Welcome to KMS Development Partners...a different kind of Development Company.



KMS Development Partners may be a new name, but it’s founded on the values and entrepreneurial spirit that have guided three highly accomplished individuals—Dan Keating, III, Dennis Martin and Mike Sencindiver.

The partnership bears the trademarks of unique individual skills and collective success. Together, they have developed millions of square feet of space, today valued in the billions of dollars, and continue to manage over two million square feet of space. Through many years of association in a predecessor company (Keating Development Company), they have crafted a unique portfolio of projects that is perhaps best defined as opportunistic and value focused.

The projects take many forms: many working on behalf of large institutional and government clients, others for our own account and still others to meet the specific project delivery requirements of a private sector client. They vary greatly in size, but project size and scale has always been subordinate to project economics, value creation and project viability.


Site Due Diligence

Site due diligence is a process common to all of our projects and typically includes a broad range of project entitlement activities. We are especially proud of our project approval success rate that spans an exceptional range of project types—from mixed-use development to commercial and multi-family residential—to both urban and suburban locations requiring either new construction or restoration and reuse of existing structures.

Many of our projects have required substantial re-zoning effort, and many others have required specialized analyses and management of, for example, historic preservation and archaeological analyses, detailed security studies, or a waterfront approvals and redevelopment process. Please refer to other services for our project-specific experience in these areas.

Project Finance

Project finance asks the question, “How does the project get paid for?” The principals of KMS have answered this question as Owners, Developers and Owner’s Representatives. We have done so in the varied stages of the real estate cycle and in both good and bad economic times.

The principals have raised both equity and debt. Equity has sometimes come from internal capital and has also been raised from third parties, both private and institutional. The debt for our projects has been provided by banks, institutional lenders (such as insurance companies and pension funds), public bond issues, certificates of participation and government insured mortgages.

We have taken many paths to reducing project capital cost—for example, using tax credits on some projects and public grants on others.

In every instance our goal is to provide the lowest cost and most efficient capital, ensuring both initial delivery and long term viability of the project.

Representative projects include:

LEED/Sustainability Analyses

Most of our projects are based on the core principles of LEED certification and long term building sustainability, in part because much of our portfolio is located in both large and smaller metropolitan areas and is often designed to meet the long term and enduring needs of large institutional clients. Our experience in developing to achieve LEED certification typically results in projects that receive a level of certification beyond our client’s original goal (for example, the IRS Regional Headquarters was slated to achieve basic LEED certification and ultimately received a LEED Gold certification).

Our success can be attributed to a very knowledgeable and senior staff (many with LEED accreditation), who can quickly chart a path to achieving design phase certification, then follow with demonstrated success in the complicated construction phase audit process.

Site Environmental Analyses

Site environmental analyses are typically part of due diligence on all of our projects, in large part because most of our portfolio is situated on previously developed property. Working with our sister company (KEM) and others, we have overseen many forms of site remediation work that are required by state and local agencies as a condition of redevelopment.

Remediation activities have included, for example, removal of contaminated soil, abatement of asbestos and, in certain instances, encapsulation of contamination that will allow for redevelopment of a site. Our work has also included the development of storm water management plans that meet increasingly stringent regulatory requirements.

Some examples of this work include:

  • SugarHouse Casino, Philadelphia, PA: at this riverfront site, the former home of a sugar refinery, we managed the removal and in some cases, reuse of fill on this industrial site, working closely with state regulatory agencies to assure an early completion of this large remediation project.
  • Octavius V. Catto School & Stockton Station Park, Camden, NJ: this extraordinarily complex site environmental effort included development and management of a state and community approved plan for remediation of hazardous materials in many areas of the seventeen acre property.

Public-Private Partnership Formation

The principals of KMS have been creating public-private partnerships for nearly two decades, long before this form of project delivery became a solution of choice for many of today’s infrastructure challenges.

Our experience is rooted in the long history of the Keating Organization servicing the needs of public institutions. Beginning in the early 1980’s, we were engaged in helping colleges find creative ways to finance and deliver academic buildings and student housing; similarly, we helped hospitals finance and deliver medical office buildings.

