Long Bay has an 18 year continuous history working with public and private agencies to complete an array of real estate projects. We've partnered with a number of real estate and engineering firms to create teams with a vast degree of experience and breadth.

 

Click on Projects below for details.

Long Bay Enterprises, Inc.

Quality Commitment

Results

  • Edmonds School District #15 – Real Estate Services

    Real Property Analysis

     

    Highest and Best Use

     

    RFP Development

     

    Project Management

     

    Sale and Lease Negotiations

    Team:

    Cynthia Berne, Long Bay Enterprises

    Wayne Reisenauer, Blue Sky Development

    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.

  • King County Transit I-90/SR18 Park & Ride Study

    Real Property Advisory Services

     

    Site Analysis

     

    Due Diligence

     

    Team:

    Cynthia Berne, Long Bay Enterprises

    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

  • Financial Impact Statement for the Removal of a County Seat

    Real Property Analysis

     

    Creation and Facilitation of Public Advisory Group

     

    Financial Impact Analysis

     

    Team:

    Cynthia Berne, Long Bay Enterprises

    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.

  • Everett School District Real Estate Services

    Real Estate Consulting Services

     

    Highest and Best Use

     

    RFP Development

     

    Project Management

     

    Community Involvement

     

    Project Description:

     

    Everett Public Schools was in the process of updating their properties portfolio to better fit the community needs. Two properties in particular, the Longfellow Building and Annex and the Educational Service Center, were to be evaluated for highest and best use. After the analysis, a request for proposals to be issued and a company chosen for the resulting sale or lease.

     

    Project Responsibilities:

     

    • Provided consulting services throughout public involvement process

    • Developed RFP

    • Developed list of potential / interested developers

    • Created review system for proposals

     

    Project Results:

     

    Participated in site visits, open houses, community meetings, and other forms of community involvement on the project. Drafted and finalized the RFLI for the Longfellow Building and Annex and Educational Service Center Properties. Reviewed proposals and made recommendations to the district.

    Team:

    Cynthia Berne, Long Bay Enterprises

    Wayne Reisenauer, Blue Sky Development

  • Ground Lease Negotiation and Public Private Partnership Development

    Marketing Plan

     

    Highest and Best Use

     

    Public/Private Partnership Development

     

    Mixed Use Development

     

    Lease Negotiations

     

    Team:

    Cynthia Berne, Long Bay Enterprises

    Wayne Reisenauer, Blue Sky Development

    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.

  • King County Asset Disposition Strategies for Surplus Sites

    Financial Feasibility

     

    Zoning Analysis

     

    Highest and Best Use

     

    Easement Draft Review and Edits

     

    Market Study

     

    Site Feasibility Planning

    Team:

    Cynthia Berne, Long Bay Enterprises

    Project Description:

     

    Four separate disposition sites in King County, Covington, Woodinville, SE unincorporated King County (Calhoun Pit), and Lake Retreat.   Each required market analysis and all aspects of the highest and best use analysis and required a clear understanding of the real estate market and prospective purchasers.

     

    Project Responsibilities:

     

    • Project Management for the disposition of four King County sites

    • Performed land use analysis of zoning and comprehensive plan

    • Drafted reviews and edits of real estate related contracts, including writing the RFP for contractors

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

    • Provided market analysis

    • Created financial feasibility development scenarios

    • Identified potential bonus densities that are both feasible and add value

    • Worked with multiple stakeholders (Roads Services, Real Estate Services, Executive Office, and Planning Consultant)

    • Presented findings to executive staff

     

    Project Results:

     

    Financial feasibility development scenarios that clearly defined the highest and best use opportunities, Recommendation of short and long term disposition strategies, resulting in a short term holding of one property, marketing for sale of one property, long term holding of one property and excavation of land resources of one property prior to marketing for sale, Produced all deliverables on time and within budget.

  • King County Transit Layover Options for Convention Place

    Financial Analysis

     

    Project Management

     

    Site Feasibility

    Team:

    Cynthia Berne, Long Bay Enterprises

    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.

  • King County Summit Site Disposition Strategies

    Project Management

     

    Market Feasibility Studies

     

    Sales Negotiations

     

    Site Planning Analysis

    Team:

    Cynthia Berne, Long Bay Enterprises

    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.

  • Feiro Marine Center /NOAA/ City of Port Angeles Joint Facility Feasibility

    Real Estate Advisory Services

     

    Replacement Site Analysis

     

    Due Diligence

     

    Team:

    Cynthia Berne, Long Bay Enterprises

    Miller Hull

     

    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
  • King County Asset Disposition Strategies for Surplus Sites3

    Project Management

     

    Market Feasibility Studies

     

    Sales Negotiations

     

    Site Planning Analysis

    Team:

    Cynthia Berne, Long Bay Enterprises

    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.

