Penny Lane: Leasing Mixed Use Projects for Fun and Profit
|
|
- Simon Palmer
- 5 years ago
- Views:
Transcription
1 Penny Lane: Leasing Mixed Use Projects for Fun and Profit MICHAEL K. KUHN Jackson Walker L.L.P McKinney, Suite 1900 Houston, TX / State Bar of Texas 29th Annual Advanced Real Estate Law Course July 12-14, 2007 San Antonio, TX
2 In Penny Lane there is a barber showing photographs Of every head he's had the pleasure to have known And all the people that come and go Stop and say hello On the corner is a banker with a motorcar The little children laugh at him behind his back And the banker never wears a mack In the pouring rain, very strange Penny Lane is in my ears and in my eyes There beneath the blue suburban skies
3 I. Introduction The same but different -- All customary commercial lease issues are at play, but some take on greater significance -- Parking Operating expense definitions, exclusions and allocations Project rules and regulations Signage Exclusive clauses
4 II. Unique Issues Unique Project Elements Requires Unique Approach Specialized/unique aspects of particular project No standardized mixed use project lease form Need to address conflicts between various users
5 II. Unique Issues Unique Project Elements Requires Unique Approach (cont d.) Design goals may inhibit landlord s customary flexibility Public/private partnerships Planning for future flexibility
6 III. Getting Started Read project formation documents. Focus on: Permitted, restricted and prohibited uses Operating expense allocations among users or project components Provisions dealing with modification and amendment to the formation documents Understand project s development and operational structure
7 Getting Started (cont d.) Understand pedestrian and vehicular traffic flow and parking design Understand the project design vision
8 IV. Drafting/Negotiating Issues Parking Conflicting parking objectives of various users Understand exactly what the owner is able to offer Parking rules and regulations must address: timing security access of diverse users
9 Parking (cont d.) Nested parking facilities Parking charges/voucher system for retail Valet parking Effect of municipal bond financing
10 Operating expense allocation Allocation on simple square footage basis rarely works More common approach: Complex expense allocation based upon actual or estimated usage of services among various project users Result: separate percentage allocations for each cost category
11 Park Avenue Allocation of Expenses Master CAM Expenses Retail = 27,428 sq ft (27,428 sq ft / 91,860 sq ft =.29858) Office = 64,432 sq ft (64,432 sq ft / 91,860 sq ft =.70142) Parking Expenses 485 Parking Spaces Outside Users = (.17938) 87 spaces / 485 spaces Master CAM Expenses = ( ) 398 spaces / 485 spaces Business Condos = ( ) 13 spaces / 87 spaces PA COA = ( ) 74 spaces / 87 spaces Retail (.29858) Office (.70142)
12 Park Avenue Allocation of Expenses Insurance Expenses Master CAM Expenses (.8156) Parking Expenses (.1844) Retail (.29858) Office (.70142) Outside Users (.17938) Master CAM Expenses ( ) Business Condos ( ) Retail (.29858) PA COA ( ) Office (.70142)
13 Park Avenue Allocation of Expenses Property Tax Expenses (Value Based) Parking Expenses (.3521) Master CAM Expenses (.6479) Outside Users = (.17938) Master CAM Expenses =( ) Retail = (.29858) Office = (.70142) Business Condos = ( ) Retail (.29858) PA COA = ( ) Office = (70142)
14 Operating expense allocation (cont d.) Task: Identify both the cost categories and the relative proportion of operating expense items to be charged to the particular tenant based on use
15 Operating expense allocation (cont d.) How to treat Condominium Assessment Expenses for large shared facilities (central plant or parking garage) How to treat parking garage revenues
16 Rules and regulations Odors Noise Lighting (especially spillover) Late night hours of operation
17 Rules and regulations (cont d.) Truck deliveries, trash dumpsters Use of common areas Construction or renovation
18 Signage/identity/naming rights Retail tenants -- smaller, less visible signage Important to office tenants -- recognizable street address Hotel needs strong visibility, prominent signage
19 Access (pedestrian and vehicular) Challenge for big-box retailer -- one solution: two separate entrances Clarify in lease: project access points
20 Retail exclusives No exclusives landlord policy OR: Limit exclusives to major retailers and primary use only OR: Give major retailers geographic zone of influence
21 Phasing Effect on operating expense allocation Effect on scope of retail exclusives
