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					                                  LIST OF
                             SELECTED PROJECTS

                               JOHNSON GARDNER LLC




319 SW WASHINGTON, SUITE 1020 PORTLAND, OR 97204               503/295-7832 503/295-1107 (FAX)
PORTLAND                                                                              SEATTLE
                                     WWW.JOHNSON-GARDNER.COM
                                                  TABLE OF CONTENTS

SECTION                                                                                                                                   PAGE
SELECTED EXPERIENCE ........................................................................................................................... 1
       Selected Experience with Port and Waterfront Developments............................................................... 1
       Land Use Forecasting and Policy ...................................................................................................... 3
       Urban Mixed-Use .......................................................................................................................... 6
       Industrial ...................................................................................................................................... 8
       Public Finance/Fiscal Impact......................................................................................................... 10
       Public-Private Partnerships ........................................................................................................... 12
       Highest and Best Use Analysis ........................................................................................................ 15
SELECTED EXPERIENCE

We have worked extensively with public sector and private-sector clients, and have a thorough
understanding of the interaction between public policy and development realities. Our current client
list includes several of the region’s largest financial institutions, Real Estate Investment Trusts (REITs),
institutional investors and developers. The following is a selected list of relevant projects.

SELECTED EXPERIENCE WITH PORT AND WATERFRONT DEVELOPMENTS
The following is a summary of some of selected experience with Port business plans and waterfront development.

INTERNATIONAL PORT OF COOS BAY: NORTH BAY MARINE INDUSTRIAL PARK MASTER PLAN
Bill Reid of JOHNSON GARDNER and The Benkendorf Associates prepared a site analysis, constraints and
opportunities analysis, two alternative concept master plans
indicating the potential impact of a major new steel facility on
lot size and potential spin-off industry site needs and Design
and Development Standards. The team Master Plan prepared
a Phasing Plan and Cost Estimates. In addition, a competitive
advantages/disadvantages analysis was conducted for the
property relative to other vacant or underutilized sites in North
Bend/Coos Bay, Oregon, as well as comparable sites at ocean
ports stretching from Humboldt County, California to
Aberdeen, Washington and river ports along the lower
Columbia River basin. This is the FIFTH project we have
undertaken for the Port of Coos Bay in the last seven years a
good indication, we believe, of the satisfaction with our team.

INTERNATIONAL PORT OF COOS BAY: CHARLESTON MARINA DEVELOPMENT PLAN
While with Robert Charles Lesser & Company, Jerry Johnson of JOHNSON GARDNER and The Benkendorf
Associates developed a Facilities Development Plan for the
International Port of Coos Bay. This comprehensive project
for the Oregon International Port of Coos Bay involved the
landside as well as waterside issues at the Charleston Marina
complex. A Master Plan Report was developed which
illustrated medium to long term plans for the many elements of
this complex site. Some of these elements involved the
development of improved parking, expansion of the RV park
facility and improvements toward the creation of a more
pedestrian friendly environment. The plan included cost
estimates, revenue forecasts, and all fiscal data to assist the Port
in operating a viable marina and launch ramp as well as creating
an attractive overall facility. The project was completed in 1991.




JOHNSON GARDNER, LLC                                                                                   PAGE 1
PORT OF THE DALLES: STRATEGIC BUSINESS PLAN
Jerry Johnson of JOHNSON GARDNER, then with Robert Charles Lesser &
Company and The Benkendorf Associates developed a Strategic Business Plan for
the Port of The Dalles. The essential purpose of this analysis was to evaluate the
existing and potential economic performance of the Port of The Dalles and to
develop a short-term business plan which identifies realistic actions, programs,
and/or projects that are within the Port’s financial capabilities. Also added to this
plan was a feasibility study for an RV Park. The team also completed a later round
of work with an adjacent property owner to evaluate development opportunities.



PORT OF GARIBALDI: FIVE-YEAR BUSINESS PLAN
While with Hobson Johnson & Associates, Bill Reid of JOHNSON GARDNER and The Benkendorf Associates
completed a five-year business plan for the Port of Garibaldi, Oregon regarding its real estate assets. Two
consecutive five-year strategic plans were completed for the development of residential, retail, and office uses on
Port-owned waterfront land near downtown Garibaldi. Both plans evaluated the potential economic performance
and identified realistic actions, programs, and/or projects that are within the Port’s financial capabilities. The
assignment included a market feasibility study and real estate demand analysis for a variety of uses including
residential, retail and commercial waterfront development as part of a greater mixed use economic development
strategy. In addition, the team conducted a competitive advantages/disadvantages analysis for the Port and its
ability to attract tourist and business commerce to Garibaldi in light of market feasibility findings.

