Due Diligence Research, Feasibility Studies, and Master Plans

“Strom
Sharp Healthcare Master Plan, Chula Vista Medical Center

Entitlement and environmental research on the discretionary permit/approvals and environmental processes required to build a 7 story hospital tower and a 6 story parking structure within an existing operating hospital/medical center. This let to determining that a Master CUP and EIR were required in order to move forward with the work outlined in the Master Plan.”

Project Testimonial
“One of the biggest challenges on a project for the architectural team is the entitlement process and document flow through the agency reviews. Terry worked very closely with our design team in a truly collaborative spirit to simplify the process and assist us throughout the entire design and planning phase of the project. NTD Architecture was very impressed with Terry’s knowledge and leadership and looks forward to future opportunities.” – Wayne Hunter, Partner NTD Architecture (Now a Principal at the Cuningham Group)

“Strom
International Rental Car Agency Parking Holding Area Study

For an international rental car agency, analyzed the land use, utility, encroachments, and topography issues to get discretionary entitlement approvals, including a possible annexation, from three different jurisdictions (two cities and a county) to allow this international rental car agency to construct a large parking lot holding area to service its local retail car rental establishments.

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

“Strom
Major University Relocation Study

For a major university, analyzed the required city, county, state, and federal land use and environmental entitlement requirements for several potential new university locations, and rated them by the difficulty, cost, and time required for the entitlements of each of the potential new university locations.

Project Testimonial
“Have had the privilege of working with Terry Strom for several years. Cannot imagine going into battle without my entitlement sword and shield of Terry!” – Jeff Woolf, Practice Leader: Private Sector College/Universities & Financial Institutions at CBRE


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Sharp Rees-Stealy Downtown Medical Office Building Feasibility Study (San Diego)

Was responsible for the research to determine all required discretionary and ministerial regulatory entitlements and environmental approvals for making a 70 plus year old medical building that was built in three phases ADA compliant.

Project Testimonial
“In the time I have been directly and indirectly working with Terry Strom (since 2012) I have seen him play a critical role in projects of all sizes. From managing complex discretionary submittals and reviews, to negotiating timelines and project requirements, to holding agencies and their staff accountable to their commitments, to the management and oversight of the sometimes agonizing plan review process at local cities and counties, Terry has delivered. He conducts himself with the highest level of service and integrity, and delivers on everything he says. He is an exceptional communicator and is widely respected in the industry. I highly recommend Terry to any team that needs to navigate the agency process whether it be for the discretionary entitlement stage, plan review, or final approvals and occupancy.”
– Michael Engel, AIA DBIA, Healthcare Director at Carrier Johnson + CULTURE

“Strom
Feasibility Study for Pechanga Multi-Use Retail/ Commercial/ Entertainment/ Lodging/ Residential Property on the 215 Freeway

Preliminary design and feasibility study to determine the most effective method to build a multi-use Retail/Commercial/Entertainment/Lodging/Residential project on western boundary of the 215 Freeway.  This required conferring with the county planning director to determine the theme and design that best fit the future goals of the county for that area.  This included recommending that Pechanga purchase adjacent land to allow the theme and plan wanted by the county.  Developed three alternative methods to get entitlements for the proposed project which included (1) CUP (most risky but least costly in time and money), (2) Zone Change and General Plan Amendment (less risky but more time and money required), and (3) Specific Plan (the least risky but the most time and money required).

Research on Custom Homes Sites Straddling both County of San Diego/City of Escondido

Did due diligence and feasibility research study to determine how many custom home sites could be building on hilly environmentally sensitive parcels under one owner that straddled land in both the both County of San Diego/City of Escondido.

Project Testimonial
“Met Terry through the BIA and then bumped into him other spots. When it came time to get all the necessary information on our properties, we sought help from others and didn’t get complete results. I finally reached out to Terry and finally got the complete information that was critical to move forward. His work was complete, thorough, accurate and well documented. His pricing was fair and he was generous with his time. Great guy to work with. I highly recommend Terry”
– Tim Taylor, Founder/Owner/CEO, Taylor Trim & Supply, Inc 


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 

Emmanuel Faith Community Church Master Plan & CUP, Escondido

Project manager on the development of a new Master Plan and redevelopment of the existing 26 acre campus where 10 smaller buildings will be demolished and 4 new larger buildings will be constructed as more effective replacement structures. Additionally, the site and parking lots were modified for better pedestrian and automobile traffic flow. As project manager I managed the architectural, civil and traffic engineering, and environmental work required to obtain the Conditional Use Permit for this new Master Plan.

Project Testimonial
“Terry was brought on as a valuable team member to help our church develop a new Master Facility Plan and the subsequent Conditional Use Permit. The plan included a full review and modification of 17 separate buildings on our 27 acre campus. Terry was a tremendous asset and helped us meet all of our goals throughout the process. He has a great approach with both government officials and our development team and successfully helped us navigate through the complicated process. He helped make a tough and long process much more pleasant and brief. Thanks Terry. Great work”
– Jim North, COO, Emmanuel Faith Community Church

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 


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 


 

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