Public Sector Work Archives - Tribal Consultants

Mixed-Use Redevelopment Entitlement and Permits

The EB-5 Program is Reauthorized

President Biden signed legislation today with the effect that the EB-5 program is reauthorized, in particular its Regional Center component, effective now through September 30, 2027. The program is part of the EB-5 Reform and Integrity Act of 2022 (the “Act”), which itself is part of the Omnibus spending bill signed by the President.

The reauthorization of the Regional Center program follows an almost 9 month lapse, when prior efforts failed to extend the program beyond July 1, 2021. The Regional Centers aspect of EB-5 have allowed foreign investors a special opportunity to invest in high-profile developments that they likely would not otherwise find accessible. The EB-5 program had its controversies and numerous parties had worked to place safeguards to prevent fraud and encourage investment in areas that followed from the original intent of the program.

The EB-5 program allows foreign investors to invest a specified amount of capital into a U.S. enterprise that creates American jobs, in return for permanent residency. With passage of the EB-5 Reform and Integrity Act of 2022, changes were made to the program to presumably improve its implementation. The new legislation emphasizes compliance with EB-5’s intent along with enforcement procedures. Program sponsors under EB-5 will face greater scrutiny in recordkeeping, investment types, audits, and investor communications. The minimum EB-5 investment amount now increases to $800,000 from the current $500,000 for Targeted Employment Areas and Rural Areas, and, changes to $1.05 million from the current $1.0 million for Non-Targeted Employment Areas. These changed minimum investments apply to both regional center and direct EB-5 investments.

With the news that the EB-5 Program is reauthorized, a backload of foreign investors who were in the midst of processing last June, will hopefully soon see progress in the processing of their investment / visa applications.

The EB-5 Immigrant Investor Visa Program was created in 1990 by the Immigration Act of 1990.

StoneCreek Economic Development Consultants & Planners

Feasibility Analysis – South Tahoe Redevelopment Plan

19.08.2018 Public Sector Work, Redevelopment Project Consultants

South Tahoe Redevelopment Agency | A feasibility study and program implementation plan was prepared for several districts in the community of South Tahoe (California / Nevada).

The Project Area for the South Tahoe Redevelopment Agency (STRA) was adopted on June 28, 1988 by Ordinance NO. 746. The Project Area is located in the northeast portion of the City of South Lake Tahoe and encompasses approximately 174 acres. Major land uses include tourist facilities and commercial development. The Project Area generally runs along Highway 50 from just west of Ski Run Boulevard to the California-Nevada border.

Local government real estate consultants - Land Development Consultants - Entitlements and Permits Consultants

North Fontana Redevelopment Project Area

18.08.2018 Entitlements and Permits Consultants, Public Sector Work

City of Fontana CRA | Acting as a real estate consultant, a market analysis was prepared in support of redevelopment project area activities.

The North Fontana Redevelopment Project was originally adopted in 1982 and encompasses approximately 8,900 acres, including major portions of the northern area of the City from Foothill Boulevard to Interstate 15 on the northwest to the City boundaries immediately east of Sierra Avenue.

StoneCreek strategic planning consultants - real estate consulting

Real Estate Project Consultants for TDR Program

18.08.2018 Public Sector Work, Real Estate Consultants, Strategic Planning Consultants

Community Redevelopment Agency of the City of Los Angeles | As a real estate consultant on retainer with the Community Redevelopment Agency of the City of Los Angeles, a feasibility evaluation was prepared of a potential transfer of development rights (TDR) program.

The program was intended for the city’s central business district (downtown) area.

Real Estate Project Consultants for School District

16.08.2018 Public Sector Work, Real Estate Consultants, Transaction and Dealmaking Projects

San Diego Unified School District | Assistance to administrators of the school district in pursuing a surplus schools disposition program. The San Diego Unified School District held a portfolio of surplus school facility assets, and was interested in regularizing a negotiated disposition process. A “request for proposals,” or RFP, process was recommended, along with methods for generating interest in the portfolio of surplus district assets, methods for pre-qualifying interested third-parties, and a process and approach to ranking proposed business deals submitted by investors and real estate developers.

One of the largest school districts in the U.S., San Diego City Schools serve more than 134,000 students. In operations since 1854 the district has grown from a small, rented school building with one teacher to more than 200 educational facilities with 14,500 full-time equivalent staff positions. This seventh largest urban district in the United States is extremely diverse – including more than 15 ethnic groups and dozens of languages and dialects. Work completed by an SCP principal while with predecessor firm.