PORT OF PORTLAND: WEST HAYDEN ISLAND
FACILITY PLAN
Jerry Johnson and Bill Reid of JOHNSON GARDNER
conducted a land demand analysis for marine dependent
industrial land to site container and break bulk cargo
facilities and storage. Forecast land demand was based on
20-year container and break bulk cargo flow projections
through Portland Harbor completed by Mr. Johnson and
Mr. Reid. Special attention was paid to parcel configuration to accommodate appropriate rail turning
radius.

PORT OF PORTLAND AND CITY OF PORTLAND: BROWNFIELD & GREEN FIELD DEVELOPMENT
JOHNSON GARDNER conducted a financial analysis and economic and fiscal impact analysis of Port and
City-owned brownfield and green field parcels in terms of clean-up and relative obstacles to
redevelopment feasibility. JOHNSON GARDNER estimated jobs created by clean-up, construction and
operation of various development alternatives on brownfield sites and comparable green field parcels, as
well as a comparison of tax revenue and public cost streams.

PORT OF SIUSLAW: WATERFRONT MASTER PLAN
JOHNSON GARDNER, in association with The Benkendorf Associates, prepared a Master plan for the
Port of Siuslaw’s waterfront properties in Florence, Oregon. Uses evaluated in this analysis included
hotel, condominium, retail, office space, RV Park and destination tourist draws. The work also
included a financial evaluation of alternative disposition strategies for a key development site from the
Port’s perspective, as well as an economic impact analysis of new potential uses for the West Lane
County economy.


JOHNSON GARDNER, LLC                                                                                      PAGE 2
LAND USE FORECASTING AND POLICY
Johnson Gardner has extensive experience forecasting land needs for jurisdictions as well as private-sector
clients. The firm has developed a series of proprietary models that allow for land demand forecasts to
reflect market realities. These are used for land use forecasting, as well as for short-term forecasting by
our institutional and banking clients. Our models are dynamic, and allow for variation in the profile of
growth and development activity as a result of policy inputs and inter-regional shifts.

BANK OF THE WEST, BANK ONE, WELLS FARGO BANK, BRE PROPERTIES, EQUITY
RESIDENTIAL, AVALON BAY, AMSTAR, FIRST TENNESSEE BANK, CENTENNIAL BANK
JOHNSON GARDNER is on a retainer basis with a number of financial institutions and institutional
investors to produce periodic reports on real estate markets in the Portland and Seattle metropolitan
areas. These reports are used in underwriting and market monitoring, and are updated on a quarterly
basis.

PORT OF PORTLAND, PDC, CITY OF PORTLAND & METRO: BROWNFIELD REDEVELOPMENT
STUDY
Johnson Gardner, working as a subconsultant to Group Mackenzie, completed an evaluation of the
economics of brownfield redevelopment in the Portland metropololitan area. The study included pro
forma evalution of a series of prototypical development forms on various brownfield and greenfield sites
in the region. In addition, Johnson Gardner evaluated the fiscal impacts of this type of development on
relevant jurisdictions and service providers.

DOWNTOWN CORVALLIS ASSOCIATION: DOWNTOWN REVITALIZATION STRATEGY
Johnson Gardner led a team that evaluated strategies for revitalizing the Downtown Corvallis’
commercial core. The focus of the analysis was on strategies to strengthen the downtown area’s
compettive position vis-à-vis emerging large format retail concentrations on the periphery of town, and
develop a competitive tenant mix. The project included a detailed market analysis, physical inventory
of properties and businesses, focus groups with business owners and developers and strategic
recommendations regarding future actions.

CITY OF BEAVERTON/METRO, REGIONAL CENTER IMPLEMENTATION STUDY
Johnson Gardner recently led a team that prepared a development strategy to realize envisioned 2040
product types in the Beaverton Regional Center. The project included market research, development
programming, financial analysis and strategic recommendations.

METRO, 2040 CORRIDORS STUDY
Johnson Gardner, working as a subconsultant to ECONorthwest, recently evaluated the market and
financial factors involved in corridor development as outlined in the 2040 Concept Plan.

METRO, URBAN CENTER DENSITY STUDY
Johnson Gardner prepared an evaluation of the market and financial characteristics of development
limiting achievable densities in Metro’s designated "2040 Centers"-areas. The study was intended to
document the causes underlying widespread development at densities below those targeted, and to
identify factors that would increase marginal development densities. The study identified barriers to
increased density and mixed-use development in areas specifically re-zoned to permit higher density

JOHNSON GARDNER, LLC                                                                               PAGE 3
development. The analysis examined issues of development timing, local government structure,
competition between centers, financial feasibility of higher-density development, and the impact of
commercial development.

