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Tonkon Torp takes a prudent and practical approach to real estate matters, transactions, and disputes. Our real estate attorneys have helped clients solve problems and achieve their objectives for 49 years. We understand that in real estate, time is money, so we strive to deliver prompt turnaround on projects without sacrificing quality.
Tonkon Torp takes a prudent and practical approach to real estate matters, transactions, and disputes. Our real estate attorneys have helped clients solve problems and achieve their objectives for 49 years. We understand that in real estate, time is money, so we strive to deliver prompt turnaround on projects without sacrificing quality.
We customarily assign matters to a single attorney who takes responsibility for the project. However, we can also assemble a knowledgeable and efficient team when needed.
Sales & Acquisitions
We assist our clients with all aspects of purchasing, selling, and financing for both developed and undeveloped real estate of all kinds. Particular areas of expertise include negotiating and drafting letters of intent, term sheets, purchase and sale agreements, leases, management agreements, joint venture agreements, and other documents ancillary to the transaction, as well as transactional planning, reviewing and negotiating loan documents on behalf of our borrower clients, title and survey review, permitting, due diligence coordination and review, environmental compliance, ownership structures, and 1031 exchanges. We focus on getting the transaction closed on time and on budget while meeting our clients’ business objectives.
Our leasing expertise ranges from small, storefront leases to multi-million dollar transactions for both landlords and tenants. We have decades of experience with leases in all commercial settings, including industrial parks, office buildings, shopping centers, warehouses, senior housing facilities, energy projects, and special use facilities.
Environmental & Natural Resources
Nearly all real estate matters involve environmental investigation and due diligence, and many also involve environmental liability, discharge permits, water rights, and other natural resources issues. We advise clients in structuring transactions and managing their property — including a wide variety of commercial, industrial, and timberland properties — to address these matters. More information about our environmental law abilities can be found on our Environmental & Natural Resources page.
Land Use & Development
We help clients successfully navigate complex state and local land use laws to secure appropriate zoning entitlements and related permits, and we defend those approvals on appeal. With our help, our clients have developed a wide variety of projects including industrial complexes, retail centers, office buildings, residential subdivisions, apartments, condominiums, energy projects, and special use facilities.
We assist owners and developers of commercial projects, both large and small, in negotiating and documenting their architectural services agreements, construction contracts, and financing arrangements. We also represent a select group of architectural firms, contractors, and subcontractors on large projects. Our real estate litigation attorneys help our clients resolve construction-related disputes and address a wide range of other issues that often arise in complicated development projects.
Our clients’ real estate and development objectives often come within the jurisdiction of a wide array of government regulatory agencies. We combine our legal acumen, our experience with the often obscure rules and procedures of these agencies, and our relationships with important decision makers to successfully navigate projects through the administrative process.
Condominiums & Planned Communities
We assist developers, community association boards, and owners with condominium and planned community development, formation, and management. Our experience ranges from small neighborhood homeowners associations to 500-unit subdivisions and condominium high-rises, mixed-use projects, vacation communities, and commercial associations. Our team can assist with the following matters:
- Drafting and amending declarations of CC&Rs, bylaws, articles of incorporation, board resolutions, and rules and regulations
- Condominium filings and conversions, disclosure statements, and unit sales agreements
- Association and Board of Director governance, meetings, voting, and elections
- Negotiations with contractors, vendors, and managers
- Construction projects and special assessments
- Assessment collection and lien foreclosure
- Covenant enforcement
- Fair housing compliance
Residential Real Estate
In addition to our robust commercial real estate practice, we assist clients on residential real estate matters of all sizes. In a constantly-shifting legal landscape, we remain informed on the complex rules and regulations that comprise residential landlord-tenant law. We assist landlords and tenants alike in negotiating leases, navigating terminations, and providing compliance support to bolster successful, residential landlord-tenant relationships.
Tonkon Torp’s lawyers have substantial expertise in litigating real estate disputes. We have successfully litigated real estate cases in state and federal courts and in arbitration proceedings. We represent clients in the wide range of disputes that can arise in connection with real estate matters, including:
- Commercial leasing disputes and eviction proceedings
- Specific performance of land sale contracts
- Boundary issues, encroachments, adverse possession, timber trespass, and quiet title cases
- Foreclosures and liens
- Condemnation proceedings
- Construction disputes
Workouts and Bankruptcy
Our real estate expertise includes significant experience in workouts, loan restructuring, lease modifications, foreclosures, and bankruptcies that involve real estate assets.
Read our Ear to the Ground Blog for frequent updates and articles on commercial real estate in the Pacific Northwest and beyond!
