Private Sector: Resort/Commercial/Industrial

1. Ashland Surgery Center and Physicians Office Building, Ashland, OR
   Working with the project architects and the physician clients, conduct pre-application reviews with City Planning staff and Oregon Department of Transportation (ODOT) traffic engineers (site is on a state highway), negotiate development conditions on behalf of the architects and owners and prepare a set of Findings of compliance with the criteria for approval of Site Review for the City of Ashland and with Oregon Administrative Rules for ODOT. Provide information to owner and architects regarding joint access and parking easements and appropriate easement language.
2. Factory Outlet, Phoenix, OR
   Working on behalf of the Pacific Northwest Marketplace and Outlet Mall, and working with representatives of McDonald’s Corporation, negotiate state highway widening, traffic signal location and access design for Factory Outlet Mall and McDonald’s. Work with nearby property owners to facilitate understanding of and agreement with the favored design concept. Negotiate with the City of Phoenix and ODOT regarding System Development Charges, access design, and property acquisition for additional right-of-way resulting in benefits for the owner, the City and ODOT. Secure agreement in the design and development process (project now under construction).
3. Clear Creek Village, Mixed Use Planned Development, Final Plan/Outline Plan, Ashland, OR
   Preparation of Findings for Final Plan Site Review for Clear Creek Village Planned Unit Development, a mixed use development on 3.5 acres in Ashland, Oregon. Work with the developer, project architect and designers, landscape architect and civil engineer, to coordinate Preliminary Site Plan development, Utility Plan development, and coordination with previously approved Outline Plan for the Mixed Used Planned Development. Phase I includes 8 units of residential development, either as upstairs to the commercial uses below, or in separate attached housing.
   
   Preparation of Findings for Outline Plan Site Review for Clear Creek Village Planned Development. Work with developer, project architect and designers, landscape architect and civil engineer to coordinate Preliminary Outline Plan (including utilities) for the Mixed Use Planned Development, including previously approved Wetlands Mitigation Plan.
4. Fire Mountain Gems Commercial/Industrial Subdivision and Site Plan, Grants Pass, OR
   Represent Fire Mountain Gems owner in negotiation with the City of Grants Pass for moving the Fire Mountain Gems operation (250 employees) into an existing vacant 110,000 square foot building within the City of Grants Pass. Advise owner on most appropriate subdivision of properties acquired with the building, negotiate with City regarding provision of Redevelopment Agency funds for subdivision street and utility construction, assist the
   
   City’s contract engineer and planner in preparation for and acquisition of re-zone for three of the subject properties and develop Conceptual Plans for potential development of the commercial sites.
   Negotiate on behalf of the owner with potential developers of the commercial sites, and prepare Conceptual Plans. Prepare and submit proposal to City Redevelopment Agency Advisory Committee for additional assistance in constructing a major City storm drain across the subject property.
   Negotiate with ODOT for surplusing excess property adjoining Fire Mountain Gems and the Grants Pass Parkway (in process).
5. Colvin Oil – Exception to State Land Use Goal 14, Comprehensive Plan Amendment and Zone Change, Josephine County, OR
   Prepare Findings for Comprehensive Plan Amendment, Zone Change and Exception to State Land Use Goal 15 (Urbanization) to allow the expansion of an urban level commercial/industrial development lying outside the Grants Pass Urban Growth Boundary. The proposal had been submitted once before by others, had been appealed to the State Land Use Board of Appeals (LUBA), and had been remanded to the Board of County Commissioners. Project involves intensive research of the development characteristics of adjoining properties and the impact of the existing I-5 and state highway corridor and existing industrial and commercial development upon surrounding property values, research of State Land Use Goals and the Exception process with the project legal team, and negotiations with Josephine County Planning Department, Engineering Department and the Oregon Department of Land Conservation and Development. Coordinate work of project attorneys, civil engineers, traffic engineers, and owners; develop Findings and re-submit for review by the County Planning Commission and Board of County Commissioners. (In process.)
6. Grants Pass Shopping Center Planned Unit Development Amendment, Zak Realty, Inc., Grants Pass, OR
   Prepare series of conceptual plans for the addition of a KFC and an Albertson’s gas station to the Planned Unit Development as previously approved. Parking analysis, access analysis, and preparation of findings and other submittal documents to the city for the amendment of the PUD to accommodate the new development. Coordinate engineers’ work including a utility plan that integrated with existing utility structures and easements across the subject property. Negotiate complex easement agreement and lot line adjustment agreement between the four property owners of the center. Assist owners in determining current and future site plan requirements for the new Gottschalk’s store, to take over and refurbish the old Montgomery Ward building.