PORTLAND DEVELOPMENT COMMISSION: EMPLOYMENT OPPORTUNITY LANDS STUDY
JOHNSON GARDNER worked on a major evaluation of industrial and employment land need within the
City of Portland. As a sub consultant to ECO Northwest, Johnson Gardner projected demand for
specific demand and product types on eighteen sites located throughout the metropolitan area. The
assignment includes short- and long-term demand forecasts for industrial and office space, as well as
forecasts over time by product type and configuration needs. As a second phase of the assignment,
Johnson Gardner worked with Group Mackenzie to run return on investment financials for
development solutions on the eighteen sites.

PORTLAND DEVELOPMENT COMMISSION: OREGON CONVENTION CENTER BLOCKS STUDY
Johnson Gardner was recently engaged on a
market analysis of achievable development
forms on sixteen blocks surrounding the
Oregon Convention Center in Portland’s
Lloyd District. As part of this assignment, he
worked with an urban design team to assist
in developing market savvy solutions in the
district. As a result of this effort, the firm has
been retained by major property owners in
the district to assist in program development
for a mixed-use development.

CITY OF SEATTLE – OFFICE OF ECONOMIC DEVELOPMENT: UNIVERSITY DISTRICT
JOHNSON GARDNER developed a revitalization strategy for the University District as a whole, with
emphasis on the “Ave”. In addition to a focused retail analysis, components of the study also included
analysis of employment, population, and housing in the area. From the analysis, resolutions were
passed to remove the “lease lid” fro the University of Washington as well as the implementation of
strategies to encourage an increase in the housing stock.

DOWNTOWN SEATTLE ASSOCIATION: BROADWAY DISTRICT
JOHNSON GARDNer completed an analysis of the development environment for Seattle’s Broadway
District. As part of this assignment, we selected a series of alternative development sites and prepared
detailed financial evaluations of prototypical development schemes on these sites. This information was
used to identify measures to influence private development activity to better reflect district development
and redevelopment goals.

PORTLAND DEVELOPMENT COMMISSION: BURNSIDE CORRIDOR STUDY
JOHNSON GARDNEr is currently engaged on a market study to identify and quantify redevelopment
opportunities along the Burnside Corridor. The study is identifying key development opportunity sites
along the corridor that can spur additional development activity, and will be working with the property
owners to evaluate redevelopment options for these properties.



JOHNSON GARDNER, LLC                                                                              PAGE 4
PORTLAND BUSINESS ALLIANCE AND THE PORTLAND DEVELOPMENT COMMISSION: CORE
AREA HOUSING DEMAND ANALYSIS
JOHNSON GARDNER produced a series of demand analyses for residential development in Portland’s
Core Area housing markets. The analysis included a detailed profile of demand by income and age
cohort, and evaluated demand using both a demographically-driven as well as a supply-function model.

METRO: 2040 MEANS BUSINESS
The project included analysis of demand for land by category as well as a detailed evaluation of both
quality and quantity of land supply for the entire Portland metropolitan area. This project also
intended to clarify and refine the assumptions underlying the Metro 2040 Growth Concept. The goal
of the study was to provide Metro with an economic framework to take the 2040 Concept to an
implementable plan. A key component of this analysis was an evaluation of market impacts of
restricted land supply, and a detailed evaluation of the residential housing needs analysis.

WESTSIDE ECONOMIC ALLIANCE: TECHNOLOGY INDUSTRY OVERVIEW AND SPECIFIC AREA
NEEDS ANALYSIS
JOHNSON GARDNER prepared an overview of recent trends in land development, usage patterns and
locational requirements of high-tech firms locating in Washington County. The analysis included a
review and reconciliation of exisitng studies of industrial land demand, including the Regional
Industrial Lands Study and MetroScope.

PORTLAND DEVELOPMENT COMMISSION: COLUMBIA SOUTH SHORE DISTRICT INDUSTRIAL
AND O FFICE M ARKET F EASIBILITY A NALYSIS; P ORTLAND, O REGON
The objectives of our analysis were to assess the real estate development potential for the 2,000 acre
Columbia South Shore District, quantify the level of projected demand and achievable absorption rates
for a range of land uses primarily industrial, and recommend strategies for marketing the South Shore
area.

