Mixed-Use Developments: Lessons Learned From Recent Deals Navigating Zoning, Financing, Community Buy-In, and Other Challenges
|
|
- Barnard Spencer Lamb
- 5 years ago
- Views:
Transcription
1 Presenting a live 90-minute webinar with interactive Q&A Mixed-Use Developments: Lessons Learned From Recent Deals Navigating Zoning, Financing, Community Buy-In, and Other Challenges WEDNESDAY, NOVEMBER 7, pm Eastern 12pm Central 11am Mountain 10am Pacific Today s faculty features: Nancy Scull, Partner, McKenna Long, San Diego Doris Goldstein, Doris S Goldstein, Jacksonville, Fla. Robert Diamond, Partner, Reed Smith, Falls Church, Va. Tim Bates, Partner, Robinson & Cole, New London, Conn. The audio portion of the conference may be accessed via the telephone or by using your computer's speakers. Please refer to the instructions ed to registrants for additional information. If you have any questions, please contact Customer Service at ext. 10.
2 Sound Quality If you are listening via your computer speakers, please note that the quality of your sound will vary depending on the speed and quality of your internet connection. If the sound quality is not satisfactory and you are listening via your computer speakers, you may listen via the phone: dial and enter your PIN -when prompted. Otherwise, please send us a chat or sound@straffordpub.com immediately so we can address the problem. If you dialed in and have any difficulties during the call, press *0 for assistance. Viewing Quality To maximize your screen, press the F11 key on your keyboard. To exit full screen, press the F11 key again.
3 FOR LIVE EVENT ONLY For CLE purposes, please let us know how many people are listening at your location by completing each of the following steps: In the chat box, type (1) your company name and (2) the number of attendees at your location Click the SEND button beside the box
4 If you have not printed the conference materials for this program, please complete the following steps: Click on the + sign next to Conference Materials in the middle of the lefthand column on your screen. Click on the tab labeled Handouts that appears, and there you will see a PDF of the slides for today's program. Double click on the PDF and a separate page will open. Print the slides by clicking on the printer icon.
5 Documenting Mixed-use Developments Robert M. Diamond
6 What is a mixed-use development? Horizontal: Reston Town Center, Virginia Columbia, Maryland Vertical: Water Tower Place, Chicago Time Warner Center, New York Olympic Tower, New York 6
7 Structuring the mixed-use development Simplicity Flexibility Meet developer s objectives Provide a forum for communicating among uses 7
8 What are the available structures? Strong master and weak subassociations Strong subassociations and weak master Type of Associations: 1. Condominium used to divide ownership of portions of land without subdivision; only option if no air rights subdivision. Benefit of statutory basis but also limited by statute. 2. Cooperative traditional corporate form where cooperative owns the real estate, the owners own stock or are members and the relationship between the two is based on landlord-tenant concepts. 3. Homeowners Association or Planned Community (usually a nonstock or not-for-profit corporation). No statute required, but may have one. Owner owns the lot, association owns common area; based on common law, covenants running with the land and contract law. 4. Limited liability company newer concept for master association. Very efficient and useful for master associations. Few statutory limitations; tax pass-through. 8
9 Ballston Metro Center half leasehold over Metro station; half fee simple hotel, retail mall, parking garage and residential condominium Components The box who owns who uses who fixes who pays O = office C = residential condo H = hotel R = retail P = parking 9
10 10
11 11
12 12
13 13
14 14
15 15
16 16
17 Leisure World of Virginia holes in the donut limited liability company Governance structure Each subassociation and each owner NOT in a subassociation is a member. Individual homeowners are NOT members. Five condominiums plus the developer. Developer has voting control until the project is completed. 17
18 18
19 Implementing the Principals for Mixed Use Vertical Projects and Mixed Use Town Centers Presenter: Nancy Scull Partner, McKenna Long & Aldridge, LLP mckennalong.com
20 Challenges of a Mixed-Use Project Odd Couple Residential and Commercial in one building 1. Divergent Interests: Mixed Marriage of Residential and Commercial and not necessarily compatible! Commercial Owners One Goal - Minimize Contact with Residential 3. Residents Two Goals - Protect and maximize my largest investment - 24/7 enjoyment and use 20
21 Other Challenges of Mixed Use Projects: Major structural components and building systems in one building Maintenance obligations for key building elements cannot be segregated Building must be insured and rebuilt as one work of improvement Control Who should control the operation and maintenance of the Project? Damage by one person can have a major effect on the entire project Liability when things go wrong Dysfunctional Operations and Monetary Liabilities Regulatory Requirements
22 Basic Premises of Every Mixed-Use Project Commercial Owners: Want control but Developer must protect residential interests CC&Rs and Budgets are critical Failure to think through governance, easements, allocation of expenses, insurance, damage and destruction can result in long-term project problems Separate utilities a must! Keep it simple Don't create a battleship to transport a tea cup Limit assessment groupings Clear definitions
23 Example of Vertical Mixed Use: Pacific Station Retail Condos (Whole Foods and Restaurants) Office Condos Residential Condos 23
24 Pacific Station: Ownership Common Area is a cloud above All the project except the Units were conveyed to the Master Association Advantages to conveying all the Property to the Master Association 24
25 Pacific Station: How Did We Govern the Project? Master Association Members Commercial Association (not individual Condominium Owners) Residential Association (not individual Condominium Owners) Master Board 2 Commercial Representatives gives Commercial Control Master Association Residential Association Commercial Association Owners Owners Owners Owners
26 Challenges at Pacific Station: Commercial Tenant Issues in Vertical Mixed Use The Tenant Mix How it helped the Economics Challenges of Leasing in a Mixed-Use Building Goals of Whole Foods/Restaurant Users Aligning the CC&Rs and the Leases Allocating Assessments with Tenant Caps
27 Example of High Rise Vertical Mixed Use: L.A. Live Governance and ownership at L.A. Live: Two Hotels and more than 200 Residential Condominiums 27