Services + Industries
Danny Newman Helps Texas Neighborhood Remove Unconstitutional and Racist Language from Deeds
Many aspects of systemic racial injustice in America were given new scrutiny in the immediate aftermath of George Floyd’s death in 2020. In Houston’s St. Stevens United Methodist Church parish, Reverend Nathan Lonsdale Bledsoe pointed out in a sermon that blatantly racist deed restrictions still exist for many Texas neighborhoods including his own in Northwest Houston: “None of the lots… shall be used, owned or occupied by any person other than of the Caucasian Race.”
Tonkon Torp Helps Malarkey Roofing Company Construct a Billion-Plus Sale Strategy
Tonkon Torp guided client Herbert Malarkey Roofing Company through a successful $1.35 billion stock sale to Switzerland-based Holcim Group, one of the world’s largest building products companies. The deal secured a place as one of Oregon’s largest M&A transactions in 2021.
Pandemic No Match for Tonkon Torp Real Estate Practice
In March, many pending commercial real estate deals were scuttled by COVID-19. But for one deal that was close to the finish line, Tonkon Torp helped implement a simple but unusual solution to overcome the uncertainty caused by rapid market disruption and complete a multi-million dollar deal led by Real Estate & Land Use Practice Group Chair David Petersen.
Portland’s First Living Building in the Heart of Downtown
On March 31, 2020, Owen Blank and Rachel Atchison helped their client close on the beginning of Portland’s first living building, which will be located at SW 1st Avenue and SW Pine Street. The “Living Building” will meet the world’s most stringent sustainability standards. It will have many amazing attributes, like use of filtered heat recovery ventilation and cross-laminated timber certified by the Forest Stewardship Council.
Tonkon Torp Helps Albina Head Start Purchase Property for Community Cornerstone
Attorneys from Tonkon Torp’s Real Estate & Land Use Practice Group are celebrating a successful real estate purchase for pro bono client Albina Head Start (AHS). For more than 40 years, AHS has leased space at a former church building in NE Portland for its Tina Clegg Center. The Center, a community pillar for one of Portland’s historic communities of color, houses both a Head Start program serving 60 low-income families and AHS administrative offices that coordinate and provide services for numerous additional families.
Tonkon Torp Attorneys Help Secure Portland’s First Five-Star Hotel Project
Tonkon Torp played a foundational role in paving the way for Oregon’s first five-star hotel development, the 35-story Ritz-Carlton hotel in downtown Portland. Attorneys from the Real Estate & Land Use Law Practice Group represented their client, the landowner, in negotiating an agreement to enter into a ground lease (AEGL) with BPM Real Estate Group, a Portland-based developer, assisting with the fulfillment of the AEGL’s conditions, and closing the transaction with the parties entering into the ground lease itself.
Tonkon Torp Guides Unique Renewable Energy Project Through Key Phases
Tonkon Torp has worked on the project at key stages throughout its lifespan. Led by David Petersen, the firm first helped the original developer obtain land rights and evaluate title issues. In 2013, the developer and Tonkon Torp began a four-year process to secure the project’s site certificate from the Oregon Energy Facility Siting Council.
Tonkon Torp Crosses the Finish Line with a Fast Moving Real Estate Transaction
Tonkon Torp completed a sophisticated, fast-moving real estate transaction for a client that involved a time-sensitive obligation to purchase, a shaky tenant, and pending litigation. The transaction was led by partner David Petersen, who chairs the firm’s Real Estate & Land Use Practice Group.
Albina Head Start Turns on First Solar-Powered Building with Assist from Tonkon Torp
When Albina Head Start learned it was awarded a Blue Sky Fund grant to install a rooftop solar array on one of its buildings, it turned to its long-time pro bono legal partner, Tonkon Torp. The nonprofit organization knew that it would need legal guidance to ensure that it could meet the terms laid out in the grant’s detailed and binding Memo of Understanding.
Tonkon Helps Tonkin
For decades, Tonkon Torp has been honored and proud to represent the Tonkin family and its businesses. In fact, the relationship dates back to the post-World War II era.
Tonkon Torp Obtains First-of-its-Kind Site Certificate for Oregon Wind Facility
After obtaining land rights for a 500 megawatt wind energy facility, Tonkon Torp helped Wheatridge file and process the first wind energy project presented to the Siting Council without a specific transmission corridor identified. Find details and more featured cases here.
Tonkon Facilitates Sale of Iconic Coronado Theatre
Tonkon Torp represented one of the sellers in the $5.2 million sale of the historic Vintage Village Theatre in Coronado, California. Find details and more featured cases here.
Tonkon in the Driver’s Seat for Fast Dealership Purchase Ride
Auto dealership sales are generally straightforward affairs that frequently involve both business and real estate assets. In 2015, Tonkon Torp got involved in a purchase transaction that took a unique turn. Find details and more featured cases here.