Beginning in 1990 we began a working relationship with the United States Postal Service (USPS) and the United States General Services Administration to finance and deliver federal courthouses and office buildings on underutilized Postal Service property. In the middle 1990’s we expanded this form of partnership to include county and municipal buildings and facilities for colleges and universities.

These relationships continue to this day. We have now completed projects valued at well over $1 billion in public-private partnerships.

With each project we began with the question of how to deliver the project at the least cost of occupancy to our client, always working within their specific constraints. KMS has the experience and skills to answer this question and has consistently demonstrated an ability to work collaboratively with public partners.

Representative projects include:

  • IRS Regional Headquarters, Philadelphia, PA: a one million square foot facility redeveloped on USPS land.
  • Civic Square II, New Brunswick, NJ: a Middlesex County Administration Building, City of New Brunswick Municipal Building and renovated Post Office, mostly on USPS land.
  • Rutgers Public Safety Building, New Brunswick, NJ: a new public safety building, academic facilities and parking garage for Rutgers University, developed in collaboration with public partner, New Brunswick Development Corporation.

Entity Structuring

Each development project brings a unique set of challenges: entitlement, design, project cost and project finance. These challenges create risk. Furthermore, each project offers a unique set of participants with varying appetites for and ability to assume risk, particularly in the case of public partners.

The principals have used entity structuring to limit the risks on projects and assign these risks to the parties who can and should bear those risks.

Our engagement in this process has led to unique credit lease structures that have navigated federal leasing constraints, Congressional approvals and the limitations on public borrowing. These structures have also addressed the specific requirements of pension funds and municipal entities, as well as the needs of project users through capital and operating leases. We are particularly proud of an often-demonstrated ability to craft lease structures that meet the needs of our partners, matching their tolerance for risk with their role in the project.

Representative projects include:

Yield Analyses/Master Plan

This activity is one of our earliest pre-development activities that is typically performed in house. The work can take the form of conceptual plans that internally, allow us to develop a preliminary understanding of the range of options for property development. These same plans are often used to graphically illustrate options (and value) to the property owner/prospective client.

The analyses have addressed many types of development, from plans for large tracts of land to proposals for redevelopment of a building. Many have represented the potential for mixed-use development that includes multi-family residential, retail and office space; others illustrate concepts for courthouses and government office buildings; and still others address hospitality and gaming opportunities. Visit the Keating RHA site for examples of these analyses.

Civic Engagement

This service encompasses the many ways in which the company has worked with local groups to develop a project that successfully meets both client and broader community needs. Our approach to this work is always defined by the specific requirements of the projects and interests of the community; it has, for example, included community forums to discuss project alternatives, design charrettes and regularly scheduled project reviews that are part of a more structured review and approvals process.

Examples of this engagement process include:

  • Octavius V. Catto School, Camden, NJ: a new demonstration school project that included many meetings with the local community to discuss the school program, new playground and park facilities and the range of programs to be provided by the new Boys & Girls Club that are part of the school complex.
  • The Phoenix at Clarendon, Arlington, VA: this mixed-use development of United States Postal Service Property required many rounds of meetings and charrettes with local community groups to resolve traffic, environmental, historic preservation, mix of uses and building massing/density issues.
  • SugarHouse Casino, Philadelphia, PA: this project became a poster child for civic engagement in Philadelphia, spanning a total of four years in the project approvals process. The company conducted dozens of official meeting s with the community, but also arranged countless smaller forums with focus on specific community issues ranging from traffic, archaeology and waterfront development approvals to jobs creation and formation of a community service district with long term support from the casino.

Historic Preservation Analyses

Our work on United States Postal Service (USPS) and other historic properties has produced a broad portfolio of experience that addresses the disposition of historic structures spanning much of the past twenty years. Many of these structures are community icons and most of them have been the subject of a Section 106 assessment that we have often directed on behalf of the USPS.