LA GRANDE URBAN AREA LAND USE STUDY, PUBLIC FACILITIES PLAN AND ECONOMIC
ELEMENT ANALYSIS, LA GRANDE, OREGON
Prepared an Urban Land Use Study (Goal 10 and 14), Public Facilities Plan (Goal 11) and Economic
Element (Goal 9) for the City. In order to assist the City in determining and accommodating future
population growth, land availability and the capacity of public services was analyzed. The Economic
Element Analysis served as a support document to the Urban Area Land Use Study by indicating the
types of commercial and industrial lands that will be needed in the future to accommodate new
economic growth in the area. Johnson Gardner has recently prepared a new Goal 9 Analysis consistent
with the amended rule.

1998 NEWBERG RESIDENTIAL NEEDS ANALYSIS, NEWBERG, OREGON
Johnson Gardner analyzed the long-term residential needs for the City of Newberg, Oregon. The three
major components of the analysis included an analysis of the existing vacant buildable residential lands
within the UGB, a housing needs analysis including an assessment of the Jobs/Housing balance and
specific amendments to the zoning map and development code to implement the recommendations of
the research.




JOHNSON GARDNER, LLC                                                                            PAGE 5
CITY OF NEWPORT, EMPLOYMENT LANDS AND CONCEPTUAL LAND USE PLANNING PROJECT
Johnson Gardner produced land use forecasts and an economic development plan for the City of
Newport, Oregon. The project included a citywide Economic Development Strategy, which relied in
part on a vacant buildable lands inventory to examine commercial, industrial, and water-
dependent/water-related lands and identifying the long-term need. The other significant task was a
South Beach Land Use, Transportation and Utility Plan, which accounted for existing infrastructure
and environmental constraints. The Land Use Plan satisfies the City’s immediate need for employment
land, consistent with the Economic Development Strategy. The project relied on extensive public
involvement, site research, real estate know-how, and infrastructure analysis to allow an evaluation of
reasonable alternatives and preparation of a plan that included key elements necessary for
implementation.

PORTLAND DEVELOPMENT COMMISSION: KENTON REDEVELOPMENT STUDY
Johnson Gardner led a multi-disciplinary team addressing the economics of redevelopment in
Portland’s Kenton commercial district. Despite the District's many advantages, and on-going
revitalization efforts, Kenton has not yet met its full potential, with many properties standing
underutilized or vacant. The goal of this project was to set
the stage for revitalization by working with property owners,
the development community and public agencies to
encourage redevelopment in the district. The scope included
the following:
              Public involvement an inventory of all sites and
              buildings in the project area;
              Identification of appropriate concepts for property
              development and redevelopment;
              Conceptual design recommendations for streetscape
              improvements;
              A redevelopment guide for existing property owners;
              and
              A sales and leasing strategy to enhance existing
              businesses and attract new anchor and niche
              businesses to the street.


URBAN MIXED-USE
TARRAGON DEVELOPMENT: 2000, THIRD AVENUE
JOHNSON GARDNER produced a market study for a major mixed-use
development to be located on the edge of the Seattle CBD. The
project will offer 270,000-sq. ft. of commercial office space, 5,926
square feet of retail as well as 12 substantial town homes located on
floors 17 through 20.




JOHNSON GARDNER, LLC                                                                           PAGE 6
WESTBANK INVESTMENT: LINCOLN SQUARE, BELLEVUE, WA
JOHNSON GARDNER prepared a feasibility analysis for the development of
One Lincoln Tower, a 42-story high-rise including 148 condominiums
(floors 19-42) above the 303-room Westin Bellevue Hotel.




MILLIKEN & VULCAN: 2200 WESTLAKE
JOHNSON GARDNER recently produced a market study for a major
mixed-use development to be located in downtown Seattle’s South
Lake Union district. The project will feature condominiums,
speculative office space and a grocery-anchored shopping center.
JOHNSON GARDNER completed market analysis on the
condominium and speculative office space components of the
development.


UNIVERSITY OF WASHINGTON: METROPOLITAN TRACT
Market analysis and strategic planning for the long-term development and re-development potential of
the 10 block metropolitan tract owned by the University of Washington in downtown Seattle. The
Metropolitan Tract, 11 acres owned by the University of Washington in the center of downtown
Seattle, includes the original site of the UW campus. As presently developed, the Metropolitan Tract
contains over 1,400,000 rentable square feet of office space, over 200,000 rentable square feet of
commercial space, some 450 hotel rooms and access to over 2,000 parking spaces. Land uses examined
include office, regional serving and specialty retail, residential, and hotel.

