Additional Factors in Project Feasibility

Companies, especially those in real estate development, have developed comprehensive due diligence/feasibility processes to determine if a project is a go or no-go.

But even the best due diligence/feasibility processes we’ve seen lack an understanding of the ‘political’ elements impacting a project, which often results in one of two scenarios:

1. The company passes on a project in response to a perceived regulatory roadblock, which if investigated further might be easily navigated, or

2. The company proceeds with a project only to run into an ‘unexpected’ political change that threatens the entitlements they seek (e.g. moratoriums, more stringent regulations, emergency ordinances, etc.).

We’ve got solutions and here’s how we help:

  • Political & Regulatory Risk Assessments – We specialize in understanding local and state regulatory systems and we excel at researching local regulatory trends, past project results, changing political winds (example: is the no-growth neighborhood group running candidates to flip the local council/board?).  We can help your company assess the political and regulatory risks prior to your investment.
  • Reverse Engineering of Regulatory Roadblocks – Have you ever passed on a project because you ran into a single regulatory limitation that didn’t fit the project (e.g. allowed % of lot coverage was too low for your home designs)? We help companies assess regulatory roadblocks and design strategies that can change the red flag your seeing into a green light.
  • Maximizing the Project’s Value – What if you could get a little more density?  Shorten your approval by a few weeks?  Or reduce some of your project’s conditions?  We can help with that.  We understand the politics of negotiation, as well as the opportunities to speed up local regulatory processes, and we can assist you in maximizing your next project’s value.
  • Proactive Project Mine-Clearing – Developing relationships, seeking code interpretations, securing code amendments – are all efforts we can manage on your behalf prior to your next project moving forward.
  • Community Outreach – There’s nothing worse than thinking everything is going great only to go to hearing and have dozens of neighbors show up in opposition.  We are experienced at communicating with neighborhoods and adjacent landowners, and we can help your company manage long-term project risk by utilizing the opportunity to address concerns early in the process.

Want to learn more about how we can help your projects?  Contact us.

What’s a Docket & Why Should You Care?

The annual comprehensive plan amendment cycle (a/k/a the “DOCKET”) in Washington’s cities and counties is the primary opportunity for real estate investors, developers and small businesses to better their return on investment by changing the applicable future land use designation and/or zoning on their property.

RELY ON OUR EXPERTISE.

Toyer Strategic can evaluate the options, as well as prepare, submit and manage a Docket proposal through every step of the process.

AND DON’T LET TIME RUN OUT.

Missing an application deadline can cost you at least a year of time. For example. . .

  • Renton accepts applications between August 1 and October 15th
  • Snohomish County accepts applications until the last business day in October
  • Lacey accepts applications through the first business day in January

Contact us to discuss your project

How We Helped This Business (and Could Help Yours)

Sometimes we are the last chance to save a business from drowning in regulations.

We recently helped a small business, The Grayson, resolve a zoning compliance matter that threatened to shut them down because their c0-housing solution to long term rentals for corporate relocation clients was defined as a “hotel” despite the fact it’s a far cry from a hotel.

Since it would be incredibly difficult to walk through the intricate challenges of their situation in a single blog post, we will try to simplify it.

The Grayson was an AirBNB style co-housing rental that the owners live in.  Unfortunately, such uses (businesses) aren’t defined in the County’s code.  When a use is not defined, it’s not allowed except that the County can interpret what use it most closely resembles.

In this case, their undefined use was found to be most closely like that of a “hotels” and hotels are not allowed in the zone where our client is located.

To solve the problem, we tenaciously pursued a code interpretation that argued our client was operating a boarding house.  And upon securing that code interpretation we helped bring the client into compliance with those regulations, saving the business.

Our client was willing to let us share her thoughts on our work. . .

“Toyer’s firm has a great background and working knowledge of regulations, zoning, and code. Toyer was able to navigate the complexity of county planning department and code, succeeding in getting a resolution that kept our business from having to close. More incredible was the fact that Toyer was successful where attorneys had failed to help us with the problem.  Without Toyer Strategic’s involvement, we would have spent thousands of dollars fighting a losing battle!”  Mariam Zinn, Owner, The Grayson

We’re proud of the work our company does and what it means to small business and entrepreneurs.

Got a zoning or zoning compliance issue?  We can help. Contact us

You Don’t Know You Need Us (Until You Do)

We’re a land use and economic development company.  Most people aren’t sure what that means, but essentially we have three types of clients:

  1. Developers – we help developers get the permits and approvals then need (especially difficult ones) in a timely manner.  We also help them analyze and select locations for their projects.  We also help bridge the gaps where a jurisdiction’s policies, permits and practice don’t quite fit or are not anticipatory of a type of project.
  2. Cities/Countys/EDOs – knowing what it takes to make a project happen, we help advise communities on policies, programs and marketing so that they are more effective at getting the economic development they want.  Essentially, we help these clients get smarter, more strategic and we do it for a better cost structure than “planning” companies.
  3. Small Businesses & Individuals – zoning is one regulation that applies to every business, every non-profit and every individual, so when small businesses run into zoning challenges that are complex and political, we help them navigate to safety.  Click here for an example

Unfortunately, we frequently hear our new small business and individual clients say something like, “Wow, I didn’t even know people like you were out there. . .”

We recently helped a small business, The Grayson, resolve a zoning compliance matter that threatened to shut them down because their c0-housing solution to long term rentals for corporate relocation clients was defined as a “hotel” though it’s a far cry from such.  It would be incredibly difficult to walk through the challenges of their situation in a single blog post (so we won’t try).  But, we’d like to provide you with our client’s thoughts, which she allowed us to share:

“Toyer’s firm has a great background and working knowledge of regulations, zoning, and code. Toyer was able to navigate the complexity of county planning department and code, succeeding in getting a resolution that kept our business from having to close. More incredible was the fact that Toyer was successful where attorneys had failed to help us with the problem.  Without Toyer Strategic’s involvement, we would have spent thousands of dollars fighting a losing battle,”  Mariam Zinn, Owner, The Grayson

We’re proud of the work our company does and what it means to small business and entrepreneurs.

Got a zoning or zoning compliance issue?  We can help. Contact us

 

Rhodora Annexation Clears State Board

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