22 Kiosk and Seasonal Vendors Reasonable parameters for kiosk activity Exemptions from retail exclusives Limit interference with pedestrian traffic
23 Issues of leasing in a mixed use condominium Tenant counsel is in effect negotiating lease with two parties: Landlord/owner & Condominium association Treat it like negotiating a sublease
24 Issues of leasing in a mixed use condominium (cont d.) Direct recognition of the lease by the condominium association s Board Direct right of action Specific performance or injunctive relief No amendments to condominium declaration No changing applicable rules or regulations
25 Issues of leasing in a mixed use condominium (cont d.) Non-disturbance agreement from Board Self-help right within lease with rent offset Analyze Condominium Assessment Audit right
26 Issues of leasing in a mixed use condominium (cont d.) Board approval for contemplated leasehold improvements Lease survives any termination of the condominium regime Declaration and condominium statutes -- tenant counsel should analyze
ALI-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 informationCOMMERCIAL GUIDE A PATH TOWARD PURCHASE FOR COMMERCIAL INVESTORS
COMMERCIAL GUIDE A PATH TOWARD PURCHASE FOR COMMERCIAL INVESTORS Looking to open or expand your business in office or retail space, or just curious about opportunities to invest in commercial real estate?
More informationImplementing GASB s Lease Guidance
The effective date of the Governmental Accounting Standards Board s (GASB) new lease guidance is drawing nearer. Private sector companies also have recently adopted significantly revised lease guidance;
More informationPhase III. Proposed Plan. SEA Consultants, Inc. Desman Associates Bonz & Company, Inc. Webster Block Planning & Urban Design Study
Phase III Proposed Plan SEA Consultants, Inc. Desman Associates Bonz & Company, Inc. Planning Process Phase III Results 1. Parking Demand & Development Concept 2. Proposed Final Plan & Program 3. Parking
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 informationWelcome. Primer program Please review the additional materials It has a LOT of additional detail, samples and links to other materials
Welcome Primer program Please review the additional materials It has a LOT of additional detail, samples and links to other materials There are many kinds of leases Single and multi-tenant office Single
More informationREAL ESTATE INVESTMENTS
REAL ESTATE INVESTMENTS PROBLEM SET 2 1. PROBLEM The leases for space in an office building provide for limitations or stops on the lessor s liability for real estate taxes and operating expenses. Each
More informationCommercial Lease Basics
What are they? Commercial Lease Basics How much do I budget? Why are they important? What is a commercial lease? A commercial lease is a contract between a business owner and a landlord. The lease allows
More informationSERVICE & IMPROVEMENT PLAN AND ASSESSMENT PLAN:
DOWNTOWN MIDLAND MANAGEMENT DISTRICT SERVICE & IMPROVEMENT PLAN AND ASSESSMENT PLAN: 2010-2019 August 25, 2009 Table of Contents 1. Introduction...1 2. Background: The First Five Years...2 3. Service &
More informationORIGINAL PRONOUNCEMENTS
Financial Accounting Standards Board ORIGINAL PRONOUNCEMENTS AS AMENDED FASB Technical Bulletin No. 88-1 Issues Relating to Accounting for Leases: Time Pattern of the Physical Use of the Property in an
More informationProposed Transaction between City of Toronto and Lanterra 234 Simcoe Realty Ltd St. Patrick Street (Municipal Carpark 221)
GM26.15 REPORT FOR ACTION Proposed Transaction between City of Toronto and Lanterra 234 Simcoe Realty Ltd. - 121 St. Patrick Street (Municipal Carpark 221) Date: March 14, 2018 To: Government Management
More informationGeorgia Planning Association
Georgia Planning Association The Good, The Bad and The Ugly of Vertical Mixed Use Development Seth G. Weissman, Esq. Wednesday, May 1, 2013 We are in the beginning of a sea change with We are in the beginning
More informationAre you moving toward your dream of practice ownership? Work with Patterson Dental and Cresa, a trusted real estate expert, to follow these simple ste
ALL IN ONE REAL ESTATE GUIDE TO 1 Are you moving toward your dream of practice ownership? Work with Patterson Dental and Cresa, a trusted real estate expert, to follow these simple steps and establish
More informationSELECTED LEASING ISSUES
SELECTED LEASING ISSUES By Scott B. Osborne Preston Gates & Ellis, LLP 925 Fourth Avenue, Suite 2900 Seattle, Washington 98104 206 623-7580 scotto@prestongates.com Prepared for AMERICAN ASSOCIATION OF
More informationLease Accounting and Loan Covenants: What is the Impact?
