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Kristine R. Wilson

Profile photo for Kristine R. Wilson
Profile photo for Kristine R. Wilson
Partner

Kristine R. Wilson

  • Firmwide Chair, Real Estate & Land Use Practice

Kris is known for her sharp commercial insight, adept handling of sophisticated matters, and effective client solutions.

Kristine Wilson guides developers in project development and real estate transactions to secure the agreements and regulatory approvals needed to get projects built and in successful operation. She serves as strategic counsel for a range of projects from large-scale, mixed-use, high-density urban retail centers to energy projects in remote, rural areas and coastline zones. Kris balances the demands of multifaceted projects like transit-oriented developments, landmark renovations, and port terminals; negotiates high-profile, public-private partnership and infrastructure agreements; and leads land use and environmental due diligence, review, and consultation processes with various agencies and stakeholders at the local, state, and federal levels.

Kris represents private and public owners and developers of large energy, industrial, retail, office, hotel, sports and entertainment, educational, and other commercial projects, which often entail complex regulatory requirements and thoughtful negotiations and collaboration with agencies and project neighbors. She helps clients to evaluate, negotiate, obtain, and defend regulatory approvals and agreements necessary for acquisition, development, and use of real property. 

 Whether it’s obtaining a key variance needed to make a project pencil, working through a legislative matter that requires policy consideration, or negotiating a development agreement for a multiphase project, Kris collaborates with client teams and stakeholders to navigate development issues. Kris is known for her sharp commercial insight; adept handling of sophisticated matters; and ability to quickly internalize what the client needs and to act swiftly to offer effective client solutions. 

 Kris works with project developers on environmental due diligence and environmental impact statements, particularly in complex urban or shoreline areas. She has extensive experience leading clients through National Environmental Protection Act and Washington State Environmental Policy Act processes and advising on wetland, endangered species, and historic and cultural resources issues. She counsels clients with respect to zoning and entitlement review; environmental review; master plans and federal, state, and local regulatory processes, including the U.S. Army Corps of Engineers, Federal Energy Regulatory Commission, and U.S. Environmental Protection Agency; and municipal development agreements. 

 Kris chairs Urban Land Institute’s national Public Development and Infrastructure Product Council and leads pro bono teams assisting nonprofit development, including Community Passageways’ Youth Achievement Center, Food Lifeline’s Hunger Solution Center, and Vashon Center for the Arts. 

 

Education & Credentials

Education

  • Seattle University School of Law, J.D., summa cum laude, 2002
  • University of Virginia School of Law,
  • Seattle Pacific University, B.A., English & Political Science, summa cum laude, 1996

Bar and Court Admissions

  • Washington
  • Oregon
  • U.S. Court of Appeals for the Ninth Circuit
  • U.S. District Court for the Western District of Washington
  • Supreme Court of Oregon

Related Employment

  • Perkins Coie LLP, Bellevue, WA, Law Clerk, 2002
  • Metropolitan King County Council, Office of Council member Jane Hague, Seattle, WA, Legislative Aide 1996-1997, 1998-2001
  • University of Virginia School of Law, Professor Clayton Gillette, Research Assistant for Municipal Law, 1998
  • U.S. Department of Justice, Civil Rights Division, Special Litigation, Washington D.C., Legal Intern, 1994

Professional Recognition

  • Listed in Chambers USA as "America's Leading Lawyer" for Real Estate: Zoning/Land Use, 2022-2024

  • Listed in The Best Lawyers in America: Land Use and Zoning Law; Real Estate Law, 2019-2025

  • Selected as a "Washington Rising Star" in Washington Law & Politics, 2010, 2012-2015

Impact

Professional Leadership

  • Urban Land Institute, 2005-present

    Public Development and Infrastructure Product Council, Chair, 2023-present; Vice-Chair, 2016-2023
    ULI Northwest, Co-chair of Center for Leadership and Leadership for Change, 2019-2023
    ULI Northwest, Co-chair of Women’s Leadership Initiative (WLI), 2015-2019
    ULI Northwest, Chair of Mission Advancement, 2016-2018
    YLG Leadership Team, 2007-2010

  • Energy Bar Association, 2005-present

    Water & Land Use, Regulation & Permitting Committee, 2008-2014
    Climate Change & Emissions Committee, 2008-2014
    Hydroelectric Regulation Committee, 2006-2007

  • Pacific Real Estate Institute, Member, 2024-present
  • University of Washington, Runstad Department of Real Estate, Advisory Board Member, 2019-present
  • CREW Seattle & Sound, 2008-present
  • Kellogg School of Management, Northwestern University, Executive Leadership Program, May 2015 and June 2022
  • Cascadia Region Green Building Council, 2009-2015
  • American Bar Association, Environment, Energy & Resources Section, 2003-present

