Steve Horenstein


I work closely with clients to identify and achieve successful ‎outcomes by leveraging expertise, experience, and ‎technology.

How I represent clients at Schwabe

With my many decades of experience, I have represented a variety ‎of clients, including commercial real estate ‎developers, public sector entities, and tribal entities, ‎in some of the region’s most complex and ‎challenging projects. Utilizing my business ‎perspective and extensive background in land use, ‎environmental permitting, property development, ‎Growth Management Act planning and compliance, ‎leasing, and financing, I advise clients while keeping ‎their larger objectives in mind.‎

I also advise clients in business transactions, including business ‎planning and formation, mergers and acquisitions, and serves as ‎outside counsel for many closely held businesses.‎

Additionally, I have extensive experience in government relations, ‎public policy, and advocacy. He has represented a number of ‎businesses, commercial real estate, and Native American tribal ‎clients on a broad range of legislative and public policy issues before ‎various local, state, and federal elected officials and agencies. I have ‎successfully drafted and advocated for the passage of legislation in ‎areas including economic development, transportation, land use ‎planning, environmental, sales tax reform, solid waste management,‎ and health care.‎

I founded the Horenstein Law Group in Vancouver, Washington, and have deep roots in the Vancouver ‎community.‎



Commercial Real Estate

  • ‎Represented a private owner in the sale of a large aluminum production facility to a public port.‎
  • Served as Washington opinion counsel for a national client refinancing $150 million in debt secured by ‎property around the United States.‎
  • Represented a borrower in financing business purchase transactions and commercial real estate ‎development construction, including mezzanine and permanent loans.‎
  • Provided financing, commercial real estate, and land use representation in siting a four-tower mixed-use ‎project in downtown Vancouver, Washington, including two buildings with office, retail, and residential ‎and two apartment/condominium buildings with an 860-space underground parking garage.‎
  • Represented a client building a 450-acre light-industrial/office/retail center, including land acquisition ‎and negotiating and documenting a significant development agreement of percentage uses, vesting, and ‎transportation capacity. Ongoing: support efforts to obtain site-plan approval and conditional use ‎permits.‎
  • Obtained development approvals for a retail warehouse club, including site-plan approval, zoning ‎determination, wetlands permitting, and transportation management solutions.‎
  • Provided land acquisition and land use services for four developers building office complexes in ‎downtown Vancouver, Washington, that each include a parking garage sold to the city.‎
  • Engaged in property acquisition and achieved land use approvals for siting numerous public lands with ‎K–12 school facilities, obtaining site-plan approval, transportation concurrency, and environmental ‎permits.‎
  • Represented two transit agencies in property acquisition and facility siting/land use permits for park ‎and rides, transit centers, and a mixed-use vertical transit facility with retail space.‎
  • Represented regional health care provider with land acquisition for parcel aggregation and land use ‎services for expansion of a hospital.‎

Government Relations and Public Policy

  • Represented a Native tribe in its development of a 368,000-square-foot resort and casino. Results ‎achieved include negotiated intergovernmental agreements for infrastructure services, negotiated and ‎documented permits and agreements with state and federal highway authorities for the construction of an ‎urban interchange by the tribe, acquired rights-of-way, negotiated and documented an ‎intergovernmental agreement for the tribe to fund and construct a major sewer line to serve surrounding development, and defended tribal rights vis a vis local law.‎
  • Assisted a port client in planning for and permitting a light-industrial business park on 200 acres, ‎including negotiations with jurisdictional city for infrastructure services and drafting a Development ‎Agreement.‎
  • Provided ongoing government relations and strategic advice to transit agency regarding interactions ‎and relationship with state and federal agencies, including funding, transit facility development, light rail ‎extension, bi-state transit service, and interactions with elected officials.‎
  • Negotiated closure and post-closure permits and consent decrees for three major landfills in ‎Washington, including managing environmental review and closure plan development and participating ‎before government agencies to obtain permit approvals and funding.‎
  • Represented a consortium of school districts in developing growth management planning policies for ‎school siting in Clark County and its cities and creating a school impact fee formula.‎


  • University of Washington, Bachelor of Arts degree, Political Science (1971)
  • Lewis & Clark, Law School, Juris Doctor degree (1975)


  • Oregon State Courts
  • Washington State Courts


  • Clark County Bar Association
  • American Bar Association


  • Recognized by The Best Lawyers in America®, Land Use and Zoning Law, Real Estate Law (2024)
  • Steve is a Martindale-Hubbell® Client Review rated lawyer of AV® Preeminent™ 5.0 out of 5.0.

Additional Events

“Comprehensive Plan Update,” Lunch Keynote Speaker, SWCA Construction Executive Summit, February 2024

Community Activities

  • Columbia River Economic Development Council, Founder, past Chair, and current Board Member
  • Washington State University Vancouver Advisory Council, Chair and Adjunct Professor teaching upper division Public Affairs Majors
  • Greater Vancouver Chamber of Commerce, past Chair and Board Member
  • Responsible Growth Forum, past Chair and Board Member
  • Identity Clark County, Founder and past Board Member
  • Leadership Clark County, Founder
  • Columbia River Crossing, Project Sponsors Council, Co-Chair
  • The Historic Trust, Board Chair, Finance Committee Chair, Executive Committee Member
  • Southwest Washington Center for the Arts, Board Member
  • First Independent Bank, Board Member

Outside Interests

I am really a lawyer in a musician's body.

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