Our work on USPS and other historic properties has produced consistently successful project results that have satisfied the stringent requirement of State Historic Preservation Offices across the country (six states). We are proud of this record…it illustrates the potential to match historic preservation objectives with sound economic development. Some examples:

Transit-Oriented Development

The focus of KMS development—urban and suburban infill properties—has produced a project portfolio that is filled with transit-oriented development. Many of our project awards—the IRS Regional Headquarters and The Phoenix in Philadelphia, the Phoenix at Clarendon in Arlington, VA and Heldrich Plaza in New Brunswick, NJ—acknowledge the importance of this emphasis.

We know that many owners now value the importance of transit-oriented development experience. As the following list illustrates, we have consistently delivered that project service for much of the past twenty years.

Security Studies

Our active role in the development of government facilities—courthouses, office and public safety buildings—has made security issues a frequent focus of our work. With our early projects in the 1990’s, we developed a solid body of knowledge in the design and management of secure facilities like courthouses (now a total of nine facilities).

The advent of terrorist-related activities brought new focus and experience in this service area. We have enlarged our range of expertise and expert consultant base to include those who model the impacts of blast on structures (below, see one example of this work for the IRS Regional Headquarters), analyze the impacts of building progressive collapse, offer innovative solutions to reinforcing historic structures to withstand blast and identify creative solutions to meeting secure perimeter requirements on tight urban sites.

This accumulated knowledge positions us to address today’s complex security requirements of government, institutional and corporate clients.

Owner’s Representative Services

The company offers a broad portfolio of Owner’s Representative experience. Our success in growing this portfolio can be attributed to the signature of our service: we think, act and manage like an Owner…because we are an Owner. We are and have been in the shoes of the Owner for over two decades…and nothing makes us more aware of the Owner’s need to balance day-to-day budgetary and long term management requirements than being in that same position.

We have provided Owner’s Representative services through every phase of development, design and construction across an exceptional range of project types: mixed-use projects that blend residential, office and retail, healthcare/research facilities, university buildings—academic and administrative, secondary education and long term care facilities. Among these projects are:

Asset Management

As an Owner-Investor in real estate, KMS has the knowledge and experience to manage many types of assets: commercial office and retail, residential and hospitality. Our experience spans decades and more importantly, the people who manage these assets have decades of experience in every aspect of this service—from initial market positioning through finance, accounting and staffing that is sized to the needs of the property.

We customize the management plan for each property, recognizing that a focus on return objectives in the short term must typically be balanced by prudent and ongoing capital investment that reaps stronger rent rolls, lower operating costs and a healthier balance sheet over the long term.

Among the significant properties for which we provide asset management services are The Phoenix and the Hyatt Regency at Penn’s Landing in Philadelphia.

Property Management

KMS provides management services for a variety of properties, many where we were the ready and seamless transition from the development to property management role. We offer proven experience, quantifiable results and the personal service that we believe every Owner should expect from their property manager.

Our team is highly experienced in marketing, lease administration, personnel training and management, preventive and precision maintenance, timely accounting and comprehensive monthly reporting. We take particular pride in our approach to on- and off-site administrative services…they are the trademark of our personalized approach to property management.

Representative projects that we manage (totaling over two million square feet) include:



Individually, the people of KMS represent decades of experience and many professional backgrounds: management, law, engineering, architecture and construction to name a few. Together, we are the nucleus of highly experienced teams that are organized to meet the specific needs of each project.


Daniel J. Keating, III



Villanova University Bachelor of Science Business Administration

Dan is a well-known and successful businessman whose career spans forty years. Following some early years in his father’s construction business, he envisioned and soon formed companies that became involved in virtually every facet of real estate---construction, development and environmental management. Through his leadership, the businesses grew and prospered, including a construction company that was often ranked as one of the region’s largest.

With the transition from the construction company, Dan is now focusing his energy on a new business model. That model acknowledges the rapidly evolving need among our clients for new and better-managed services. It also taps one of the enduring strengths of a successful entrepreneur: the ability to attract and focus some of the best talent in the business on the needs of our clients.

His career is defined by achievements that merge construction and development skills, including projects like the redevelopment of the United States Postal Service property at 30th Street, the Pennsylvania Convention Center, The Phoenix, Lincoln Financial Field, SugarHouse Casino, the Hyatt Regency at Penn’s Landing and many other projects whose present day value exceeds $10 billion.