ST. STEPHENS LLC, MIXED-USE TOWER
Johnson Gardner worked with St. Stephens LLC
and the St. Stephen’s Parish Building Committee to
develop best use scenarios for their present site in
downtown Portland. The final plan is an 18 story
mixed-use high-rise building with underground
parking, common areas and an eco-roof. A new St.
Stephen’s Church facility will occupy the first two
floors. Non-profit offices are on the third floor, and
195 apartment units will comprise the remaining 15
floors. The top four floors will be devoted to market
rate housing. The next 11 levels of apartments will
be a combination of affordable studio, one and two-bedroom floorplans. The project will target low-
income seniors.


JOHNSON GARDNER, LLC                                                                        PAGE 7
VULCAN PROPERTIES: MULTIPLE PROJECTS
Johnson Gardner has been actively working on a a series of due diligence analyses for Vulcan Properties,
with an emphasis on speculative office and bio-technology space (Specific assignment details are
confidential at this time).

GLACIER PARK DEVELOPMENT: RIVER DISTRICT
(HOYT STREET YARDS)
On behalf of Glacier Park Development, a subsidiary of
Burlington Northern Railroad, JOHNSON GARDNER
undertook a market feasibility analysis and detailed
development programming for an urban mixed-use
development, including residential, office and retail, of
the Hoyt Street Yards, an abandoned freight yard near
Union Station in northwest Portland.




SEAGALE BUSINESS PARK: MASTER PLANNED ANALYSIS, TUKWILA, WASHINGTON STATE
JOHNSON GARDNER was retained by the SEGALE FAMILY to perform a market evaluation of potential
land uses for an approximately 466-acre property in Tukwila, Washington. The purpose of this analysis
was to evaluate current market conditions that may have an effect on development at the subject
property. Additional phases of work included being charged to prepare long-term market demand
projections for each candidate land use, which include office, industrial, retail, and residential uses.


PORT OF SEATTLE: NORTH BAY
JOHNSON GARDNER is currently part of the team chargesd with advising the Port as to the highest and
best use of the 91-acre North Bay site. Specifics of the assignment inclde demographic and market
analysis of the trade area as well as providing a regional economic analysis to demonstrate to the
Commissioners the impact of any proposed development at the site.

INDUSTRIAL

SCHNITZER NW: MULTIPLE PROJECTS
Johnson Gardner has prepared a series of due diligence analyses for Schnitzer NW on the acquisition of
both land and improvements within the Portland metropolitan area. The primary use types have been
speculative office space, flex space and warehouse/distribution. Specific assignment details are
confidential at this time).

DUBAI AIRPORT FREE TRADE ZONE AUTHORITY: DUBAI SILICON OASIS
JOHNSON GARDNER is currently working on a comprehensive market and financial evaluation of the
Dubai Silicon Oasis, a 600-hectare master planned technology park located in Dubai, UAE. When
complete, the project will include semiconducter firms, manufacturing, office, R&D and residential
components. Our role in this analysis is to provide market and financial support to the master planning
efforts on the property.


JOHNSON GARDNER, LLC                                                                            PAGE 8
WEYERHAEUSER VENTURES: HORN RAPIDS PARK; TRI-CITIES, WASHINGTON
A market feasibility analysis for a planned 450-acre
business/industrial park in Richland, Washington. The
project included a development program/strategy with
phasing, mix of lot sizes and prices, and likely target
industries. Specific issues dealt with on this assignment
included the impact of federal leasing restrictions on the
project.



REDMOND AIRPORT: INDUSTRIAL PARK STUDY
Conducted a market analysis for a proposed master-planned industrial park to be located on land
controlled by the Redmond Airport. This assignment included an evaluation of the local and regional
office and industrial and office markets, as well as forecasts of space and land demand by type over the
next decade. This work was followed by a policy evaluation of lease-only limitations on Airport land.




JOHNSON GARDNER, LLC                                                                            PAGE 9
LTM: COOS BAY/NORTH BEND INDUSTRIAL SITE EVALUATION
In 2002, Johnson Gardner prepared a market analysis and industrial/commercial programming for the
LTM site, a 41-acre site in North Bend, Oregon. The analysis included an overview of industrial and
commercial market trends, land supply and forecasts for the Coos Bay/North Bend area.

INTERNATIONAL PORT OF COOS BAY: NORTH BAY MARINE INDUSTRIAL PARK MASTER PLAN
Bill Reid of JOHNSON GARDNER and The Benkendorf Associates developed a master plan for the
International Port of Coos Bay. The essential purpose of
Mr. Reid’s involvement was the market feasibility study
of general industrial and marine-dependent industrial
development of the Port property. In addition, a
competitive advantages/disadvantages analysis was
conducted for the property relative to other vacant or
underutilized sites in North Bend/Coos Bay, Oregon, as
well as comparable sites at ocean ports stretching from
Humboldt County, California to Aberdeen, Washington
and river ports along the lower Columbia River basin.