Tonkon Torp Stays the Course in the Mississippi Avenue Lofts Project
The process to acquire, complete and sell the Mississippi Avenue Lofts involved a broad range of legal transactions from Tonkon Torp, including a funding round, multi-party loan and purchasing agreements, litigation and a final sale. Find the details and more featured cases here.
Tonkon Torp Helps Columbia Land Trust Establish Sandhill Crane Habitat Preserve
Attorneys from Tonkon Torp’s real estate and land use, and environmental and natural resources teams represented the Columbia Land Trust in negotiating and completing the transfer of property for a habitat preserve. Find details and more featured cases here.
Yakima Products Acquires New Headquarters Campus with Help from Tonkon Torp
Tonkon Torp’s real estate and land use team completed a time-sensitive transaction that enabled the fast-growing Yakima Products, Inc., to acquire its new corporate headquarters in Lake Oswego, Oregon. Find details and more featured cases here.
Tonkon Torp Helps Human Solutions Secure New Family Shelter Site
Tonkon Torp is proud to have helped Human Solutions navigate a complex financing project to transform a shuttered commercial property into an emergency 24/7 family housing shelter. Find details and more featured cases here.
Tonkon Torp Completes Complex Asset Sale for Privately Held Business
In late 2014, Tonkon Torp represented a privately held heavy industrial equipment manufacturer in a complex transaction that included selling business assets and real property, and leasing other related business property. The selling company is a long-term client of the firm.
Historic U.S. Bank Block Sale
Tonkon Torp real estate and tax lawyers were instrumental in the complex, $40 million sale of the historic U.S. Bank Block in downtown Portland to real estate investment firm ScanlanKemperBard. Read more here.
United States Bakery
Tonkon Torp has represented United States Bakery (USB), best known for its Franz Family Bakery brands, for more than 40 years. Find details and more featured cases here.
Tonkon Torp Helps Albina Head Start Stabilize Finances for Enhanced Programming
Albina Head Start, Inc. (AHS), which serves more than 1,000 low-income children and their families in North, Northeast and Southeast Portland, faces the future in a stronger financial position thanks to a significant pro bono effort by Tonkon Torp. Find details and more featured cases here.
Tonkon Torp Helps Commercial Real Estate Owner With Critical Sale Hurdle Through Defeasance
Tonkon Torp’s timely and experienced loan defeasance work permitted a shopping center owner to realize the profitable sale of that real estate in a transaction that initially appeared to be financially infeasible. Find details and more featured cases here.
Tonkon Torp Finds Solution to Property Purchase Dilemma
Tonkon Torp attorneys Owen Blank and Max Miller represented the buyer in a recent purchase of Portland area property that was previously the site of a gas station and had contaminated soil that presented potential liability and development risk issues.
“Burn To Learn” Training Clears the Way for Residential Development
Attorneys David Petersen, Ted Herzog, and Duncan Delano recently provided the legal horsepower for a new, seven-lot rural residential development to be known as Trillium Estates on Chehalem Mountain. The property originally included one structure, which was slated for removal prior to development of the new parcels. Rather than the mundane bulldozing of the house, the client allowed the Newberg Fire Department to burn it down in a “burn to learn” training exercise.
Stimson Lumber’s Own Private Idaho
Stimson Lumber Company shifted its strategic focus to the inland Northwest with its initial expansion into Montana in 1993, drawing on longtime counsel Tonkon Torp’s expertise to handle the deal. Since then, Stimson has been adding to its inland operations in Eastern Washington, Idaho and Montana.
Costco Expands With Wilsonville Location
When Costco Wholesale Corporation was looking to expand its Portland Metro area operations, it turned to Tonkon Torp for help in securing enough appropriately zoned land to site a 145,000 square foot membership warehouse. The solution: Costco’s first integrated shopping center location in the Portland area.
Sale of Wilsonville Distribution Center
Represented the seller in the sale of the former G.I. Joe's headquarters / distribution center in Wilsonville to Southern Wine & Spirits of America. The property consists of a 300,000 square foot warehouse facility, with 60,000 additional square feet of office space, constructed on 25 acres. Sale price: $17,850,000
Refinancing of Industrial Properties
Represented the borrower in refinancing loans made by U.S. Bank National Association secured by six industrial properties located in Northwest Portland. Total loan amount: $19,000,000.
Real Estate Litigation Highlights
- Represented property developer in an action against its anchor tenant, after the tenant defaulted on a lease which had provided the basis for $25 million in building renovation financing. The matter settled shortly before trial for a substantial recovery. In related cases, we defended the owner against numerous construction lien claims and the lender’s foreclosure proceeding.
- Represented a building owner in a declaratory judgment action to determine ownership and rights to advertising space located on an old remnant wall. This case involved historical research, expert forensic engineering, and boundary, trespass, and adverse possession issues.
