Rainier Square - Approve Ground Leases and Development Agreement and Delegate Execution of Documents
|
|
- Hillary Craig
- 5 years ago
- Views:
Transcription
1 VII. STANDING COMMITTEES F 4 B. Finance and Asset Management Committee Rainier Square - Approve Ground Leases and Development Agreement and Delegate Execution of Documents RECOMMENDED ACTION It is the recommendation of the administration, the Advisory Committee on Real Estate, and the Finance and Asset Management Committee that the Board of Regents: 1. Approve two eighty year Ground Leases, a Pre-Development Agreement, and related documents for the re-development of the Rainier Square site on the Metropolitan Tract, providing for demolition of the existing Rainier Square improvements (specifically not including demolition of Rainier Tower), and construction of a 1,150,000 square foot mixed-use development project; and 2. Delegate to the President the authority to execute all documents related to this transaction. BACKGROUND The University will reacquire full control of the majority of the ten-acre Metropolitan Tract (excluding the Olympic Hotel and garage sites) at the expiration of the Unico Properties Ground Lease on October 31, The administration intends to create additional value to the University through the management of existing assets and the re-development of selected sites. The Rainier Square site was identified as an opportunity to re-develop and maximize value at this premier and underutilized city center location. The developer for this project will be WRC Fourth Avenue LLC, a Washington limited liability company that is a subsidiary of Wright Runstad & Company. The completed development will be an asset for the University and for the city as a whole. It will bring vibrant density with at-street destination retail activity, highly desirable residential and hotel units, and world-class office space. Located at the heart of the city and supported by multiple transportation options, this iconic development will enhance and sustain the value of the Metropolitan Tract as well as the surrounding center of the downtown commercial core. PROPERTY DESCRIPTION The Rainier block is located in the north central portion of the Metropolitan Tract. It is bounded by University Street to the south, Union Street to the north, 4 th F 4/205-14
2 VII. STANDING COMMITTEES B. Finance and Asset Management Committee Rainier Square - Approve Ground Leases and Development Agreement and Delegate Execution of Documents (continued p. 2) Avenue to the west, and 5 th Avenue to the east. The Rainier Square Development site totals 66,040 square feet of land and includes everything north and west of Rainier Tower, and specifically does not include Rainier Tower. The subject site will be leased as an air-rights condominium unit that sits within the Redevelopment Parcel. (Attachment 1) PROPOSED DEVELOPMENT The proposed project is a mixed-use development totaling approximately 1,150,000 square feet situated in a 50-story (795 ) tower (Tower) and a separate but connected 15-story hotel (Hotel). The elements will include: approximately 750,000 square feet of office; 170,000 square feet (182 units) of high rise residential apartments; 30,000 square feet of street level retail; a 200,000 square foot (198 room) luxury hotel; and a 1,200 car parking garage. (Attachment 2) TRANSACTION STRUCTURE There are six documents that define the financial and legal obligations of this transaction. The financial terms are contained in the three primary documents, the Pre-Development Agreement, the Tower Ground Lease and the Hotel Ground Leases (collectively, the Ground Leases ). (Attachment 3) PROJECT SCHEDULE 2014 University approval, documentation, and developer due diligence Design and entitlement 2017 Early construction start (target) 2020 Early construction completion (target) 2021 Late construction start (deadline) 2024 Late construction completion (deadline) RISKS AND MITIGATIONS Cash Flow. Near term cash flow for current income from Rainier Square is guaranteed by the developer. Required payments for Pre-Development Agreement extensions will provide additional near-term income. Upon commencement of the Ground Lease and construction, minimum rent payments will begin, with additional revenue sharing provisions starting during lease-up. Projected stabilized University income is approximately $4,000,000/year (current income is $1,500,000/year). F 4/205-14
3 VII. STANDING COMMITTEES B. Finance and Asset Management Committee Rainier Square - Approve Ground Leases and Development Agreement and Delegate Execution of Documents (continued p. 3) Project Entitlement. In the event that the developer does not secure a Master Use Permit (MUP) within the first three years, the University will retain all or a portion of the $2,500,000 deposit. If the developer has not submitted Design Development Drawings (DDs) within the first three years, then the developer cannot exercise the second extension option and the Pre-Development Agreement terminates. If the developer has not submitted Construction Drawings (CDs) within the first five years, then the developer cannot exercise the fourth and final extension option and the Agreement terminates. The developer cannot execute the Ground Lease without a fully entitled and financed project. In the event of termination the University retains all drawings and entitlements. Construction. To reduce exposure to construction issues and to assure completion, the University has required a payment and performance bond for the shell and core structure of the Tower. Tenant Improvements are not covered under the bonding and will be constructed as the Tower is leased. The full Hotel construction will be covered by bonds. Environmental. The Ground Leases cover risks by limiting the developer s use of hazardous substances; requiring the developer to indemnify the University for environmental claims; and releasing the University from liability to the developer for hazardous substances that may already exist on the property or that may migrate from other properties unless there is third party insurance to cover the liability. Insurance. The insurance provisions in the various documents have been reviewed with UW Risk Management and are consistent with the insurance plan for the Metropolitan Tract. Dispute Resolution. Certain specific disputes such as design review during the permitting process and audits of developer s adjusted gross income will be resolved through an alternative dispute resolution process. Other disputes such as a default by the developer in paying the Ground Lease rent will be resolved through litigation, which offers a broader scope of remedies and better tools for regaining control of the property if there is a serious lapse in performance by the developer. REVIEW AND APPROVAL The terms of the Ground Leases, Pre-Development Agreement and related documents have been reviewed and recommended for approval by the Chief Real F 4/205-14
