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.
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
Should Washington Encourage Night Hauling?
The greater Seattle metro area is experiencing a tremendous amount of economic growth, which when coupled with the state’s growth management laws (constraining developable areas) and notorious traffic congestion should lead to the question: “What if communities required new industrial and commercial construction to haul fill and like materials at night?”
- Get truck traffic off the roads at peak hours to reduce congestion and pollution from idling
- Shorten travel times for deliveries, which reduces construction costs and accelerates completion of site improvements
- Potential for noise impacts on residential areas if noise mitigating measures aren’t employed
- A greater need for regulators to monitor site construction at night
Looking at this picture, what do you see?
You may see a typical suburb. Or a small town in flyover country. Both answers would be correct!
However, when we look at the picture we see:
- The commuting patterns that are impacted by zoning decisions
- The small business that is trying to get a building permit to expand
- The school board that is wrestling with rising student populations and the need to adjust enrollment boundaries
- The developer that’s facing an angry neighborhood because her project is locating where the city’s decades old comprehensive plan says it should be built
- The need for a balance between housing and jobs, as well as housing diversity and affordability
- A city that is struggling with the cost of services and the need to grow and diversify it’s economy
- The importance of primary sector jobs, as well as sales tax generating commercial/retail business
Why do we see all that?
We’re experts at understanding the importance of economic development and the complexity of land use.
That’s why we’re able to help the public and private sectors solve their challenges and capitalize on their opportunities.
Last night the Lacey City Council approved the master site plan and wetland development permits for Hawks Prairie Logistics Park, a 130-acre industrial development that will feature three buildings totaling 1.9 million square feet of industrial space. The main building on the site will house a new Home Depot distribution center.
Our firm played an instrumental role in the project’s approval, providing the project’s economic impact analysis and performing required land use analysis to address the policies and conditions that limit the granting of wetland development permits.
Additionally, we provided early project management services to support the project’s pre-application site plan review, the processing of the land use applications, and the facilitation of a meeting with the adjacent residential neighborhoods.