Kore Services

On-Site Exploration: Conducting initial boots on the ground property explorations alongside clients and consultants to gather crucial site information
Unique Feature Identification: Pinpointing key land and site features that inform project naming, amenity placement, and competitive differentiation strategies
Historical Discovery and Repurposing: Searching the property for unique forgotten structures, farm equipment, and materials to be repurposed, enriching the site's historical narrative
Target Market Analysis and Design Translation: Understanding the target demographic's lifestyle, priorities, and values, and translating these insights into core design elements
Conceptual Placemaking: Concepting the unique look and feel of new properties—whether residential neighborhoods or retail centers—to create highly desirable and distinctive destinations
Integrated Marketing and Design Collaboration: Collaborating closely with the client’s marketing team and advertising agency to ensure a consistent, through-line application of the development vision across all details for a holistic design approach
HOA and Lifestyle Management Integration: Engaging early with the client’s HOA management company—including general managers and lifestyle managers—to align design recommendations with anticipated events and desired amenities for future homeowners or retailers

“Karin brings a rare perspective to amenity development. She looks beyond design and construction to truly understand the people who will use the space. By working closely with our onsite HOA team, she captured the vision, needs, and aspirations of the community and translated them into amenities that are both beautiful and highly functional. The result was spaces that don’t just exist — they connect people, build relationships, and create memories.”

Page Austin
Senior Lifestyle Director at First Service Residential

Site Planning

Conceptual Site Visioning: Translating a site’s best features into actionable visions through site plan sketches, layout concepts, and curated inspirational imagery
Schematic Design Collaboration: Partnering with master planners and civil engineers to develop and refine multiple schematic concepts to identify the optimal property solution
Historical Integration: Identifying strategic opportunities to repurpose unique, existing site artifacts into the new design to preserve property character
Market-Driven Space Planning: Optimizing lot sizes and tenant layouts based on real-time feedback from builders and retailers to ensure designs meet current market demand and site constraints
Branded Place-Making: Designing entry signage and site features that bridge marketing vision with physical history, incorporating found objects to enhance the project's narrative
Topographical Amenity Optimization: Determining the most impactful placement for amenity buildings, sports courts, and parks based on natural site features and topography
End-to-End Design Oversight: Providing continuous design management to ensure the original vision is accurately translated from the initial site plan through to full construction documents

“At Wildcat Management, we move fast and expect our partners to do the same. Karin jumped right into our Mansfield, Texas project and immediately became an extension of our team. She didn’t just get up to speed—she hit the ground running. From coordinating with the City and our civil engineer to managing the entitlement process, site walks, and revising land plans, Karin brought clarity, calm, and direction to a constantly evolving project. She thrives in the unknown, adapts quickly, and keeps things moving forward no matter how many variables are in play. That kind of steady, solutions-driven leadership is rare—and exactly what makes her such a strong partner.”

Tanya Ragan
President, Wildcat Management

Due diligence-Entitlement Services

Due Diligence-Entitlement Services

Site Investigation and Reporting: Gathering and compiling project-specific entitlement information, including relevant codes, existing utility data, and necessary development processes
Documentation Management: Managing development agreements and project documentation, focusing on design elements, required city exhibits, and identifying necessary variances or exceptions
Entitlement and Approval Assistance: Aiding in securing essential approvals such as variances, conditional use authorizations, discretionary reviews, changes of use, planned development amendments, planning and zoning approvals, site plan approvals, replatting, and title documents
Budget Development: Preparing pre-construction budgets by estimating city fees and site-specific design/construction costs
Project Scheduling: Providing project development schedules and conducting timeline reviews throughout the entire entitlement process
Consultant Team Curation: Cultivating and assembling the optimal consultant team for each client, including civil engineers, site planners, landscape architects, geotechnical engineers, specialists, and finance consultants
Client Representation and Vetting: Assisting clients with initial contact, vetting, and selection of home builders, multi-family developers, retailers, and restaurant tenants
Proposal and Contract Negotiation: Requesting proposals from consultants and negotiating contracts specifically for the entitlement scope of services

"Netco Investments is a privately held commercial real estate investment company focused on the acquisition, redevelopment, and repositioning of shopping centers and vacant retail buildings. I brought Karin onto our team to serve as our architectural expert, assisting with LOI negotiations, due diligence efforts, hiring GC’s and managing the bidding/construction process, and incorporating unique, creative design elements into the shopping centers we acquire. She is extremely organized, effectively managing contractors while keeping projects on schedule and within budget. I have no doubt that her creative, cost-conscious designs will enhance our assets and help attract new tenants to our shopping centers."