4 VII. STANDING COMMITTEES B. Finance and Asset Management Committee Rainier Square - Approve Ground Leases and Development Agreement and Delegate Execution of Documents (continued p. 4) Estate Officer, the UW Advisory Committee on Real Estate (ACRE), and the Senior Vice President. Attachments 1. Rainier Square Site Plan 2. Rainier Square Project Concept Design 3. Rainier Square Term Sheet F 4/205-14
5 RAINIER SQUARE SITE PLAN F 4.1/ ATTACHMENT 1 Page 1 of 1
6 RAINIER SQUARE PROJECT CONCEPT DESIGN F 4.2/ ATTACHMENT 2 Page 1 of 2
7 RAINIER SQUARE PROJECT CONCEPT DESIGN F 4.2/ Page 2 of 2
8 RAINIER SQUARE TERM SHEET Below is a summary of the significant negotiated transaction terms. Parties: o Lessor: The Board of Regents of the University of Washington o Lessee: WRC Fourth Avenue LLC, a Washington limited liability company Land Parcel: o 66,040 square feet located at the north and west sections of Rainier block Proposed New Development: o Mixed-use project totaling approximately 1,150,000 SF including: A 50-story tower with 750,000 SF of office and 170,000 SF (182 units) of high quality residential apartments, and 30,000 SF of street level retail A separate but connected 15-story hotel with 198 luxury rooms A 1,200 car parking garage Contract Documents: o Due Diligence Agreement 60-day investigative period with no commitment o Pre-Development Agreement Governs developer payments and rights before Ground Lease execution o Ground Leases Primary agreements for Tower and Hotel o Operating and Property Management Agreements for Rainier Square and Tower o Air Rights Condominium Declaration Transaction Structure: o Due Diligence 60 day investigative period with no commitment o Pre-Development Agreement Two (2) year term with four (4) one-year extensions at $500,000 each Lessee property manages existing Rainier Square and guarantees cash flow Portions of extension payments can be applied to cash flow guarantee Lessee cannot exercise 2nd option unless Lessor has received DDs Lessee cannot exercise 4th option unless Lessor has received CDs $2,500,000 deposit to be refunded to developer $1,500,000 refunded upon submittal of Master Use Permit (MUP) to City, and submittal of Schematic Design Drawings (SDs) to Lessor $500,000 refunded if City Director s MUP decision within three years $500,000 refunded if MUP issued and no appeals within three years Lessee property manages Rainier Tower Page 1 of 2 F 4.3/ ATTACHMENT 3
9 Ground Lease Agreements - Terms o Property is taken As-Is with all faults o No capital or debt obligations by University o 80-year unsubordinated term commencing at conclusion of pre-development period o Lessee must have Tower permitting and financing in place prior to lease execution o Tower construction must start within 120 days of lease execution o Tower construction must be complete within three years of lease execution (subject to force majeure) o Base Rent of 8% of stabilized adjusted gross income on Tower, and 3-4% on Hotel o Minimum rent $500,000 for years 1-5; $2,000,000 thereafter with increasing floor at stabilization o Separate Ground Lease agreements for Tower and Hotel (but cross-defaulted) o Cross default is released for Hotel after Tower and substructure completion o Hotel may be constructed subsequent to the Tower o Hotel construction must start within seven years after execution of the Pre- Development Agreement o Hotel construction must be complete within two years after construction start (subject to force majeure) o Payment and performance bond required for the Tower shell and core and the Hotel structures o Lessor environmental exposure limited to government orders and third-party claims related to the pre-existing condition; Lessee indemnifies Lessor for any contamination during the term o Reasonable cooperation among all parties for shared and common space serving both Rainier Tower and Rainer Square re-development o Parking rights for Rainer Tower within Rainier Square re-development Page 2 of 2 F 4.3/205-14
UW Medicine at South Lake Union Authorization of Phase 3.2
VII. STANDING COMMITTEES F 3 B. Finance and Asset Management Committee UW Medicine at South Lake Union Authorization of Phase 3.2 INFORMATION ITEM This item is being presented as an information item. PROJECT
More informationOFFICE OF THE CITY ADMINISTRATIVE OFFICER
REPORT FROM OFFICE OF THE CITY ADMINISTRATIVE OFFICER Date: May 19, 2010 0220-00013-2305 Council File No. 08-3458 Council District: 13 To: The Council From: Miguel A. Santana, City Administrative Office~(
More informationCHAPTER 514C, HAWAII REVISED STATUTES LEASE TO FEE CONVERSIONS FOR CONDOMINIUMS AND COOPERATIVE HOUSING CORPORATIONS
CHAPTER 514C, HAWAII REVISED STATUTES LEASE TO FEE CONVERSIONS FOR CONDOMINIUMS AND COOPERATIVE HOUSING CORPORATIONS PART I. RIGHT OF FIRST REFUSAL 514C-1 Definitions 514C-2 Right of first refusal 514C-3
More informationMETROPOLITAN TRACT PERFORMANCE REPORT For the Quarter Ended March 31, 2008
F-5 METROPOLITAN TRACT PERFORMANCE REPORT For the Quarter Ended March 31, 2008 Finance, Audit & Facilities Committee June 12, 2008 CONSOLIDATED METROPOLITAN TRACT PROPERTIES Quarterly Summary Quarterly
More informationRevised April 26, 2012 April 30, 2012
BOARD OF EDUCATION OF HARFORD COUNTY A DECISION ON REFINANCING THE A.A. ROBERTY BUILDING CERTIFICATES OF PARTICIPATION AND THE HARFORD COUNTY PHASE I AND PHASE II ENERGY LEASES DATED 1//001 AND 1/1/00
More informationOregon, Brownfields, and the Land Bank and Tax Abatement Authorities. How Does It All Work And Why Cities and Counties Should Be Interested
Oregon, Brownfields, and the Land Bank and Tax Abatement Authorities How Does It All Work And Why Cities and Counties Should Be Interested Presented By David A. Rabbino, Esq. Jordan Ramis PC April 30,
More informationA real estate investment company.
