (ie. Should Transit stay on site or should Transit go?) And what is the best layover option for Transit if WSCTC does not proceed with expansion?

Project Responsibilities:

• Project management, including management of subconsultant

• Coordinated site feasibility and financial analysis on current site and other potential sites for layover options

• Prepared and presented materials identifying the most likely layover options

• Identified the most likely layover options and the potential impacts of each option

• Identified future alternatives for consideration

Project Results:

Successfully identified current and future layover options and communicated findings to client.

Project Description:

The property is a 156 acre site owned by King County (KC) and located in the City of Maple Valley. The County wished to consider the possibility of relocating its regional roads maintenance facility and selling the property. Selected best site for relocation of current facility; determined that direct sales negotiation may not produce highest offer for property; created RFP; developed Purchase and Sale Agreement; and negotiated on behalf of KC a Joint Plan Agreement between the City of Maple Valley and King County guiding the development of the property.

Project Responsibilities:

• Project management for the disposition of the property

• Real Estate Advisor and liaison between Facility Management Division and the Executive Office as well as the County Council

• Represented Seller in the land use consensus efforts with the City of Maple Valley

• Identified stakeholder needs and developed weighted replacement site selection review criteria

• Conducted site analysis and due diligence

• Analyzed appraisals and created feasibility models to establish value and highest and best use

• Facilitated consensus between stakeholders

Project Results:

Selected best site for relocation of current facility; Determined that direct sales negotiation may not produce highest offer for property; Creation of the RFP; Development of Purchase and Sale Agreement; Negotiated on behalf of KC a Joint Plan Agreement between the City of Maple Valley and King County guiding the development of the property.

Project Description:

Study, analyze, and prepare a needs assessment determination of key design elements and property requirements for a joint shared facility for non-government and government entities.

Project Responsibilities:

• Meet with each Agency to discuss realistic partnering commitments
• Draft Agency Partner Options worksheet
• Provide real estate and financing assessment, including initial analysis of sites, analysis of financial options, Partnering and Financing Matrix
• Establish criteria for evaluating scenarios
• Rank scenarios for successful ownership/management plan by running proforma for top ranked site or sites and evaluating and advising on ranking
• Provide action phase planning and options
• Perform real estate assessment of top ranking location(s), including due diligence of site encumbrances, value assessment for site, land use steps, and participating in preliminary discussion with landowner

Project Results:

• Partnering and Financing Matrix
• Criteria Matrix for evaluating scenarios
• Selected alternative for partnering of a joint facility

Project Description:

The property is a 156 acre site owned by King County (KC) and located in the City of Maple Valley. The County wished to consider the possibility of relocating its regional roads maintenance facility and selling the property. Selected best site for relocation of current facility; determined that direct sales negotiation may not produce highest offer for property; created RFP; developed Purchase and Sale Agreement; and negotiated on behalf of KC a Joint Plan Agreement between the City of Maple Valley and King County guiding the development of the property.

Project Responsibilities:

• Project management for the disposition of the property

• Real Estate Advisor and liaison between Facility Management Division and the Executive Office as well as the County Council

• Represented Seller in the land use consensus efforts with the City of Maple Valley

• Identified stakeholder needs and developed weighted replacement site selection review criteria

• Conducted site analysis and due diligence

• Analyzed appraisals and created feasibility models to establish value and highest and best use

• Facilitated consensus between stakeholders

Project Results:

Selected best site for relocation of current facility; Determined that direct sales negotiation may not produce highest offer for property; Creation of the RFP; Development of Purchase and Sale Agreement; Negotiated on behalf of KC a Joint Plan Agreement between the City of Maple Valley and King County guiding the development of the property.

Project Description:

Provided real estate advisory services for conducting the siting process to identify and recommend a site for a new recycling and transfer station. Provide property analysis and property acquisition services of the preferred site.

Project Responsibilities:

• Met with King County Solid Waste staff to establish expectations and criteria for evaluating potential sites

• Drafted an Acquisition Schedule

• Conducted site analysis on proposed alternative sites

• Provided due diligence, site investigations

• Obtained valuation of properties listed in the Broad Area Site Screening Report

• Facilitated multiple stakeholder consensus on the proposed transaction

• Advised on feasibility of and difficulty of property owners' willingness to participate in process and sell

Project Results:

• Acquisition Schedule

• Team input for criteria for evaluating sites

• Maps and Parcel Descriptions

• Coordination Services with Property Owners

Project Description:

Project Manager for researching records from the SDOT Real Estate Services records room, archives, and other resources for certain properties SDOT currently or historically had ownership, easement, or leasehold interest in. Initially, 13 properties identified each with multiple parcels.