It is also defined by ideas that have transformed the way we deliver projects. In the early days it was the formation of teams that created new opportunities for disadvantaged businesses (before MBE/WBE). Later, it was streamlining the construction process through the integration of design and construction services; and along the way he promoted the formation of public-private partnerships that create new project value for all parties.

Throughout his career, Dan has remained true to his instincts: successful projects are the product of strong and enduring relationships.

Since graduating from Villanova University in the early seventies, he has served on the boards of many regional institutions and actively participated in numerous philanthropic activities.

Dennis A. Martin



University of Pennsylvania School of Law Juris Doctorate
Colgate University Artium Baccalaureatus

Bar Admissions

Pennsylvania Bar Association
New Jersey Bar Association

Dennis is an attorney, longtime counsel and partner with Dan Keating. He has worked the last thirty-five years with Dan in many capacities: as Executive Vice President and general counsel of his construction company; as lead advisor in the formation of many business ventures; and for the past twenty years, as President of the development operations.

His leadership of the development operation has produced a long list of successful projects during the past twenty-five years: the IRS Regional Headquarters at 30th Street, The Phoenix, The Phoenix at Clarendon, federal courthouses and office buildings in many locations (Lynchburg, VA, Waco, TX, Wilkes-Barre and Allentown, PA) and a variety of other projects. His ability to channel the efforts of many institutions and people representing varied and diverse interests is a key reason for the company’s success.

A hallmark of Dennis’ career is a long and successful relationship with the United States Postal Service and the United States General Services Administration (GSA). He has been asked repeatedly by these institutions to deliver projects of all sizes and types---courthouses, office buildings and mixed-use projects---within a structured finance model that meets the requirements of the GSA’s complex capital leasing rules. Dennis and his team created this model of USPS/GSA project delivery in the early 1990’s and proceeded to customize the model to fit the needs of many projects that followed.

Dennis has also managed the many and varied challenges of serving as Executive Vice President and general counsel to a large construction company for more than three decades. He has crafted many of the contracts for our large construction contracts (Pennsylvania Convention Center, Lincoln Financial Field, Rivers Casino in Pittsburgh, to name a few); helped structure the many entities that support construction, development and technology projects; and successfully managed the day-to-to-day flow of litigation that is associated with large and multi-faceted businesses.

Dennis received his undergraduate degree from Colgate University and law degree from the University of Pennsylvania. He is a member of the Bar in Pennsylvania and New Jersey.

Michael V. Sencindiver



The Dickinson School of Law, Juris Doctorate
Juniata College, Bachelor of Arts, Law

Bar Admissions

Pennsylvania Bar Association
New Jersey Bar Association

Mike is a lawyer and real estate professional with over thirty years of experience. He began his career with a local law firm and then moved on to become a partner in a national real estate development company. During his tenure with that company, Mike developed some of the Philadelphia’s memorable buildings, including the Independence Blue Cross headquarters building.

These early achievements set the stage for some of our (and this region’s) most creative real estate transactions. Fifteen years ago, Mike began work on our first public-private partnership transaction with the New Brunswick Development Corporation (DEVCO) and the United States Postal Service (USPS) to develop new administrative, courts and post office space for the County of Middlesex, City of New Brunswick and the USPS. The success of that project and the many new relationships that he cultivated have led to many and varied projects since that time, including more courthouses, office buildings, classrooms and major mixed-use developments including the Heldrich Center and the Gateway/Transit Village. With total project value now approaching one billion dollars, the transformation of Downtown New Brunswick is remarkable. It is also testimony, in part, to the skills and vision that Mike brought to the projects.

Mike has also led some of our significant new development in and around the Philadelphia region during the past twenty years, including the Hyatt Regency at Penns Landing, the first major private development within this sector of the City’s waterfront along the Delaware River.

Working with the private land owners and the Borough of Conshohocken, he was responsible for the transformation of a fourteen acre Brownfields parcel at the Borough’s gateway. The project resulted in well over a quarter million square feet of office space and a large multi-family residential development.

