Market & Financial FEASIBILITY Analysis
CIVISTRUCT Strategy + Development provides objective and rigorous development feasibility analysis of public and private investments based on a comprehensive assessment of real estate market trends, land use policies and regulations, and economic and demographic conditions matched with community, developer and investor objectives. Our expertise covers the full range of real estate project types - residential, office, retail, industrial/flex and lodging sectors - with specialized expertise in urban infill, downtown, transit-oriented development (TOD), brownfields redevelopment, adaptive reuse and transportation corridor areas.
Our services include:
Targeted real estate market and economic analysis that identifies and quantifies demand potential for real estate development market sectors and opportunities based on opportunities and constraints of the project area, socio-economic conditions, demographic trends, real estate supply and demand drivers, and stakeholder and industry expert interviews. We identify strategies to capture specific market opportunities and capture unmet demand.
Financial feasibility models that evaluate the expected economic performance of real estate development projects to help clients make informed decisions. We perform pro forma cash flow modeling that evaluate project viability under a range of project alternatives, market / cost assumptions, level of public and private sector investment and financing options.
Project Entitlements & Permitting
CIVISTRUCT Strategy + Development has a keen understanding and deep experience to navigate the regulatory and land development code process through the public review process required to secure development approvals. We have worked on both sides of the entitlement and development “fence” - both in local government planning and development and as a real estate developer managing diverse project teams. From initial concept plan through building permitting, CIVISTRUCT will take the lead or support the development team to get your project entitled. We will work with you to evaluate your property for its highest and best use looking at market and financial feasibility and return metrics. We will prepare required development and land use applications, undertake community engagement, work with the local, regional, state and national regulatory agencies, and manage the development team of engineers, designers, architects, and attorneys throughout the entitlement process. CIVISTRUCT will serve as your project champion.
Our services include:
Preparation of development and land use applications and amendments on behalf of the client. Examples include applications for rezoning, planned developments, site plans, subdivision and platting.
Manage and coordinate design and development team participation in entitlement and development application process. We will interface with municipal planning and approval authorities for development plans, permitting, inspections and other reviews and approvals.
Undertake community outreach efforts as part of entitlement process. We will work closely with the team to understand key issues in the community, project challenges and opportunities and prepare a targeted outreach strategy.
REAL ESTATE development ADVISORY SERVICES
CIVISTRUCT Strategy + Development provides strategic real estate development guidance to help clients better understand the challenges and opportunities of their development projects. Our goal is help you evaluate the highest and best use(s) of your property that address both owner and investor objectives while providing community-wide benefits. CIVISTRUCT will help you lay out a market viable strategy for your property that takes into consideration economic and market conditions, site opportunities and constraints, financial viability, projected returns and public and private sector goals.
Our services include:
Undertake property analyses based on market research and financial analysis to determine the most viable use(s) for your site. We identify site opportunities and constraints and prepare evaluation of alternative development programs and forecast their associated financial returns and fiscal impacts to help you better understand your options in terms of real estate product types, square footage of uses, number of residential units, etc. Our analysis includes detailed financial modeling that shows different measures of financial return, including return on cost and unleveraged and leveraged IRR.
Evaluate asset value potential and structure repositioning strategies for your property. Is your site underperforming, blighted or distressed? With our deep experience in market and financial analysis, as well as, advising clients on how to reposition their property, CIVISTRUCT will work with you to help you unlock the unrealized value of your property. Our goal is to help you determine the best course of action regarding asset repositioning or disposition.
Perform economic and fiscal impact analyses to assist local government and developers on the potential impact of the project in terms of expected net revenues generated by the project. This information is typically provided as part of any public-private partnership that is under consideration or as part of the development review process. Our fiscal modeling projects the estimated tax (e.g. property, sales, lodging, etc.) and other revenues generated by the development, as well as the cost of public services, required to service the development. We also estimate the public Return on Cost and other community impacts as part of any PPP project.