Project Responsibilities:

• Principal in charge – oversight

• Completed an information table as well as organized all documents regarding ownership or interests in the property including deeds, sales contracts, leases, easement, permits and/or licenses

• Participated as a member of the EAD 104(e) team

• Assisted with additional requests as they arose

• Provided all information in a six-week timeframe

Project Results:

Delivered properties information table within established timeframe; Identified record discrepancies and recommended solutions; Managed an extremely sensitive project with discrete diplomacy; Produced deliverables within extremely time timelines.

Project Description:

The Port of Seattle manages the property near the Ballard Locks that has historically housed a large portion of the fishing fleet based out of the Seattle area. This was a two phased analysis. The first phase strategized for improvements or development of the net shed buildings which sit on approximately 7 acres of the 25 acre uplands property at Fishermen’s Terminal. The first phase also included development of a proforma financial analysis of the various options to improve the site’s net shed area. The second phase created site enhancement alternatives for redevelopment of the entire uplands property. This phase included strong market analysis for highest and best use of the given sensitivity of existing fishing fleet tenants and the neighboring community.

Project Responsibilities:

• Provided project management, real estate advisory services, facilitation and financial analysis

• Categorized the opportunities for immediate and long term implementation

• Facilitated full-day meeting with internal stakeholders of the Port to develop potential opportunities for consideration as part of the process to identify redevelopment alternatives; the stakeholders came from three divisions within the Port (Real Estate, Seaport, and Corporate) and across all positions from senior management to on-site staff

• Coordinated and performed extensive market analysis for highest and best use of the site given the sensitivity of the existing fishing fleet tenants and neighboring community

Project Results:

Identified potential impacts (financial, political, operational, environmental/land use, community, and/or current customer) with resulting tasks assigned to specific groups. Delivered market studies for retail, commercial and industrial uses, and Highest and Best Use Report. Wrote a Peer Review Report of the Port’s community outreach efforts.

Project Description:

The City of Sumner requested a market study to identify retail segments and employment categories that are not adequately served in the East Pierce sub-area. The study was used by the City to inform its request to the Pierce County Council for an amendment to the County’s comprehensive plan expanding the Sumner Urban Growth Area.

Project Responsibilities:

• Provided market research study to the City of Sumner to identify retail segments and employment categories not adequately served in the East Pierce sub-area

• Analyzed retail segments to identify underserved segments in the East Pierce sub-area and quantified the loss of sales tax revenue based on the underserved segments

• Addressed job growth potential, which could be generated by servicing these segments

• Conducted stakeholder interviews, including city staff, key retail providers and a private developer

Project Results:

Zoning designations suitable for development were then analyzed for potential feasibility of vacant and redevelopable sites based on individual site characteristics such as size, access, infrastructure, competition, and known environmental constraints. Stakeholder interviews were conducted including city staff, key retail providers and a private developer. The written report addressed methodology used, key findings as a result of computer modeling and analysis, and the data sources utilized in the analysis.

Project Description:

The Edmonds Economic Development Commission and Planning Board submitted a recommendation to the City Council to undertake a city-wide strategic planning effort.  Over a two-year period, Edmonds citizens, elected officials, Planning Board and Economic Development Commission members, and representatives of businesses, land owners and community organizations collaborated to help identify community goals in addition to short and mid-term strategic objectives for the City.

Project Responsibilities:

• Facilitate the implementation of the SAP

• Communicate with leads and key stakeholders for coordinating efforts to complete the SAP's action items

• Meet with the SAP Oversight Group and provide updates on the implementation and obtain any clarification on action items

• Facilitate multiple stakeholder consensus

• Prepare and present periodic updates to the City Council

Project Results:

• Identified and addressed potential conflicts within the SAP as related to stakeholder's activities and implementation efforts

• Identified Primary Leads for each SAP Action Item and developed Primary Lead worksheets that included status, projected dates and financing options

• Presented the Facilitation of the SAP Synopsis Final Report

• Recommendations for continued implementation of the SAP

Project Description:

Identified the exact easement requirements for the Freeland Water and Sewer District, FWSD, to support two separate land acquisitions; researched legal ownership; examined current property rights and limited liability title reports. A review of legal documents of record resulted in the title company insuring access rights not originally proposed in the preliminary title report and eliminating the need for FWSD to acquire an additional access easement. Proposed strategy recommendations to acquire required easements.

