Commercial/Industrial Projects (Shell Construction and Tenant Improvements)

Star Scrap Metal Relocation

“Research, Advocacy, Conditional Use Permit and Design Review. As result of a 60 year old business under eminent domain process by Caltrans due to 5 freeway widening in La Mirada, worked with 12 different cities to find cities that would allow this heavy industrial use in the properties that were available for purchase. Then processed the required discretionary entitlements in two of the cities, and found a home in one of the city’s that approved the CUP.”

Project Testimonial
“The angel who saved us! Terry was contacted (through LinkedIn) when our company was being relocated by eminent domain. Terry worked tirelessly on our behalf on a project facing near impossible odds. After much work and dedication he helped us relocate and get our entitlements. Our family business of 65+ years would have failed if not for Terry. Needless to say, I would recommend Terry to anyone needing project management or entitlement assistance. We are forever grateful to Terry and can also call him a great friend.”
– Zack Stein, Son of the Owner, Star Scrap Metal 

BAE Systems Pier 4 Replacement (San Diego Harbor)

“Responsible for the research and project management of obtaining the Public Improvement Plan – LDR – Drainage & Grades Permit and the Plumbing Permit for a replacement pier for the BAE Systems, a Navy Contractor.  Worked with the Port Authority to obtain all city and county permits and approvals required to demolish an old pier and construct a new pier including all permits/approval for grading, paving, and all wet and dry utilities.”

Project Testimonial
“This is to recommend Mr. Terry Strom as a strong asset in obtaining entitlement discretionary permits and project management.  Terry assisted BAE Systems San Diego Ship Repair in obtaining permits and approvals for a $20M pier replacement project under the authority of the San Diego Unified Port District and the City of San Diego. Terry’s knowledge and experience, and his “can­ do” attitude, made a complicated and difficult process of navigating the maze of requirements possible in a timely and affordable manner. Thank you Terry for making an extraordinarily difficult aspect of our project easy.”–
Randy Jaeger, Project Manager / Facility Engineer, BAE Systems San Diego Ship Repair

Heritage Center – Menifee, Ca

Obtained all land use approvals, all planning approvals including a conditional use permit, all construction permits, and all utility designs and approvals. Project included a 3 story medical office building, a 3 story professional office building, a retail center with 2 retail buildings, and a bank. Total Square footage 148,000 square feet

Project included a 3 story medical office building, a 3 story professional office building, a retail center – 2 retail buildings, and a bank.

Project Testimonial
“Twenty­two medical office parks simply wouldn’t have been developed if it weren’t for Terry Strom. In 2005, the process of getting entitlements and permits were bringing our company to a halt. That’s when Terry stepped in, grabbed the bull by the horns and more than met our expectations. In fact, he created a whole new genre of must­have consultants. I recommend him unequivocally.”
– Ed Anderson, Medical Real Estate Development


Airborne San Diego – Indoor Sky Diving Facility, San Diego

“Responsible for obtaining Civic San Diego Centre City Development Permit Administrative Review approval and the Grading Permit, and Building Permit from the City of San Diego.”

Project Testimonial
“In July of 2014, it was suggested by our construction team that our company, Airborne America, Inc. contract with Terry Strom to manage our permitting   process.  This has proven to be a wise decision.   Airborne America, Inc. is constructing a state of the art entertainment center in the heart of downtown San Diego.  From inception, we knew that we would be pushing the boundaries with regards to scheduling, design ideas for the downtown area, and collaboration amongst the multiple agencies involved. To make the process more complex we requested the Development Services Department and Civic San Diego to break standard procedures to process many portions of our project concurrently versus consecutively. This proved to be challenging, but Terry made it happen. I am certain that without Terry leading this process we would not have received approval to push the many boundaries that we did, and we would not have started construction until several months later.  Airborne America, Inc. strongly endorses the use of Terry Strom’s services.” 
Alan “Buzz” Fink, Owner, Airborne America

Europa Village – Wineries and Hotel (Temecula Wine Country)

“Project manager of the ministerial building, fire, and environmental health plan checks and permits for 3 new winery buildings and 1 hotel at the Europa Winery.”