- Defended a ranch owner in eminent domain proceedings brought by local municipality to establish a waste water pipeline through the ranch. The condemnation taking consisted of temporary and permanent easements for construction and operation of the pipeline. The matter settled shortly before trial, for 10 times more than the municipality’s original offer and with greatly improved engineering and safety requirements to benefit our client.
- Represented a warehouse owner in eminent domain proceedings brought by Tri-Met in connection with the Milwaukie Light Rail project. Obtained favorable settlement for our client.
In re Stayton SW Assisted Living, L.L.C. (the Consolidated Sunwest Related Entities)
(Bankr. D. Or.) – Tonkon represented debtor, Stayton SW Assisted Living, L.L.C., and over 700 substantially consolidated affiliates, in a Chapter 11 proceeding that resulted in a confirmed Plan of Reorganization. The biggest and most complex bankruptcy case ever filed in Oregon, the consolidation, restructuring and $1.2 billion sale involving over 700 of Sunwest entities demanded legal expertise in bankruptcy, securities, tax, real estate, corporate governance, litigation, mergers and acquisitions, regulated industries and commercial transactions. Al Kennedy and Tim Conway worked with a team of Tonkon lawyers and paralegals who developed and executed a complex resolution that restructured obligations owing to over 90 secured lenders, sold 146 senior living facilities (including approximately 1,200 tenant-in-common interests held by investors), and resulted in distributions to creditors and investors exceeding 100% of their claims.
Sale of Public Park Site and Trail Easement
Represented residential subdivision developer in the sale of a public park site and a trail easement to local parks district. The parties had been unable to agree on a price or reimbursement of development costs, resulting in a complicated and drawn-out arbitration process. Assisted the client in negotiating a final purchase price and other terms to prevent need to complete the arbitration.
Acquisition of Land For Commercial Development
Represented client to negotiate an option to acquire bare land for development as part of a regional commercial center in Lynden, Washington, and to subsequently exercise the option and close on the property. The transaction required amendment of existing CC&Rs and a Development Agreement with the City, as well as negotiation of a complicated consent from an existing anchor tenant.
Acquisition of Property Leased to Restaurant Chain
Represented client in acquisition of commercial property leased to prominent restaurant chain at a premier regional shopping center in Fredericksburg, Virginia.
Site Certificate for Oregon Wind Facility
Represented client to obtain a site certificate from the Oregon Energy Facility Siting Council to construct a 500 MW wind energy facility in Morrow and Umatilla Counties. The project faced stiff opposition from Umatilla County, some local landowners and a local anti-wind coalition. The project presented unique issues related to energy transmission, as the available corridors to connect the project to the interstate transmission grid were constrained and presented considerable development challenges. After a five-year process, including a contested case before an administrative hearings officer that was resolved by a successful motion for summary judgment over the opposition of the Department of Energy, the Council issued a site certificate authorizing construction of the facility.
Purchase of Restaurant Development Site in Shopping Center
Represented client in the purchase of the site of a prominent national chain restaurant under construction in Fresno, California. The property was part of an existing shopping center with an extensive and complicated title history. Tonkon Torp handled real estate evaluation, lease review and resolution of title issues on an expedited basis, as the agreement gave buyer less than three weeks to complete all due diligence.
Land Use Approvals for 187-Unit Subdivision
Represented client in obtaining land use approvals for a 187-unit subdivision near Gresham, followed by the simultaneous acquisition of the land and the sale of the land and the land use approvals to a prominent national developer. The transaction required precise coordination of the two transactions and fast resolution of last-minute title issues in the face of a closing deadline that the seller would not agree to extend.
Acquisition of Nonprofit Religious Corporation
Represented nonprofit religious corporation in acquisition of assets of second nonprofit religious corporation, including church property and charter school lease, and refinancing of existing debt.
1031 Exchange for Estate of Deceased Out-of-State Taxpayer
Represented client and his estate in the sale of investment property and the purchase of new investment property in a 1031 tax deferred exchange. The transaction presented unique tax and real estate issues due to the death of the client during the 1031 exchange period. Also, the new property required evaluation of environmental issues due to its former use as a gas station.
Acquisition of Hickory Spring Foam Manufacturing Facility
Represented FXI, Inc., a manufacturer of innovative foam technology headquartered in Media, Pennsylvania, in its acquisition of the Hickory Spring foam manufacturing facility located in NE Portland.
Coronado California Retail Property Sale
Represented a family trust in the sale of a $5.2 million commercial property, including the historic Village Theater, on the main commercial strip of downtown Coronado, California. The transaction involved the acquisition of fee title to a portion of the property ground leased from another trust, and the subsequent sale of the entire property. The transaction also posed complicated environmental issues due to the property's former use as a dry cleaners, but with Tonkon Torp's help the buyer was persuaded not to reduce its offered price due to environmental issues.