Lease Accounting and Loan Covenants: What is the Impact? Monday June 26, 2017 9:15 AM 10:30 AM Presented by: Charlie Shannon Partner Moss Adams LLP 8750 N. Central Expressway, Suite 300 Dallas, TX 75231
More informationLEASE CLAUSES: MAINTENANCE AND REPAIR
LEASE CLAUSES: MAINTENANCE AND REPAIR Tom Tanaka Senior Port Counsel Port of Seattle AAPA Port Legal Issues Workshop Houston, Texas February 22, 2018 Scope of Presentation 1. Review basis for the common
More informationcomplexity Business Improvement + opportunity Districts Increasing Value Presented by:
complexity Business Improvement + opportunity Districts Increasing Value Presented by: Nancy Bird, AICP, AECOM Karen Selander, City of Seattle Kent Smith, LA Fashion District Patrick Edwards, San Diego
More informationAccounting for Leases
Office: Business Services Procedure Contact: Director of Business Services Related Policy or Policies: Noted within procedure statement Revision History Revision Number: Change: Date: 001 Update content
More informationTHE REAL ESTATE BOARD OF NEW YORK ANALYSIS OF PROJECTED 421-A HOUSING PRODUCTION
THE REAL ESTATE BOARD OF NEW YORK ANALYSIS OF PROJECTED 421-A HOUSING PRODUCTION ANALYSIS OF PROJECTED 421-A HOUSING PRODUCTION The 421-a partial tax exemption program is set to expire in June 2015. While
More informationREQUEST FOR PROPOSALS DOWNTOWN MT. PLEASANT, MICHIGAN PARKING STUDY
REQUEST FOR PROPOSALS DOWNTOWN MT. PLEASANT, MICHIGAN PARKING STUDY PURPOSE: The City of Mt. Pleasant has issued this Request for Proposal for the purpose of selecting a parking consultant to analyze the
More informationNegotiating a Commercial Lease
SCORE Chapter One Washington DC Metro Area washingtondc.score.org 202-619-1000 SCORE Services SCORE, a national, non-profit Association with over 13,000 volunteers in 364 chapters, is a resource partner
More informationBill Culton, General Counsel Picerne Military Housing LLC. Dan Ferguson, Partner WeirFoulds LLP. Brad McLellan, Partner Weirfoulds LLP
TO P3 OR NOT TO P3? Bill Culton, General Counsel Picerne Military Housing LLC Dan Ferguson, Partner WeirFoulds LLP Brad McLellan, Partner Weirfoulds LLP Janis Vanderburgh, Senior Counsel York Region Rapid
More informationIFRS 16: Leases; a New Era of Lease Accounting!
The journal is running a series of updates on IFRS, IAS, IFRIC and SIC. The updates mostly collected from different sources of IASB publication, seminars, workshop & IFRS website. This issue is based on
More informationDemographics. Delray Beach is one of 38 municipalities in Palm Beach County, occupying approximately 16 square miles.