7. Commercial Subdivision, Grants Pass, OR
   Assemble team of civil engineer, traffic engineers, and wetlands specialists to evolve the most appropriate development plan for a large commercial tract. Facilitate negotiations between property owners, prospective buyer and developer, and neighboring property owners for the most appropriate extension of a City street and utilities to serve the subject property and adjoining properties. All permits were secured and the property acquired by the developer. Preparation of construction documents are now underway. (In process.)
8. Grants Pass Shopping Center Redevelopment Analysis, Roebling Management, Inc., Grants Pass, OR
   Prepare series of conceptual site plans for up to 95,000 square feet expansion and redevelopment of Grants Pass Shopping Center, including the possible demolition of the older Montgomery Wards building and replacement by a series of new buildings, chain stores, access drives, parking, and landscaping. Preliminary review by City of Grants Pass for site plan approval. Preparation of preliminary engineer’s construction cost estimate for all site work, including demolition, paving, curb, gutter and sidewalk, water line, sewer line, storm drain line, power, telephone and gas, and landscaping costs. Assist investors as support staff in direct negotiations with Emporium, KFC, and Albertsons.
9. Grants Pass Medical Center, Doctors Office Building, Grants Pass, OR
   Work with investor group and Physicians Medical Center (property owner) to development plans for a $4.1 million two-story steel frame, brick clad physicians office building. Facilitate discussions with leasing agent and potential physician tenants and project architect and engineer, and discussions between potential investors and project investment agent. Together with project engineer develop site plan and utility plan for 24,400 square foot office building, including approvals for a Planned Unit Development approach to the site, allowing greater site utilization and avoiding having to divide the property. Prepare necessary application documentation, meetings with City Planning and Engineering staff and County Public Works staff, take the project through Site Plan Review ( a public hearing process) and obtain development permit for the project. Now in process.
10. Grants Pass Surgery Center, Grants Pass, OR
    Work with doctor investment group and acting CEO of Grants Pass Surgery Center, facilitate articulation of and agreement on long-term and short-term goals and aspirations of the group, the desired relationship to the changing nature of medical practice and appropriate responses to proposed developments of the local hospitals. Facilitation at private investor meetings, presentation to review agencies and presentation at public forums. Assist physicians' site committee in developing site plan and utility plan for 11,000 square foot Ambulatory Surgery Center, and 10,240 square foot future medical offices building on a 2.41 acre site. Prepare necessary application documentation, hold meetings with investors, City planning and engineering staff, County Public Works staff, and take project through site plan review (a public hearing process), and obtain development permit for the project. Assist investors in setting criteria for the selection of project architect and general contractor, assist investors in developing and implementing the selection process. Now complete.
11. Albertsons, Inc., New Store Location, Grants Pass, OR
    Research and prepare feasibility report evaluating proposed site for construction of new Albertsons store in Grants Pass, Oregon. Coordinate and manage performance of additional site evaluation subcontracting services including geotechnical evaluation, Phase 1 environmental assessment, topographical survey, ALTA surveys, and site clearing. Provide project management assistance in purchase agreement negotiations. Prepare applications for site plan review and planned unit development, including existing Grants Pass Shopping Center, adjoining undeveloped property, and Albertsons site, and for required permits. Facilitate agreements between property owners regarding public utility easements, access easements and joint maintenance. Manage evaluation of traffic impact analysis and negotiations with city and ODOT on number of accesses from city streets, alignment of accesses, creation and placement of cross-access easements with adjoining Grants Pass Shopping Center. Manage and conduct public hearings for site plan approval and PUD approval. Creation of utility plans, Albertsons store site plan, and phased development plan. Project management for completion of site surveys.
12. Blockbuster Video Store, Grants Pass, OR
    Project management for site design for development and construction of new Blockbuster Video store in Grants Pass, Oregon. Coordinate access placement and cross-access easement negotiations. Provide management assistance for preparation of development applications, and negotiation assistance with city planning department. Provide data and assistance in preparation of site plan, utility plans, landscaping and parking plans.
13. Grants Pass Shopping Center Phased Development, Roebling Management, Inc., Grants Pass, OR
    Prepare conceptual site plan for 110,000 S.F. expansion of Grants Pass Shopping Center, including design for various new store configurations and old store reconfigurations. Provide project management assistance to Grants Pass Shopping Center's management company on the phased developments of the new Albertsons and Blockbuster Video stores. Negotiate appropriate cross-access easements for existing stores, compatible landscaping plans, and access improvements from surrounding roadways. Facilitate review by City of Grants Pass, negotiate with City of Grants Pass Redevelopment Agency for "Gateway" landscaping program funds and with ODOT for new access. Negotiate development conditions and coordinate permit process for Grants Pass Associates, National Ventures, Albertsons, Blockbuster and other major retailers.
