Summary
MBH has been working on refinements to the project concept plans, bulk massing and building configurations, parking layouts, construction issues, Boulevard Terrace alternative driveways, conceptual unit sizes/mix, and other plan components. MBH was on hold for approximately one week, while we initiated the 2 market studies needed prior to finalizing the unit plans, sizes, mix, etc. MBH was given direction to move forward for the 3 parcels, assuming rental apartment product for Site A, and for-sale condominium product for Sites B and C. Preliminary plans have been presented by MBH for Sites A and C, and we are reviewing them further. We will be providing further direction on preferable unit floor plans for MBH to refine and incorporate into the plans. We have engaged 2 separate real estate market consulting firms - Paul Zeger-Polaris Pacific, and Susan State Associates, to provide recommendations for both for-sale and for-rent product, regarding such issues as unit sizes, unit mix, pricing, target markets, buyer/renter profiles, project amenities, and other important market information. Paul Zeger presented a draft of the Polaris-Pacific market analysis on 6-26-13. We are currently reviewing the draft. Susan State is scheduled to provide an initial draft study on 7-10-13. We were planning to submit the combined applications for General Plan Amendment, P-1 Planned Unit Development Rezone, Final Development Plan approval, TPM condo, and Lot Merge, on August 12, 2013. Given the need for MBH to catch up in its planning and design work, and need for the market studies, that date may be delayed 2-3 weeks. We are beginning the preliminary stages leading up to beginning of the EIR process, with a list of studies either completed or to be completed prior to the EIR scoping process. We also will provide a comprehensive project description for the EIR to help further describe and target the necessary scope of the EIR.

Budget
Hard Cost Budget is to be developed in conjunction with JR Roberts as part of preconstruction services

Budget Change
Civil Estimate $1,088,225.00 Sufi Entrance Estimate $ 75,450.00

Schedule

Milestone Dates

Formal Application To County 8/12/2013
Project Approval 5/27/2014
Submit Plan check CD 95% 8/19/14
Construction Start 1/6/2015
Construction Complete 9/13/2016

Pre-Construction
Waiting for revised proposal from JR Roberts.

Design
MBH Architecture
Continuing to refine unit designs/mix/layout, and refining general massing, floor/exterior building steps, etc. Architectural styles are being recommended and analyzed. Market study results/comments will assist in fine tuning the unit/building design elements. Preferable unit floor plans are to be determined and further refined.

Entitlements
Next Steps – Refine Project plans. Amend certain studies (i.e. Traffic, Noise, etc) according to revised plans. Initiate EIR Process, Prepare Combined applications for General Plan Amendment M-Mixed, P-1 Planned Development Rezone, Final Development Plan Approval, Lot Merge, Lot Line Adjustment, Tentative Parcel Map (TPM) Condo. Complete 3 Market studies. Begin preliminary actions to initiate EIR process.

Project Issues
• MBH has been given preliminary direction regarding unit sizes and mix for for-rent product on Site A, and for-sale product on Sites B and C. MBH has presented such plans for Sites A and C. We are reviewing. Awaiting Site B.
• Determine architectural styles of each site. Craftsman style was determined for Site C. Modern yet warm style is being considered for Site A. Site B is being further studied. MBH will provide further examples.
• Complete 2 separate Market Studies to assist in final determination of for-sale or for-rent alternatives, buyer/renter profiles, unit size, unit mix, amenities, price points, absorption, and other key elements which will affect the project plans and designs.
• The driveway and resulting lot line trade configuration with the Boulevard Terrace Condominium is moving forward with a concept plan for retail under at street level with parking for the BVT condos above. Property trade diagrams are being prepared.
• Meetings with County Building Dept and Fire Dept., important to determine height and construction elements.
• Meetings with County Community Development to kick off formal entitlement review and EIR process.
• Prepare combined applications for entitlement submittal to County.
• Prepare EIR Project Description to assist in facilitating initial EIR scoping process.
• Work with attorney in determining the most suitable EIR consultant.
• Prepare list of studies/reports that have or will be completed prior to EIR scoping. Work with attorney in determining any additional studies (if any) that would be beneficial to complete prior to the EIR scoping process.
• Analyze alternative locations and designs for the Oak Tree roundabout, to determine ability to handle 50 ft. truck/trailer, fire vehicles, buses, etc. – Omni Means to do analysis; preliminary indication is that it should work at Flora Ave.
• Once roundabout design and required geometric improvements are determined, review with neighboring property owner, CC Fire District, and CCC Public Works.