Demographics Palm Beach County 2010 Population 60,500 White 66% Black 28 % Hispanic 10% Per Capita Income - $36,600 Median HH Income - $49,750 Median Value of Owner Occ. Housing - $260K Home Ownership
More informationPublic Improvement District (PID) Policy
Public Improvement District (PID) Policy OVERVIEW Public Improvement Districts ( PIDs ), per the Texas Local Government Code Chapter 372 ( the code or PID Act ), provide the City of Marble Falls ( the
More informationTHIS IS THE TITLE OF THE DOCUMENT. What You Should Know About CRE Leases
THIS IS THE TITLE OF THE DOCUMENT What You Should Know About CRE Leases Copyright PropertyMetrics.com All Rights Reserved Feel free to email, tweet, blog, and pass this ebook around the web... but please
More informationGASB 87: Leases. Hosted By: Ben Lindekugel, Executive Director Association of Washington Public Hospital Districts
GASB 87: Leases Hosted By: Ben Lindekugel, Executive Director Association of Washington Public Hospital Districts November 6, 2018 Presented By Tom Dingus, CPA, Partner Dingus, Zarecor & Associates PLLC
More informationTax Credit Management Abilities
Web-Based, ASP Hosted, Enterprise Class Property Management Software Tax Credit Management Abilities Dear Property Manager, Property management software is becoming more and more complicated and loaded
More informationARTS DISTRICT GARAGE
ARTS DISTRICT GARAGE Economic Development Committee February 2, 2009 Printed: 10/5/2007 10:05 AM Division 1 Arts District Garage Current Proposed 2 Arts District Garage - Background In 1986, City entered
More informationNew leases standard ASC 842 Lessee - operating leases. Itai Gotlieb, Partner, Professional Practice July 2017
ASC 842 Lessee - operating leases Itai Gotlieb, Partner, Professional Practice July 2017 Overview Under Accounting Standards Codification (ASC) 842, Leases, lessees recognize assets and liabilities for
More informationMinistry of Health and Long Term Care Community Health Capital Program Operational Framework-Training Narration Module 4
Ministry of Health and Long Term Care Community Health Capital Program Operational Framework-Training Narration Module 4 Health Capital Investment Branch Ministry of Health and Long Term Care July 2016
More informationacademy conversion land guidance
academy conversion land guidance General Report on Title to DfE From the property perspective, each conversion will require a Report on Title to be provided to the Department for Education (DfE) in their
More informationAncillary Agreements in Real Estate Transactions Andrew R. Berman, Barry A. Hines, and Everett S. Ward 1
Ancillary Agreements in Real Estate Transactions Andrew R. Berman, Barry A. Hines, and Everett S. Ward 1 A. Introduction This article discusses certain ancillary but important documents in the context
More informationOPERATIONS COVENANT. By Joel R. Hall The Gap, Inc. San Bruno, California Copyright 1999
OPERATIONS COVENANT By Joel R. Hall The Gap, Inc. San Bruno, California Copyright 1999 4.01 Covenant to Operate/Express v. Implied. Shopping center lease forms, as they first developed, generally did not
More informationInvestors Information Package
Investors Information Package Warren Green Broker 979-574-1722 www.bcshomebuyer.com Table of Contents College Station... 3 The Real Estate InvestmentMarket... 4 What to look for. 4 Financing.. 6&7 Maintenance
More informationFile Reference No Re: Proposed Accounting Standards Update, Leases (Topic 842): Targeted Improvements
Deloitte & Touche LLP 695 East Main Street Stamford, CT 06901-2141 Tel: + 1 203 708 4000 Fax: + 1 203 708 4797 www.deloitte.com Ms. Susan M. Cosper Technical Director Financial Accounting Standards Board
More informationWhite Paper Analysis of SB 1525: Changes to the Development Impact Fee Program. Presentation to Goodyear City Council November 7, 2011
White Paper Analysis of SB 1525: Changes to the Development Impact Fee Program Presentation to Goodyear City Council November 7, 2011 Goodyear Summary Engaged TischlerBise to analyze impact on Goodyear
More informationQuestions and Answers to the RFP for Professional Property Management Bid
Questions and Answers to the RFP for Professional Property Management Bid Will UCDHS please provide a list of all UCDHS locations subject to this RFP? A list of all lease properties will be provided. Successful
More informationTop Leasing Tips for Corporate Space Tenants
Top Leasing Tips for Corporate Space Tenants By Jonathan Lee, CCIM Tenant Rep Broker Contact Telephone 843 991 4848 Email JonathanLee@ChoiceRealtyUSA.com Money Matters Advisory Team Member on WSC 94.3FM