PORTLAND DEVELOPMENT COMMISSION: COLUMBIA SOUTH SHORE DISTRICT INDUSTRIAL
AND O FFICE M ARKET F EASIBILITY A NALYSIS; P ORTLAND, O REGON
The objectives of our analysis were to assess the real estate development potential for the 2,000 acre
Columbia South Shore District, quantify the level of projected demand and achievable absorption rates
for a range of land uses primarily industrial, and recommend strategies for marketing the South Shore
area.

CITY OF FAIRVIEW, INDUSTRIAL LANDS MASTER PLAN
Johnson Gardner and TBAC are in the process of preparing an Industrial Lands Master Plan for the
City of Fairview. Johnson Gardner is serving as prime on this assignment, and is conducting the
market research and projections for employment land in the area. TBAC has performed site suitability
analysis based on topography, access, utilities, and adjacent land uses and is in the process of identifying
opportunities and constraints for specific industrial uses. TBAC will make recommendations on specific
industrial uses for individual parcels and on infrastructure improvements necessary to accommodate the
recommended land uses.

PUBLIC FINANCE/FISCAL IMPACT

ADA COUNTY, IDAHO: FISCAL IMPACT REVIEW
Johnson Gardner is currently working on a retainer basis with Ada County to review the economic and
fiscal impact of mixed-use communities in unincorporated areas. Our work includes review and
comment on forecasts and estimates prepared by developers, working as an advocate for the County’s
interests. The work includes a range of residential and commercial land uses.

VULCAN NORTHWEST: SOUTH LAKE UNION FISCAL AND ECONOMIC IMPACT ANALYSIS
Johnson Gardner is currently working on an evaluation of the fiscal and economic impacts to the City
of Seattle associated with build-out o f the South Lake Union District.



JOHNSON GARDNER, LLC                                                                              PAGE 10
HOUSING AUTHORITY OF PORTLAND: NEW COLUMBIA
JOHNSON GARDNER developed a tax increment generation model to evaluate income streams accruing
to the Interstate Urban Renewal District associated with development of New Columbia, a mixed-use
development funded under HUD’s Hope VI development grant program.

LAKE OSWEGO URBAN RENEWAL AGENCY: FOOTHILLS DISTRICT PLAN
JOHNSON GARDNER developed a series of development scenarios and an associated tax increment
generation model to evaluate income streams accruing to the URA from development of the Foothills
district. This was then matched against anticipated public investment needs to evaluate the viability of
alternative development programs.

JOSEPHINE COUNTY: TRANSPORTATION SYSTEM FINANCING PLAN
Johnson Gardner recently completed a plan to finance the identified transportation needs of Josephine
County as part of their ongoing TSP. The work plan includes an evaluation of alternative financing
mechanisms, and an evaluation of their impact from an equity as well as revenue generating perspective.

KITTITAS COUNTY: MOUNTAINSTAR MASTER PLANNED RESORT
Johnson Gardner completed a fiscal and economic impact analysis of the proposed 7,400-acre
MountainStar Resort in Kittitas County, Washington. The analysis included detailed direct population
and recreation forecasts at the resort, indirect forecasts for Kittitas County, a labor force evaluation,
employment and payroll forecasts (direct, indirect & induced), impacts on the real estate and housing
markets. The assignment also included an assessment of the net impact on service providers, including
the school district, fire district, hospital district, police and general County services.

CITY OF CLE ELUM: URBAN GROWTH AREA
Johnson Gardner conducted a fiscal and economic impact analysis of a 1,100-acre property to be
annexed into Cle Elum, Washington. The property included single and multi-family housing,
employment and recreational uses. Our analysis included impacts on the local real estate markets, as
well as fiscal impacts to all service providers and potential mitigation options.

CITY OF MARYSVILLE, COMMUNITY IMPACT ANALYSIS
Johnson Gardner recently completed a community and fiscal impact analysis of expansion of retail
services on reservation land adjacent to the City of Marysville, Washington. This analysis is being used
in ongoing negotiations between the City and Tribe.

TRENDWEST RESORTS - PELICAN BUTTE, ECONOMIC AND FISCAL IMPACT ANALYSIS
Economic and fiscal impact analysis for a proposed ski resort to be located in southern Oregon. The
analysis was completed as a component of an EIS for the US Forest Service.


