Clients During the Past 20 Years
Salient Solutions broad expertise in all levels of real estate development for our clients includes fiscal and management responsibilities, claims analysis, scheduling, budgets and contract negotiations. Our collaboration with engineering and architectural firms, entitlement agencies, lenders, and bonding companies is professionally respected in the industry.
Stephen Gunn managed 4,500 acres for Lennar in Maryland and Pennsylvania. This represented 88 communities, 6,100 lots at $542 million in acquisition costs, and $218 million in site development improvements. He is the key consultant with other clients in engineering, entitlement, and development management responsibilities. This included the Haverford Homes 2,100 acres of land in Maryland, with eight different zoning classifications consisting of 22 communities, which were subdivided into 1,847 lots. The improved land value exceeds $192 million based upon current market valuaitons.
Salient Solutions was tasked with site development responsibilities for Caruso Homes. This task consisted of six sites of 173.40 acres. These sites are divided into 81 one-acre and two-acre estate building lots, a 150,000 GPD waste water pumping station, 26 half-acre home sites, and 47 quarter-acre home sites. The retail value at build out is more than $97.7 million based upon current sales. Simultaneously with these development activities, Salient Solutions was charged with closing out all Security and Bond releases, which included a 395-unit retirement community on the Eastern Shore, a 98.11-acre estate lot development with 41 single family estate home sites in Upper Marlboro.
Stephen Gunn was asked in 2016 to investigate and explore options to settle an adverse judgment in Charles County against Caruso Homes. This revolved around a 46-lot single family subdivision dating back to 2007. The financial exposure was $250,000 secured with a Letter of Credit. Five months of negotiations resulted in a final settlement that reduced the exposure down to a payment of $127 thousand; a full release of the $250 thousand Letter of Credit; a full release from further obligations to perform any of the site improvements or reimbursements; and a full and complete release from any further development, permits, and/or bonds for Charles County. During this same time Salient Solutions agreed to provide technical assistance to the Caruso Homes building division for finished lot developments in Prince George’s County, Anne Arundel County, and Queen Anne County, Maryland.
Salient Solutions represented the principals of the Sansbury Crossing retail commercial center in Upper Marlboro, Maryland with their storm water regulations and inspections since 2010.
Historical accomplishments for past clients and their projects:
Successfully developed and delivered 1,882 lots with a market value of $235 million while negotiating $8.0 million in contract savings and a reduction of $5.4 million in overhead costs.
Directed 17 civil, structural, and environmental engineering firms to obtain entitlements and permitting in 3 states, 28 counties, 13 townships and 6 cities.
Licensed Erosion & Sediment Control professional ensuring 100% regulatory compliance of storm water management systems in 21 communities without violations or fines.
Consolidated site development activities resulting in the successful sale of $8.7 million of finished single family lots to regional third party home builders and developers.
Generated $1.2 million in savings in contract modifications and engineered design simplifications for 2 single family communities resulting in a 38.5% development cost reduction.
Evaluated and canceled the purchase agreement of five developments in Maryland, resulting in a refund of cash deposits in the amount of $2,549,630.
Negotiated a 50% reduction in construction management fees for a contract savings of $310,000 for a 122 lot subdivision in Pennsylvania.
Secured a land development guarantee for a not-to-exceed development cost of $45,000 per lot for an overall cost reduction of $2,738,730 for a single family development in Pennsylvania.
Established legal reviews of site improvement contracts for a Pennsylvania development which resulted in a cost savings of $515,536.
Spearheaded the redesign of 393 town homes in 3 communities, while under active development, to increase building footprints by 30% without being subjected to revised preliminary plan submissions and 9 month delays.
Achieved a $7.6 million settlement for Holiday Inn Express, after substantially documenting building envelope failures and toxic mold damage.
Successfully completed a $12 million condominium complex that was behind schedule and over budget after the original contractor abandoned the project.
Authored $4.5 million in successful bond claims.
Resolved 6 major construction contract disputes through ADR/Arbitration for awards of $6.9 million.
“In all my years of working in the development industry with companies like Toll Brothers, Ryland Homes, Dan Ryan Builders, Ryan Homes, Mid-Atlantic Builders, and others, it is my personal opinion that Stephen Gunn ranks as the best of the best in managing complex site development requirements while earning the admiration of all who have the distinct pleasure of working side by side with him. He teaches, he mentors, and he treats all as equals while managing from a leadership position.”
“Stephen Gunn is one of the most professional people I have worked with. All projects are well thought out with set goals and objectives. This kind of planning allowed time for us to bring ideas to the table so we could complete our portion of the project in the most efficient way. Effective communication is essential to the success of any project. Stephen was always available and equipped to handle any situation that arose.”