PUBLIC-PRIVATE PARTNERSHIP DEVELOPMENT STRATEGIES
Public-private development partnerships are a key component to successfully execute challenging and complex real estate development projects. These include brownfield redevelopment, redevelopment of blighted property, contaminated sites and other areas where infrastructure may be lacking. Public-private partnerships (PPPs), as defined by the Urban Land Institute, are considered “creative alliances” formed between a government entity and private developers to achieve a common purpose. However, PPPs are not easy. Successful PPPs require trust between the public and private sectors. CIVISTRUCT Strategy + Development has extensive experience in building this trust and executing PPPs both as a former senior level local government redevelopment official and as a real estate developer successfully implementing mixed use development supported by public investment. We act as a key intermediary between the local government and the development community in crafting a public-private development structure that achieves both the developer and public goals.
Our services include:
Identify and structure public-private partnership strategies for both public and private sector clients that meet both private sector development and investor objectives and public sector goals. Often times this requires creative problem solving between the public and private sectors and transparency among the parties to successfully bring a project to fruition.
Provide both public and private sector development negotiations and support as part of PPP negotiations for finance and development agreements, infrastructure financing plans, urban renewal / TIF agreements and other agreements.
Prepare developer solicitation information and act as public sector advisor in identifying and selecting development partners. Where local government has property that they want to see developed or redeveloped, CIVISTRUCT can prepare RFP/RFQ development solicitation information and manage the development solicitation, evaluation and selection process on behalf of the client. This includes providing market and financial feasibility analysis, development selection criteria, negotiating with selected development partners and ensuring project meets stated public policy goals.
Provide private sector clients with strategy and content for responses to public sector RFPs/RFQs. We have a keen understanding and deep experience with the public-private development solicitation process and can help you navigate this challenging process for success.
public finance & urban renewal
CIVISTRUCT Strategy + Development possesses an unparalleled level of experience, both in the public and private sectors, identifying and structuring public finance tools for complex development projects. We have a deep breath of knowledge of innovative financing and funding approaches and the structuring of these financing plans for both public and private sector entities. Our greatest success is helping public and private sectors structure deals that meet both private sector return requirements and public sector community goals and "Return on Investment”.
Our services include:
Identify and structure public finance tools. This includes the preparation of financial models and revenue / cost projections for urban renewal tax increment financing (TIF) districts, special districts / metropolitan district financing for infrastructure, public improvement fees and other public investment tools.
Provide intergovernmental negotiations in support of the formation and execution of PPP development and finance agreements. We provide technical assistance in the drafting and negotiation of these important agreements.
Prepare Urban Renewal Plans and associated planning documents as part of formation of an Urban Renewal district. As a former Executive Director of a local Urban Renewal Authority in the State of Colorado, CIVISTRUCT has specialized experience in preparing and implementing urban renewal plans. This includes the preparation of required Conditions (Blight) Surveys, Impact Reports and interface between public sector and private sector interests.
Economic revitalization & community planning
CIVISTRUCT Strategy + Development provides economic and market analysis, financial feasibility evaluations, economic development tools, and development strategies as part of economic development strategies for subarea master plans, transit oriented development (TOD) plans, downtown and corridor plans, community comprehensive plans. In addition, our experience includes reuse and revitalization projects associated with military bases, airports, industrial property, waterfront and rail corridors.
Our services include:
Economic and market analysis that identifies market potential and development programming for a wide range of uses, including residential, office, retail, hospitality, industrial, R&D/flex, and other uses. Our analysis is based on current and projected market conditions, economic and demographic trends, local government policies and reflect emerging real estate market trends to provide you with sound advice for your planning efforts.
Economic development strategies and public-private partnership opportunities, including identification of strategic redevelopment sites, to advance community goals and objectives. We focus on identifying innovative opportunities, such as revitalization projects that require land assembly, mixed income housing, infill / brownfields sites redevelopment, niche retail, infrastructure and public amenities in strategic locations.
Implementation strategies to guide successful realization of plan goals and objectives. We provide specific action items, both near term and longer term, identifies the funding source, party responsible for implementation and timeline. A key component of a successful plans is ensuring that stakeholder outreach and interviews with businesses, community groups, government representatives and others is conducted that support the identified economic development strategies.