    Climate Change, Sustainable Development, and Ecosystems Committee, 2013-present

  • Washington State Bar Association

    Environmental & Land Use Law Section, 2003-present
    Administrative Law Section, 2003-present
    Board of Trustees and Newsletter Co-Editor, 2003-2006

  • East King County Bar Association, 2003-present 

Community Involvement

  • YWCA of Seattle-King-Snohomish

    Board of Directors, 2012-2019
    Gen-Rising Committee Co-Chair, 2012-2016
    Member of Board committees, 2008-2019

  • Bellevue Chamber of Commerce, Board of Directors, 2016-2019
  • Intiman Theatre, Board of Trustees, 2009-2013
  • Corporate Council for the Arts/ArtsFund, Associate, 2003-2004
  • Elder and Adult Day Services, Board of Directors, 1999-2001

Professional Experience

Land Use, Environmental, and Real Estate

Land Use and Environmental Counseling
  • Lead land use and environmental due diligence and permitting review for real estate investment trusts (REITs), pension funds, and private equity investors in acquisition of urban and suburban mixed-use, residential, commercial, industrial, hotel, and office projects in Seattle, Bellevue, Redmond, Tacoma, Everett, Vancouver, and several other Washington cities.
  • Lead land use and municipal law counsel for Oak View Group and Seattle Arena Company in their agreements with the city of Seattle and permits and environmental review processes for the major, privately financed redevelopment of the landmarked arena at Seattle Center, Climate Pledge Arena, helping it to attract a National Hockey League (NHL) franchise, the Seattle Kraken.
  • Lead counsel for development, permitting, operations, planning, development agreements, service contracts, and other permitting and approvals problem-solving for data centers, with focus in the Pacific Northwest, California, and southwest United States.
  • Advises utilities and developers regarding energy infrastructure siting, permitting, real estate documents, condemnation, and development issues. These include interstate and international electric transmission facilities, hydroelectric projects, solar projects, wind projects, hydrogen production and distribution projects, electric distribution lines and substations, electric vehicle charging stations, thermal projects, liquefied natural gas (LNG) terminals, pipelines, and storage facilities.
  • Advised developer/owner in due diligence and permitting for acquisition and development of Lincoln Square, a mixed-use retail, office, hotel, and residential project in Bellevue, Washington; and in permitting and approvals to add 1.5 million square feet of mixed-use development through Lincoln Square expansion project. Lead land use and environmental review counsel for development, permitting, operations, planning, and problem-solving for corporate office headquarters and campuses.
  • Counsel private and public clients regarding structure and scope of environmental review processes, mitigation, and documentation under federal National Environmental Policy Act (NEPA) and Washington’s State Environmental Policy Act (SEPA) requirements.
  • Advise property owners regarding federal, state, and local historic landmark designation proceedings and related documents and programs.
  • Advised food bank distributor nonprofit Food Lifeline and local food banks (University District Food Bank, Rainier Valley Food Bank, and Ballard Food Bank) regarding site acquisitions and development of new facilities for program and service expansion.
  • Negotiated purchase and development agreement and advised MainStreet Property Group in acquisition and development of Six Oaks, Spencer 68, The Linq, and The Junction projects in Bothell and Kenmore, Washington.
  • Developed and implemented successful legislative strategies for rezone, comprehensive plan amendments, impact fees adjustments, and establishment of incentive programs (floor area ratio (FAR), green building, affordable housing, transit-oriented development) for private, public, and municipal corporation.
  • Advised large natural resource company in site permitting and environmental review for development of a large potash storage and export facility at port terminal site in Washington state.
  • Conduct land use and real estate due diligence for multiple corporate clients in mergers and acquisitions involving real estate assets and advised regarding future entitlement, use, expansion, and financing/assignment opportunities.
  • Developed and implemented wetland mitigation banking, conservation easements, transfer of development rights (TDR), and other open space and conservation transactions.
  • Advised developers and owners in preparation and approval of project master plans, phasing plans, subdivision approvals, binding site plans, and boundary line adjustments for development of large, multiphase urban developments.
  • Developed permitting strategy and advised on implementation of Leadership in Energy and Environmental Design (LEED), Green Building, and Energy Star certification processes; counseled regarding corporate sustainability and facility policies; and contracting and permitting related to same.
  • Counsel private and public clients regarding cultural resource issues and negotiation of agreements with Native American tribes regarding development activities.
  • Develop permitting strategy and conducted due diligence for industrial developments involving leases from state or federal agencies.
  • Performed siting analysis and assisted in agreement negotiations for aerospace manufacturing facility development.
  • Advising school districts in preparation and defense of permits for school construction, capital facilities plans, Growth Management Act (GMA) impact fee proceedings, and mitigation under SEPA and Subdivision Act.
Real Estate and Land Use Agreements
  • Successfully negotiated development agreements with multiple Washington cities regarding development of public-private partnership projects and phased, mixed-use, and multifamily developments.
  • Advising public-private partnership clients (developers and municipal corporations) regarding transactional documents; municipal financing; municipal procedures and constitutional, statutory, code, and regulatory compliance; and infrastructure planning opportunities.
  • Counseled clients regarding land use and environmental due diligence and successfully negotiated agreements with agencies and other parties to enable development of mixed-use, residential, commercial, industrial, hotel, and office projects.
  • Advising public agencies in negotiating and implementing interlocal agreements, joint planning and annexation agreements, intergovernmental disposition of property agreements, lead agency agreements, and jointly managed construction and acquisition agreements.
Land Use and Environmental Litigation
  • Successfully represented citizen petitioners in state growth management hearings board and land use petition challenges to city contract that improperly amended comprehensive plan and growth management policies.
  • Represented project developer/permittee as defendant-intervenor in a federal court challenge to agency issuance of Clean Water Act permit for a hydroelectric project. Won dismissal of lawsuit and affirmance of judgment on appeal.
  • Represented project developer in defense of city-issued permits and SEPA environmental record and in successful settlement of land use appeal involving over 100 pro se
  • Successfully settled claims regarding a Washington state agency's condemnation of commercial/retail investment property.
  • Successfully defended utility in land use petition and shoreline hearings board challenges to shoreline permits.
  • Represented project developer/licensee in successful defense of federal court challenge to Federal Energy Regulatory Commission (FERC) license for operation and construction of improvements to a hydroelectric project.
  • Successfully defended school district in state land use petition challenge to its permit and SEPA environmental review record for new high school construction.
  • Represented school district regarding school impact fee collection and vesting issues. Won dismissal of state land use petition and affirmance of judgment on appeal.
  • Successfully defended school district in state land use petition challenge to city’s conditional use permit condition regarding age-restricted development and collection of school impact fees.
  • Negotiated settlements of lease disputes, especially regarding options to purchase, tenant improvements, and common area maintenance.

