The investment involves the acquisition of four adjacent residential lots in Belmont, CA, then rebuild and sale of four single family homes. The Sponsor will acquire the necessary permits, rebuild, and sell the homes within 24 months.
As informed in the last update, we closed escrow on the last of the four homes at Aron Court. We will be sending out an email specifically to investors in this project regarding timelines going forward to completing the project and closing out this investment.
Yesterday, we closed escrow on the last of the four homes at Aron Court. There is a small holdback in for the last transaction pending punch list items to be completed prior to the full release of the complete purchase price. Our team is diligently working to complete those items as soon as possible. In the meantime, we will be working to finalize all accounting over the coming weeks and will stay in close communication with the individual investors.
4 Aron Court is the last remaining house in the newly constructed cul-de-sac and is currently pending purchase as we work to complete the last remaining items.
We are working to close the last of the four homes at Aron Court. 4 Aron Court is pending with a list of punch list items to be completed before closing escrow.
Three of the four homes on Aron Court have sold. 4 Aron Court is in contract and we are working to try to close next week. We are also working to try to complete all remaining subdivision items for the cul-de-sac so we can officially close out all permits.
As informed last week, we are in a non-contingent contract on 4 Aron Court and are working to complete a few items that the buyer has as a predecessor to closing escrow. Also, we are on track to close the Escrow next week & forward to closing this project.
We are in a non-contingent contract on 4 Aron Court and are working to complete a few items that the buyer has as a predecessor to closing escrow. 4 Aron Court was the last of the four homes at Aron Court. We look forward to closing out this project and having four families move in and enjoy these amazing homes, with breathtaking views, on a beautiful new cul-de-sac.
We have closed escrow on 2 Aron Court (Lot 4)
On 4 Aron Court, we are finishing the garage out in order to present better to potential buyers. We are also making some modifications to the upstairs living room as a result of feedback from a few different buyers. We were featured last week in the Mercury News and are investing in social media advertising. We are also working on the interior handrails and will be pushing towards receiving the occupancy certificate.
As announced last week, we are close to finalizing the escrow by mid-November on Lot 4.
On Lot 3, we received an offer and countered. We are pushing across multiple marketing & listing platforms to draw good attention of buyers to the home. Most notably, we were featured in the Mercury News this morning. A preview of the article can be found here.
We are on track to close escrow by mid November on Lot 4. We are working through several punch list items for the same and buyer's loan is approved as well.
On lot 3, we received a non-contingent offer, however the price is significantly below our expectation. We have countered the offer and are in the process of negotiations. We are also exploring some low cost changes to the house to greatly enhance the appeal of the lot 3 house which we might incorporate if we are unable to negotiate successfully with the current offer at hand.
As announced last week, 2 Aron Court is in contract and we are moving forward to close escrow in the middle of November. 4 Aron Court has had multiple showings and the listing agent is currently going back and forth with multiple clients. We are pushing across multiple marketing platforms to draw as many eyes to the home as possible.
We are in a contingent contract to sell the third of the four homes. 2 Aron Court went into contract this past week. There were multiple showings over the last 7 days of 4 Aron Court and we are continuing to roll out a concentrated marketing effort to move the last of the homes. We are on track for a press release next week in the Mercury News and are also about to be featured on the newest episode (unedited sneak peak) on The American Dream series.
We are currently negotiating offers on 2 Aron Court. There is an advertisement that is in process of being published for 4 Aron Court. That publication should be ready for circulation within a couple of weeks. Last week we were featured in a segment for an online series, "American Dream TV" which should air early November. There is also an e-flyer that is being prepared to be distributed to over 13,000 agents in the Bay Area.
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We are pushing extremely aggressively on the marketing front in order to sell 2 Aron Court and 4 Aron Court. We secured a spot on American Dream TV, where they will be featuring the homes in their latest episode. We also reached out to Mercury News and some promising feedback regarding the ability to have the homes featured as a cover story. We have had a total of 11 showings this week. We are also redoing twilight photos in order to best capture the breathtaking views.
On Aron Court, pictures, videos, and 3D matterport are taking place today and tomorrow for both 2 and 4 Aron Court. 4 Aron Court will be going onto the market by this Friday, and 2 Aron Court will be going to market next Tuesday the 22nd
On Aron Court, we are bringing 4 Aron Court fresh back onto the market this week after finishing items that are completed throughout the house. Both 2 and 4 Aron Court have been cleaned and fully staged in preparation for photos and videos, as well as open houses. On 2 Aron Court, the final landscape work has been completed including the side yard fencing, grass, and irrigation installation as well as the exterior walkway around the left side of the house. Several finishing items are being completed in the cul de sac in order to receive final occupancy certificates, and solar panel installation across all four homes is being scheduled for completion. The final walkthrough took place on 1 Aron Ct, and the new homeowners are moving into the home shortly.
