Lake Stevens, WA. On Tuesday night the City Council unanimously approved Ordinance 1041 to annex approximately 100 acres into the city – an action our firm initiated and supported on behalf of landowners in the annexation area.
One of the direct mailers.
One of the door hangers used.
About Our Role
Our firm was retained by our client in September of 2017 to complete an analysis recommending if an annexation could be successful and by what method. After studying parcel data (acreage, valuation) and voter registration data in the area, we concluded that the best approach was the Direct Petition Method. Further, we used our research to identify an annexation area meeting the location and boundary criteria in state law.
We were subsequently retained to secure signatures for the required 10% and 60% petitions (based on % of valuation in the annexation area). To complete this task, we developed a communications strategy to provide answers to the most common questions about annexation. We utilized a combination of direct mail, door hangers and door belling (see examples to the left).
We successfully gathered the 10% and 60% petitions, negotiated applicable zoning and indebtedness, completed the required State Environmental Policy Act (SEPA) checklist, and prepared exhibits and narratives to be included in the official “Notice of Intent” to annex filed with the Washington State Boundary Review Board for Snohomish County (BRB).
The annexation was challenged by a group of residents. However, the annexation was unanimously approved by the BRB and an appeal of the BRB’s decision was dismissed by Snohomish County Superior Court.
For more information on the annexation, see visit our project page.
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Site certification has gained importance over the last several years as states, utilities and railroads create certification programs.
But what if you can’t afford to “certify” your site?
Simple, you can do your own due diligence as if you were the project. Why? Because site certification was really born out of economic developers not being prepared and knowing their available sites as integrally as they should.
Below is a simple template we use in the early stages of competing due diligence for our private sector clients. And, if you have this information on hand, I’m confident that you’ll save yourself a lot of time the next time your asked to respond to a site selectors RFP.
Preliminary Industrial Site Assessment verson 1.3
Whether you are a community, economic development organization, real estate developer or expanding business, our land use and economic development expertise can add significant value to your projects. Here’s an example of value we’re adding to a project by changing the land use and zoning.
On a 6-1 vote Wednesday night, the Auburn Planning Commission recommended the City Council approve a comprehensive plan map amendment and rezone for 1.89 acres that our firm has been pushing through the City’s annual docket cycle on behalf of a client. If approved by the City Council, the resulting zoning would increase the density of the site by as many as 29 additional housing units.
“This project is a perfect example of how our company can help land owners and developers add value to their properties and projects,” said David Toyer, founder of Toyer Strategic Consulting. “With land supply inside urban growth areas becoming more constrained, our experience changing zoning and permitted uses can add significant benefits clients looking to achieve a higher and better use.”
In another example earlier this year Toyer Strategic successfully amended the matrix of permitted uses in the City of Pacific, Washington to allow a client to move forward an industrial warehousing in an office park zone – a obvious win for the project developer, but also a key win for a city which hadn’t seen much new development in that zone.
Lake Stevens, Washington. The Washington State Boundary Review Board (BRB) for Snohomish County issued its written decision Tuesday, denying an appeal brought by landowners in the area. The decision clears the way for approval of the Rhodora Annexation by the Lake Stevens City Council subject to expiration of the 30 day appeal period on BRB decisions.
Our firm has managed the annexation process for the initiating landowners (initiators), including circulation of the 10% and 60% annexation petitions, developing and distributing information about the annexation to residents, and representing initiators in the annexation proceedings.
If final approval is granted by the Lake Stevens City Council, the annexation would bring approximately 103 acres into the City at the southeast end of the lake. More information
On July 19th, the Lake Stevens City Council approved Resolution 2018-018, accepting the 60% petition for a 103-acre annexation known as the Rhodora Annexation. The approval sends the annexation forward to the State Boundary Review Board for a mandatory 45 day review. If during the 45 day review period no jurisdictions request the board invoke their jurisdiction, the annexation will return to the City for final consideration.
Toyer Strategic has been assisting the petitioners through the entire annexation process, which began last September. For more information on the Rhodora Annexation.