14. ODOT Surplus Property Negotiation, Grants Pass Shopping Center, Grants Pass, OR
    Working with property owners in New York and New Jersey, and the Oregon Department of Transportation (ODOT), negotiate a single-party surplusing of property that could only be accessed from the Grants Pass Shopping Center. Prepare sets of Findings dealing with proposed surplus area, ODOT slope easements and construction easements, City of Grants Pass utility easements, and perceived and realistic land values. Educate property owners in the requirements of Oregon statutes regarding property surplusing by ODOT, and work with surveyors and civil engineers to finalize the project to result in developable land for the Center.
15. Brighton Academy, Grants Pass, OR
    Assist School Board and Project Architect in site design and master plan development for expansion of Brighton Academy. Negotiations with donors to gain agreement on quality and phasing of improvements. Submit master plan for city review and manage development permit process, including city staff review and public hearing. (Under construction.)
16. Northwest Images - Cultural Exposition, Rogue River, OR
    As part of a planning team comprised of Native American Cultural Center representatives, staff of Wildlife Images, a wild animal shelter and restoration center, and State Park Service personnel, prepare conceptual design for a Native American and wildlife Preview and Performance Center for a portion of the Valley of the Rogue Sate Park. Presentation to State Parks Management in Salem for conceptual approval of the project. Facilitate negotiations with State agencies to identify and obtain grant monies for development of the center.
17. Traffic Plan Amendment for Midland Avenue, Byrd's Inc., Grants Pass, OR
    Negotiation between two private entities and the City of Grants Pass to amend the City's traffic plan to prevent the extension of Midland Avenue east of Sixth Street, and substitute an emergency access, utility and pedestrian easement. Issues negotiated included timeline for area development and the sharing of costs for the extension of City services (sanitary sewer, storm drainage, water and power). Application and findings for traffic plan and Comprehensive Plan Amendment, and facilitation of public hearings. Manage preparation of construction documents and secure permits.
18. The Rogue Golf Club, Grants Pass, OR
    Feasibility analysis and Conditional Use Permit for an 18-hole Rees Jones designed 7,000 yard par 72 golf course for a 350 acre site. Project involves preparation of a feasibility analysis and pro forma, and obtaining a lot line adjustment and conditional use permit for a golf course on lands previously used in agricultural activities. Planning activities encompass preapplication review, application and findings preparation, hearings officer review, water rights reallocation from the Rogue and Applegate Rivers, soils analysis for DLCD review, golf course design protecting on-site wetlands, forested areas, and a Native American burial site, traffic planning, and facilitating public hearings.
19. American Fujino Farms Company Ltd., Feasibility Analyses, Grants Pass, OR
    Preparation of a feasibility study analyzing the potential changes in use of a 1,000 acre farm site. The study addressed the potential development of and demand for an 18-hole golf course and a recreational vehicle park, and the replanting of a portion of the farm into fruit crops from forage crops. Analysis included estimated pro formas showing projected costs and income for each proposed use.
20. Rogue River Valley Stores - Factory Outlet, Grants Pass, OR
    Comprehensive Plan Amendment, Urban Growth Boundary Amendment, Annexation, and Zone Change for 12-acre factory outlet store complex. Included negotiation with City of Grants Pass and Oregon Department of Transportation for surplusing of six acres of Freeway right-of-way for purposes of economic development. Coordination of design team, including civil engineer, traffic engineer, architect and other consultants, dispute resolution with neighborhood group. Coordinate joint City, ODOT, RVCOG and developer traffic analysis of freeway interchange redesign.
21. The Ken Roberts Company, Grants Pass, OR
    Preapplication review, and coordinate development of conceptual site plan, landscape plan and utility plan for a financial educational products firm relocating from Ojai, California. Present for Site Plan Review at public hearing, assistance in obtaining relocation grants-in-aid from City, State and major utilities. Lot Line Adjustment and Phase II site review.