Project Testimonial
“I’ve had the pleasure of working with Terry Strom for the first during the last 6 months, and I can guarantee that I will be using his services again in the future. Terry’s diligence and expertise is apparent in all aspects of his work. His professionalism has kept our pre-construction schedule intact on a multi-building commercial development, even when faced with unexpected roadblocks. His service to us as a client is exemplary, and I highly recommend him to any developer who wishes to outsource services with confidence that the work will be done correctly, efficiently and effectively.”
Gregg Linhoff, Assistant Director of Operations – Rancon

Makena Murrieta Tentative Parcel Map, Murrieta, CA

Managed the Tentative Parcel Map and Negative Declaration Environmental approval process for two medical office buildings, two hotels, and multiple restaurants.

Project Testimonial
“Terry is one of the most impressive project managers I have worked with in my 36 years of construction experience. Permitting is a critical part of any construction project schedule. He truly manages the permitting process and gets results.”
– Douglas E. Barnhart, Developer, Founder of Barnhart Construction (6th largest school builder in the country before he sold Barnhart Construction to Balfour Beatty Construction)


Dogtopia Franchise, San Diego

“Got the City of San Diego to lower the discretionary approval requirement for this franchise to operate in Prime Industrial Lands from a Process 5 – General Plan Amendment to a Process 2 Neighborhood Use Permit (NUP); then processed the NUP. Negotiated with the Miramar Airforce Base to allow a dog kennel within a restrictive use easement, and worked with the city to reduce the differential Development Impact Fees by 80% so that the Dogtopia owners could afford to open their doors.”

Project Testimonial
“Just when you think you have seen it all along comes a real estate lease transaction that tops them all. This transaction required the prospective tenant to obtain a NUP (Neighborhood Use Permit) as a condition for locating their business in this area of San Diego. The feedback from the city was that this would be approved after all of the necessary documents were submitted for review. The missing piece of this puzzle was that after review the cost of getting the NUP was over $300,000. This was a small business entering into their first commercial lease and business venture. For most people faced with a situation like this “trying to fight city hall or change a city hall decision” the outlook would be bleak. However, this group found Terry Strom. Terry through tireless efforts worked through the maze of requirements and eventually presented a case to the city where not only was the NUP approved but the fees were reduced to $40,000. In addition to this type of work Terry has helped me, my team members and clients with guidance and evaluation on difficult deals where how you approach a municipality regarding zoning and permitting are critical to the success of the transaction. I highly recommend Terry for any and all issues that require additional city approvals such as CUP’s, NUP’s, permitting issues, entitlements issues etc.”
– Brian Crepeau, Vice President Management Division at Pacific Coast Commercial Asset Management

Research on 3 Acre Commercial Site, Oceanside Airport

“Completed an intensive entitlement research report that determined the most probable future commercial development on a site within four airport safety zones, next to a riparian wetland with a 100 foot buffer zone, within a A99 FEMA floodplain zone, and within a wildlife habitat corridor. This imposed restriction on elevation, max height, intensity/density, and airport and city FAR percentages; including a 50 percent open space requirement.”

Project Testimonial
“Terry is very detail oriented. He worked with several federal and local government agencies, as well as architect and civil engineer to define the potential development of a unique raw land opportunity in coastal North San Diego County. Give Terry a call for your challenging entitlement projects.”
– Gregory Ozimec – President at Industrial Brokers, Inc

Oilseed crushing and bioprocessing facility in Famoso, CA

“Completed  research to determine all city, county, state, federal approvals for an oilseed crushing and bioprocessing facility.  This included determining all CEQA environmental requirements and special environmental studies necessary.  Additionally, this investigation determined what offsite improvements were required for the roadway, curb and gutter, and wet and dry utilities.”

Project Testimonial
“It has been our firm’s good fortune to have become acquainted with, and worked with, Terry Strom for the past several years. He has assisted us with some very difficult and tenuous discretionary approval projects in jurisdictions beyond our firm’s usual familiarity. His research and recommendations have consistently been extremely thorough and well documented, and have been invaluable in helping us to determine the best strategy and approach to securing our approvals. He is a man of complete integrity, and one we would highly recommend.”
– A. Lewis Dominy, A.I.A., Principal, Domusstudio Architecture 


Paws for Purple Hearts, San Diego

“Managed the Neighborhood Use Permit approval process for the Paws for Purple Hearts dog kenneling facility that breeds, raises, and trains service dogs for wounded veterans.”