Mike is well-known in the Philadelphia real estate community and has served his local community in many capacities throughout his career. He received a law degree from Dickinson Law School and undergraduate degree from Juniata College.

Robert H. Henderson

Director of Pre-Construction


University of Pennsylvania Master of Architecture Master of City Planning
L’Ecole de Beaux Arts, Foutainebleau, France Courses in Architecture
University of Illinois Bachelor of Architecture

Professional Status

Registered Architect NCARB


American Institute of Architects
Registered Architect NCARB
Urban Land Institute
National Trust for Historic Preservation

Bob is an architect and planner whose forty-year career has been shaped by an exceptionally broad range of project experience in master planning, program development, building design and project management.

The past twenty years he has served as Executive Architect and design advisor to the many Keating projects and interests, setting the stage for, and guiding the planning/design process from “idea” to project completion. He has developed innumerable conceptual plans for commercial, institutional, residential and mixed-use development of virtually all types, all directed at gauging the initial feasibility and viability of an idea. And as the follow on to this process, he has hired and formed dozens of relationships with architects, engineers and consultants in many fields.

Bob has also become extremely familiar with the world of project entitlement and approval. On the one hand, he has engaged consultants from many fields of expertise---market analysis, historic preservation, program development and analysis, lighting design, site/building security, acoustics, food service, and many more---to meet the ever more rigorous requirements of the land/ project entitlement process. On the other, he has developed a keen sense of how to navigate the many layers of project approval and perhaps more importantly, how to distill a mix of competing ideas and interests into an achievable plan that advances a project.

The early years of his career, Bob worked with Skidmore, Owings and Merrill on various building and urban planning assignments that gave him a solid understanding of the large public/institutional design and approvals process. He then spent more than a decade as partner in a local architectural practice that developed expertise in transportation facilities, justice facilities and private commercial development.

Bob completed undergraduate studies at the University of Illinois and the E’cole desBeaux-Arts. He holds graduate degrees in Architecture and City Planning from the University of Pennsylvania. He is a registered architect and member of the Urban Land Institute.

Terrence J. McKenna

Project Executive


University of Dayton Bachelor of Science Civil Engineering

Professional Status

Licensed Professional Engineer, Pennsylvania, New Jersey, Delaware


Upper Providence Township, Montgomery County, PA Zoning Hearing Board Member
National Society of Professional Engineers Member

Terry is an engineer with nearly twenty years of experience providing consulting, construction management and real estate development services in both the public and private sectors.

His project management skills have been well-honed on some of the region’s most complex projects. These projects mark his experience with managing the entitlement process and building relationships at all levels of government. In short, he has an impressive record of providing development and construction phase services that keep our client’s projects on track.

One significant project benchmark for Terry has been the successful management of the SugarHouse Casino approval process in Philadelphia (our client and others have noted that “...if you can navigate the approval of SugarHouse, everything else is easy”). He directed an internal site selection and approval process that led to state selection of the site, and then led a long and contentious local entitlement process that ultimately resulted in approvals from agencies at all levels of government and a highly successful project for our client and the City.

Terry’s portfolio of satisfied clients includes nationwide home builders, health care providers, hospitality and gaming companies, utilities, major financial institutions, colleges and universities and a number of private developers. His knowledge of the environmental field---from regulations that frame the range of actions through a sound plan of execution---has produced many repeat clients.

Earlier in his career, Terry lead many of the environmental consulting projects at Keating Environmental Management (KEM). While working at KEM, and before that at a Fortune 500 construction and real estate development company, he developed an unparalleled knowledge of Brownfields site redevelopment. That knowledge has produced very real value for many of our clients.

Terry has a degree in civil engineering from the University of Dayton. He is a registered professional engineer in several states and has held seats on various boards in his community.

Robert C. Reed, P.E., LEED AP

Development Executive


The Pennsylvania State University Bachelor of Science Mechanical Engineering

Professional Status

Licensed Professional Engineer, Pennsylvania


American Society of Mechanical Engineers

Rob is an engineer with twenty-five years of public and private sector experience in real estate development and construction management. He has planned, managed and delivered some of the largest projects in the Philadelphia region, including the highly acclaimed conversion of the 30th Street Post Office to the new $300 million IRS Regional Headquarters.