More informationMASTER LISTING AGREEMENT
MASTER LISTING AGREEMENT This Master Listing Agreement ( Agreement ) made as of the day of, 20, by and between Entra Asset Management, LLC, a Texas limited liability company ( Entra ) whose principal place
More informationSuite Metering Provisions Under the Residential Tenancies Act, 2006 and the Energy Consumer Protection Act, Consultation Paper
Suite Metering Provisions Under the Residential Tenancies Act, 2006 and the Energy Consumer Protection Act, 2009 Consultation Paper Ministry of Municipal Affairs and Housing March 2010 TABLE OF CONTENTS
More informationpresentation for October 5, 2018
presentation for October 5, 2018 Proper Lease Analysis + Proper Technology = Successful Implementation Designed by Former Big 4 Auditors Built for Audit Efficiency Key Design Principles Ease of Use & Security
More informationApplying IFRS. A closer look at the new leases standard. August 2016
Applying IFRS A closer look at the new leases standard August 2016 Contents Overview 3 1. Scope and scope exceptions 5 1.1 General 5 1.2 Determining whether an arrangement contains a lease 6 1.3 Identifying
More informationLos ANGELES, CALIFORNIA
THE LINCOLN HEIGHTS BUSINESS AND COMMUNITY BENEFIT DISTRICT MANAGEMENT DISTRICT PLAN For a Los Angeles Landscaping, Security, Programming and Maintenance Property Business Improvement District (LSPM PBID)
More informationCommunity Development Department Fee Schedule
Community Development Department Fee Schedule BUILDING (BLD) 101-TH 102-SFR 103-DUPLEX 104-CONDO 105-CONDO 300-NON RES Single Family Townhome Single Family Detached home Duplex Residential 4-plex Condominium
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 informationMarket Segmentation: The Omaha Condominium Market
Market Segmentation: The Omaha Condominium Market Roger P. Sindt Steven Shultz University of Nebraska at Omaha Introduction A highly visible and growing niche in the homeownership market is the condominium
More informationReferral Partnership Program
Referral Partnership Program In states with REC programs, it is essential that installers and integrators have the tools and knowledge to provide services covering the registration, monetization and management
More informationLease Accounting and simplease Accounting Updates. Trevor Warren & Jason Reljac
Lease Accounting and simplease Accounting Updates Trevor Warren & Jason Reljac Today s Agenda Overview Scope and Definition of a Lease Lease Classification Lessee Accounting Financial Statement Impact
More informationComports with any applicable legal requirements and protects the City s rights that relate to leases at the Airport.
SANTA MONICA CITY COUNCIL AIRPORT LEASING AND LICENSING POLICY The purpose of this Airport Leasing and Licensing policy is to establish and declare City policy on matters related to airport leasing. This
More informationEconomic Development & Housing Committee. Gas Exploration in the City of Dallas. September 5, 2006
Economic Development & Housing Committee Gas Exploration in the City of Dallas September 5, 2006 1 Outline Purpose Background City of Dallas SUP requirements Possible Changes to current Development Code
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 informationImportant Provisions that should be in Every Lease
Important Provisions that should be in Every Lease Recent editions of Dispatches from the Trenches have discussed a variety of boilerplate and other provisions which, although important, are not always
More informationOpening Doors to Affordable Mixed-Use Development
Opening Doors to Affordable Mixed-Use Development 1 Housing Colorado October 5, 2016 2 Session Objectives Learn: The Basics of Low-Income and Historic Tax Credits, including recent Colorado LIHTC program
More informationREQUEST FOR PROPOSAL City of Brighton Downtown Development Authority
Lindhout Associates architects aia pc www.lindhout.com 10465 citation drive, brighton, mi 48116 810-227-5668 (fax) 810-227-5855 COMM. NO. 0044 DATE: September 18, 2008 PROPOSAL REQUEST for PARKING ANALYSIS
More informationInvestit Software Inc. Investor Pro
Investor Pro Table of Contents Investor Pro...3 Introduction...3 The fastest way to learn Investor Pro...4 Selecting a Template. Which Template should I use?...6 Setting and changing the Starting Date
More informationAnnexation Issues and SB 6
Annexation Issues and SB 6 SAFE-D Last Monday Webinar November 27, 2017 2017 Legislation Affecting Municipal Annexation Regular Session - HB 299 by Larson, Lyle(R) and Relating to municipal annexation.
