Confirm scenario pathways for early city discussions
Integrate sealed ALTA with title, architecture, civil, environmental, utility, and entitlement review
Align community outreach and public-facing language
Sequence architect, civil, environmental, and consultant input
Prepare qualified capital partner discussion list
Define next predevelopment and site-stabilization tranche
Current Stage: Due Diligence + Market Validation
Site Studies: Geotech Reviewed / ESA Active
Entitlement: Pre-Entitlement Strategy
Capital: Market Validation + Capital Readiness
Design Readiness: Architect / GC / project advisory group assembled
Construction Readiness: By-Right Control Case Under Review
Height Scenario Matrix
These scenarios are planning sensitivities, not proposed final designs. The 3-story case is the by-right control case, the 6-story case is the primary feasibility case, and the 8- and 10-story cases require additional entitlement, public-sector, infrastructure, market, cost, and capital validation.
3 Stories — By-Right Control Case
• Lowest entitlement-height risk baseline
• Lowest entitlement risk
• Supported by current zoning assumptions
• Expected construction window: 14–18 months
6 Stories — Primary Feasibility Case
• Additional entitlement path under review
• Stronger unit count
• Balanced timeline
• Expected construction window: 18–22 months
8 Stories — Higher-Density Sensitivity
• Stronger condo stack
• Potential value sensitivity subject to validated cost, market, and capital assumptions
• Moderate/high entitlement complexity
• Expected construction window: 20–24 months
10 Stories — Long-Range Entitlement Sensitivity
• Highest density
• Long-range sensitivity subject to entitlement, market, infrastructure, and capital validation
• Longest city path
• Expected construction window: 22–28 months
Current Scenario View: 3-Story By-Right Control Case
• By-right control case
• Lowest entitlement-height risk baseline
• Lowest entitlement complexity
• Lowest capital intensity
• Shortest construction duration
The 3-story path is the by-right control case. It represents the lowest entitlement-height risk path, subject to zoning confirmation, and provides a practical baseline while higher-density options are tested.
Entitlement Intensity
Low
Capital Coordination
Moderate
Construction Duration
14–18 months
Delivery Complexity
Controlled
Cost certainty improves as unknowns are converted into decisions.
Phase 1
Project Alignment
Complete
Purpose: Confirm ownership goals, preferred development posture, hold/sell options, and optionality logic before additional spend.
Decision Gate
Approve project basis and preferred early path.
Owner Action
Confirm strategic posture and immediate budget tolerance.
Key Deliverable
Alignment memo and initial decision framework.
Risk Watch
Misaligned sponsor assumptions may create downstream resets.
Capital Trigger
Release predevelopment coordination budget.
Next Step
Carry approved basis into site, market, and diligence sequencing.
Phase 2
Site Studies + Due Diligence
In Progress
Purpose: Confirm site conditions, environmental exposure, infrastructure constraints, access, and physical development risks.
Decision Gate
Confirm if findings support by-right advancement or higher-density entitlement study.
Owner Action
Approve remaining environmental, title, civil, and utility follow-up based on coordinated diligence findings.
Key Deliverable
ESA status, geotechnical summary, sealed ALTA survey, title inputs, and updated site-risk register.
Risk Watch
Environmental legacy, tank closure history, utilities, and access constraints.
Capital Trigger
Release next tranche only after site risks are understood.
Next Step
Complete environmental review and reconcile ALTA findings with access, utility, title, and existing-site constraints.
Phase 3
Survey + ALTA / Title
ALTA Complete / Title Review In Progress
Purpose: Integrate the completed legal and physical survey base into design, entitlement strategy, title review, easement analysis, access planning, utility coordination, and lender diligence.
Decision Gate
Confirm the sealed survey and title inputs provide a sufficient base for concept design, civil coordination, entitlement planning, and city-facing discussions.
Owner Action
Authorize coordinated consultant review and resolution of material title, utility, access, easement, or site-condition questions.
Key Deliverable
Sealed ALTA/NSPS survey, title-exception review, boundary and right-of-way base, access and utility coordination, and consultant findings log.