A real estate investment company. 19 Beach Street, NY, NY ground-up development of 30,000 sf of luxury loft condominiums and ground floor retail space located in the heart of the Tribeca area of New York
More informationBOARD OF REGENTS University of Washington. December 11, :00 p.m. UW Tower, Room T 22. (Item No.)
PRELIMINARY AGENDA BOARD OF REGENTS University of Washington December 11, 2008 3:00 p.m. UW Tower, Room T 22 I. CALL TO ORDER (Item No.) II. ROLL CALL III. CONFIRM AGENDA IV. REPORT OF THE CHAIR OF THE
More informationCONSTRUCTION AGENCY AGREEMENT. dated as of March 1, between. BA LEASING BSC, LLC, as Lessor, and
EX-10.1 2 nsconstructionagmt-030519.htm CONSTRUCTION AGENCY AGREEMENT EXECUTION VERSION CONSTRUCTION AGENCY AGREEMENT dated as of March 1, 2019 between BA LEASING BSC, LLC, as Lessor, and NORFOLK SOUTHERN
More informationMETROPOLITAN TRACT PERFORMANCE REPORT For the Quarter Ended December 31, 2006
F-11 METROPOLITAN TRACT PERFORMANCE REPORT For the Quarter Ended December 31, 2006 Finance, Audit & Facilities Committee March 22, 2006 CONSOLIDATED METROPOLITAN TRACT PROPERTIES Quarterly Summary Quarterly
More informationNOW OFFERING. Maggiano s Ground Lease 3368 Peachtree Road Atlanta, Georgia 30326
NOW OFFERING HYPER-CORE GROUND LEASE FUTURE REDEVELOPMENT OPPORTUNITY HIGH-DENSITY ZONING Maggiano s Ground Lease 3368 Peachtree Road Atlanta, Georgia 30326 2 EXECUTIVE SUMMARY Ackerman Retail, a division
More informationAGENDA REGULAR BOARD MEETING JANUARY 24, :00 P.M.
AGENDA REGULAR BOARD MEETING JANUARY 24, 2017 2:00 P.M. LOCATION: 380 St. Peter Street, Suite 850, Saint Paul, MN 55102 MINUTES 1. Approval of the Minutes from the November 22, 2016 Board Meeting CONFLICT
More informationREDEVELOPMENT ADVISORY COMMITTEE RECOMMENDATION:
DATE: September 15, 2011 ITEM: RE: 7.C. CONSIDERATION AND ADOPTION OF A RESOLUTION OF THE BOARD OF DIRECTORS OF THE REDEVELOPMENT AGENCY OF SALT LAKE CITY APPROVING THE REQUEST FOR PROPOSALS TERM SHEET
More informationDATE: June 25, 2014 TO:
DATE: June 25, 2014 TO: Board of Commissioners FROM: Patrick Quinton, Executive Director SUBJECT: Report Number 14-25 Authorizing the Executive Director to Execute a Purchase and Sale Agreement Granting
More informationF 6 STANDING COMMITTEES. B. Finance, Audit and Facilities Committee. Metropolitan Tract Performance Report for the Quarter Ended September 30, 2008
VII. STANDING COMMITTEES F 6 B. Finance, Audit and Facilities Committee Metropolitan Tract Performance Report for the Quarter Ended September 30, 2008 F 6/211-08 11/20/08 METROPOLITAN TRACT PERFORMANCE
More informationBID FORM: SURPLUS DISTRICT PROPERTY
SAN JOSE EVERGREEN COMMUNITY COLLEGE DISTRICT c/o Douglas A. Smith, Vice Chancellor Administrative Services 40 South Market Street, 6 th Floor San Jose, CA 95113 BID FORM: SURPLUS DISTRICT PROPERTY Name
More informationUCDNN UNIVERSITYOF CONNECTICUT
UCDNN UNIVERSITYOF CONNECTICUT July 6,2018 TO: Members of the Board of Trustees FROM: Scott A. Executive Vice President for Administration and Chief Financial Officer Richard F. Orr ^ y lj Special Counsel
More informationLAKE SUPERIOR STATE UNIVERSITY CHARTER SCHOOLS OFFICE REAL PROPERTY LEASE POLICY
LAKE SUPERIOR STATE UNIVERSITY CHARTER SCHOOLS OFFICE REAL PROPERTY LEASE POLICY December 1, 2015 ( Effective Date ) Pursuant to the Terms and Conditions of the Contract ( Contract ) issued by the Lake
More informationF 5 STANDING COMMITTEES. Metropolitan Tract Performance Report. For the quarter ended June 30, B. Finance, Audit and Facilities Committee
F 5 VII. STANDING COMMITTEES B. Finance, Audit and Facilities Committee Metropolitan Tract Performance Report For the quarter ended June 30, 2008 F 5/209-08 9/18/08 METROPOLITAN TRACT PERFORMANCE REPORT
More informationAssignment, Assumption and Amendment of Lease
This (this Agreement ) is made this day of, 2018, by and among Vigor Alaska - Seward LLC, an Alaska limited liability company ( Assignor ), JAG Alaska, Inc., an Alaska corporation ( Assignee ), and the
More informationB o a r d o f T R U S T E E S
B o a r d o f T R U S T E E S VOL. 185 JULY 6, 2018 SPECIAL MEETING UNIVERSITY OF CONNECTICUT BOARD OF TRUSTEES AGENDA University of Connecticut July 6, 2018 Office of the President Conference Room Albert
More informationM E M O R A N D U M. Ground Lease State University of New York at Stony Brook