More informationAPPROVAL THRESHOLDS FOR LEASES OR USE AGREEMENTS
Minnesota State Colleges and Universities System Procedures Chapter 6 Facilities Management Procedure 6.7.3 - Use of Non-College and University Facilities (College or University as Lessee/Tenant) Checklist
More informationPART ONE - GENERAL INFORMATION
Corrected Date: Page 7 Date of Submittal Changed to Coincide with Submittal Date on Page 5 PART ONE - GENERAL INFORMATION A. INTRODUCTION B. Background Miami Shores Village is soliciting responses to this
More informationFOR SALE OR LEASE PROPERTY FEATURES:
FOR SALE OR LEASE 2,960 SQUARE FEET ROCHESTER, MICHIGAN PROPERTY FEATURES: - Sale Includes 1,046 Sq Ft Apartment on 2nd Floor - Additional Basement Square Footage - Located Three Blocks off Main Street
More informationSAN FRANCISCO WATER DEPARTMENT AND HETCH HETCHY WATER AND POWER. Statement of Changes in the Balancing Account. June 30, 2007
SAN FRANCISCO WATER DEPARTMENT AND Statement of Changes in the Balancing Account (With Independent Auditors Report Thereon) kpmg Independent Auditors Report The City and County of San Francisco and the
More informationTechnical Line FASB final guidance
No. 2016-11 14 April 2016 Technical Line FASB final guidance How the FASB s new leases standard will affect real estate entities In this issue: Overview... 1 Key considerations... 2 Scope and scope exceptions...
More informationOPERATIONS COVENANT. By Joel R. Hall The Gap, Inc. San Bruno, California Copyright 1999
OPERATIONS COVENANT By Joel R. Hall The Gap, Inc. San Bruno, California Copyright 1999 4.01 Covenant to Operate/Express v. Implied. Shopping center lease forms, as they first developed, generally did not
More informationTechnical Line FASB final guidance
No. 2016-03 31 March 2016 Technical Line FASB final guidance A closer look at the new leases standard The new leases standard requires lessees to recognize most leases on their balance sheets. What you
More informationApplying IFRS in consumer products and retail
Applying IFRS in consumer products and retail Leases standard Consumer products and retail Updated June 2017 Contents Overview 2 1. Identifying a lease 3 1.1 Definition of a lease 3 1.2 Identified asset
More informationTransocean Office Center Island Professional Offices FIRST FLOOR. Suite 103 (1,080rsf +/-) * Suite 104 (2,438rsf +/-) *
1701 S. Highway A1A, Vero Beach, FL 32963 Transocean Office Center Island Professional Offices NEWLY RENOVATED FIRST FLOOR Suite 103 (1,080rsf +/-) * Suite 104 (2,438rsf +/-) * Convenient to both Mainland
More informationActual & Projected Population
Annexation Policy and the Comprehensive Plan Presentation November 9, 2012 1 Annexation Policy Document Overview: Background, history, and strategies Policy: Policy Statements t t to guide and provide
More informationPurchase of Parking Garage Sublease at 51 Dockside Drive, Toronto. Government Management Committee. President, Toronto Parking Authority
STAFF REPORT ACTION REQUIRED GM15.13 Purchase of Parking Garage Sublease at 51 Dockside Drive, Toronto Date: October 4, 2016 To: From: Wards: Reference Number: Government Management Committee President,
More information2018 SONOMA COUNTY FAIR THURSDAY AUGUST 2 thru SUNDAY - AUGUST 12
2018 SONOMA COUNTY FAIR THURSDAY AUGUST 2 thru SUNDAY - AUGUST 12 1350 Bennett Valley Road, Santa Rosa, CA 95404 Fax: 707-573-9342 E-mail: vendors@sonomacountyfair.com VENDOR APPLICATION FOR CONCESSION
More informationCITY OF HAMILTON PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT Economic Development Division
CITY OF HAMILTON PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT Economic Development Division TO: Mayor and Members General Issues Committee COMMITTEE DATE: January 18, 2017 SUBJECT/REPORT NO: WARD(S) AFFECTED:
More informationRough Proportionality and the City of Austin. Prepared for the Austin Bar Association 2016 Land Development Seminar (9/30/16)
Rough Proportionality and the City of Austin Prepared for the Austin Bar Association 2016 Land Development Seminar (9/30/16) Dan Hennessey, PE Vice President, Director of Transportation/Traffic BIG RED
More informationCAPITAL ASSET POLICY
CAPITAL ASSET POLICY POLICY STATEMENT Morningside College, through each of its operating departments acquires and disposes of capital assets. Each department is responsible for following College procedures
