Kore Services

Visioning/Storytellng/Placemaking

Visioning/Storytelling/Placemaking

Site Familiarization and Evaluation: Conducting on-site property walks with owners and owner-retained consultants to observe conditions, gather context, and inform early development discussions.
Site Attribute Identification: Identifying key land and site characteristics that help inform project positioning, amenity planning considerations, and differentiation strategies.
Historical Context and Adaptive Opportunities: Assisting owners in identifying existing site elements, materials, or features with historical or contextual significance that may be considered for reuse or reference as part of the overall development narrative.
Target Market Understanding: Supporting owners in understanding target demographics, lifestyle priorities, and market considerations, and helping translate those insights into guiding principles for planning and development discussions.
Placemaking Support: Providing advisory input to help articulate the intended character and experience of new developments, supporting a cohesive vision for residential or commercial environments.
Marketing and Consultant Coordination: Coordinating with owner teams, including marketing and branding partners, to help maintain alignment between development vision, messaging, and planning efforts.
HOA and Operations Coordination: Engaging with owner-retained HOA and property management teams early in the process to help align planning considerations with anticipated operations, programming, and amenity needs.

“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 + Feasibility Coordination Services

Site Visioning Support: Assisting owners in identifying a site’s strongest attributes and helping articulate an overall development vision to inform planning discussions and consultant direction.
Planning and Engineering Coordination: Coordinating with owner-retained master planners and civil engineers to review and evaluate schematic planning options and support identification of a preferred development approach.
Historical Context Integration: Supporting the consideration of existing site features or artifacts with historical or contextual value that may inform planning narratives or placemaking discussions.
Market-Informed Planning Input: Incorporating market feedback from builders and tenants, as provided by the owner, to help inform lot configurations, space planning considerations, and development feasibility discussions.
Placemaking Advisory: Providing advisory input on entry features, signage intent, and site elements to help align development vision, marketing goals, and site context.
Amenity Planning Coordination: Supporting owners in evaluating amenity placement options based on site characteristics, topography, and operational considerations in coordination with owner-retained consultants.
Design Process Oversight (Owner-Side): Providing owner-side coordination and review support to help maintain alignment between planning intent and consultant deliverables through successive phases of documentation.

“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

Pre-Development Coordination Services

Entitlement Research and Information Coordination: Coordinating the collection and organization of project-specific entitlement information, including applicable codes, available utility data, and development process requirements, to support informed owner decision-making.
Documentation Coordination: Organizing and tracking development agreements and project documentation, including required exhibits and approval materials, and identifying potential variances or exceptions for owner consideration.
Entitlement and Approval Support: Supporting owners through entitlement and approval processes by coordinating submissions, tracking reviews, and assisting with responses related to variances, conditional uses, discretionary reviews, zoning actions, site plan approvals, replats, and title-related items.
Preliminary Budget Support: Assisting with the development of early, pre-construction budget considerations by organizing estimates for municipal fees and site-related development costs as provided by owner-retained consultants.
Schedule Coordination: Preparing and maintaining development schedules related to entitlement and approval processes and supporting timeline reviews as projects progress.
Consultant Coordination: Assisting owners by coordinating with consultant teams retained directly by the owner, including civil engineers, planners, landscape architects, geotechnical engineers, and specialty consultants.
Owner Representation and Evaluation Support: Supporting owners in evaluating potential builders, developers, and tenants by assisting with initial coordination, information gathering, and comparative review.
Proposal and Agreement Support: Assisting owners with the coordination and review of consultant proposals and entitlement-related agreements, without hiring, retaining, or contracting consultants on the owner’s behalf.

"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 and Standards Development: Supporting owners in the development of comprehensive design guidelines for residential and commercial projects, including architectural character standards, streetscape consistency parameters, landscape framework recommendations, and material and finish criteria to inform consultant work and maintain visual cohesion.
Plan Review and Compliance Support: Coordinating and participating in owner-side review processes for builder and tenant plans to assess alignment with established project guidelines, design intent, and approval criteria.
Revitalization and Redevelopment Support: Providing advisory input and coordination support for the refresh and repositioning of existing buildings and commercial environments, including recommendations related to finishes, site elements, lighting concepts, landscaping approaches, and amenity enhancements.
FF&E Advisory and Coordination: Assisting owners with the development of material, color, and finish palettes and coordinating with owner-retained consultants responsible for FF&E implementation.
Amenity and Open Space Planning Support: Supporting owners in the planning and coordination of amenity buildings, outdoor recreation areas, and open spaces, working alongside owner-retained consultants to evaluate options and align outcomes with project goals.
Development Team Coordination: Providing owner-side coordination and review support in connection with third-party architectural teams retained directly by the owner.
Design-Build Coordination Support: Supporting owner coordination efforts on projects utilizing design-build delivery.

“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 Coordination Services

Project Programming Support: Assisting owners in defining project scope, objectives, and functional requirements to help guide planning, coordination, and consultant efforts.
Budget Planning and Tracking Support: Supporting the development of preliminary budgets, tracking cost information provided by owner-retained consultants, and assisting owners with financial oversight throughout the development process.
Schedule Coordination: Preparing and maintaining development schedules and critical milestone tracking to support timely decision-making and coordination across project phases.
Permitting and Approval Coordination: Coordinating permitting and approval efforts with municipalities, counties, and state agencies in collaboration with owner-retained consultants.
Lease and Development Agreement Support: Assisting owners with coordination and review related to tenant requirements, landlord exhibits, and development-related agreements.
Third-Party Approval Coordination: Supporting the coordination of required approvals from external entities for tenant, builder, and developer plans to help ensure alignment with established guidelines and regulatory requirements.
Project Systems and Data Coordination: Supporting the implementation and use of third-party project management or data platforms to help centralize information and improve coordination among owner teams, builders, and consultants.
Consultant Coordination (Owner-Side): Coordinating workflows and information exchange among owner-retained consultants, including planners, landscape architects, architects, engineers, and specialty consultants.

"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 Coordination Services

Cost Review and Budget Tracking Support: Supporting owners through review and tracking of construction budgets and cost information prepared by owner-retained professionals to assist with financial awareness and decision-making.
Contractor Evaluation Support: Assisting owners with research and coordination related to potential general contractors, including information gathering and comparative review, without selecting, hiring, or retaining contractors.
Bid Process Coordination: Coordinating the bid process on behalf of the owner by organizing bid materials, facilitating communications, and supporting owner review of proposals.
Contractor Communication Coordination: Serving as a coordination point to help organize information flow between owners, general contractors, consultants, and municipalities, without directing contractor means, methods, or performance.
Value Engineering Coordination Support: Assisting owners in coordinating value engineering discussions among consultants and contractors to evaluate cost and performance considerations.
Construction Phase Coordination: Supporting owner coordination efforts during construction by tracking milestones, facilitating communication among stakeholders, and assisting with issue resolution discussions.
Pay Application and Change Review Support: Assisting owners with the coordination and review of contractor pay applications and change requests for consistency with approved scopes and budgets, without authorizing payments or changes.
Close-Out and Turnover Coordination: Supporting the organization of construction close-out documentation and turnover activities to assist owners in transitioning projects to operations.
Operations Transition Coordination: Coordinating with owner-retained property management and HOA teams to support a smooth transition from construction completion to long-term operation and maintenance planning.

“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 help uncover what makes it special—supporting owners as they shape clear, thoughtful development visions. By focusing on coordination, process, and alignment, I work to help teams create places that foster connection and lasting value.”

Karin Sumrall