OREGON DEPARTMENT OF CORRECTIONS, COMMUNITY IMPACT ANALYSIS
Johnson Gardner completed a community impact analysis for proposed correctional facilities in Madras
and Junction City, Oregon.           The assignments included ongoing work with a citizen advisory
committee. Impacts evaluated included the fiscal impact on relevant service providers, as well as a
forecast of direct, indirect and induced economic impacts.



JOHNSON GARDNER, LLC                                                                            PAGE 11
CITY OF SPRINGFIELD, ECONOMIC AND FISCAL IMPACT ANALYSIS
Economic impact analysis for a proposed siting of a Federal Courthouse in Lane County, Oregon

OREGON HEALTH SCIENCES UNIVERSITY, COMMUNITY IMPACT ANALYSIS
Analysis of the economic impact of the OHSU campus on the City of Portland and the greater
metropolitan area.

TRENDWEST RESORTS: RUNNING Y RANCH
Economic and fiscal impact analysis for a proposed destination resort recently constructed in Klamath
Falls, Oregon.

HUES, ECONOMIC AND FISCAL IMPACT ANALYSIS
Johnson Gardner completed a detailed evaluation of the economic and fiscal impacts associated with
the entry of three new major employers into northern Umatilla County. The analysis included an
evaluation of direct, indirect and induced economic activity in the Region, as well as the potential
impact on local real estate markets.

EAGLE RIDGE: FISCAL AND ECONOMIC IMPACT ANALYSIS
"White paper" on the general economic impacts of destination resorts in Deschutes County, Oregon, as
well as an economic and fiscal impact analysis for the next phase of development at Eagle Crest Resort
in Central Oregon.

PUBLIC-PRIVATE PARTNERSHIPS

PORTLAND DEVELOPMENT COMMISSION: BURNSIDE CORRIDOR STUDY
Johnson Gardner is currently engaged on a market study to identify and quantify redevelopment
opportunities along the Burnside Corridor. The study is identifying key development opportunity sites
along the corridor that can spur additional development activity, and will be working with the property
owners to evaluate redevelopment options for these properties.
THE BELBADI GROUP: VANCOUVERCENTER
JOHNSON GARDNER produced a market analysis and
prepared a series of detailed financial analyses for a mixed-use
urban development to be located in downtown Vancouver,
Washington. Work was completed over a two-year period
from 1999 through 2001. The analysis included pro-forma
financial analyses of alternative development programs, a
return on investment analysis for the City of Vancouver, as
well as financing and ownership permutations. The focus of
the analysis was to determine the optimal structure in light of
financial objectives. Jerry Johnson conducted the financial
analysis, while overseeing the market analysis. The project
represents a public-private venture between the developer and the City of Vancouver, and will include
rental apartments, retail, office and condominium components on a two-block site adjacent to Esther
Short Park. The project is currently under construction.




JOHNSON GARDNER, LLC                                                                          PAGE 12
KCS CAPITAL: WINETROUT REDEVELOPMENT PROJECT
JOHNSON GARDNER prepared market analyses for the various
components of a mixed-use development to be located in
downtown Medford, Oregon. The work for this project was
completed in 2001, with Jerald Johnson completing the market
work with the support of Jason Ackerman. The project
represents a public-private partnership between the City of
Medford Urban Renewal Agency and the developer, with the
development team chosen through a competitive RFP process.
The project is currently under construction.

PORTLAND DEVELOPMENT COMMISSION: ROSEMONT COMMONS
Jerry Johnson of JOHNSON GARDNER participated as part of
a team involved in the master planning of the Rosemont
Property in Northeast Portland’s Piedmont Neighborhood.
The assignment included market analysis and product
program recommendations for future uses of the site and
buildings, as well as public outreach. The assignment
supported a successful RFP process for developers, with Jerry
Johnson participating in rating responses. The first phase was recently completed.

GRAMOR: LAKE OSWEGO URBAN RENEWAL PROJECT
Jerry Johnson worked with Gramor Northwest in the
development of an urban retail development in
downtown Lake Oswego, Oregon.                 The study
evaluated the viability of developing a “lifestyle” center
to serve local residents.        The project included
structured parking and a pedestrian-friendly
circulation.


KILLIAN PACIFIC: WEST COAST BANK TOWER
Jerry Johnson prepared a series of detailed financial
analyses for a mixed-use development to be located in
downtown Vancouver, Washington.            The analysis
included pro-forma financial analyses of alternative
development programs, including a return on investment
analysis for the City of Vancouver. Our firm actively
assisted the developer in negotiating the development
agreements with the City of Vancouver, and completed a
return in investment analysis for the City. The recently
completed project represents a public-private venture
between the developer and the City of Vancouver, and
includes speculative office space and condominiums at
the base of the Interstate Bridge.