  • King County Transfer Station Site Selection

    Real Estate Advisement Services,

     

    Due Diligence

     

    Site Analysis

     

    Acquisitions

     

    Team:

    Cynthia Berne, Long Bay Enterprises
    URS Prime

    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

     

     

  • Seattle Dept. of Transportation Property Research EPA Request

    Principal in Charge

     

    Property Research

     

    Due Diligence

    Team:

    Cynthia Berne, Long Bay Enterprises

    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.

  • Kirkland Place Mall Redevelopment

    Intergovernmental Negotiations

     

    Public/Private Partnership

     

    Development Agreement

     

    Direct Benefit Analysis

    Team:

    Cynthia Berne, Long Bay Enterprises

    Project Description:

     

    Real Estate Advisor to Touchstone Corporation for the redevelopment of an existing mall resulting in 1.7 million sf of a state of the art mixed use project (retail/hotel/office) in the center of downtown Kirkland.  A major objective of the development agreement was a public/private partnership between the City of Kirkland and Touchstone including a financial contribution from the City to the project for all elements of the development that produce a public benefit.

     

    Project Responsibilities:

     

    • Managed the creation of the Fiscal Impact Study to demonstrate the direct benefits to the City from the redevelopment of the site

    • Negotiated for developer to obtain City investment in the redevelopment project

    • Collaborated with City staff to estimate ongoing fiscal impacts of (1)  net  increased levels of service of police and fire; (2) property taxes; (3) business taxes; and (4) business licenses

    • Collaborated with the County Tax Assessor to estimate changes in assessed value of the mall

    • Managed negotiations with various city officials, including the City Manager, Finance Director and Economic Development Director

    • Created work plan and strategy for negotiations of a development agreement with the City

     

    Project Results:

     

    The Fiscal Impact Study demonstrated $38 million dollars direct benefits to the City from the redevelopment of the property.

  • Port of Seattle Long Range Planning Study for Fisherman's Terminal

    Site Feasibility

     

    Real Estate Advisor

     

    Project Management

     

    Highest and Best Use

     

    Market Research Anaylsis

     

    Supply and Demand Analysis

    Team:

    Cynthia Berne, Long Bay Enterprises

    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.

  • City of Sumner Market Study for the sub-Pierce Area

    Site Feasibility

     

    Zoning Analysis

     

    Market Study

    Team:

    Cynthia Berne, Long Bay Enterprises

    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.

  • King County School Siting Task Force

    Building Consensus

     

    Site Analysis

     

    Spokesperson for the Framing Work Group

    Team:

    Cynthia Berne, Long Bay Enterprises

    Project Description:

     

    Member of King County School Siting Task Force appointed by the King County Executive to develop recommendations to better align city, county, and school districts’ planning for future school facilities. The long-range goals of the Task Force are to provide quality education for all children and maximize educational achievement and resolve long-standing land use issues.

     

    Project Responsibilities:

     

    • Evaluated the current inventory of rural properties owned by King County School Districts

    • Evaluated vacant properties in the UGA owned by King County/applicable jurisdictions for potential school use

    • Evaluated the challenges/opportunities with acquiring adequate school sites within the urban growth boundary

    • Evaluated the issues with siting schools in rural areas

    • Evaluated present and potential capacity and service area needs in districts with urban and rural student populations

    • Produced a set of guidelines for use or disposition of the undeveloped school sites that are consistent with the Guiding Principles

    • Recommended legislative and other strategies as needed

    • Submitted a report and recommendations to the King County Executive

     

    Project Results:

     

    The Final Report detailed specific solutions and recommendations, future siting parameters consistent with Vision 2040, and Suggested legislative actions to support the efforts of Vision 2040.

  • King County Asset Disposition Strategies for Affordable Housing

    Real Estate Advisory

    Project Description:

     

    King County was exploring the disposition of four properties for affordable housing.

     

    Project Responsibilities:

     

    • Reviewed 4 properties’ information

    • Advised on market demand

    • Reviewed and rewrote RFP

    • Presented findings to Executive Office

     

    Project Results:

     

    We improved the RFP language and provided market demand knowledge.