Risk Watch
Unresolved title exceptions, utility conditions, access constraints, or observed site features may affect concept design, environmental follow-up, or entitlement strategy.
Capital Trigger
Release the next concept and civil-design tranche after architect, title, civil, and environmental review of the completed survey.
Next Step
Distribute the sealed survey to the architect, general contractors, civil, environmental, title/legal, and project advisory teams and issue a coordinated findings and action log.
Weak comps or affordability gaps may change scenario feasibility.
Capital Trigger
Release investor material budget after baseline validation.
Next Step
Convert comp findings into capital packet narrative.
Phase 5
Capital Readiness
In Progress
Purpose: Build a credible capital strategy matched to development path, entitlement complexity, and execution timing.
Decision Gate
Define preliminary capital pathway for predevelopment, entitlement, and site-stabilization periods.
Owner Action
Prioritize sponsor equity, qualified capital partner readiness, lender readiness, and public-sector eligibility pathways.
Key Deliverable
Sources and uses, investor narrative, outreach tracker, and preliminary capital stack.
Risk Watch
Capital timing mismatch with city process can delay execution.
Capital Trigger
Sponsor approval of phased outreach and diligence budget.
Next Step
Prepare qualified capital/lender discussion materials after market, cost, and entitlement assumptions are better validated.
Phase 6
Entitlement + City Strategy
Queued
Purpose: Define the city-facing entitlement strategy options from current zoning through added-density pathways, affordability, and neighborhood benefit.
Decision Gate
Review entitlement strategy options and city engagement sequence.
Owner Action
Align district outreach language and next meeting priorities.
Key Deliverable
Entitlement strategy memo, outreach calendar, city path matrix, and public-benefit narrative.
Risk Watch
Community and policy feedback may require iterative massing revisions.
Capital Trigger
Release entitlement consulting and outreach budget after path selection.
Next Step
Sequence district meetings and compare the by-right control case against added-density sensitivity pathways.
Phase 7
Design Team Assembly
Queued
Purpose: Architect, GC, and project advisory input are being coordinated to support feasibility, entitlement strategy, and construction planning.
Decision Gate
Confirm architect, GC, and project advisory coordination milestones and baseline deliverable calendar.
Concept package, option matrix, site plan, and recommendation set.
Risk Watch
Too many options can dilute schedule discipline.
Capital Trigger
Release schematic development budget after concept approval.
Next Step
Begin a coordinated concept review once the survey base is finalized, including building massing, retail frontage, parking assumptions, site access, and neighborhood interface.
Phase 9
DD + Engineering
Queued
Purpose: Advance the planning concept pathway into coordinated design-development and engineering content.
Decision Gate
Confirm DD milestones and determine whether permit-document preparation should advance.
Owner Action
Confirm scope, cost alignment, utility coordination, and constructability path.
Key Deliverable
DD drawing set, coordinated systems narrative, updated estimate, and consultant logs.
Risk Watch
Cost escalation may require value engineering or scope prioritization.
Capital Trigger
Release engineering budget after concept gate approval.
Next Step
Set DD milestones and monthly cost alignment reviews.
Phase 10
Permit + Financing
Queued
Purpose: Align permit readiness with debt/equity close requirements and final underwriting.
Decision Gate
Confirm permit-readiness and financing conditions before construction-close planning.
• Vertical Construction: Highest Burn / Full Delivery Phase
Future delivery phases remain queued and subject to entitlement, financing, permits, final scope, and construction-readiness review.
Construction Delivery Process
1. Preconstruction controls
2. Excavation + foundations
3. Shell
4. MEP
5. Interiors
6. Site finishes
7. CO + turnover
Preserve the Control Case, Continue Testing Optionality
Preserve the by-right control case while continuing to test whether additional residential yield can be justified through entitlement, market, infrastructure, public-sector, and capital validation.
Current planning posture: The by-right control case provides the lowest entitlement-height risk baseline while added-density scenarios remain subject to further validation.