28 Vertical Parcels Helped to Subdivide the Project Vertical Parcel Map Roof Condos Hotel Parking 1. Vertical Parcel Maps create building blocks 2. Can be very complex 3. Longer to process / harder to change 4. Allows greater flexibility to convey areas within a city block
29 Vertical Parcels Can Be Complex
30 Other option at L.A. Live: Subdivide by Condominiums Condominiums
31 Common Area: Can be an undivided interest in all the building except the Units Common Area is the building except the Units or Separate Interests OR
32 Cloud Condos: Common Area can be a cloud above All the project except the Units can be conveyed to the Association Commercial common area cloud Common Area Is a cloud or clouds Residential common area cloud Association owns the structure
33 Pros and Cons of Vertical Maps vs. Modules / Condominiums Pros of Vertical Maps Creates greatest separation between retail and commercial If retail is a major component could be easier to finance You can use a Master Association which can help to insulate the developer from liability Affords greater protection to condo owners under Civil Code Cons Lengthier processing through the city Creates two levels of associations greater costs Reduces flexibility to change boundaries Complex documentation Pros of Modules / Condominiums Flexibility Processing of a Map with a city or county Cons Retail and Residential may be under governance of one Association or there may be an REA Residential may have greater control unless you use an REA or Mutual Benefit Agreement
34 L.A. Live Governance Alternative Which We Did Not Use Alternative 2: Shared Use & Maintenance Agreement ( SUMA ) REA or Mutual Benefit Agreement Parcel 1 Residential Condominiums and a Residential Association Parcel 2 Commercial Owner or Commercial Association
35 Why We Did Not Use a SUMA More bifurcation of the Building from a legal perspective Commercial Owner/Commercial Association may control most of the building components, insurance and budget BUT Reciprocal easements and lien rights requires an association in California Owners do not owe a fiduciary duty under a SUMA
36 Mixed Use Urban Town Centers: Trends to Create Communities Residential, retail, commercial existing side-by-side
37 Communities Want Town Centers Walkable environment Integrated open-air, multi-use development in an energized public realm Anchored by retail/dining/leisure uses with vertical and/or horizontal residential and office and hospitality Becomes the heart of a community
38 Civita New Urban Town Center in San Diego 4,000 Residencies/900,000 square feet of retail/office/civic/hospitality
39 Governance at Civita One Association Subassociation for Mixed Use and Residential Master Association Residential Association Mixed Use Association
40 One Paseo: Use of Associations and SUMA's High-rise, Mixed Use Retail and Residential High-rise, Mixed Use Retail and Residential Commercial/Residential Mixed Use Retail Mixed Use Residential/ Retail
41 Governance Objectives in a Horizontal Mixed-Use Project Balance the residential owner control Control by a Master Association or Maintenance Corporation: The Focal Point Control to Developer and Major Commercial/Retail Create Assessment Unit/Areas Educate regulatory agencies Provide for ability to make changes Ensure open and effective communication system Create a defined social infrastructure
42 Challenges of the Horizontal Mixed-Use Project Flexibility for document to evolve over decades of development Provide a flexible governance and maintenance structure Flexibility to change Allocable Shares of Assessments Long-Term Master Developer Control
43 STRAFFORD PUBLICATIONS Mixed-Use Developments: Lessons Learned from Recent Deals -- Permitting October 31, 2012 Timothy D. Bates, Partner, Robinson & Cole LLP, New London, Connecticut
44 What Are You Trying to Achieve? Mixed-Use: A combination of uses in one integrated development project. The most commonly integrated uses are residential, commercial, and office. The integration may occur horizontally, with different uses in different buildings on the same street, or vertically, commonly with office or retail uses on the ground floors and residential spaces in the upper floors. 44
45 What Are You Trying to Achieve? Form-Based Zoning: Emanating from the city planning concepts of New Urbanism, form-based zoning, while allocating certain areas for certain uses or mix of uses, emphasizes the creation of walkable neighborhoods, seeking to place necessary goods and services within a five- to ten-minute walk of residences. 45
46 The Permitting Problem.... One cannot easily build Charleston (SC) anymore, because it is against the law. Andres Duany, co-founder of the Congress for New Urbanism. 46
47 Current Permitting Codes are the Problem. Classic Euclidean zoning codes require separation of units. Town road standards require out-of-scale, wider roads to accommodate snowplows, fire trucks, and moving vans no room for pathways or bikeways. 47
48 The Result. Sprawl based on strict separation of uses: residential subdivisions, commercial site plans, and industrial parks. An auto-based society. 48
49 Other Problems. The general public hates sprawl, but it is frightened by density. Financing complex new urbanist projects can be complicated and difficult. 49
50 New Urbanist Objectives. The neighborhood has a center and an edge, with public parks or structures in the middle and streetscapes radiating out to the edge in decreasing densities. 50
51 New Urbanist Objectives. The optimal size of a defined neighborhood is a quarter of a mile from edge to edge, allowing a 5- minute walk from home to stores, schools, parks, and transit stops the gallon of milk, gas, paint, and alcohol. 51
52 New Urbanist Objectives. The neighborhood has a balance of activities, from single-family dwellings to commercial to light industrial live, work, play. 52
53 New Urbanist Objectives. Street design is appropriate for the uses on the street smaller streets with sidewalks and principally residential areas and a limited number of through streets. Each street has its own transect establishing setbacks, height, and bulk of each building You must build to not within the defined building area to create a sense of place. 53
54 New Urbanist Objectives. Public spaces and buildings shall be placed in central areas. For retail, no setbacks, often zero lot lines. Off-street parking in rear of commercial buildings and in back alleys of residential buildings. No more snoot houses. 54
55 Examples. Kentlands in Gaithersburg, Maryland, Ninth Square in New Haven, Connecticut, and Atlanta Station in Atlanta, Georgia. 55