Ray Bayat
Principal Netco Investments

Architecture

Design Guideline Development: Creating comprehensive design standards for master-planned communities and retail centers. This includes repetition rules, fencing design, architectural style guidelines (to ensure varied streetscapes), landscaping standards based on soil testing and horticultural recommendations, and specifications for building, street lighting, and pavement finishes
Architectural Plan Review: Conducting thorough reviews of builder and tenant architectural plans, ensuring compliance with chosen architectural styles and specific project criteria
Revitalization and Redevelopment: Enhancing existing buildings and shopping centers through strategic design features, such as new color palettes, site furniture, lighting, murals, planters, landscaping, and play equipment to attract tenants and revitalize the space
FF&E Selections and Management: Developing interior and exterior color and material boards (FF&E - Furniture, Fixtures, and Equipment) and managing associated consultants
Amenity and Outdoor Space Design: Specializing in the design of amenity center buildings, sports courts, pocket parks, and other creative outdoor recreational spaces
Third-Party Architect Management: Overseeing and managing the work of third-party architectural teams
Design-Build Collaboration: Partnering with developers and general contractors on design-build projects

“Karin was a pleasure to work with throughout the design review process of our master home builder plans submitted for the required developer approvals. Her strong architectural knowledge, combined with clear and effective communication, made the design process much easier to navigate. Karin’s experience consistently led to win-win outcomes, particularly in more subjective design review situations, which are quite common in the architectural field. I highly recommend Karin for any projects requiring expertise in architectural design guidelines, developer plan reviews for single family, multi-family, and retail as well as master-planned community placemaking and visioning.”

Patrick McGlone
Architectural Designer, American Legend Homes

Project Management

Programming: Defining project scope, objectives, and detailed requirements to guide the development process
Budgeting: Developing detailed cost estimations, tracking expenditures, and managing financial resources throughout the project lifecycle
Scheduling: Creating and maintaining master timelines and critical paths to ensure all milestones and deadlines are met efficiently
Permitting: Navigating and securing all necessary municipal, county, and state permits and approvals for construction and development
Lease Negotiations: Managing negotiations with tenants regarding specific build-out requirements, landlord exhibits, and various other development and construction-related agreements
Third-Party Approvals: Facilitating and obtaining approvals from external entities for tenant, builder, and/or developer plans to ensure compliance with established guidelines and regulations
Third-Party Software Integration: Implementing and managing specialized software solutions, such as Cecilian’s Residential OS, to centralize data for builders and developers. Listen to a related discussion on the Cecilian Podcast that I participated in summer 2025 (Listen Now)
Consultant Oversight and Coordination: Leading and coordinating a diverse team of external consultants, including site planners, landscape architects, architects, structural engineers, geotechnical engineers, interior designers, signage specialists, and playground equipment specialists

"Karin quickly demonstrated what’s possible when strong process meets the right technology. She's thoughtful and intentional in how she integrates The XO into architectural workflows, always in service of creating more diverse and aesthetically compelling communities and the eventual homebuyer. Her execution consistently stands out and has become a model we often point to when working with new clients."

Todd Schoenfeld
Chief Technical Account Manager , Cecilian Partners Inc.

Construction Management

Cost Analysis: Detailed preparation and analysis of building costs, including comprehensive budgeting and cost control measures
Contractor Identification: Researching, vetting, and identifying qualified prospective general contractors for project bids
Bid Management: Soliciting, interpreting, and negotiating competitive bids and proposals to secure optimal contracts
Contractor Coordination: Serving as the primary liaison for general contractors, managing all questions, requests, and communication flow to maintain project momentum
Value Engineering (VE): Conducting systematic reviews of project design to propose and implement value engineering solutions that optimize costs and performance without compromising quality or scope
Construction Oversight and Monitoring: Coordinating and monitoring all construction activities with the property owner, landlord, municipalities, consultants, and general contractors to ensure timely results from project commencement through punch list item completion
Financial Review: Thorough review of general contractor pay applications, verifying percentages of work completed, and managing cost adjustments and change orders
Project Turnover: Managing the complete project close-out and turnover process, ensuring all documentation is finalized and the asset is ready for operation
Seamless Transition Planning: Collaborating with the client’s HOA management company's general manager regarding project feedback and developing long-term maintenance plans based on selected materials and equipment, ensuring a smooth transition from development to long-term operation

“Working with Karin has been a seamless experience from start to finish. Her professionalism, attention to detail, and commitment to excellence ensured that the building of our amenities was not only efficient but also delivered with the highest standard of service. Karin’s ability to coordinate every aspect with clarity and care made the process smooth and truly rewarding.”

Mark Pacheco
General Manager Pecan Square Community at First Service Residential

"Every project is unique, and my goal is to uncover what makes it special—guiding people through meaningful experiences that tell a creative, memorable story. We all seek connection, and I strive to make those moments engaging, delightful, and unforgettable.”

Karin Sumrall