22. Sandpines Golf Course and Planned Residential Community, Florence, OR
    Master Plan conceptual design, master plan amendment, and tentative plan review and approval by the City of Florence Planning Commission. Complex includes 18-hole golf course by Rees Jones, 156 single-family golf course homes, 40 townhouse condominiums, and 160 condominium units, arranged in three separate planned unit development communities, and a major hotel and lodge sites. Coordination and management of final plat process for Phase I, 47 single-family lots and 40 townhouse units. Coordinate and manage presentation and Planning Commission hearing process, with follow-up. Planning input to utility plan, utility detail and utility construction documents for Phase I. Assist owner-developer in additional property acquisition assessment, and marketing analysis. Link to Sandpines Golf Course.
23. Paradise Ranch Inn, Josephine County, OR
    Master Plan and resort center concept design, Comprehensive Plan Amendment, Zone Change and Exception to Goal 3, Agricultural Lands, and Goal 4, Forest Lands, to permit development of a $25 million Destination Resort on 328 acres, including an 18-hole golf course by Robert Muir Graves, 50 overnight accommodations, conference center for 250 persons, two restaurants seating 150 persons and indoor tennis, swimming, racquetball, and exercise facilities. Work with Project Engineer and economist to produce engineering report and economic impact report. Coordinate application submittals, agency negotiations and public hearing presentations with Project Attorney (in process). View enlargement and details.
24. Grants Pass Shopping Center, Grants Pass, OR
    New shopping center access and site plan approval. Negotiation of new traffic signal development using Local Improvement District (LID) on behalf of Grants Pass Shopping Center owner with City of Grants Pass and the Oregon Department of Transportation (ODOT). Included condemnation by City of adjoining corporate property owner benefiting from, but opposed to, project. Obtained LID approval.
25. Rogue Allen Inn, Grants Pass, OR
    Development potential analysis, and conceptual development plan for $3 million specialty inn on the Rogue River in the City of Grants Pass. Included management of design team, Comprehensive Plan Amendment and Zone Change, first project to be reviewed by the City's Riverfront Review Board, and Annexation. Negotiations with City and County engineers for extension of East Park Street. Negotiation with Board of County Commissioners and Josephine County Fair Board for 99-year lease of fairground lands to allow full site development. Floodway and wetlands analysis included.
26. "Rogue River Lodge", Grants Pass, OR
    Development potential analysis for restaurant, motel, recreational condominiums and jet boat development sited at proposed 3rd bridge crossing, including site plan and conceptual building design. Obtained inclusion for site in City of Grants Pass Riverfront Development Plan proposed to re-zone for riverfront commercial uses. Negotiation of 3rd bridge roadway configuration with ODOT.
27. "Inn at Pelican Bay", Brookings, Harbor, OR
    Development analysis for condominium, motel and restaurant development for oceanfront property, including conceptual site plan and building design. Obtained Conditional Use Permit.
28. Pioneer Settlements, Josephine County, OR
    Planning, development analysis and conceptual plan for 800-acre Destination Resort featuring 1880's "Old Town", and 18-hole golf course; project included preliminary feasibility analysis and construction cost estimate.
29. Fort Hay Ranch, Selma, OR
    Prepared development plan for 1,000-acre residential equestrian resort, including feasibility analysis.
30. Ashland Country Inn, Ashland, OR
    Conceptual development plan for Country Inn and several restaurants on undeveloped parcel in the heart of Ashland. Preapplication City review. Creekside development.
31. Shopping Center Site Plan Approval, Grants Pass, OR
    Shopping Center Site Plan approval for shopping center expansion, involving new six-theater complex Public hearing, agency negotiations, obtained development permit.
32. Commercial Plan Amendment, Grants Pass, OR
    Comprehensive Plan, map and plan text amendment, zoning map and Zoning Ordinance text amendment, to permit appropriate reuses for developed properties with Freeway exposure.
33. Terry Lane LID, Grants Pass, OR
    Representing property owners, successfully requesting City to install street/sewer/storm drain and other improvements to original LID cost projections.
34. RV Park, Brookings, OR
    Obtained Comprehensive Plan Amendment, Zone Change and Conditional Use Permit for RV park and residential subdivision in Brookings, Oregon. Included conceptual design of subdivision, RV park and recreational features. Gained approval over organized opposition.
35. "Deer Park" RV Park, Selma, OR
    Conceptual development plan, Comprehensive Plan Amendment and Zone Change to permit upscale RV park development adjacent to and coordinated with proposed expansion of existing wild animal park.
36. Townhouses, Ashland, Oregon
    Planned development approval for hillside townhouses. Difficult sloping site, utility and access negotiations.
37. Oregon Heights Subdivision, Grants Pass, Oregon
    Subdivision Preliminary and Final Plan approval, difficult hillside site, public utility negotiations. Gained approval over organized opposition, incorporated opposition concerns in final solution.