Project Responsibilities:

• Conducted real property analysis on two separate land acquisitions

• Examined property rights and title reports

• Facilitated legal research to determine liability of title officer's recommended options

Project Results:

• Strategy recommendations to acquire required easements

• Title company insuring access rights, eliminating the need for an additional easement

Project Description:

Examination of all real property parcel files maintained by Seattle City Light (SCL) and all public real estate records maintained by Whatcom County pertaining to a study area of approximately 36 square miles. Interviewed staff knowledgeable in FERC licensing, Washington State Department of Ecology water quality certification and development of the US National Park Service Ross Lake National Recreation Area General Management Plan. Prepared Real Property Data Sheets for all real property interest held, used or occupied by SCL and provided documentation as to exceptions, limitations or qualifications to full fee title for the SCL land holdings. Prepared maps indicating types of ownership held for each identified parcel. Provided narrative report of State and Federal regulatory agencies and regulations administered by those agencies which affected the use and occupancy of land held by SCL.

Project Responsibilities:

• Conducted real property analysis on all property interest held, used or occupied by SCL

• Prepared real property data sheets

• Report of State and Federal regulatory agencies and regulations administered by those agencies which affected the use and occupancy of land held by SCL

• Mapping of all holdings by type

Project Results:

• Comprehensive Report identifying all SCL holdings and type of interest within project schedule and budget

Project Description:

An existing conditions study was conducted as a preliminary step to modernize the Landsburg water delivery facility and enhance the aesthetics of the site and adjacent park as a result of Seattle Public Utilities' long term planning process.

Project Responsibilities:

• Led the legal and regulatory review for the design development

• Reviewed and identified potential approval challenges

• Researched and resolved ownership and title issues

• Analyzed the comprehensive plan and current zoning to ensure design alternatives proposed were consistent with applicable land use requirements

• Identified and analyzed existing grandfathered uses and possible special regulatory permits required relative to both existing uses and proposed alternatives

• Identified highest and best use opportunities and constraints within existing zoning

• Identified easements and use permits granted, rights of Indian tribes and rights of other third parties

Project Results:

• Identified title issues to be resolved prior to any redevelopment of site

• Identified immediate use and permitting issues to be resolved prior to any redevelopment of the site

• Produced deliverables ahead of schedule

Project Description:

Woodin Creek Village was the home to 128 mobile home units. The proposed redevelopment includes 800 multi-family apartment units, 50% two bedroom and 50% one bedroom/studio, as well as 50,000 sf retail on ground floor and 10,000 sf office space. The land is 20.5 acres in size, with 3.07 acres in a stream buffer. Provide analysis of the economic benefits resulting from the proposed redevelopment.

Project Responsibilities:

• In collaboration with Cardno ENTRIX, gathered data on and calculate projected sales tax, excise tax and property tax revenue

Project Results:

• Final Analysis Memo delivered to City Council

• Produced deliverable within extremely tight timeline

• Identified $2 million as city tax revenue generated by project in the first five years

Project Description:

Two separate disposition sites within the Arlington Public School District, one 4+ acres and the other 2+ with existing structures. The scope of work encompassed the entire disposition, from creating the RFLI, marketing  the properties, writing and negotiating the purchase and sale agreement, and the close of the transaction.

Project Responsibilities:

• Provided consulting services throughout public involvement process

• Developed RFLI

• Developed list of potential / interested developers

• Created review system for proposals

Project Results:

The properties closed in April of 2017.

Project Description:

King County is looking for a site acquisition in order to construct a satellite fire station in the Duvall area. The approximate parcel size required for the station is 2 acres.

Project Responsibilities:

• Meeting with Deputy Chief and Fire Chief to establish expectations and criteria for evaluating potential sites

• Reviewing all property documents for the current site the District owns and make recommendations on disposition of that site

• Drafting an Acquisition Schedule

• Conducting site analysis on proposed alternative sites with Architect

• Providing due diligence, site investigations- including title report review

• Advising feasibility and difficulty of property owners’ willingness to participate in process and sell

• Contacting identified properties alternatives owners

• Negotiating for purchase of the chosen alternative

• Briefing the Board when deemed appropriate on process

Project Results:

Initial due diligence of title report analysis for alternative sites resulted in the elimination of one site due to a fatal flaw in an encumbrance on the site; generated initial discussion of disposition of the existing site; contacted property owners of alternative sites to begin site analysis, negotiated P&SA, currently in due diligence feasibility period.