A signature of Rob’s work is the ability to effectively manage the interests of Owners, Consultants and Contractors on large and complex projects, balancing many competing requirements while meeting demanding project schedules and budgets.

Rob has worked with Keating companies for fifteen years. Along the way, he has demonstrated a unique ability to deliver projects that have required both development and construction management skills. His knowledge of development cost models and the project entitlement strategies is as well-honed as the experience he has in organizing, managing and closing out a construction site.

Prior to joining Keating, Rob spent ten years with the United States General Services Administration and the United States Corps of Engineers, managing many of their larger construction projects in the Middle Atlantic Region.

John D. Sisti, P.E., P.P.

Senior Project Executive


Rensselaer Polytechnic Institute Master of Science Civil Engineering
Rutgers College of Engineering Magna Cum Laude Bachelor of Science Civil Engineering

Professional Status

Licensed Professional Engineer, New Jersey
Licensed Professional Planner, New Jersey


American Society of Civil Engineers
The National Engineering Honor Society, Tau Beta Pi
The National Civil Engineering Honor Society Chi Epsilon

Continuing Education

LEED Green Associate Qualification Certificate: Green Building Principles

John is a licensed professional engineer and planner with an exceptional portfolio of project management experience, much of it in central and northern New Jersey. With over thirty years of experience, his projects include some of the region’s most complex mixed-use developments, like The Child Health Institute of New Jersey, Gateway Transit Village, Heldrich Plaza, the New Brunswick Wellness Plaza, the New Brunswick High School and the Mercer County Arena in Trenton, NJ.

Throughout his career, John’s trademark has been attention to the innumerable details that define large projects. This attention to detail is a key reason that the dozens of projects that he has managed are successfully completed on time and within the owner’s budget. John’s range of project experience --- from early entitlement of development through construction project closeout -- has been an excellent fit with the needs of our clients and has resulted in many repeat assignments.

John’s resume includes numerous projects where he performed successfully as the Owner’s Representative. For the last 10 years with KMS and its successor, John has performed solely in an Owner’s Representative capacity.

Robert McCulley

Project Executive


Rutgers University Bachelor of Science Civil Engineering

Continuing Education and Graduate Courses

Advanced Construction Management
Construction Claims and Law Cost Estimating and Bidding

Bob is a seasoned project executive who has managed a wide variety of projects, including Gateway Transit Village, the Child Health Institute, the Middlesex County Criminal Courthouse and Heldrich Plaza, all in New Brunswick, NJ. With over thirty years of experience, his project portfolio includes management of both development and construction services.

His range of project management skills includes many project types: public and private, governmental and residential, large and small. This range of experience has honed his ability to meet the demanding requirements for both quick and accurate responses to owner needs.

Bob is a graduate of the Rutgers University Civil Engineering program. He has additional advance coursework in fields such as Advanced Construction Management and Construction Claims and Law.

Bob’s resume includes numerous projects where he performed successfully as the owner’s representative. For the last 10+ years with KMS and its successor, Bob has performed solely in an Owner’s Representative capacity on the following projects. Each of these projects included some of the critical elements of the New Jersey Institute for Food Nutrition & Health.

Karen Donnelly

Director of Asset Management


Villanova University MBA, College of Commerce and Finance
Duke University Bachelor of Arts American Literature

As Director of Asset Management/Property Management, Karen brings over 20 years’ of experience in leasing, property management and asset management to the team. Serving clients in both the public and private sector, Karen specializes in improving challenging assets via market positioning, operating efficiency and capital restructuring.

During her 17 years with KMS, Karen has been responsible for the financial and operating performance of a $300 million portfolio which included over 1 million square feet of commercial product in Pennsylvania and New Jersey as well as 1,000 apartment units located in Pennsylvania, Arizona, Texas and Florida. She has built long-term relationships with institutional and corporate clients through exceptional service and quantifiable results. Her current portfolio includes management of the 400,000 SF Civic Square courthouse and office development for the County of Middlesex, NJ; Rutgers University Public Safety Building; and the Stegmaier Building, a federal office building occupied by the GSA and USPS in Wilkes-Barre, PA. Karen has extensive experience in lease negotiation, financial analysis, annual budgeting and reporting, as well as oversight of capital and tenant improvement projects.