56 The Solution. If your municipality allows or encourages mixed-use development, use the regulations it gives you. New York City/Chicago: vertical integration. Usually planned development districts, planned unit developments, and special design districts. Watch out for different fire and building codes within building depending on uses. 56
57 The Solution. If not, invent your own zoning regulations. Special permit: Special use allowed in certain zones usually commercial and denser residential zones that provides higher densities, the ability to mix use, and an integrated street, sidewalk, park layout based on an overall plan. Appropriate for smaller developments. Overlay zone or special design districts: allowed in areas of municipalities where new growth is encouraged. Provides an alternative on top of standard Euclidean zoning. Explicitly permits a mix of uses and creation of new urbanist communities. 57
58 The Solution. Village zoning: Applies to a defined area of town with established character and densities and seeks to build on those characteristics. All proposals for new construction and changes in exterior appearance are subject to review by a special village commission. Close review of proposed streets to make sure they are in scale with the existing network. Open spaces are to reinforce open space patterns of the district. Locally significant features of the area, buildings, sight lines, and vistas are to be integrated into the design. Close regulation of exterior signs, site lighting, etc., to support a coherent theme. Attention to scale: proportion, massing, detailing. Best for preserving and developing already established, perhaps prezoning, communities. 58
59 New Urbanist Zoning Regulations. Requires intense study of a town or area zoned. Incorporates build to requirements, special street design, mandated building placement, frontage types, building heights, and locations for civic spaces. 59
60 New Urbanist Zoning Regulations. Shared parking is mandated, and parking locations specifically prescribed and, if possible, hidden. Street size, road speeds, and parking spaces are clearly delineated. Adopted in Hamden, CT, for two major arteries Dixwell Avenue and Whitney Avenue. 60
61 Specific Challenges. Roadways: Well-designed mixed-use communities often call for roadways which do not meet town or state standards. Are those standards waivable? If not, perhaps your development has to be private and has to, by itself, maintain the roadways. 61
62 Specific Challenges. Open spaces have to be thought out and financed. How are they maintained? Who pays for them? Who has access to them? Densities are likely to be higher in mixed-use, new urbanist communities than in other parts of your town. This can be a challenge to the planning and zoning commissions in permitting. Densities are particularly high in transit-oriented development. Fire and building codes may be different for first floor retail than upstairs residential, and retail may need to be phased in. 62
63 Specific Challenges. As noted, financing different aspects of the mixed-use plan can be challenging. Development may need to be staged, and the interests of the town and the developer may be different in terms of sequencing. 63
64 Special Concerns for Mixed-Use Development. Don t forget about wetlands. Developable area has to be defined, while protecting wetlands, before you create a master plan. 64
65 Special Concerns for Mixed-Use Development. Have a good traffic study. Showing how your new roads can handle residential and commercial traffic, given their dimensions, can be challenging. 65
66 Special Concerns for Mixed-Use Development. Perform a parking study. Try to justify shared parking wherever possible in order to allow denser developments. Hide infrastructure, but provide enough of it. 66
67 Special Concerns for Mixed-Use Development. Consider charettes as a way of securing community buy-in to the development process and the ultimate product. 67
68 Doris S. Goldstein, Esq
69 Mixed use is about symbiotic relationships. 69
70 Interaction is part of the design. Balance of power is part of the legal strategy. 70
71 Understand the end game. Know what to spin off, what to keep. 71
72 Manage homeowner expectations. 72
73 Be consistent. Always know what hat you re wearing. 73
74 Never underestimate homeowners ability to misunderstand the deal. They just don t get it, do they? 74
75 You need really, really clear documents. Plain English helps but it s not enough. Consider recording an executive summary ahead of the documents. 75
76 You re in it for the long haul. 76
77 The longer you re in... the greater the chance for conflict. 77
78 Formulas are important, but you can t anticipate everything. Documents need to have principles, guidelines and ways to resolve disputes. 78
79 You need lines of communication even when the documents disenfranchise. 79
80 When necessary, mediate even when the legal claim is totally bogus. 80
CC&Rs and Easements for Commercial and Mixed-Use Projects
Presenting a live 90-minute webinar with interactive Q&A CC&Rs and Easements for Commercial and Mixed-Use Projects Drafting and Amending CC&R Declarations and Easements: Best Practices for Commercial Developers
More informationMixed-Use Development Leases: Tailoring Provisions to Address Unique Legal and Ownership Structures
Presenting a live 90-minute webinar with interactive Q&A Mixed-Use Development Leases: Tailoring Provisions to Address Unique Legal and Ownership Structures TUESDAY, FEBRUARY 25, 2014 1pm Eastern 12pm
More informationPresenting a live 90-minute webinar with interactive Q&A. Today s faculty features:
Presenting a live 90-minute webinar with interactive Q&A Structuring Mixed-Use Retail Development Agreements for Urban Infill Projects Addressing Unique Legal Issues Related to Cost Sharing, Signage, Use
More informationStructuring CC&Rs for Mixed Use Projects
Presenting a live 90-minute webinar with interactive Q&A Structuring CC&Rs for Mixed Use Projects Drafting, Analyzing, Interpreting, and Amending CC&R Declarations TUESDAY, FEBRUARY 6, 2018 1pm Eastern
More informationClearing Title for Defects Due to Easements, Encroachments and Survey/Boundary Disputes
Presenting a live 90-minute webinar with interactive Q&A Clearing Title for Defects Due to Easements, Encroachments and Survey/Boundary Disputes Identifying and Resolving Common Title Defects to Ensure
More informationStructuring Landlord Lien Waivers and Collateral Access Agreements: Navigating Competing Interests of Tenant's Lender and Landlord
Presenting a live 90-minute webinar with interactive Q&A Structuring Landlord Lien Waivers and Collateral Access Agreements: Navigating Competing Interests of Tenant's Lender and Landlord WEDNESDAY, JUNE
More informationStructuring Landlord Lien Waivers and Collateral Access Agreements: Navigating Competing Interests of Tenant's Lender and Landlord
