Phase II Complete
Commercial-use environmental uncertainty has materially narrowed. Residential vapor and former fuel-island / UST follow-up remain targeted planning items.
5501 FORWARD EXECUTION ROADMAP
5501 E. 33rd Development Execution Roadmap
A disciplined project index for site diligence, entitlement strategy, capital sequencing, consultant coordination, and construction readiness.
Geotech reviewedPhase II complete / targeted follow-upSealed ALTA received / title integration activeDURA agreement discussions advancingCapital narrative forming
Current Stage: Due Diligence + Market Validation
Site Studies: Geotech + Phase II Complete / Targeted Follow-Up
Public Sector: DURA Agreement Development
Entitlement: By-Right Control + Density Feasibility
Capital: $250K–$400K Predevelopment Discussion Range
Design Readiness: Scenario Test-Fit Preparation
Current Diligence Read
DURA Advanced
DURA Board authorized staff to proceed with final scope, potential funding, and Redevelopment and Disbursement Agreement discussions. Final funding remains subject to formal approval.
Next Capital Layer
Focus on entitlement, design, civil/utilities, market validation, cost confidence, site stabilization, and decision-ready capital materials rather than vertical construction.
Scenario Path
3 Story
By-Right Control Case
$8.3M–$10.4M
Lowest entitlement-height risk baseline.
6 Story
Primary Feasibility Case
$23M–$31.5M
Primary upside case under active feasibility review.
8 Story
Higher-Density Sensitivity
$41M–$57M
Sensitivity only unless added complexity is validated.
10 Story
Long-Range Sensitivity
$62M–$86M
Outer-boundary sensitivity; not a proposed base plan.
Execution Phases
Phase 1
Project Alignment
Project basis and early strategy confirmed.
Complete
Phase 2
Site Studies + Due Diligence
Geotechnical and Phase II complete; targeted environmental follow-up remains tied to the selected development program.
In Progress
Phase 3
Survey + ALTA / Title
Sealed ALTA received; title, access, utility, and consultant integration continues.
ALTA Complete / Title Review In Progress
Phase 4
Market + Product Validation
Validate product mix, pricing, affordability, retail, parking, and exit assumptions.
In Progress
Phase 5
Capital Readiness
Prepare disciplined predevelopment capital strategy and investor-ready decision materials.
In Progress
Phase 6
Entitlement + City Strategy
Compare the by-right control case against added-density pathways while DURA agreement discussions advance.
In Progress
Phase 7
Design Team Assembly
Coordinate architect, civil, engineering, GC, and specialty consultant scopes.
Queued
Phase 8
Concept Design + Massing
Test 3-, 6-, 8-, and 10-story planning scenarios against actual site constraints.
Queued
Phase 9
DD + Engineering
Advance the selected planning path into coordinated design development.
Queued
Phase 10
Permit + Financing
Align permit readiness with debt and equity requirements.
Queued
Phase 11
Preconstruction + Mobilization
Prepare field controls, procurement, schedule, and site logistics.
Queued
Phase 12
Vertical Construction
Execute the approved project through controlled construction milestones.
Queued
Phase 13
Closeout + Exit
Complete turnover and execute the final hold, sell, refinance, or other exit path.
Queued
Near-Term Priorities
- Scope targeted environmental follow-up based on Phase II and selected development program
- Integrate sealed ALTA with title, architecture, civil, utility, and entitlement review
- Advance DURA scope and Redevelopment and Disbursement Agreement discussions
- Validate 3-story control and 6-story primary feasibility cases through test fits
- Develop conceptual construction pricing and market-supported economics
- Prepare qualified investor / capital partner discussion materials