Board Resolution -1- November 15, 2018 M E M O R A N D U M November 15, 2018 TO: FROM: SUBJECT: Members of the Board of Trustees Kristina M. Johnson, Chancellor Ground Lease State University of New York
More informationStock Purchase Agreement Commentary
Stock Purchase Agreement Commentary This is just one example of the many online resources Practical Law Company offers. PLC Corporate and Securities Commentary on key terms and conditions commonly found
More informationTERMINAL ONE LAND DISPOSITION AGREEMENT
TERMINAL ONE LAND DISPOSITION AGREEMENT This TERMINAL ONE LAND DISPOSITION AGREEMENT (the "Agreement") is made and entered into as of, 2014 (the Effective Date ), by the City of Richmond, a municipal corporation
More informationMETROPOLITAN TRACT PERFORMANCE REPORT For the Quarter Ended June 30, 2006
F-5 METROPOLITAN TRACT PERFORMANCE REPORT For the Quarter Ended June 30, 2006 Finance, Audit & Facilities Committee September 21, 2006 CONSOLIDATED METROPOLITAN TRACT PROPERTIES Quarterly Summary Quarterly
More informationREDEVELOPMENT AGENCY
JACKIE BISKUPSKI EXECUTIVE DIRECTOR REDEVELOPMENT AGENCY O F S A L T L A K E C I T Y JUSTIN BELLIVEAU CHIEF ADMINISTRATIVE OFFICER REDEVELOPMENT AGENCY STAFF MEMO DATE: September 13, 2016 ITEM #: PREPARED
More informationMETROPOLITAN TRACT PERFORMANCE REPORT For the Quarter Ended December 31, 2007
F-5 METROPOLITAN TRACT PERFORMANCE REPORT For the Quarter Ended December 31, 2007 Finance, Audit & Facilities Committee March 20, 2008 CONSOLIDATED METROPOLITAN TRACT PROPERTIES Quarterly Summary Quarterly
More informationMETROPOLITAN TRACT PERFORMANCE REPORT For the Quarter Ended March 31, 2007
F-5 METROPOLITAN TRACT PERFORMANCE REPORT For the Quarter Ended March 31, 2007 Finance, Audit & Facilities Committee May 17, 2007 CONSOLIDATED METROPOLITAN TRACT PROPERTIES Quarterly Summary Quarterly
More informationReal Estate Development and Reuse
Real Estate Development and Reuse Scott Sumners Rider Levett Bucknall January 2017 Course Outline 1. Introduction 2. Approaches to Development 3. The Real Estate Development Process 4. Environmental Issues
More informationProperty Management. The world s largest global commercial real estate platform. Commercial Real Estate Services, Worldwide R
The world s largest global commercial real estate platform Commercial Real Estate Services, Worldwide R 4 20 18 Services NAI Plotkin provides active management and integrated resources to preserve and
More informationRESOLUTION NO
MIA 184152500v2 RESOLUTION NO. 15-028 A RESOLUTION OF THE SCHOOL BOARD OF OSCEOLA COUNTY, FLORIDA, AUTHORIZING EXECUTION OF AMENDED AND RESTATED SCHEDULE 1995A AND AMENDED AND RESTATED SCHEDULE 2004A TO
More informationMUSEUM PARC INVESTMENT OFFERING FALL THIRD STREET SAN FRANCISCO, CALIFORNIA
INVESTMENT OFFERING FALL 2018 MUSEUM PARC 330 THIRD STREET SAN FRANCISCO, CALIFORNIA FULLY LEASED OFFICE & RETAIL INVESTMENT OPPORTUNITY IN DOWNTOWN SAN FRANCISCO CBRE Capital Markets Investment Properties
More information2005 ELA Accounting Conference
2005 ELA Accounting Conference HOT TOPICS: LESSEE ISSUES Kimber Bascom Randy Green Bob Keyes KPMG Deloitte & Touche USBancorp 212-909-5664 203-761-3574 415-925-4713 Agenda FSP FAS 13-b EITF 05-06 Lessee
More informationFASB/IASB Update Part II
American Accounting Association FASB/IASB Update Part II Tom Linsmeier FASB Member August 3, 2014 The views expressed in this presentation are those of the presenters. Official positions of the FASB/IASB
More informationTacoma Community Redevelopment Authority. Request for Proposals: Construction and Permanent Debt. Valhalla Hall
Request for Proposals: Construction and Permanent Debt Valhalla Hall The (TCRA) is requesting debt (construction and permanent) proposals for its redevelopment of Valhalla Hall, a mixed-use project located
More informationAttachment 22 Railroad Agreements
Attachment 22 Railroad Agreements Contract No. 18FH012 Attachment 22 Railroad Agreements Capitalized terms used but not otherwise defined herein shall have the meaning given to them in the Railroad Agreement
More informationRiverside County Transportation Commission Rail Station Joint Development Guidelines June 2005
Riverside County Transportation Commission Rail Station Joint Development Guidelines June 2005 PURPOSE These guidelines are issued under the authority of the Riverside County Transportation Commission