Prior to joining KMS, Karen was property manager and leasing agent with Jackson-Cross Company (now CB Richard Ellis) and The Linpro Company in Philadelphia and the neighboring suburbs. She was responsible for the management and leasing of One Penn Square West, a 260,000 SF 25-story high-rise office building; Prudential Business Campus, a 1.0 million SF office/ flex complex and Berwyn Park, a 400,000 SF office campus.

David Millman

Development Executive


The Wharton School, University of Pennsylvania
Master of Business Administration
Massachusetts Institute of Technology
Master of Science in Ocean Engineering
Bachelor of Science in Ocean Engineering

Professional Status

Licensed Professional Engineer, Pennsylvania and California


Member, American Society of Civil Engineers

David is licensed professional engineer and MBA with extensive experience in program management, project development, environmental construction/ remediation and structural design that spans three decades.

David has served as the Owner’s Representative and Project Manager for one of the firm’s signature projects, the Octavius V. Catto Community School and Boys & Girls Club of Camden County Demonstration Project in Camden, NJ. This $80 million, 40-acre redevelopment project required an extensive range of services that David managed from inception to completion, including: oversight of funding from the New Jersey Schools Development Authority and other private and public sources; entitlement of the required land via eminent domain, negotiation and leasing; design and construction of the new 95,000 square foot Catto elementary school for 540 students and the adjacent 25,000 square foot Boys & Girls Club serving 250 children per day; refurbishment of the existing 11-acre Dudley Grange Park; management of the Pleasant Gardens Apartments apartment complex and subsequent relocation of 240 resident families to other suitable housing; demolition of the apartment complex and remediation of the contaminated soil beneath the apartment complex; design and construction of the new 14-acre Stockton Station Park on the site of the former apartment complex; and the design and construction of a new greenway and bike/jogging path connecting the new park to the school and refurbished park.

Prior to joining KMS David was a Principal at a project development, program management and financial consulting firm for six years. Earlier in his career David managed a 60-person operating unit of a $280 million private environmental consulting, construction and engineering firm that provided general contacting, design/build and operations and maintenance services for large public infrastructure projects. He also led design efforts for numerous fixed, deep water, offshore drilling and production platforms.

John Kroll

Director of Residential Property Management


Rochester Institute of Technology

John is a 30-year hospitality and property manager veteran who maintained a distinguished professional career for 25 years with Hyatt Hotels Corporation. He has managed multiple hotels, both union and non-union, with up to 1400 guestrooms, encompassing 1100 associates and managing revenues exceeding $100 million. Transitioned from operations to asset and facility management while pursuing the development of new hotels and both residential and commercial projects. John has personally been responsible for and has managed properties ranging in size from 325,000 to 1,000,000 square feet.

From 2007 to the present, John has been responsible for the overall operations of The Phoenix, a 600,000 square foot mixed-use facility. Responsibilities include facility management, construction, marketing, leasing/ sales of 267 condominiums, two restaurants, commercial tenants on four levels, Salon & Spa and valet parking operations. President of the Master Condominium Board and also presided over the Residential and Commercial Condominium Boards. Condominium dues have not been increased in five years at The Phoenix, strong payroll and expense control contribute to the success as well as a strategic and successful yearly RFP process. Revenue generating is also a strategic initiative to offset expenses.