Presenting a live 90-minute webinar with interactive Q&A Structuring Landlord Lien Waivers and Collateral Access Agreements: Navigating Competing Interests of Tenant's Lender and Landlord TUESDAY, AUGUST
More informationPresenting a live 90 minute webinar with interactive Q&A. Td Today s faculty features:
Presenting a live 90 minute webinar with interactive Q&A Foreclosed, Distressed and Abandoned Properties: Legal Challenges for Municipalities Leveraging Ordinances, Judicial and Agency Proceedings, Land
More informationClearing Title for Defects Due to Easements, Encroachments and Survey/Boundary Disputes
Presenting a live 90-minute webinar with interactive Q&A Clearing Title for Defects Due to Easements, Encroachments and Survey/Boundary Disputes Identifying and Resolving Common Title Defects to Ensure
More informationPresenting a live 90-minute webinar with interactive Q&A. Today s faculty features:
Presenting a live 90-minute webinar with interactive Q&A Getting M&A Deals Done: Legal Risks and Effective Strategies Managing Changes and Mitigating Risks Between Signing the Acquisition Agreement and
More informationLegal Considerations Evaluating and Assessing Land Use Entitlements, Discretionary Approvals, and Other Key Issues
Presenting a live 90 minute webinar with interactive Q&A Reviving Dormant Real Estate Projects: Legal Considerations Evaluating and Assessing Land Use Entitlements, Discretionary Approvals, and Other Key
More informationGross Up Provisions in Commercial Lease Agreements: Guidance for Landlords and Tenants Structuring Terms to Balance Benefits and Mitigate Risks
Presenting a live 90 minute webinar with interactive Q&A Gross Up Provisions in Commercial Lease Agreements: Guidance for Landlords and Tenants Structuring Terms to Balance Benefits and Mitigate Risks
More informationCommercial Lease Due Diligence in Real Estate Acquisitions: Key Issues and Best Practices
Presenting a live 90-minute webinar with interactive Q&A Commercial Lease Due Diligence in Real Estate Acquisitions: Key Issues and Best Practices Analyzing Buildout Obligations, Termination Rights, Purchase
More informationALTA/ACSM Land Title Surveys
Presenting a live 90-minute webinar with interactive Q&A ALTA/ACSM Land Title Surveys Maximizing the Potential of the Feasibility Assessment Tool for Development Deals WEDNESDAY, MARCH 21, 2012 1pm Eastern
More informationPresenting a live 90-minute webinar with interactive Q&A. Today s faculty features:
Presenting a live 90-minute webinar with interactive Q&A UCC Recent Developments: Practical Implications for Lenders' Security Interests Best Practices to Protect Client Confidences and Advertise Legal
More informationStructuring Financeable Ground Leases and Leasehold Mortgages
Presenting an encore presentation featuring live Q&A Structuring Financeable Ground Leases and Leasehold Mortgages Balancing Competing Interests Among Owners, Lessees and Lenders THURSDAY, NOVEMBER 30,
More informationNew 2016 ALTA/NSPS Land Title Survey Standards: What Attorneys Need to Know
Presenting a live 90-minute webinar with interactive Q&A New 2016 ALTA/NSPS Land Title Survey Standards: What Attorneys Need to Know Leveraging the Feasibility Assessment Tool for Land Development Deals
More informationHealthcare REITs: Navigating Regulatory Challenges and Minimizing Liability Risk
Presenting a live 90-minute webinar with interactive Q&A Healthcare REITs: Navigating Regulatory Challenges and Minimizing Liability Risk Understanding Organizational, Operational and Tax Considerations
More informationSubordination, Non-Disturbance and Attornment Agreements in Commercial Leasing and Real Estate Finance
Presenting a live 90-minute webinar with interactive Q&A Subordination, Non-Disturbance and Attornment Agreements in Commercial Leasing and Real Estate Finance Drafting and Negotiating SNDA Agreements
More informationMunicipal Infrastructure Funding: Overcoming Legal Challenges with Exactions and Impact Fees
Presenting a live 90-minute webinar with interactive Q&A Municipal Infrastructure Funding: Overcoming Legal Challenges with Exactions and Impact Fees Navigating New Application of Essential Nexus and Rational
More informationMixed-Use Development: Structuring Air Rights Condominiums and Other Common Interest Community Regimes
Presenting a live 90-minute webinar with interactive Q&A Mixed-Use Development: Structuring Air Rights Condominiums and Other Common Interest Community Regimes Selecting the Optimal Legal Structure, Addressing
More informationALTA/NSPS Land Title Survey Standards: What Real Estate Counsel Need to Know
Presenting a live 90-minute webinar with interactive Q&A ALTA/NSPS Land Title Survey Standards: What Real Estate Counsel Need to Know Survey Exceptions and Survey Endorsements in Title Insurance Policies
More informationRetail and Shopping Center Acquisitions: Negotiating the Purchase and Sales Agreement, Conducting Legal Due Diligence
Presenting a live 90-minute webinar with interactive Q&A Retail and Shopping Center Acquisitions: Negotiating the Purchase and Sales Agreement, Conducting Legal Due Diligence THURSDAY, AUGUST 18, 2016
More informationPresenting a live 90-minute webinar with interactive Q&A. Today s faculty features:
Presenting a live 90-minute webinar with interactive Q&A Renewable Energy Projects: Negotiating Ancillary Agreements for the Real Estate Facility Strategies for Structuring Project Contracts After Negotiating
More informationStructuring Real Estate Sale-Leasebacks: An Alternative to Mortgage Financing for Owner-Operators and Investors
Presenting a live 90-minute webinar with interactive Q&A Structuring Real Estate Sale-Leasebacks: An Alternative to Mortgage Financing for Owner-Operators and Investors Strategies for Improving Balance
More informationPresenting a live 90-minute webinar with interactive Q&A. Today s faculty features: Alan W. Beloff, Senior Counsel, Morgan, Lewis & Bockius, Boston
Presenting a live 90-minute webinar with interactive Q&A Drafting Legal Opinions for Article 9 Security Interests: Navigating the Complexities and Avoiding Liability Understanding Scope and Limitations,
More informationPresenting a live 90-minute webinar with interactive Q&A
Presenting a live 90-minute webinar with interactive Q&A UCC Security Interests in Payment Intangibles: Intercompany Loans, Debt Obligations and Promissory Notes Perfecting Interests In Financial Instruments
More informationUCC Foreclosures: Overcoming Obstacles to the Sale, Evaluating Receivership and Bankruptcy Alternatives
Presenting a live 90-minute webinar with interactive Q&A UCC Foreclosures: Overcoming Obstacles to the Sale, Evaluating Receivership and Bankruptcy Alternatives TUESDAY, OCTOBER 10, 2017 1pm Eastern 12pm
More informationLET S MIX IT UP: What you need to know to understand and evaluate mixed use projects.