More informationEITF ABSTRACTS. [Nullified by FIN 46 and FIN 46(R) for entities within the scope of FIN 46 or FIN 46(R)]
EITF ABSTRACTS Issue No. 90-15 Title: Impact of Nonsubstantive Lessors, Residual Value Guarantees, and Other Provisions in Leasing Transactions [Nullified by FIN 46 and FIN 46(R) for entities within the
More informationGEORGIA ADVANCED TECHNOLOGY VENTURES, INC. AND SUBSIDIARIES CONSOLIDATED FINANCIAL STATEMENTS YEARS ENDED JUNE 30, 2017 AND 2016
GEORGIA ADVANCED TECHNOLOGY VENTURES, INC. CONSOLIDATED FINANCIAL STATEMENTS YEARS ENDED with INDEPENDENT AUDITORS REPORT TABLE OF CONTENTS PAGE INDEPENDENT AUDITORS REPORT 3-4 CONSOLIDATED STATEMENT OF
More informationAGENDA Type A BURLESON 4A ECONOMIC DEVELOPMENT CORPORATION October 20, 2014 BURLESON CITY HALL 141 W. RENFRO BURLESON, TX 76028
AGENDA Type A BURLESON 4A ECONOMIC DEVELOPMENT CORPORATION BURLESON CITY HALL 141 W. RENFRO BURLESON, TX 76028 Call to Order 5:45 P.M. 1. Approval of minutes from the September 2, 2014 meeting. 2. Authorize
More informationFifth & Walnut Parking Garage Redevelopment Competitive Proposal Review. Council Work Session Friday, March 24, 2017
Fifth & Walnut Parking Garage Redevelopment Competitive Proposal Review Council Work Session Friday, March 24, 2017 Timeline February 13, 2017 By Roll Call No. 17-0233, City Council approved the competitive
More informationREQUEST FOR PROPOSAL. Real Estate Services. for CITY OF COQUILLE. Closing Date: July 31, 2018
REQUEST FOR PROPOSAL Real Estate Services for CITY OF COQUILLE Closing Date: July 31, 2018 City of Coquille 851 N. Central Bvld. Coquille Oregon 97423 www.cityofcoquille.org, Phone: 541-396-2115 Fax: 541-396-5125
More informationONEIDA INDIAN NATION TRUST LANDS RESIDENTIAL LEASING ORDINANCE
ONEIDA INDIAN NATION TRUST LANDS RESIDENTIAL LEASING ORDINANCE Ordinance No.: 0-16-01 The Oneida Indian Nation (the "Nation") adopts and enacts this Ordinance pursuant to its inherent powers of self-government
More informationAmazon's Impact on the Seattle Office Market
Cornell Real Estate Review Volume 16 Article 13 5-4-2018 Amazon's Impact on the Seattle Office Market Dustin Dunham Cornell University Follow this and additional works at: https://scholarship.sha.cornell.edu/crer
More informationThe Miramar Santa Monica
The Miramar Santa Monica Project Description The Santa Monica Miramar Hotel (the Miramar or the Hotel ) has been an institution in the City of Santa Monica since originally opening on the site in 1920.
More informationREQUEST FOR EXPRESSIONS OF INTEREST Environmental Assessment Services
REQUEST FOR EXPRESSIONS OF INTEREST Environmental Assessment Services February 12, 2008 TREASURE COAST BROWNFIELDS PROGRAM I. INTRODUCTION A. Purpose REQUEST FOR EXPRESSIONS OF INTEREST Environmental Assessment
More informationThe Guarantee Project (FIN 45) Impact on Vendor Leasing
The Guarantee Project (FIN 45) Impact on Vendor Leasing Deborah Brady Vice President, Global Pricing & Economics This presentation reflects the interpretations and comments of Key Equipment Finance. Before
More informationComstock Holding Companies, Inc. NASDAQ: CHCI. New Business Model Update June 12, 2018
NASDAQ: CHCI New Business Model Update June 12, 2018 DISCLAIMER This release includes "forward looking" statements that are made pursuant to the safe harbor provisions of the Private Securities Litigation
More informationASSEMBLY, No. 326 STATE OF NEW JERSEY. 217th LEGISLATURE PRE-FILED FOR INTRODUCTION IN THE 2016 SESSION
ASSEMBLY, No. STATE OF NEW JERSEY th LEGISLATURE PRE-FILED FOR INTRODUCTION IN THE 0 SESSION Sponsored by: Assemblyman TROY SINGLETON District (Burlington) SYNOPSIS Requires municipalities to share certain
More informationExpression of Interest to Develop PV Solar Project(s) on City Owned Property
888 Prospect St. Suite 200 La Jolla, CA 92037 October 10, 2017 Mr. Lowell Crow City Manager City of Freeport 314 W. Stephenson St., Suite 200 Freeport, IL 61032 Expression of Interest to Develop PV Solar
More informationIFRS 16 Leases consequences on the financial statements and financial indicators
Audit financiar, XV, Nr. Marian 1(145)/20, SĂCĂRIN 114-122 ISSN: 1583-5812; ISSN on-line: 1844-8801 IFRS 16 Leases consequences on the financial statements and financial indicators Abstract In January
More informationAmerica s Parking REIT