Energy

Project Development
  • Advising utilities and developers/investors regarding energy infrastructure siting, permitting, real estate documents, and development issues, including interstate and international electric transmission facilities; hydroelectric projects; solar projects; wind projects; hydrogen production and distribution projects; electric distribution lines and substations; electric vehicle charging stations; thermal projects; and liquefied natural gas (LNG) terminals, pipelines, and storage facilities.
Project Financing and Contracts
  • Counseling utilities and developers/investors regarding local, state, and federal legislative policies affecting financing (e.g., environmental review and permitting related to federal and state grant programs).
  • Advising utilities and developers/investors regarding federal, state, and local grants; production tax credits; contracting and compliance related to generation and trading of environmental attributes (e.g., renewable energy credits); and financing agreements.
  • Assisting private property owners with negotiation of contracts regarding distributed generation, net metering, and energy services contracting (i.e., thermal heating, rooftop solar leases).
Regulatory Counseling, Compliance and Administrative Litigation
  • Represented energy clients and intervenors in administrative proceedings before regulatory bodies, including the FERC and Washington Utilities and Transportation Commission. These proceedings including hydroelectric license and preliminary permit processes, rulemakings, petitions for declaratory orders, and compliance filings.
  • Advising companies in legislative proceedings at local, state, and federal levels regarding the impacts of proposed legislation and assisting in the drafting of alternative legislative bills, amendments, and communications.
  • Counseling companies regarding current and potential federal, state, and local climate change regulations, including cap and trade programs, carbon tax or pricing, NEPA/SEPA environmental review, legislative proceedings, agency rulemakings, and executive orders.
Federal and State Court Litigation
  • Represented project developer/permittee as defendant-intervenor in a federal court challenge to agency issuance of Clean Water Act permit for a hydroelectric project. Won dismissal of lawsuit and affirmance of judgment on appeal.
  • Represented project developer/licensee as defendant-intervenor in federal court challenge to FERC issuance of hydroelectric license for 50-megawatt project.
  • Represented project developer/federal licensee and permittee in multiple state and local administrative appeal and appellate court proceedings related to Coastal Zone Management Act consistency determination and Water Quality Certification for hydroelectric project.
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