    Team:

    Cynthia Berne, Long Bay Enterprises

  • Strategic Plan Action Implementation Facilitation for City of Edmonds

    Stakeholders Efforts Coordination

     

    Plan Facilitation

     

    Project Management

    Team:

    Cynthia Berne, Long Bay Enterprises

    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

  • Freeland FWSD Property Right Review and Easement Acquisition

    Real Estate Advisory Services

     

    Easement Acquisition

     

    Real Property Title Research and Analysis

    Team:

    Cynthia Berne, Long Bay Enterprises

    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

     

     

  • Olympia Intercity Transit Facility Master Planning Efforts

    Permitting Analysis

     

    Land Needs Assessment

     

    Master Plan Development

    Team:

    Cynthia Berne, Long Bay Enterprises

    Project Description:

     

    Permitting Lead for the master planning of Intercity Transit's operations, maintenance and administration facilities. Assist client in determining most viable options for expansion of their transit facility. Tasks included assessment and forecasting of client's short and long term real estate needs and providing strategic input on Master Plan alternatives in workshop with client.

     

    Project Responsibilities:

     

    • Prepared market study to assist client in determining most viable land purchases for expansion of their transit facility

    • Collaborated in the development of the final Master Plan with the prime consultant and six other subconsultants

    • Developed permit matrix for all approvals required for the project including federal, state and local jurisdictions

     

    Project Results:

     

    • Development of acquisition criteria

    • Market study prepared which included researching sale price trends, property ownership, zoning and overlay zones, and permitted land uses

    • Support in the development of final 20-year Master Plan providing for facility expansion, taking into account necessary environmental reviews, design criteria and bid construction support

  • Financial Feasibility for Construction of a Multi-Use Government Complex

    Financial Feasibility Analysis

     

    Financial Modeling

     

    Funding Source Identification

    Team:

    Cynthia Berne, Long Bay Enterprises

    Project Description:

     

    Financial feasibility study to provide the Lummi Indian Business Council with the information necessary to determine whether to proceed with the construction of a new tribal government multi-use complex.

     

    Project Responsibilities:

     

    • Identified and quantified revenue sources which could be utilized for repayment of any financing of the Complex

    • Provided market data to support assumptions used for revenue projections including population trends, economic conditions in the service area, and competition

    • Conducted interviews with client and potential funding sources to create appropriate expense and financing assumptions and requirements

    • Provided a financial model which reflected five years projected income and expense statement of cash flow and balance sheet

    • Managed Subconsultant that reviewed the construction budget, operating and maintenance budget for the mechanical systems and determined whether phasing of the project was feasible

    • Presented findings to the Council and provided recommendations as to funding options, timing of project and structure of financing as result of the analysis

     

    Project Results:

     

    • Project was approved by the Council

    • Created a final loan package allowing the Tribe to successfully acquire financing for the project

    • Completed ahead of schedule

  • City of Seattle Generating Facility Ownership Research

    Real Property Analysis

     

    Research Records

     

    Stakeholders Interviews

    Team:

    Cynthia Berne, Long Bay Enterprises

    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

  • Seattle Public Utilities Landsburg Facility Development

    Titles and Encumbrances Research

     

    Zoning Analysis

     

    Site Feasibility

    Team:

    Cynthia Berne, Long Bay Enterprises

    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

  • Washington/Oregon Development Study

    Site Acquisition

     

    Due Diligence

     

    Permitting

     

    Lease Agreement

    Team:

    Cynthia Berne, Long Bay Enterprises

    Project Description:

     

    Development of a telecommunication network throughout Washington and Oregon.

     

    Project Responsibilities:

     

    • Performed site acquisition and land use due diligence

    • Researched current land use designations, land use approval probability, potential SEPA issues and neighborhood attitudes

    • Reviewed permit process and timeline, surveys, soils reports, ESA reports and title conditions

    • Worked in collaboration with technical engineer, architect and construction manager

    • Prepared applications and obtained required land use permits and building permits for more than 50 sites in Washington and Oregon to be used as telecommunication sites

    • Represented applicant in public hearings and neighborhood/homeowners' association presentations

    • Negotiated a Master Use Agreement/Franchise Agreement between the Department of Natural Resources and American Tower Corporation for all long term lease agreement with DNR/American Tower

     

    Project Results:

     

    • Permitting of 50-plus Telecommunication Sites in Washington and Oregon (multiple counties)

    • Master Use Agreement/Franchise Agreement between the Department of Natural Resources and American Tower Corporation for all long term lease agreement with DNR/American Tower. This document became the template document for DNR to use with all telecommunication companies for future long term leases.

    • Produced all deliverables within extremely tight timelines

  • Woodin Creek Village Economic Benefit Analysis

    Direct Benefit Analysis

    Team:

    Cynthia Berne, Long Bay Enterprises

    Cardno ENTRIX

    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

     

     

Long Bay Enterprises, Inc.      705 Second Ave #901    Seattle, WA  98104     206-937-9536

Long Bay Enterprises, Inc.

Quality Commitment

Results