Development Plans & Time Lines

Overall

Since from research, we have learned that the City of Santa Barbara (for example) will take "at least 2 years" to approve the start of any project, we will probably build in the somewhere in the county, possibly up against the city limits on any side of Santa Barbara, just to get something going quicker. It could be as soon as 6 months to build, from the time the plans are checked at the County, up to around 18 months depending on the results of the plan check. (Ventura has its own time lines). However, we are not focused on Santa Barbara for these and other reasons for the time-being. 

These kinds of projects that are anticipated, while not hard and fast in our plans if other opportunities crop up that pencil out, are what we plan to do. Our goal is to build structures, primarily for affordable ownership, and habitation by owners; otherwise for affordable office rental space for charities.

We consider ourselves a "master developer", meaning that we place ourselves in control of developers who work on behalf of the goals of our organization. At this point we are not a construction development company, but an organization that has developed plans for to undertake construction and development opportunities. We are however building a separate development company for these purposes. 

We have two plans, either of which develop construction opportunities in two different directions. One of these plans is designed to build homes for the moderate and middle income families, with a set-aside of developed properties for lower income families. However, we are also planning to develop homes for upper income families, which would be done for the purpose of creating profit for the private underwriting and subsidization of homes for other income classes. 

Where we can additionally add dual-use structures, with commercial on the first floor and residential in the rear or second floor, we will also do so. This approach spreads commercial activity, so that people will be able to eventually commute less, when the businesses they need to shop with are closer to their homes.

Initial Development Phase - Make Room for New by Tearing Down or Move Older Building

We will prefer to develop using pre-fabricated materials, by placing factory-built, new town homes onto land after either by tearing down or moving existing structures, adding to existing structures, or placing "Granny Flats" on land was already improved. We will follow this for a couple of reasons:

1. A bank will not readily loan on unimproved land.

2. The land with older structures may be worth less than land without structures, or land with newer structures that may have room for additional buildings.

3. We will follow this plan unless the owner of the land, or perhaps a municipality offers us land that we don’t need to purchase to move buildings onto it for sale

4. We may negotiate the production of structures upon the land, by contracting with the land owner to share in the profit of the sale of the property.

Second Development Phase - Install New Floor(s) to Create Additional Space

We may raise up existing older structures, where it would pay to improve an older building by doing so. We would install a first floor under the original first floor after the building has been so raised.

Third Development Phase - Unimproved Land Development: Inner City Lots

After we get our business grounded and we’re moving forward, we will buy unimproved lots of land and put new structures on it; because by this point in time, we will have cash for earnest money, or down payments to land owners who do not need to be paid in full for land at the time they sell it to us.  Otherwise, when we can partner with landowners as in item number 4 in the First Phase above, we will do so, in order to build upon unimproved land.

Fourth Development Phase  -  Develop Larger Tracts for New Communities

We will buy larger tracts of land, perhaps in Santa Maria, or Cuyama areas, where we could build a “planned community of homes”. However our tract will be laid out different than the Roman Grid style. It will be designed upon the European village style.

Fifth Development Phase - Apartment & Condominium Development & Conversions

1. We will buy parcels on which exist already standing apartment buildings which we can convert into condominiums and offer existing tenants the opportunity to lease with an option to buy. 

2. We will buy parcels which we can build new apartment buildings on it, and lease with the option to buy, until all units are sold. 

3. We may build new apartments and rent them out until the buildings depreciate, then convert to condos.

4. We may even buy land and build new apartment buildings on it, for the purpose of renting "fair-value" apartments out.

Sixth Development Phase - Business Parks & Shopping Malls

1. We may improve upon existing shopping centers/malls, where the mall buildings are only single-story. Where we can add private dwellings on top of existing structures like this, we will.

2. We may approach business park owners and discuss the adaptation of their unused buildings for residential remodeling.

Incidentally

• All new structures we place on improved land will be either multi-family or single-family, depending upon the size of the parcel. Ideally, we will place the maximum number allowable on the parcel, to maximize the lot’s potential in sales dollars and amount of living space.

• We may relocate existing buildings, either on another part of the same parcel, or off the parcel entirely.

• We may swap land we obtain for other land that is contiguous to land we'd like to develop into a larger overall parcel.

• We may also build or place prefabricated garage(s) on the property, if required by regulation or the needs of the new buyer(s).

• We may co-locate commercial buildings on the properties where zoned for them, where multi-use properties may be appropriate - depending on the condition of each parcel.

• We may also raise homes up from their foundation, to install additional floor(s) underneath, where the lot size won't allow any additional "footprint" increase, or where neighborhood considerations will not easily allow additional widening or regulations will not provide for installation of additional square footage, attachments, or detached buildings.

• We will recycle parts from existing older buildings whenever possible, by reinstalling those parts into buildings we remodel. We will also maintain a parts yard and sell those parts back into the market for replacement by other contractors.