LET S MIX IT UP: What you need to know to understand and evaluate mixed use projects. By Nancy T. Scull and Cathy L. Croshaw Luce Forward Hamilton & Scripps LLP League of California Cities Conference September
More informationNew 2016 ALTA/NSPS Land Title Survey Standards: What Attorneys Need to Know
Presenting a live 90-minute webinar with interactive Q&A New 2016 ALTA/NSPS Land Title Survey Standards: What Attorneys Need to Know Leveraging the Feasibility Assessment Tool for Land Development Deals
More informationIRC 754: Partnership and Pass-Through Entity Basis Adjustments
IRC 754: Partnership and Pass-Through Entity Basis Adjustments Mastering Election Rules and Tackling Complex Decisions for Distributions and Sales of Interests WEDNESDAY, APRIL 30, 2014, 1:00-2:50 pm Eastern
More informationRooftop Telecom Leasing: Practical Considerations, Key Provisions and Other Legal Considerations
Presenting a live 90-minute webinar with interactive Q&A Rooftop Telecom Leasing: Practical Considerations, Key Provisions and Other Legal Considerations TUESDAY, NOVEMBER 6, 2018 1pm Eastern 12pm Central
More informationPass-Through Liabilities and Federal Tax Treatment: Resolving Complex Issues
Presenting a live 110-minute teleconference with interactive Q&A Pass-Through Liabilities and Federal Tax Treatment: Resolving Complex Issues Reporting Liabilities for General or Limited Partnerships and
More informationPresenting a live 90-minute webinar with interactive Q&A. Today s faculty features:
Presenting a live 90-minute webinar with interactive Q&A Structuring Real Estate Development Agreements With Municipalities Leveraging Agreements for Long-Term Development Projects and Addressing Land
More informationNavigating FASB's New Pushdown Rules for Acquired Entities
Navigating FASB's New Pushdown Rules for Acquired Entities Evaluating Whether and How to Adopt Pushdown Accounting on Subsidiary Financial Statements THURSDAY, APRIL 23, 2015, 1:00-2:50 pm Eastern IMPORTANT
More informationMixed-Use Development: Structuring Air Rights Condominiums and Other Common Interest Community Regimes
Presenting a live 90-minute webinar with interactive Q&A Mixed-Use Development: Structuring Air Rights Condominiums and Other Common Interest Community Regimes Optimal Legal Structures and Core Drafting
More informationBasis Adjustments for Partnerships and LLCs: Compliance Challenges
Basis Adjustments for Partnerships and LLCs: Compliance Challenges Navigating Complex Basis Rules and Avoiding Pitfalls in Section 754 Elections TUESDAY, JUNE 25, 2013, 1:00-2:50 pm Eastern IMPORTANT INFORMATION
More informationIMPORTANT INFORMATION
IRC 754: Partnership and Pass-Through Entity Basis Adjustments Mastering Election Rules and Tackling Complex Decisions for Distributions and Sales of Interests TUESDAY, MARCH 3, 2015, 1:00-2:50 pm Eastern
More informationSolar Leases: Deal Structures, Key Provisions and Practical Considerations
Presenting a live 90-minute webinar with interactive Q&A Solar Leases: Deal Structures, Key Provisions and Practical Considerations TUESDAY, DECEMBER 12, 2017 1pm Eastern 12pm Central 11am Mountain 10am
More informationCarve-Out Transactions: Strategies for Due Diligence and Structuring the Deal
Presenting a live 90-minute webinar with interactive Q&A Carve-Out Transactions: Strategies for Due Diligence and Structuring the Deal WEDNESDAY, JUNE 28, 2017 1pm Eastern 12pm Central 11am Mountain 10am
More informationAllocating Environmental Risks and Liabilities
Presenting a live 90-minute webinar with interactive Q&A Allocating Environmental Risks and Liabilities Structuring Contract Provisions to Limit Risk in Commercial Transactions THURSDAY, SEPTEMBER 13,
More informationRule of corner may need to be flexible i.e. context school, park. With a clustered approach. Should row housing go where fourplexes are?
Fourplex Privacy Traffic issues by school (don t locate next to school) Highest density is furthest from park and school. Is this best? Family friendly (i.e. private green space, nicely designed, etc.)