Project Testimonial
“Terry is the guy to call when you have a deal that has complex entitlement and bureaucratic steps to wade through. His connections with the people in the development services departments across Southern California are invaluable and his meticulous reports help make sense of what seems like an impossible task.”
– Bo Gibbons, Sales & Leasing – Senior Advisor at Pacific Coast Commercial

Bio Fuel Faculty on an Arizona Indian Reservation

Completed a preliminary investigation that determined the most effective manner to obtain BIA (Bureau of Indian Affairs) and Tribal approval for a 10 acre bio fuel faculty on an Indian reservation.  This included determining all NEPA environmental EIS requirements and special environmental studies necessary to get BIA approval for the land lease and construction of the bio fuel facility.  This investigation determined what offsite improvements were required for the roadway, curb and gutter, and wet and dry utilities.

Project Testimonial
“It has been our firm’s good fortune to have become acquainted with, and worked with, Terry Strom for the past several years. He has assisted us with some very difficult and tenuous discretionary approval projects in jurisdictions beyond our firm’s usual familiarity. His research and recommendations have consistently been extremely thorough and well documented, and have been invaluable in helping us to determine the best strategy and approach to securing our approvals. He is a man of complete integrity, and one we would highly recommend.”
– A. Lewis Dominy, A.I.A., Principal, Domusstudio Architecture 

Crown Plaza Redondo Beach Hotel (342 Guest Rooms)

Managed the Tenant Improvements (TI) building plan check and permit process with the City of Redondo Beach and the Los Angeles County Environmental Health Department for guest rooms, public areas, and a restaurant.


Holiday Inn Resort, Anaheim (7 story – 200 guest rooms)

Managed the Tenant Improvements (TI) building plan check and permit process with the City of Anaheim and the Orange County Environmental Health Department for guest rooms, public areas, and a restaurant.

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Three Successful Parking Variances with the County of San Diego

“Successfully completed 3 parking variances with the County of San Diego for commercial office buildings that were changing occupancy from General Office to Educational and Fitness Training Facilities. This caused the buildings to be over parked, and therefore the variances were needed to approve the currently available parking in order to obtain a Tenant Improvement Building Permit.”

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Processed over 50 Tenant Improvement Projects

“Successfully managed the timely processing of over 50 commercial, industrial, retail, and medical tenant improvement building permits in multiple cities and counties throughout Southern California. My process includes holding all city and county plan checkers accountable with ongoing emails and phone calls as needed throughout the plan check process resulting in significant time savings from my clients.”


 

Types of Permits/Approvals Expedited

Land Use, Zoning, Planning, Construction (Grading, Building & Safety, Public Works/Engineering, Traffic), Other Governmental and Municipal Agencies, and Utilities (Water, Sewer, Electricity, Cable, Gas)

Conditional Use Permit (CUP) • Variance  • Major Use Permit • Minor Use Permit • General Plan Amendment • Annexation • Change of Zone • Costal Development Permits • Planning Approvals •  CEQA and NEPA Environmental Approvals (MND & EIR) • MSHCP (Multiple Species Habitat Conservation Plan) • Line Lot Adjustment/Parcel Merger • Tentative and Final Parcel Map/Tract Map • Parcel Map for Condo Purposes • Planned Unit Development • Specific Plans • Storm Water Permits • Substantial Conformance Review • Inclusionary (low cost) Housing • Traffic Approvals •

Army Corps of Engineers (404 permit) •  Regional Water Quality Control Board (401 Water Quality Certification) •  California Department of Fish and Game (Wildlife permits and Streambed Alteration Notifications), •  Port Authority/District • County Environmental Health  • County Air Pollution Control District • County Flood Control • FAA • Airport Land Use Commission • County Regional Airport Authority • County Hazardous Materials Review • Bureau of Indian Affairs • Building and Safety Construction Permits •

Grading Permits • Shell Construction Building Permits • Tenant Improvement Building Permits • Offsite and Street Improvements Permits • Encroachment Permits • Potable & Recycled/Reclaimed Water Permits • Sewer  • Public Works Approvals/Permits • Electrical, Telephone, Cable, & Gas Utility Designs and Approvals • Right of Way Permits • Fire Department Permits • State Child Care Center Licensing •Community Facility Districts &Subdivision Agreements • Street Lighting & Landscape Maintenance Agreements • Neighborhood Outreach Programs • Community Planning Groups