New Corporate Headquarters Campus
Represented Yakima Products, Inc. on all aspects of its purchase of an 89,000 square foot office building and 13-acre campus in Lake Oswego, Oregon for its new corporate headquarters. Advised client regarding potential land use and redevelopment issues. Also negotiated a lease termination agreement with Yakima's prior landlord.
Sale of Historic Building
Represented the owner of an entire block of downtown Portland in the sale of the block as part of a 1031 tax-deferred exchange, thereby facilitating two other purchase transactions in Portland and Salem for the client.
Land Use Appeal
Successfully overturned an Oregon county's approval of a rezoning that would retroactively authorize over 20 years of zoning code violations, to the detriment of neighboring property owners.
Public School Solar Rooftops
Represented public utility in the negotiation of license agreements for the installation of solar facilities on several Portland area school buildings.
Family Real Estate Reorganization
Represented prominent landowning family regarding organization and restructuring of extensive real estate holdings in San Diego area following death of family patriarch.
Native American Senior Living Facility
Represented Oregon tribe in the negotiation of a long-term ground lease of tribe property for operation of senior living facility serving tribal members.
Design of Riverwalk
Negotiated option for easement to Metro to design and possibly construct a "Riverwalk" public access route across PGE's hydroelectric facility to a viewing platform at Willamette Falls. The proposed Riverwalk is part of a redevelopment of Oregon City's industrial waterfront. The option from PGE unlocked significant redevelopment funds to Metro from the state of Oregon.
Hotel Purchase, Sale, Financing, and 1031 Exchange
Represented hotel investor in sale of two Seattle area hotels and acquisition of a replacement hotel in a reverse 1031 exchange while simultaneously refinancing secured debt.
Eastern Oregon Wind Projects and Land Use Appeal
Aided developer in obtaining conditional use permit for a 104 megawatt wind energy facility in eastern Oregon, and successfully defended the permit on appeal. Assisted same developer in obtaining permit from Oregon Energy Facility Siting Council for 500MW wind project.
Land Use Permit for Retail Fueling Stations
Successfully represented big box retailer in obtaining changes to City of Beaverton land use code to permit fueling station at site of existing store, and then obtaining conditional use permit for fueling station under revised regulations. Also obtained approval of fueling station at City of Tigard store over appeal by neighboring gas station owner.
Eastern Oregon Wind Projects Acquisition
Represented private equity firm in $200 million acquisition and development of five utility-scale wind projects in Eastern Oregon for sale of power to prominent Idaho utility.
Sale of 90 Acres of Undeveloped Property in Oceanside, CA
Assisted client to complete the sale of 90 acres of undeveloped real property in Oceanside, CA, the last remaining large undeveloped coastal parcel between Camp Pendleton and the Mexican border. The client's family had tried unsuccessfully to sell the property for over 40 years. The current tenant of the property became obligated to purchase the property but instead filed litigation against the seller to delay the sale or create leverage. After foreclosure of the tenant's interests in the property, a third party buyer ultimately purchased the property for about 97% of the tenant's purchase price while also reimbursing the tenant's lender and funding a nuisance settlement with the tenant.
Sale of High Profile Downtown Portland Mixed-Use Property
Represented client members of the seller in the sale of a 17-story high profile downtown Portland mixed-use property that includes ZGF's world headquarters, luxury apartments, and ground floor retail.
Development of Massachusetts Senior Living Facilities
Represented senior living client in the formation of a joint venture with a Massachusetts developer to acquire a partial interest in a real estate sale agreement, and the acquisition of a portion of the property for the development of two assisted living facilities. The real estate transaction involved the subdivision of the property, creation of easements and other rights to the lots not acquired by the client, and the imposition of historical preservation and affordable housing covenants on the property as a condition of development. Also assisted the joint venture to obtain construction financing.
Acquisition of National Builders Hardware Building
Represented the purchaser in its acquisition of the National Builders Hardware Building in inner SE Portland. The property was acquired as "replacement property" as part of a Section 1031 exchange. Purchase price $5,200,000.
Acquisition of Suburban Business Center
Represented the purchaser in its acquisition of a 170,000 square foot business center in Hillsboro, Oregon. Purchase price: $19,000,000.
- Represented client in the purchase of a 33% membership interest in an LLC that owns a low-income multifamily housing development. This transaction was particularly complicated given the regulatory approvals required from both the State of Oregon (in connection with the low-income housing status) and the U.S. Department of Housing and Urban Development (as the entity had a loan from HUD). This process of seeking approvals, coordinating updated applications, regulatory documents, and loan documents – involving repeated back and forth with the applicable governmental authorities – took over six months.