More informationCity of Brampton Sign By-law Recent and Proposed Changes. Brampton Real Estate Board Presentation October 23, 2017
City of Brampton Sign By-law Recent and Proposed Changes Brampton Real Estate Board Presentation October 23, 2017 Purpose of the Sign By-law Fundamental reasons for regulating Signs include: Reduction
More informationDeeper Dive Leases. Overview
Deeper Dive Leases Presented by: Shaun Johnson, CPA Dingus, Zarecor & Associates PLLC Overview Effective dates Big picture Objective, impact, and implementation Applicability and definition Initial recognition
More informationMUNICIPAL PILOT AGREEMENTS IN NEW JERSEY
MUNICIPAL PILOT AGREEMENTS IN NEW JERSEY Presented by: Ronald H. Gordon, Esq of DeCotiis, Fitzpatrick & Cole, LLP rgordon@decotiislaw.com New Jersey Municipal Management Association September 15, 2016
More informationTechnical Line FASB final guidance
No. 2018-15 6 December 2018 Technical Line FASB final guidance How the new leases standard affects consumer products and retail entities In this issue: Overview... 1 Recent standard-setting activity...
More informationUNIVERSITY OF KENTUCKY Real Estate Services
UNIVERSITY OF KENTUCKY Real Estate Services Invitation Number RE-0103-19 Issue Date: 04/12/19 Title: Invitation to Lease Space REQUEST FOR PROPOSAL (RFP) IMPORTANT: PROPOSALS MUST BE RECEIVED BY 04/18/19
More informationNYE COUNTY BUSINESS LICENSE REVIEW APPLICATION
NYE COUNTY BUSINESS LICENSE REVIEW APPLICATION Application Checklist Original signed application Fee Proof of ownership or lease agreement If ownership has recently changed and the property ownership is
More informationChapter 13. The Market Approach to Value
Chapter 13 The Market Approach to Value 11/22/2005 FIN4777 - Special Topics in Real Estate - Professor Rui Yao 1 Introduction Definition: An approach to estimating market value of a subject property by
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 informationAIAI P3 Higher Education
AIAI P3 Higher Education Developing and Monetizing On and Off Campus Infrastructure Assets Esther E. Morales Assistant Vice Chancellor University of California, San Francisco October 3, 2017 UCSF Public
More informationStep-by-Step Guide for Configuring and Implementing SAP REFX
CHAPTER 10 Step-by-Step Guide for Configuring and Implementing SAP REFX In this chapter we will provide a complete business scenario for REFX, with a step-by-step guide for configuring the system. We will
More informationAn Established Authority On New Jersey Real Estate
An Established Authority On New Jersey Real Estate Founded in 1986 2 Expert Solutions Rely on Zimmel Associates for in-depth market knowledge, industry expertise and exceptional service. Tenants, owners,
More informationStuck In the Middle:
Stuck In the Middle: The Upside and Downside of Being a Sublandlord David J. Weiner Liskow & Lewis 1001 Fannin, Suite 1800 Houston, Texas 77002 HBA Real Estate Section January 20, 2016 Introduction Sublease
More informationHigh-priced homes have a unique place in the
Livin' Large Texas' Robust Luxury Home Market Joshua G. Roberson December 3, 218 Publication 2217 High-priced homes have a unique place in the overall housing market. Their buyer pool, home characteristics,
More informationSMALL CELL TECHNOLOGY in the Right-of-Way ADMINISTRATIVE VARIANCE APPLICATION Community Development Department
PURPOSE OF ADMINISTRATIVE VARIANCE SMALL CELL TECHNOLOGY in the Right-of-Way Pursuant to Sec. 23-706(h), an Administrative Variance is required for installation of a new Small Cell Technology Wireless
More informationRenting the Space that s Right for Your Business: Things for Tenants to Consider in a Commercial Lease
Renting the Space that s Right for Your Business: Things for Tenants to Consider in a Commercial Lease Katherine Grossi Houser Henry & Syron LLP Suite 2000, 145 King St. W Toronto, Ontario, Canada M5H
More informationEXECUTIVE SUMMARY. The following are the key recommendations of the neighborhood revitalization strategy:
EXECUTIVE SUMMARY The primary goal of the neighborhood strategic plan is to create a diverse, pedestrian friendly, safe, and closely-knit neighborhood while maintaining the appropriate scale and design.