More informationUCC Battle of the Forms: Confronting Conflicting Terms in Purchase Orders, Invoices and Related Documents
Presenting a live 90-minute webinar with interactive Q&A UCC Battle of the Forms: Confronting Conflicting Terms in Purchase Orders, Invoices and Related Documents Minimizing Disputes Over Contract Formation,
More informationArticle 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT
Article 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT this page left intentionally blank Contents ARTICLE 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT DIVISION 3.1 NEIGHBORHOOD CONTEXT DESCRIPTION...3.1-1 Section 3.1.1
More informationFinancing Public-Private Partnerships for Infrastructure Assets
Presenting a live 90-minute webinar with interactive Q&A Financing Public-Private Partnerships for Infrastructure Assets Mitigating Legal Risks and Anticipating Tax Consequences of PPP Deals WEDNESDAY,
More informationVERTICAL MIXED USE DEVELOPMENT (Urban Village)
VERTICAL MIXED USE DEVELOPMENT (Urban Village) Overall Goal Statement Vertical Mixed Use (Urban Villages) have similar goals to Horizontal Mixed Use except densities are usually higher and projects frequently
More informationPresenting a live 90-minute webinar with interactive Q&A. Today s faculty features:
Presenting a live 90-minute webinar with interactive Q&A Leveraging Development Agreements Between Municipalities and Private Parties Attracting Private Funding for Long-Term Development Projects and Addressing
More informationPublic Review of the Slot Home Text Amendment
Public Review of the Slot Home Text Amendment The proposed amendments to the Denver Zoning Code have been informed by the Slot Home Strategy Report. This document has been developed out of a robust process
More informationPlan Making and Implementation AICP EXAM REVIEW. February 12-13, 2010 Georgia Tech Student Center
Plan Making and Implementation AICP EXAM REVIEW February 12-13, 2010 Georgia Tech Student Center Plan Making and Implementation A. Visioning and goal setting B. Quantitative and qualitative research methods
More informationAvoiding "Due on Transfer" Provisions in Land Trusts and Single-Member LLCs
Presenting a live 90-minute webinar with interactive Q&A Avoiding "Due on Transfer" Provisions in Land Trusts and Single-Member LLCs A Real-World Guide to Garn-St. Germain Act Exemptions WEDNESDAY, MARCH
More informationHotel Management Agreements: Key Topics and New Frontiers
Presenting a live 90-minute webinar with interactive Q&A Hotel Management Agreements: Key Topics and New Frontiers Navigating Fees, Exclusivity, Approval Rights, Finance Provisions, Brand Management and
More informationRemedies Provisions in Commercial Real Estate Sales Contracts Strategies for Buyers and Sellers Negotiating and Enforcing Default Clauses
Presenting a live 90 minute webinar with interactive Q&A Remedies Provisions in Commercial Real Estate Sales Contracts Strategies for Buyers and Sellers Negotiating and Enforcing Default Clauses TUESDAY,
More informationControl % of fourplex additions on a particular street. Should locate to a site where there are other large buildings
Fourplex Ensure privacy of adjacent back yards window Location on the edge of neighbourhood is more Consistent design to blend in with existing street placement: minimal overlook Closer to arterial road
More information(Chapter 277, Laws of 2018; SSB 6175)
MAP AND SURVEY PREPARATION GUIDELINES FOR CONDOMINIUMS, COOPERATIVES AND MISCELLANEOUS COMMUNITIES CREATED UNDER WASHINGTON UNIFORM COMMON INTEREST OWNERSHIP ACT WUCIOA (CH. 64.90 RCW) (Chapter 277, Laws
More informationTOTTENHAM SECONDARY PLAN
TOTTENHAM SECONDARY PLAN AMENDMENT NO. 11 TO THE OFFICIAL PLAN OF THE TOWN OF NEW TECUMSETH The following text and schedules to the Official Plan of the Town of New Tecumseth constitute Amendment No. 11
More informationPresenting a live 90-minute webinar with interactive Q&A. Today s faculty features:
Presenting a live 90-minute webinar with interactive Q&A Cellphone Tower Regulation: Maximizing Revenue While Protecting Local Interests Structuring Leases, Navigating Siting Challenges, and Complying
More information2011 AICP Review Course
2011 AICP Review Course March 2011 Alex Dambach, AICP, PP Director of Policy, Planning, and Development City of East Orange Exam Content A. Strategic planning/visioning B. Goal setting C. Research methods
More informationPlan Making and Implementation AICP EXAM REVIEW. February 11-12, 2011 Georgia Tech Student Center
Plan Making and Implementation AICP EXAM REVIEW February 11-12, 2011 Georgia Tech Student Center Subject Matter in Plan Making and Implementation (30%) A. Visioning and goal setting B. Quantitative and
More informationDevelopment Agreements Between Municipalities and Private Parties
Presenting a live 90-minute webinar with interactive Q&A Development Agreements Between Municipalities and Private Parties Leveraging Agreements to Attract Private Funding for Long-Term Development Projects
More informationCondominiums They re Baaaaack! (Well, back to haunt us)
Condominiums They re Baaaaack! (Well, back to haunt us) Unusual Issues in the Current Market 2016 WLTA Fall Education Seminars Spokane (Sept 24) & Lynnwood (Oct 15) David E. Lawson Fidelity National Title
More information2015 Planning and Zoning School Town of Hyde Park July 15, Site Plan Review and Special Use Permits
2015 Planning and Zoning School Town of Hyde Park July 15, 2015 Site Plan Review and Special Use Permits Matthew G. Rogers, AICP New York Planning Federation Introduction Site Plan and Special Use Permits
More informationMERIDEN TOD A NEW TRANSIT-ORIENTED DEVELOPMENT DISTRICT ZONING REGULATION FOR MERIDEN. Greater Meriden Chamber & Connecticut Bar Association
A NEW TRANSIT-ORIENTED DEVELOPMENT DISTRICT ZONING REGULATION FOR MERIDEN PRESENTATION TO Greater Meriden Chamber & Connecticut Bar Association 25 September 2013 Dominick J. Caruso, AICP Director of Planning
More informationSection 743(b) Adjustments in Multi-Tier Partnerships: Applying Rev. Rul to Upper- and Lower-Tier Entities
FOR LIVE PROGRAM ONLY Section 743(b) Adjustments in Multi-Tier Partnerships: Applying Rev. Rul. 87-115 to Upper- and Lower-Tier Entities TUESDAY, JUNE 20, 2017, 1:00-2:50 pm Eastern IMPORTANT INFORMATION
More informationZoning Regulations of the Town of Redding Connecticut
Zoning Regulations of the Town of Redding Connecticut Statutory zoning authority was adopted for the Town of Redding, and a Zoning Commission established as provided by law, at a Town Meeting held May
More informationSUSTAINABLE PARKING STRATEGIES FOR CITY OF DECATUR
SUSTAINABLE PARKING STRATEGIES FOR CITY OF DECATUR Client Objectives City of Decatur Parking Strategies Implications Legal Financial Marketability Sustainability Community Feedback Community Takeaways
More informationBunker Hill Part II Urban Design. Specific Plan. Case No. CPC SP TABLE OF CONTENTS
Bunker Hill Part II Urban Design Specific Plan Case No. CPC-2011-684-SP TABLE OF CONTENTS Section 1. Section 2. Section 3. Section 4. Section 5. Section 6. Section 7. Section 8. Section 9. Section 10.