- Represented sellers in the sale of six affordable housing projects across the state of Oregon. Total sale price: $18,000,000.
- Represented the seller of an 89 unit high rise affordable housing project in downtown Portland. Sale price: $12,400,000.
Build to Suit Manufacturing Facility in Nebraska
Negotiated and drafted a design-build construction contract for a manufacturing facility in North Platte, Nebraska.
Commercial Lease in Corvallis, Oregon
Represented the owner of a retail mall in Corvallis, Oregon in negotiating a new lease with the anchor tenant.
Downtown Portland Land Use and Redevelopment
Ongoing counsel to owner of Portland central city retail center regarding land use and redevelopment issues.
On behalf of The Greenbrier Companies, negotiated and prepared a Lease Amendment for their headquarters space which extended the lease term for eight more years and expanded the leased premises from 37,700 square feet to 58,000 square feet.
Lease of Athletic Club
Represented the owner of a downtown athletic club facility which involved termination of the defaulting tenant, repossession of the facility and consummation of a long term lease with a new tenant.
Long Term Lease of Office Building with Option to Purchase
Represented the owner of a vacant headquarters office building in negotiating a long term build to suit lease with a state agency which provides for an option to purchase following occupancy by the tenant.
Refinance of Centennial Block Office Building
Represented the owners in refinancing the Centennial Block Office Building in downtown Portland, Oregon. Loan amount $5,650,000.
Refinancing of Mixed Use Project
Represented one of the owners in the refinancing of a large mixed use project in downtown Portland.
Refinancing of Retail Facility
Represented the owner in refinancing a 65,000 square foot retail facility in Beaverton, Oregon anchored by Nordstrom Rack. Loan amount: $7,250,000
Removal of Historic Designation
Represented a non-profit entity in the removal of a historic designation from the primary portion of its campus in Lake Oswego.
Retail Lease in Longview-Kelso, Washington
Represented the owner of the Twin City Shopping Center in Longview-Kelso, Washington in negotiating and consummating a new lease with Harbor Freight Tools, USA, Inc. The leased premises contain 14,200 square feet.
Sale of Downtown Portland Office Building
Represented the seller in the sale of a downtown office building to Portland State University. Required significant negotiations with sophisticated tenants modifying or terminating leases, and navigation of applicable state oversight rules. Sale price: $24,000,000
Sale of Farm Land to Metro
On behalf of three family members, negotiated the sale of eighty acres of farmland to Metro as part of Metro's Greenspaces program.
Sale of Former Office Depot Building - Salem, Oregon
Represented the seller on the sale of the former Office Depot building located on Lancaster Drive in Salem, Oregon. Sale price $4,700,000.
Sale of Kent, Washington Manufacturing Facility
Represented the seller in the sale of a 125,000 square foot manufacturing facility located in Kent, Washington.
Sale of Southwest Portland Office Building
Represented the seller in the sale of a 38,000 square foot office building in Southwest Portland.
Sale to Wal-Mart
Represented the owner of a vacant big box facility in Milwaukie, Oregon in a sale to Wal-Mart. Sale price: $5,500,000
Represented the purchaser of a troubled green condominium project in North Portland. This Multnomah County Circuit Court case involved over 20 parties, including the architect, general contractor, subcontractors and suppliers. The building, although brand new, experienced significant construction defects, including a prematurely failed roof and acoustic separation issues. The case was ultimately settled following a series of joint expert investigations and a comprehensive mediation process.
California Development Lending
Ongoing representation of Canada-based lender in series of development loans for residential and mixed use commercial development in Southern California.
California Habitat Conservation Plan
Representation of landowner's series of agreements to implement the client's federal and state habitat conservation plans for threatened and endangered species.
Loan Transaction for California Senior Living Refinancing
Represented client in $18.6 million loan transaction with FNMA to refinance independent living seniors housing facility in Novato, California.
Grocery Store Reorganization Financing
Helped a large grocery store chain obtain funds in new financing secured by over 30 owned or leased properties in southern Oregon and northern California.
Sale of Industrial Equipment Manufacturer Assets and Real Property
Represented a heavy equipment manufacturer in the sale of its business assets and real property which involved debt payoff, real property sale and leasing, and product manufacturing issues.
Relocation of Headquarters
Represented Banfield Pet Hospital in the negation of a long-term lease and development agreement in connection with the relocation of Banfield's corporate headquarters to Vancouver, Washington. The transaction involved the construction of a new 206,000 square foot office building and related amenities.
Acquisition of 540 Acres, Subject to Conservation Easement
Represented the Columbia Land Trust in the acquisition of 540 acres from the Port of Vancouver, USA in the Vancouver Lake Bottomlands, subject to a conservation easement requiring that the land be actively managed to provide a feeding and nesting area for the costal flock of the Pacific Flyway population of Sandhill cranes.