More informationWho you are and why it matters
Principles of Negotiating a Lease A guide for Voluntary Organisations, Social Businesses and Charities A Resource by James McCallum and Clare Garbett, Russell Cooke James McCallum and Clare Garbett provide
More informationSeller Financing And Real Estate Notes In The Dodd Frank Era By Seller Finance Consultants Inc
Seller Financing And Real Estate Notes In The Dodd Frank Era By Seller Finance Consultants Inc We have made it easy for you to find a PDF Ebooks without any digging. And by having access to our ebooks
More informationGeneral Manager of Planning, Urban Design, and Sustainability in consultation with the Director of Legal Services
POLICY REPORT DEVELOPMENT AND BUILDING Report Date: August 31, 2016 Contact: Anita Molaro Contact No.: 604.871.6489 RTS No.: 11651 VanRIMS No.: 08-2000-20 Meeting Date: October 18, 2016 TO: FROM: SUBJECT:
More informationBallard Spahr Real Estate Department
ENHANCING VALUE THROUGH ENTITLEMENTS AND DEVELOPMENT AGREEMENTS John D. DiTullio, Esq., A.I.C.P. Ballard Spahr Andrews & Ingersoll, LLP 3300 North Central Ave., Suite 1800 Phoenix, AZ 85012-2518 ditullioj@ballardspahr.com
More informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of April 19, 2008 DATE: April 2, 2008 SUBJECT: ORDINANCE TO AMEND, REENACT, AND RECODIFY Section 20 CP- FBC, Columbia Pike Form Based Code Districts
More informationRadnor Township Township Solicitor
GENERAL CONDITIONS AND SPECIFICATIONS BACKGROUND: The Township of Radnor, located in suburban Philadelphia, is a Home Rule Township operating in accordance with the codes and laws of the Commonwealth of
More informationName Name Address Address. Telephone Telephone. Name Address. Telephone
MAINE CONSUMER LAW GUIDE 16-3 1. PARTIES TO THIS LEASE The parties to the lease are: LANDLORD TENANT Name Name Address Address Telephone Telephone Name Address Telephone 2. MANAGING AGENT If the landlord
More informationAN ORDINANCE ALLOWING SHORT-TERM RESIDENTIAL RENTALS IN THE CITY OF BOSTON
AN ORDINANCE ALLOWING SHORT-TERM RESIDENTIAL RENTALS IN THE CITY OF BOSTON Be it ordained by the City Council of Boston, as follows: SECTION 1. City of Boston Code, Ordinances, Chapter IX is hereby amended
More informationSensible Solutions for Leases During Challenging Times
Sensible Solutions for Leases During Challenging Times www.freeleaseanalysis.com Presented by Larry Haber Colgate Real Estate Advisors, LLC Chief Executive Officer Attorney & CPA www.colgaterea.com Overview
More informationRichardson s TOD Experience From ULI Panel Report to Breaking Ground. September 8, 2011
Richardson s TOD Experience From ULI Panel Report to Breaking Ground Presented to ULI Minnesota District Council Presented By: Gary Slagel President and CEO CapitalSoft Former Mayor, City of Richardson,
More informationbbp A S S O C I A T E S
Economic Analysis and Initial Revitalization Concepts for Lake Anne Village Center Prepared for Prepared by bbp A S S O C I A T E S March 16 th, 2005 Meeting Purpose / Agenda Introductions Project Context
More informationAVAILABLE IRISH FLATS CREATIVE OFFICE
AVAILABLE IRISH FLATS CREATIVE OFFICE 421 East 6th Street THE IRISH FLATS CREATIVE OFFICE BUILDING is a recently redesigned and renovated, 4,934 SF creative office space ideal for designers, architects,
More information