On Aron Court, we are finalizing 4 Aron Court finishing touches in preparation for restaging of it as well as 2 Aron Court. This staging will be highlighting the outside deck and entertainment spaces, which is one of the defining characteristics of the lifestyle 4 Aron Court provides. On 2 Aron Court we have completed the installation of a yard fence and grass area in the large flat area to the right of the home, which is one of its most compelling selling points! We also added a walking path connecting the front of the home around the left side of the house to the living room patio space. This week we have interior cleaning, exterior power washing, staging, and new photos and video being taken by the sales team, led by Joe Velasco. We will be coming back to the market strong in order to properly position 2 and 4 Aron Ct. for maximum exposure.
On Aron Court, we have partnered with one of the most prominent real estate sales teams in the mid-peninsula area to assist in getting the final two homes sold for top dollar. We are in the final stages of solidifying listing details and timeline, and will be working on restaging the homes for updated pictures and videos. Lot 3 completion items are almost finalized and the home is almost prepared to seek it's occupancy certificate. We will be prepping all listing materials over the next week in order to come fresh back onto the market with slightly lowered listing prices, in order to get all eyeballs on the homes!
We are working with parties who toured over the weekend and are negotiating and pushing hard to get Lot 4 sold. We continue to finish up final remaining items on Lot 3 as we prepare to restage and relist the home. We are discussing with an experienced agent we've worked with in the past to assist in the marketing of the final two homes in order to get them sold as soon as possible.
On Aron Court this week we have made substantial progress on completion items for Lot 3. All touch up painting and cleaning is scheduled to be complete early this coming week, and we are restaging in order to show off the decks, views, and most captivating parts of the house. We should be completed and fully staged in order to come fresh onto the market by the end of this upcoming week, in time for showings next weekend. On Lot 4, we created a new listing on MLS in order to reset days on market to zero, and have new exterior facade pictures in order to show the home off in its best light. We are also in the process of implementing yard fencing to show off the large flat usable yard space on the side of the home. We have scheduled home tours taking place both Saturday and Sunday, and are hoping to create some competition between interested parties in order to move it into contract as soon as possible.
On Aron Court this past week we continued with lead follow up and several in person home tours. We are removing Lot 3 from the market temporarily as we wrap up final finish items, complete touch up painting and a final beautification of the home. Lot 4 has several engaged agents and buyers that we are having discussions with to work towards moving it into contract.
On Aron Court, we held the homes open for private tours again this weekend, both Saturday 2-4 and today 1-3. We had a handful of agents and buyers come through and will be following up throughout the week with disclosures and additional information as needed. This week we also have been negotiating terms with one of the buyers we had through Lot 3 last weekend to hopefully move towards a purchase contract. We continue to follow up with past interested parties as we work towards wrapping up all final construction items on Lot 3 and in the cul de sac. Additionally, we have a photoshoot scheduled this evening for updated exterior shots of both 2 and 4 Aron Ct in order to capture the beautifully completed look of the homes and Aron Ct.
On Aron Court, we are moving to close escrow on Lot 2 early this coming week. The buyers for Lot 4 are unable to perform on the non-contingent purchase contract we have in place, triggering liquidated damages from their deposit which was released to us, and we will be bringing the home back to the market. Therefore, our marketing and outreach is now focused solely on Lots 3 and 4 now. Lot 4 is fresh back on the MLS with low days on the market and is being promoted on the Zillow New Construction platform for maximum exposure. We have temporarily removed Lot 3 from MLS in order to reset the days on market while we continue to run our targeted ad campaigns for both it as well as Lot 4. Additionally, we shot a new high quality video on Friday showcasing Lot 3 as "A day in the life of". We show a young couple living in and enjoying all of the incredible highlights the home has to offer including yoga on the deck, candle lit sunset dinner, and happy hour while enjoying the million dollar City and Bay views. We'll be using the video in our targeted marketing campaigns in order to showcase the beauty and uniqueness of the Aron Court homes and the high quality lifestyle which they provide.