* America s Parking REIT November 2017 1 *Name change assuming the closing of the merger between MVP REIT, Inc. and MVP REIT II, Inc. Disclaimers Cautionary Note on Forward-looking Statements This presentation
More informationEQUIPMENT RENTAL / LEASE
EQUIPMENT RENTAL / LEASE This Equipment Lease (this "Lease") is made effective as of / /, between Aero Oxygen a division of Oxygen Parts Inc. (the "Lessor"), 11320 HWY 620 N, Austin, Texas 78726, and Name:
More informationRequest for Proposal Commercial Real Estate Brokerage Services
Request for Proposal Commercial Real Estate Brokerage Services Dear Broker (s): The City of Mount Rainer is soliciting a Request for Proposal for a licensed commercial real estate brokerage firm with qualified
More informationTown Centre Community Improvement Plan
2012 Town Centre Community Improvement Plan City of Greater Sudbury Growth and Development Department 1.0 PLAN BACKGROUND 1.1 Introduction The following Community Improvement Plan (CIP) has been prepared
More informationOctober 5, 2018 CUSIP NUMBERS AC AE AD 0 1
October 5, 2018 NOTICE TO HOLDERS OF THE $17,205,000 TAX EXEMPT SENIOR LIEN PARKING RAMP REVENUE BONDS (FOURTH AND MINNESOTA PARKING RAMP PROJECT) SERIES 2000-1 and 2000-7 and the $4,600,000 TAXABLE SUBORDINATE
More informationOffering Memorandum. Prime In-Fill Development Opportunity. 700 Emerald Street, Saint Paul, MN. Cushman & Wakefield
Offering Memorandum Prime In-Fill Development Opportunity 700 Emerald Street, Saint Paul, MN 0 700 Emerald Street, St. Paul, MN Table of Contents Section 1: Executive Summary Section 2: Property Details
More informationDATE: March 21, 2017 Mayor and City Council Mark McNeill, City Administrator Letter of Intent Village at Mendota Heights Parcels COMMENT:
DATE: March 21, 2017 TO: FROM: SUBJECT: Mayor and City Council Mark McNeill, City Administrator Letter of Intent Village at Mendota Heights Parcels COMMENT: INTRODUCTION The Council is asked to approve
More informationSUBJECT: Report Number PDC Acquisition of 20 Single Family Residences from the Housing Authority of Portland EXECUTIVE SUMMARY
DATE: May 28, 2008 TO: FROM: Board of Commissioners Bruce A. Warner, Executive Director SUBJECT: Report Number 08-69 PDC Acquisition of 20 Single Family Residences from the Housing Authority of Portland
More informationPRIME CORNER SUBWAY ANCHORED 10 MINUTES TO MANHATTAN Street. Astoria
PRIME CORNER SUBWAY ANCHORED 10 MINUTES TO MANHATTAN 34-39 31 Street Astoria Contact Us Steve Lysohir President Direct: (718) 880-3980 Mobile: (516) 633-6160 Steve.Lysohir@vassgroup.com Peter Vassiliou
More informationDue Care Obligations
Sec 324.XXXXX Due Care; duties of owner or operator, residential tenant, having knowledge of facility; compliance with section. (1) A current owner or operator of real property, or a residential tenant,
More informationMETROPOLITAN TRACT PERFORMANCE REPORT For the Quarter Ended September 30, 2007
F-6 METROPOLITAN TRACT PERFORMANCE REPORT For the Quarter Ended September 30, 2007 Finance, Audit & Facilities Committee November 15, 2007 CONSOLIDATED METROPOLITAN TRACT PROPERTIES Quarterly Summary Quarterly
More informationROTOR CLIP PURCHASE ORDER GENERAL TERMS AND CONDITIONS
ROTOR CLIP PURCHASE ORDER GENERAL TERMS AND CONDITIONS 1. ORDERS AND ACCEPTANCE: Any order placed or purchase order issued by Buyer (an Order ) for products and/or services described therein (collectively,
More informationCORPORATION TO DEVELOP COMMUNITIES OF TAMPA, INC. AUDIT MAY 3, 2016
CORPORATION TO DEVELOP COMMUNITIES OF TAMPA, INC. AUDIT 13-03 MAY 3, 2016 CITY OF TAMPA Bob Buckhorn, Mayor Internal Audit Department Christine Glover, Internal Audit Director May 3, 2016 Honorable Bob
More informationReal Estate Purchase and Sale Agreement
(NON-RESIDENTIAL) THIS CONTRACT CONTROLS THE TERMS OF THE SALE OF REAL PROPERTY, THIS IS A LEGALLY BINDING CONTRACT DATED this day of, 20. I. PARTIES: A. Seller: Spokane County, a political subdivision
More informationSixth + Westlake Westlake Avenue. Free Standing Single Tenant. WESTLAKE ave. Colliers International 601 Union Street, Suite 5300
6th street 1953 Avenue Seattle, WA 98101 Free Standing Single Tenant NNN Ground Lease WESTLAKE ave NEW AMAZON Paul Sleeth Executive Vice President +1 206 223 1266 paul.sleeth@colliers.com Billy Sleeth