John is actively involved as a member in both civic and community activities. Appointed by the Governor in 2011 John has served on the Pennsylvania Convention Center Authority, which is the governing body of the Pennsylvania Convention Center. In 2009, John was awarded the Multicultural Affairs Congress – Industry Leader of the Year. He has been the recipient of many awards for his leadership skills and contributions to society, such as from

the Cradle of Liberty - Hospitality Leader of the Year Award, the Paul Harris Fellowship Award from Rotary International – Highest Volunteer Award; the Corporate Volunteer of the Year Award from Mercer Medical Society, and the Elwyn’s Crystal Award for non-profit fundraising efforts. Additional, John has served and is serving as Vice Chairman – Multi-Cultural Affairs Congress 2002 – 2012 and on the following Board of Directors: Philadelphia Chamber of Commerce 2006-2008, Arthur Ashe Youth Tennis & Education 2001-2012, African American Museum 2005-2011, Temple University Hotel & Hospitality Management 2004 - 2012, Philadelphia Marketing Corporation HIC 2001- 2012 and Eden Institute a nationally recognized Institute providing lifespan services for individuals with Autism 1994-2010.

John has been and continues to be a strong leader in his profession and an active participant in the community.

Lisa J. Armstrong, AIA, LEED AP BD & C

Development Executive


University of Pennsylvania Master of Architecture
Oxford University Honours Bachelor of Arts in Philosophy, Politics, and Economics
University of Pennsylvania Wharton School Cum Laude Bachelor of Science in Economics
University of Pennsylvania Cum Laude Bachelor of Arts in Design of the Environment

Professional Status

Registered Architect, Pennsylvania
Registered Architect NCARB

Professional Affiliations

American Institute of Architects

Lisa is an architect with twenty-five years of project development, design, and sustainable strategy planning experience. She approaches each project with a multi-disciplinary perspective, seeking project solutions that maximize energy efficiency, satisfy long term sustainability objectives and achieve LEED certification. Her clients include property owners, developers, builders and design professionals. Her construction coordination experience is extensive – working on the job site during construction as the owner’s representative is one of her professional strengths.

Lisa joined the Keating Companies in 2007 as a Development Manager for the IRS Regional Headquarters project. For this $300 million redevelopment of the historic one million square foot 30th Street Main Post Office, Lisa was responsible for managing the LEED certification process, tracking and facilitating the certification efforts required of the design, construction, and owner team. The project surpassed the User’s project requirement for LEED certification by earning USGBC approval of Gold Certification. The project required many approvals by stakeholders such as the City of Philadelphia, PennDOT, and Amtrak, and Lisa lead the submission and permit approvals process with all of these stakeholders.

Lisa is currently leading a comprehensive LEED Existing Building Operations and Maintenance Certification Evaluation for the Hyatt Regency at Penn’s Landing. Integrated with the LEED evaluation is an energy audit. The Hyatt does not meet the LEED prerequisite Energy Star rating of 69. In response, a micro-turbine co-generation system has been designed to improve the Hyatt’s energy performance and enable the pursuit of LEED certification for the property owners.

Lisa has been a strong proponent of sustainable design throughout her career. Her architecture firm was responsible for the design of environmentally sustainable exterior public spaces, multi-use community facilities, early childhood education centers and affordable housing in Philadelphia. Much of this work focused on the adaptive reuse of historic structures and sites.

Lisa taught at Temple University in the Architecture Department as an Adjunct Assistant Professor, where she brought significant focus to sustainable design issues. Earlier, she was awarded a fellowship by the Henry Luce Foundation to be a designer with the Royal Thai Architects in Bangkok, Thailand. She also was a recipient of a Thouron Award from the University of Pennsylvania. This scholarship fully funded two years of study at Oxford University.

Lisa is an active volunteer in her local Center City Philadelphia community, co- chairing the Greening Greenfield project for the last six years.

  • Government & Corporate Office
  • Courthouses
  • Hospitality
  • Education
  • Residential
  • Healthcare
  • Mixed-Use Development
  • Public Infrastructure
  • Project Portfolio
  • The KMS project portfolio is exceptionally diverse, highlighting an important attribute of the partnership: a time-tested and solution-oriented approach to meeting the needs of our clients, whether for office, institutional, residential or mixed-use development. Click any of the development sectors and see how they vary in size, type, location and delivery method.


Marcia S. Kelly

KMS Development Partners LP
The Phoenix, Suite 203
1600 Arch Street
Philadelphia, PA 19103

267.232.5700 P
267.232.5799 F