Acquisition of Cross-Dock Terminal
Represented the purchasers in their acquisition of a 176 door cross-dock terminal located on 24 acres in north Portland.
Acquisition of Office Buildings
Represented the purchaser in its acquisition of two office buildings in Suntech Corporate Park, in Hillsboro, Oregon. Sale price: $22,000,000.
Acquisition of Portland Custom House
Serviced as local counsel to the purchaser in its acquisition of the Portland Custom House in inner Northwest Portland. Purchase price: $30,000,000.
Acquisition of Vancouver Shopping Center by Tenants in Common
Represented two limited liability companies in their purchase, as tenants in common, of Orchards Market Center, a small shopping center in Vancouver, Washington. The acquisition of the center was the completion of a tax deferred exchange under Section 1031 of the Internal Revenue Code. The representation involved negotiation and closing a loan with Wells Fargo Bank.
Acquisition of Vancouver, Washington Office Building
Represented the purchaser in its acquisition of Parkway Plaza III, a 53,000 square foot office building in Vancouver, Washington. The acquisition of the property completed a tax deferred exchange under Section 1031 of the Internal Revenue Code. The representation involved negotiation and closing a loan with M&T Real Estate Trust.
Represented the borrower in a loan from RGA Reinsurance which enabled the borrower to acquire property located in Tigard, Oregon. Loan amount: $20,750,000.
Extension of Office Lease
Represented Geffen, Mesher & Company, PC on a lease amendment pursuant to which Geffen, Mesher & Company, PC made a number of modifications to its existing lease at Pioneer Tower in downtown Portland, including an extension of its lease term for its 22,753 square feet premises through June 30, 2027. The lease amendment also granted Geffen, Mesher & Company, PC with expansion rights on an adjacent floor in the Pioneer Tower.
Represented the lender on a combination acquisition and construction loan to Portland Wetlabs Partners secured by property in inner Southeast Portland. Loan amount: $11,250,000.
Purchase of Cenveo Corporation Properties
Represented the purchaser in its acquisition of the Cenveo Corporation properties located in inner Northwest Portland. The representation involved a lease back to Cenveo Corporation. Sale price: $7,500,000.
Purchase of Partially Completed Mixed Use Development
Assisted investor in purchase of partially completed mixed use development project in Portland, including assignment and assumption of related financing and construction agreements, followed by construction defect litigation and then refinancing of the completed project.
Refinancing of Big Box Facilities
Represented the owner in refinancing three big box facilities in Tualatin, Gresham and Salem, Oregon that are leased to Dick's Sporting Goods. Total loan amount: $18,000,000
Refinancing of Office / RD Project
Represented the owner in refinancing an office / RD project in Hillsboro, Oregon. Loan Amount: $16,000,000
Road Construction Project
Represented a company with its corporate headquarters in Wilsonville, Oregon in consummating a Development Agreement with the City of Wilsonville pursuant to which the city and the company shared the cost of constructing a major street project.
Sale of Block in Pearl District
Represented the sellers on the sale of a block in the Pearl District of Portland, Oregon to Mill Creek Residential Development. Sale price $9,180,000.
Sale of College Campus Facilities
Represented the seller in the $26,120,000 sale of the former InFocus office building to the Oregon Institute of Technology. The property consists of a 220,000 square foot office building constructed on seven acres that was redeveloped by our client as the Portland area campus for the Oregon Institute of Technology prior to the sale.
Sale of Forest Land
Represented the owners in selling approximately 7,150 acres of forest land located in Union County, Oregon.
Sale of Regional Shopping Mall
Assisted the owner of Lloyd Center Mall in dividing the Mall into two parcels which were then sold to different purchasers. This representation included drafting amendments to reciprocal easement agreements which will govern operation and management of the two parcels and obtaining approvals from the City of Portland providing for the separation of sewer, water and fire and life safety systems. Total sale price: $188,250,000
Sale of Shopping Mall - Corvallis, Oregon
Represented the seller on the sale of the Cannery Mall Shopping Center in Corvallis, Oregon. Sale price $7,900,000.
Coordinated Legal and Political Resolution of Condemnation Threat
Negotiated master lease and right of entry to protect primary place of business under threat of condemnation, while reserving future claims. Involved coordinated strategy with an outside government relations group.
Sale-Leaseback of Fast Food Restaurant
Negotiated the sale and long-term leaseback of two locations of a prominent fast food franchise in Oregon.
Negotiated the lease for a Hawaiian-Time Restaurant in Springfield, Oregon.
Acquisition of Kennewick, Washington Retail Center
Represented the purchasers in acquiring the Canal Crossing Shopping Center in Kennewick, Washington. The property was required as "replacement property" as part of a Section 1031 exchange. Purchase price $10,800,000.