More informationDue diligence - Hits & Misses. CA Rajesh S Shetty January 2018
Due diligence - Hits & Misses CA Rajesh S Shetty January 2018 Contents Need of due diligence What is due diligence? Types of due diligence The process Focus areas Key benefits Limitations 2 Need of Due
More informationExhibit A Project Specifications
Exhibit A Project Specifications A one block area of West Columbia Street in downtown Fort Wayne is bounded by Calhoun Street to the east and Harrison Street to the West. It is this area historically referred
More informationBID PROPOSAL FORMS FOR THE SALE OF REAL PROPERTY LOCATED IN THE CITY OF CORONA IN THE COUNTY OF RIVERSIDE
150813 BID PROPOSAL FORMS FOR THE SALE OF REAL PROPERTY LOCATED IN THE CITY OF CORONA IN THE COUNTY OF RIVERSIDE Bid Proposal to Purchase Real Property February 5, 2013 11:00 a.m. This Real Property is
More informationMunicipality of Anchorage PURCHASE AND SALE AGREEMENT FOR HLB Parcel C in Chugiak, Alaska
Municipality of Anchorage PURCHASE AND SALE AGREEMENT FOR HLB Parcel 1-007-C in Chugiak, Alaska THIS AGREEMENT dated, 2017, by and between the MUNICIPALITY OF ANCHORAGE, an Alaska municipal corporation,
More informationDowntown 2025 Sector Development Plan
Existing Sector / Corridor / Design Overlay Zone Summary Sheet 2025 Sector Web Address: https://www.cabq.gov/planning/documents/copy_of_2025_dec14r.pdf Joint plan with Bernalillo County No Date Adopted/Amended
More informationSCOPE AND POSSIBLE EFFECTS OF THE FEDERAL AVIATION ADMINISTRATION S (FAA) ONE ENGINE INOPERATIVE POLICY
SCOPE AND POSSIBLE EFFECTS OF THE FEDERAL AVIATION ADMINISTRATION S (FAA) ONE ENGINE INOPERATIVE POLICY SUMMARY OF THE OEI POLICY CHANGE The FAA proposed One Engine Inoperative (OEI) policy has not formally
More informationEQUIPMENT RENTAL / LEASE / SALES AGREEMENT
EQUIPMENT RENTAL / LEASE / SALES AGREEMENT This Equipment Lease (this "Lease") is made effective as of / /, between OPI Medical / Oxygen Parts Inc. (the "Lessor"), 11320 HWY 620 N, Austin, Texas 78726,
More informationShawnee Landing TIF Project. City of Shawnee, Kansas. Need For Assistance Analysis
Shawnee Landing TIF Project City of Shawnee, Kansas Need For Assistance Analysis December 17, 2014 Table of Contents 1 EXECUTIVE SUMMARY... 1 2 PURPOSE... 2 3 THE PROJECT... 3 4 ASSISTANCE REQUEST... 7
More informationASSEMBLY COMMITTEE SUBSTITUTE FOR. ASSEMBLY, Nos. 326 and 1475 STATE OF NEW JERSEY. 217th LEGISLATURE ADOPTED MARCH 7, 2016
ASSEMBLY COMMITTEE SUBSTITUTE FOR ASSEMBLY, Nos. and STATE OF NEW JERSEY th LEGISLATURE ADOPTED MARCH, 0 Sponsored by: Assemblyman TROY SINGLETON District (Burlington) Assemblyman MICHAEL PATRICK CARROLL
More information324 SW 19 th Avenue MIAMI, FL.
OFFERING MEMORANDUM 10/12/2017 Will C Real Estate 1 10/12/2017 Will C Real Estate 2 10/12/2017 Will C Real Estate 3 10/12/2017 Will C Real Estate 4 10/12/2017 Will C Real Estate 5 10/12/2017 Will C Real
More informationAudit Follow-Up. Audit of City Lease Administration (Report #0917, Issued July 22, 2009) As of September 30, Summary
Audit Follow-Up As of September 30, 2009 Sam M. McCall, Ph.D., CPA, CGFM, CIA, CGAP City Auditor Audit of City Lease Administration (Report #0917, Issued July 22, 2009) Report #1011 February 19, 2010 Summary
More informationCity of Brandon Brownfield Strategy
City of Brandon Brownfield Strategy 2017 Executive Summary A brownfield is a property, the expansion, redevelopment, or reuse of which may be complicated by the presence or potential presence of a hazardous
More informationSocial Purpose Real Estate Table The ABCs of Development
Social Purpose Real Estate Table The ABCs of Development Guest Presenter: Simon Davie, PMP Chief Operating Officer Terra Housing Consultants Date: April 17, 2012 Terra Housing Consultants Terra is a development
More informationDifferent Levels of Environmental Site Assessment and the Benefits to M&A Due Diligence
Different Levels of Environmental Site Assessment and the Benefits to M&A Due Diligence A White Paper by Dennis Papa, PE, BCEE, Principal of dpstudio environmental consulting & design LLC November 2016
More informationReal Estate Acquisitions Audit (Green Line LRT Stage 1)
Real Estate Acquisitions Audit (Green Line LRT Stage 1) October 10, 2018 ISC: Unrestricted THIS PAGE LEFT INTENTIONALLY BLANK ISC: Unrestricted Table of Contents Executive Summary... 5 1.0 Background...