JOHNSON GARDNER, LLC                                                                 PAGE 13
CITY OF MILWAUKIE: NORTH DOWNTOWN REDEVELOPMENT PROJECT
The City of Milwaukie hired JOHNSON GARDNER to assist in determining the optimal development
program for a publicly owned site in their downtown and selecting a future private development
partner for the site. JOHNSON GARDNER determined the highest and best use of the property from
both a market and public policy perspective. The first phase provided detailed market information,
outlining current market and demographic characteristics in the Milwaukie area. The market
information was used to assist the City in determining a mix of uses on the site. The development
program established was used to solicit proposals from developers. This process was successful, and a
mixed-use development is now under construction at the site.

CITY OF GRESHAM: ROCKWOOD COMMONS
JOHNSON GARDNER has been assisting the City of Gresham in realizing a mixed-use development in
the Rockwood District of Gresham. The project would be a public/private partnership, and would
include a mix of community service tenants as well as residential development. The analysis included
market research as well as financial analysis of alternative programs and financing mechanisms.

PORTLAND DEVELOPMENT COMMISSION: MID-TOWN BLOCKS
Jerry Johnson of JOHNSON GARDNER recently conducted market and
financial feasibility analysis of a series of mixed-use redevelopment
projects in the Portland CBD. This work covered five individual
projects, and included an evaluation of retail, office, apartments,
condominiums and speculative office space. A second phase of work is
currently underway, which includes financial analysis of an additional
series of redevelopment opportunities.




JOHNSON GARDNER, LLC                                                                        PAGE 14
CITY OF SALEM: CORE AREA HOUSING STUDY
JOHNSON GARDNER managed a multi-disciplinary team to produce the Salem Core Area Housing
Study. The study provided a comprehensive assessment of the downtown housing market in the
Central City area, which has been used as a tool to facilitate and encourage private investment in
downtown housing projects.                Components of this
assessment include the following:
           A detailed evaluation of the market for housing
           downtown;
           Selection of prospective sites for specific evaluation;
           Site specific design and parking analysis;
           Financial viability analysis of specific sites;
           A community cost/benefit assessment; and
           Development of a marketing brochure to attract
           private sector investment.
The results of the analysis were used to prioritize funding
decisions and timing of potential redevelopment projects.

HIGHEST AND BEST USE ANALYSIS
AUSTIN FAMILY: NEWBERG PROPERTY MASTER PLAN
JOHNSON GARDNER provided market analysis for the master planning of a major property holding in
Newberg, Oregon. The analysis included detailed market evaluation of single family housing,
condominiums/townhomes, rental apartments, commercial space and a boutique hotel. Our
involvement also included strategic recommendations and work with the planning firm on development
a highest and best use scenario for the property.

TRINITY DEVELOPMENT: DESERT PEARL
JOHNSON GARDNER recently completed a highest and best uses analysis for Desert Pearl, and planned
mixed-use community in Bend, Oregon.              Our work included market evaluation of
townhome/condominium housing, retail, office, senior housing and daycare facilities. In addition, we
provided strategic recommendations and work with the architectural firm on development a highest
and best use scenario for the property.

WRG DESIGN: MURRAY & JENKINS
JOHNSON GARDNER recently completed a highest and best uses analysis for a 40-acre property in
Beaverton, Oregon. Proposed land uses include single family homes, rental apartment and a
commercial center. Our work included market evaluation of the constituent land uses, as well as
preparation of a market need analysis in support of a comprehensive plan change to allow for the
commercial development. In addition, we provided strategic recommendations and work with the land
planning firm on development a highest and best use scenario for the property.

WILLIAM SMITH PROPERTIES: OCHOCO LUMBER SITE
JOHNSON GARDNER recently completed a highest and best uses analysis for an old mill property in
Prineville, Oregon. The project evaluated a range of prospective land uses, including industrial, retail,
office and rental apartments. In addition, we worked with the City of Prineville to address needed
changes in the City’s housing forecast to more accurately reflect market trends.



JOHNSON GARDNER, LLC                                                                            PAGE 15
THE GRANDE RONDE AND SILETZ TRIBES: CHEMAWA STATION
JOHNSON GARDNER completed a highest and best uses analysis for site in Kaiser, Oregon. The work
included both market assessments, as well as financial analysis of alternative development options. The
project evaluated a range of prospective land uses, including industrial, retail and office.




JOHNSON GARDNER, LLC                                                                          PAGE 16

				
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