Acquisition of Peterson Caterpillar Property
Represented the purchaser of the Peterson Caterpillar property in NE Portland. The property consists of 13 buildings containing approximately 264,000 square feet, constructed on 30.64 acres of land. The acquisition involved extensive environmental due diligence which resulted in a No Further Action Letter from the DEQ, issued shortly before closing. Purchase price: $17,500,000.
Sale of Linn County Tree Farm
Represented the seller of a Linn County, Oregon tree farm that had been family-owned for some 60 years.
Complex Real Estate Reorganization
Completed the acquisition of six tenancy-in-common and 10 LLC interests in a complex series of transactions which effectuated the separation of multiple owners from other multiple owners. Required a combination of real estate and LLC reorganization transactions.
Milwaukie Light Rail Condemnations
Represented various owners in connection with condemnations resulting from the Milwaukie Light Rail extension.
Multi-State Real Estate Holdings
Represented complex limited partnership, with multi-state real estate holdings, in connection with separation from corporate general and limited partner and governance issues.
Purchase of Inner-Eastside Retail Center
Represented purchaser in acquiring inner-eastside retail center.
Purchase of Williams Sonoma's Signature Building
Represented purchaser in acquiring Williams Sonoma's signature building on NW 23rd Avenue.
Represented Land Owner with Joint Venture Development
Represented land owner in connection with a joint venture development of a multi-story retail, office, apartment complex in downtown Portland.
Agreement with Portland Community College
Negotiated and documented a unique agreement with Portland Community College to provide on-campus Head Start Program.
Complex Reverse Exchange
Owen Blank and Kimberlee Stafford led the Tonkon Torp team in guiding the client through executing a complicated reverse exchange, which involved the purchase of 10 real property interests and the sale of one real property interest pursuant to Section 1031 of the Internal Revenue Code, as amended, and the Treasury Regulations promulgated thereunder. These carefully timed transactions also involved the client's exercise of a put option under the controlling ground lease, the termination of numerous tenancy-in-common agreements, the assumption of dozens of leases, and the coordination of tenants, counter-parties and their counsel, two title companies, and the exchange accommodation titleholder/qualified intermediary company.
Purchase of Portland Property
Represented purchaser in acquiring half-block of downtown Portland property with known environmental issues for future development.
Defeasance of Portland Hotel Loan
Advised Portland hotel owner on defeasance and simultaneous new loan transaction secured by hotel real estate.
Portland Warehouse Acquisition with SBA Financing
Represented the buyer of a Portland warehouse with SBA financing. Issues included purchase and sale negotiations, title, survey, environmental, property inspection, other due diligence review, negotiation of a short term lease back to the seller, and forming a new entity to take title.
Yakima, Washington Apartment Purchases
Represented the purchaser of two apartment complexes in Yakima, Washington. Handled the negotiation and closing of acquisition loan as well as title review, title clearing, and due diligence for client.
Advising National Senior Living Clients
Ongoing representations of major retirement residence companies in their real estate transactions, business sales and acquisitions, and construction and loan transactions, including Fannie Mae and Freddie Mac loans, throughout the United States. Recent projects included sales of independent living facilities in California and purchase of others in Louisiana, and numerous construction and permanent loan transactions nationally.
Senior Housing Facility Acquisition
Negotiated and closed $14.2 million acquisition and acquisition loan for a national owner and operator of senior housing facilities. The client sought to purchase an existing facility that had been developed and built by an inexperienced operator in Louisiana. The seller's loan was in default and the property was at risk to go into foreclosure, making it essential that the deal be completed with speed and efficiency.
Senior Living Loan
Negotiated and closed a $16.7 million permanent loan with local counsel based in Camp Hill, Pennsylvania for an independent living facility in Bethlehem, Pennsylvania.
Senior Living Secured Financing
Ongoing representation of several national and regional independent and assisted living owners in complex financing transactions, including securitization and defeasance transactions.
Idaho Timberlands Purchase
Represented major forest products company in purchase of 17,000 acres of Idaho timberlands, including associated agreements and acquisition of ancillary property rights.
Complex Reverse Exchange
Worked with Tonkon Torp team to guide the client through a complicated reverse exchange, which involved the purchase of 10 real property interests and the sale of one real property interest pursuant to Section 1031 of the Internal Revenue Code, as amended, and the Treasury Regulations promulgated thereunder. These carefully timed transactions also involved the client’s exercise of a put option under the controlling ground lease, the termination of numerous tenancy-in-common agreements, the assumption of dozens of leases, and the coordination of tenants, counter-parties and their counsel, two title companies, and the exchange accommodation titleholder/qualified intermediary company.
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