More informationWASHTENAW COUNTY BROWNFIELD REDEVELOPMENT AUTHORITY ACT 381 WORK PLAN TO CONDUCT ELIGIBLE DEQ RESPONSE AND/OR MSF NON-ENVIRONMENTAL ACTIVITIES
WASHTENAW COUNTY BROWNFIELD REDEVELOPMENT AUTHORITY ACT 381 WORK PLAN TO CONDUCT ELIGIBLE DEQ RESPONSE AND/OR MSF NON-ENVIRONMENTAL ACTIVITIES 400 NORTH RIVER STREET THE HISTORIC THOMPSON BLOCK REDEVELOPMENT
More informationCommunity Development District INFORMATION PACKET
Community Development District INFORMATION PACKET Please call for an appointment to file the application (813) 276-8366 or (813) 272-5600. The Hillsborough County Board of County Commissioners adopted
More informationCOMMERCIAL TAX ABATEMENT GUIDELINES AND CRITERIA PROCEDURES AND APPLICATION
COMMERCIAL TAX ABATEMENT GUIDELINES AND CRITERIA PROCEDURES AND APPLICATION CITY OF FREEPORT, TEXAS I. Introduction ECONOMIC DEVELOPMENT INCENTIVES CITY OF FREEPORT The City of Freeport is committed to
More informationREQUEST FOR PROPOSAL PUBLIC SCHOOL BUILDING FOR LEASE
REQUEST FOR PROPOSAL PUBLIC SCHOOL BUILDING FOR LEASE George Miner Elementary School 5629 Lean Avenue San Jose, CA 95123 Table of Contents REQUEST FOR PROPOSAL: I. Introduction 3 II. Property Overview
More informationAGREEMENT TO ACQUIRE LANDS BETWEEN THE DEPARTMENT OF THE ARMY ST. PAUL DISTRICT, CORPS OF ENGINEERS AND. THE CITY OF City, State
AGREEMENT TO ACQUIRE LANDS BETWEEN THE DEPARTMENT OF THE ARMY ST. PAUL DISTRICT, CORPS OF ENGINEERS AND THE CITY OF City, State FOR CONDEMNATION ON BEHALF OF THE SPONSOR BY THE CORPS OF ENGINEERS FOR THE
More informationEXCLUSIVE NEGOTIATION AGREEMENT AND PREDEVELOPMENT LOAN TO SATELLITE AFFORDABLE HOUSING ASSOCIATES FOR THE FUTURE DEVELOPMENT OF 226 BALBACH AVENUE
CITY OF ^3 SAN IPSE CAPITAL OF SILICON VALLEY COUNCIL AGENDA: 6/13/17 ITEM: 4.2. Memorandum TO: HONORABLE MAYOR AND CITY COUNCIL SUBJECT: SEE BELOW FROM: Jacky Morales-Ferrand DATE: APP^ ^ ( j COUNCIL
More informationMARIN GENERAL HOSPITAL/MARIN HEALTHCARE DISTRICT TERM SHEET FOR NEW HOSPITAL LEASE
MARIN GENERAL HOSPITAL/MARIN HEALTHCARE DISTRICT TERM SHEET FOR NEW HOSPITAL LEASE The following terms comprise the general terms and conditions for a new lease ( New Lease ) for the Marin General Hospital
More information147,672-SQUARE-FOOT, CLASS A, EIGHT-STORY OFFICE TOWER
147,672-SQUARE-FOOT, CLASS A, EIGHT-STORY OFFICE TOWER JANUARY 2019 EXECUTIVE SUMMARY Black Canyon Tower is the only mid-rise office building in the submarket offering monument building signage, rare freeway
More informationStrata Wind-Ups and Multi-Family Development Land. Overview, Considerations and Market Trends
Strata Wind-Ups and Multi-Family Development Land Overview, Considerations and Market Trends Colliers Introduction Hart Buck Vice President Jennifer Darling Associate Considerations in a Wind-Up As Strata
More informationCONTRACT TO BUY AND SELL REAL ESTATE (LAND)
CONTRACT TO BUY AND SELL REAL ESTATE (LAND) 1. AGREEMENT. Buyer agrees to buy, and Seller agrees to sell, the Property described below on the terms and conditions set forth in this contract ( Contract
More informationTARGETED VERIFICATION DOCUMENTS
TARGETED VERIFICATION DOCUMENTS In an effort to reduce the amount of documentation provided in the overall application, the Commission has shifted some questions and documentation to the Pre-Application
More informationUSIS AT PINE GROVE SQUARE GROVE CITY, PA
INVESTMENT OVERVIEW Investment Highlights Priced Below Replacement Cost at $76.26 Per Square Foot 8.0% Capitalization Rate; Rental Increase in July 2013; 13% Cash on Cash Tenant has Occupied Building Since
More informationSale of 2 Bloor Street West, North-West Corner of Bloor Street and Yonge Street (Ward 23 - Midtown)
Sale of 2 Bloor Street West, North-West Corner of Bloor Street and Yonge Street (Ward 23 - Midtown) (City Council at its regular meeting held on October 3, 4 and 5, 2000, and its Special Meetings held
More informationCredit Risk. 72 March 2013 The RMA Journal Copyright 2013 by RMA
The Ch CR Credit Risk 72 March 2013 The RMA Journal Copyright 2013 by RMA ENVIRONMENTAL RISK MANAGEMENT anging Landscape of Phase I ESAs A discussion of some upcoming changes to ASTM E1527-05 and what
More informationFOR SALE: MULTI-TENANT LEASED INVESTMENT
FOR SALE: MULTI-TENANT LEASED INVESTMENT VICTORY MINE CENTER 768 PLEASANT VALLEY ROAD, DIAMOND SPRINGS, CA $3,750,000 7.1% CAP RATE EXCLUSIVE AGENTS: Tom Conwell, Jr. Managing Director CA RE License #01394155
More informationRequest For Proposal RFP # Capital Lease Financing for Enterprise Software. City of Greenville, Texas. October 13, 2010
Request For Proposal RFP #10-11-01 Capital Lease Financing for Enterprise Software City of Greenville, Texas October 13, 2010 Proposals Due by 3:00 P.M. Central Standard Time November 1, 2010 Please Label
More informationAmendment to White Flint Development Agreement
Capital Program, Procurement and Real Estate Committee Action Item III-D April 14, 2016 Amendment to White Flint Development Agreement Washington Metropolitan Area Transit Authority Board Action/Information
More informationSo you d like to purchase Municipal Tax-foreclosed properties
So you d like to purchase Municipal Tax-foreclosed properties Tax and/or Special Assessments Foreclosure Property Sale Information The purpose of this guide is to help you through the process of how to
More informationRequest for Proposals for the Development of the Downtown Vision
Request for Proposals for the Development of the Downtown Vision Issued by: The City of Kenosha, Wisconsin Date of Issuance: September 19, 2018 Proposal Due Date: 4pm, Friday, November 2, 2018 Delivered
More information