More informationHomeowner s Exemption (HOE)
Homeowner s Exemption (HOE) Table of Contents CHEAT SHEETS... 3 Add HOE to a Parcel...3 Edit HOE Record...3 Remove HOE from a Parcel...3 Find the HOE Amount...3 Who is getting the exemption?...4 New Application
More informationComposition of traditional residential corridors.
Page 1 of 7 St. Petersburg, Florida, Code of Ordinances >> PART II - ST. PETERSBURG CITY CODE >> Chapter 16 - LAND DEVELOPMENT REGULATIONS >> SECTION 16.20.060. CORRIDOR RESIDENTIAL TRADITIONAL DISTRICTS
More informationPoughkeepsie City Center Revitalization Plan
Purpose and Need Purpose Increase job and educational opportunities for all residents Maximize fiscal productivity of downtown land uses Diversify retail mix Eliminate surface and building vacancies Create
More informationMontreal Road District Secondary Plan [Amendment #127, October 9, 2013]
[Amendment #127, October 9, 2013] 1.0 General The following policies are applicable to the Montreal Road District as set out in Schedule 1. 1.1 District Objectives The objective of this Plan is to guide
More informationALI-ABA Course of Study Modern Real Estate Transactions. July 25-28, 2007 San Francisco, California. Big Box Leasing - Questions and Answers
1971 ALI-ABA Course of Study Modern Real Estate Transactions July 25-28, 2007 San Francisco, California Big Box Leasing - Questions and Answers By Richard R. Goldberg Ballard Spahr Andrews & Ingersoll,
More informationReal Estate Loan Commitment Letters and Terms Sheets: Negotiating Key Terms
Presenting a live 90-minute webinar with interactive Q&A Real Estate Loan Commitment Letters and Terms Sheets: Negotiating Key Terms Structuring Binding Finance Commitments and Balancing Interests of Both
More informationChapter 100 Planned Unit Development in Corvallis Urban Fringe
100.100 Scope and Purpose. Chapter 100 Planned Unit Development in Corvallis Urban Fringe (1) All applications for land divisions in the Urban Residential (UR) and Flood Plain Agriculture (FPA) zones within
More informationSPECIAL ZONING DISTRICTS
SPECIAL ZONING DISTRICTS 5.01 5.99 RESERVED 5.100 PLANNED DEVELOPMENTS: Purpose: This district is intended to accommodate unified design of residential, commercial, office, professional services, retail
More informationPlanning Department Oconee County, Georgia
Planning Department Oconee County, Georgia STAFF REPORT REZONE CASE #: 6985 DATE: October 31, 2016 STAFF REPORT BY: Andrew C. Stern, Planner APPLICANT NAME: Williams & Associates, Land Planners PC PROPERTY
More informationA Guide for Developers, Public Officials, and Lenders
Ground Leases A Guide for Developers, Public Officials, and Lenders Preface Historically utilized in a variety of situations, in recent years, ground leases have found frequent use in Joint Development
More informationBetter Housing by Design - Proposed Draft Summary
Better Housing by Design - Proposed Draft Summary How can Portland s multi-dwelling zones be improved to meet the needs of current and future residents? Review the BHD Proposed Draft for potential solutions,
More informationPeter Street and 357 Richmond Street West - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 122-128 Peter Street and 357 Richmond Street West - Zoning Amendment Application - Preliminary Report Date: March 11, 2016 To: From: Wards: Reference Number: Toronto and East
More informationREPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE TO PLANNED UNIT DEVELOPMENT MAY 18, 2017
BEL REPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE 2016-805 TO PLANNED UNIT DEVELOPMENT MAY 18, 2017 The Planning and Development Department hereby forwards to
More informationTask Force Kickoff Meeting January 10, 2016
Task Force Kickoff Meeting January 10, 2016 AGENDA Welcome (2:45pm) Introductions (2:50pm) How the Group Will Operate (3:25pm) Staff Presentation (3:40pm) Project Scope Project Schedule Urban Design and
More informationSpecial Servicers and Defaulted CMBS Loans Restructuring or Foreclosing Distressed Assets While Navigating Regulatory and Contractual Challenges
Presenting a live 90-minute webinar with interactive Q&A Special Servicers and Defaulted CMBS Loans Restructuring or Foreclosing Distressed Assets While Navigating Regulatory and Contractual Challenges
More informationJoint Ownership And Its Challenges: Using Entities to Limit Liability
Joint Ownership And Its Challenges: Using Entities to Limit Liability AUSPL Conference 2016 Atlanta, Georgia May 5 & 6, 2016 Joint Ownership and Its Challenges; Using Entities to Limit Liability By: Mark
More informationMidstream Executory Contracts in Bankruptcy After Sabine
Presenting a live 90-minute webinar with interactive Q&A Midstream Executory Contracts in Bankruptcy After Sabine Navigating Court Treatment of Transportation, Gathering and Processing Agreements; Negotiating
More informationPLAINFIELD CHARTER TOWNSHIP COMMUNITY DEVELOPMENT DEPARTMENT PLANNING, ZONING & BUILDING SERVICES MEMORANDUM
PLAINFIELD CHARTER TOWNSHIP COMMUNITY DEVELOPMENT DEPARTMENT PLANNING, ZONING & BUILDING SERVICES 6161 BELMONT AVENUE N.E. BELMONT, MI 49306 PHONE 616-364-1190 FAX: 616-364-1170 www.plainfieldchartertwp.org
More informationTOWNHOUSE. TYPICAL UNIT SIZE 1,200 to 1,600 square foot average unit (two to three stories) DENSITY dwelling units/acre without cottages
TOWNHOUSE Townhouses are typically two to three stories in height. Some townhouses include separate rental units, either on the top or bottom floor of a three-story townhouse unit, or in a cottage above
More informationPUBLIC REVIEW DRAFT OF OFF-STREET PARKING PROPOSAL CITY OF OAKLAND PLANNING DEPARTMENT OCTOBER 2015
PUBLIC REVIEW DRAFT OF OFF-STREET PARKING PROPOSAL CITY OF OAKLAND PLANNING DEPARTMENT OCTOBER 2015 1. Downtown Parking Minimums Problem: The current regulations do not prescribe a minimum amount of required
More informationModern Tower Blocks and Apartment Neighbourhoods: Toronto s Urban Asset
Modern Tower Blocks and Apartment Neighbourhoods: Toronto s Urban Asset Toronto s heritage of modern residential towers is an important built legacy which distinguishes Toronto from other cities. While
More informationArticle Optional Method Requirements
Article 59-6. Optional Method Requirements [DIV. 6.1. MPDU DEVELOPMENT IN RURAL RESIDENTIAL AND RESIDENTIAL ZONES Sec. 6.1.1. General Requirements... 6 2 Sec. 6.1.2. General Site and Building Type Mix...
More informationMidstream Executory Contracts in Bankruptcy After Sabine
Presenting a live 90-minute webinar with interactive Q&A Midstream Executory Contracts in Bankruptcy After Sabine Navigating Court Treatment of Transportation, Gathering and Processing Agreements; Negotiating
More informationLeveraging Public-Private Partnerships for Real Estate Development: Beyond Bridges and Roads
Presenting a live 90-minute webinar with interactive Q&A Leveraging Public-Private Partnerships for Real Estate Development: Beyond Bridges and Roads Identifying New Project Opportunities, Structuring
More informationARTICLE 15 - PLANNED UNIT DEVELOPMENT
Section 15.1 - Intent. ARTICLE 15 - PLANNED UNIT DEVELOPMENT A PUD, or Planned Unit Development, is not a District per se, but rather a set of standards that may be applied to a development type. The Planned
More information2.0 LAND USE FRAMEWORK
Land Use Framework 2.0 LAND USE FRAMEWORK FOLSOM BOULEVARD 2.1 LAND USE OVERVIEW The proposed land uses for Easton Place offer local and regional employment, shopping, and entertainment, highlighting the
More informationDevelopment Agreements Between Municipalities and Private Parties
Presenting a live 90-minute webinar with interactive Q&A Development Agreements Between Municipalities and Private Parties Attracting Private Funding for Long-Term Development Projects, Addressing Land
More informationThe How-Tos of Co-Buying. Iler Campbell LLP and the Center for Social Innovation January 26 th, 2017
The How-Tos of Co-Buying Iler Campbell LLP and the Center for Social Innovation January 26 th, 2017 Please note this presentation is not legal advice. It is provided as general information only. We d be
More informationCITY OF MERCED SMALL LOT SINGLE-FAMILY HOME DESIGN GUIDELINES
CITY OF MERCED SMALL LOT SINGLE-FAMILY HOME DESIGN GUIDELINES Development Services Department Planning and Permitting Adopted August 15, 2005 SMALL LOT SINGLE FAMILY HOME GUIDELINES A. Purpose and Applicability.
More informationKinzie Industrial Corridor
Mayor Emanuel s Industrial Corridor Modernization Kinzie Industrial Corridor Fulton Market Innovation District Plan Implementation September 19, 2017 Rahm Emanuel, Mayor David Reifman, Commissioner Dept.
More informationHOUSING & RESIDENTIAL AREAS
CHAPTER 10: HOUSING & RESIDENTIAL AREAS OVERVIEW With almost 90% of Ridgefield zoned for residential uses, the patterns and form of residential development can greatly affect Ridgefield s character. This
More informationOUTLINE OF LEGAL REQUIREMENTS FOR COMMON INTEREST ASSOCIATION TRANSITIONS
PERLSTEIN & McCRACKEN, LLC ATTORNEYS AND COUNSELORS AT LAW 10 WATERSIDE DRIVE, SUITE 303 FARMINGTON, CT 06032 TELEPHONE (860) 677-2177 FACSIMILE (860) 677-0019 I. INTRODUCTION OUTLINE OF LEGAL REQUIREMENTS
More informationPLANNING RATIONALE REPORT CODEAU BUILDING LTD RIDEAU STREET OTTAWA DECEMBER 2013
PLANNING RATIONALE REPORT CODEAU BUILDING LTD 541-545 RIDEAU STREET OTTAWA DECEMBER 2013 1 This report has been prepared on behalf of Codeau Building Ltd. in support of a Zoning By-law Amendment Application
More informationMultifamily Owners: Including Utilities May Be Killing Your Profits Learn how to protect your NOI
ARTICLE P.O. Box 51356 Colorado Springs, CO 80949 1356 Tel: (877) 410 0167 Fax: (719) 599 4057 www.amcobi.com Multifamily Owners: Including Utilities May Be Killing Your Profits Learn how to protect your
More information