This past week has been a busy one at Aron Court, as we closed escrow on 1 Aron Court! We completed our final inspections and buyer walkthroughs, in order to record the new owners and turn over the keys on Friday! We are now shifting gears to focus on completing inspections and walkthroughs on the other two sold homes in order to receive occupancy certificates and close on them as well. For 2 Aron Court, we had several showings with interested parties on Friday and are setting up additional tours of the homes with leads that we are bringing in from our online marketing campaigns. It looks like San Mateo County is pushing to restart open houses sooner than later, which would be great to be able to get people through to see the home and the unbelievable views! We also rolled out a new campaign where we are marketing a video of a candlelit dinner on the deck with amazing sunset views. We're offering to all who are interested in the opportunity to have a delicious dinner provided to them on the deck in order to try it out!
Last week we moved 3 Aron Court into contract and are working with the buyers to prepare for walkthroughs as we complete final inspections with the city. We also received full sign off from the city (and occupancy certificate) for 1 Aron Court, and are signing loan and closing docs this weekend to close early next week! On sales, we are focusing all of our efforts on getting all eyes on 2 Aron Court in order to move it into contract as soon as possible. We’ve curated a new video of a beautiful sunset dinner taking place on the huge view deck, and are marketing the opportunity to view the home and do a test run dinner on the deck, provided by Aron Developers! We are also using this video along with house description to implement outreach campaigns to both Facebook and Google’s internal mail communication platform, which distributes to all employees. We continue to run high quality ads to bring in qualified leads in order to set up in person tours of the home. Our transition to online marketing of these homes has been working well, and we’re motivated and excited to get the last of the Aron Court homes sold!
We’re excited to announce, on Aron Court sales this week, we moved the third of four homes (3 Aron Court) into contract on Wednesday! After negotiations with the buyers, we executed a strong purchase contract with a significant upfront deposit released to us. We’re now working to close escrows on all three of the homes in contract to close as soon as possible! We have final inspections scheduled early next week for two of the three homes, after which we will move to close escrows. We have now shifted all marketing and outreach efforts to the final home, 2 Aron Court! We have qualified leads being generated from high quality picture and video ads indicating that this is the last chance to own at Aron Court. We’re aggressively pushing with all leads to schedule in person showings in order to move the final home into contract as soon as possible!
On Aron Court sales, we continue to cultivate a growing list of interested leads being brought in by our online marketing campaigns. Activity has been up throughout the week following the updated shelter mandate which took effect on Monday, and allows for private showings and all things residential real estate transaction related to move ahead full speed. We have had several showings of 3 Aron Court, are working with several interested parties, and are in the final stages of negotiations with one group on 3 Aron Ct. We're hoping to solidify the terms and move 3 Aron Court into contract as soon as possible in order to shift all focus on to the fourth and final home, 2 Aron Court!
Aron Court sales are continuing to pick up momentum this week based on some key growth initiatives that we are rolling out. This week, we went live with a direct sales outreach team which we have a dedicated team member following up by phone with every new lead that is generated. We are now generating over 50 new leads per week, so this team is focused on connecting with them in order too set up a phone call and/or private tour of the homes with Jason, who leads our sales efforts. This week we had 5 private home tours leading to an offer received on Wednesday. As we negotiate contract specifics with the interested buyers, we are continuing to schedule home tours and set up calls throughout the weekend. We also have our 2nd virtual open house scheduled this Sunday for 3 Aron Court. Here is the link to register if you or anyone you know is interested! As a reminder, we are offering a $10,000 referal to any investor who provides a buyer who purchases one of the remaining homes. Additionally, we are offering free electricity for 10 years to the buyers of each of the final two homes!
This week on Aron Court sales, we’ve had multiple private home tours with interested buyers and agents alike through the final two available homes, 2 & 3 Aron Court. Our strong online presence is producing a solid number of interested leads who we are actively emailing and calling to set up private showings, and we have another tour scheduled for Saturday morning at 3 Aron Court. Additionally, he have set our second virtual home tour of 3 Aron Court for next Sunday, May 3rd at 2pm. We will be sending out the invite with webinar registration link shortly to begin growing the attendee list for the virtual tour, so please forward the invite to anyone you think may have an interest in the homes! Both homes are being featured on the Zillow platform as promoted homes with the webinar registration link included in the listing verbiage. We are working closely with all interested parties who have toured the home to ensure that they have all the information needed to proceed to an offer, and based on the continued activity and interest, maintain an optimistic view on moving these homes into contract over the coming weeks. In parallel, we are working with the City of Belmont to coordinate all final inspections coming out of the shelter in place (currentlyMay 3rd) to prepare for occupancy certificates and closing of escrows/close out of the project within the Month of May.
It's been a busy week on Aron Court sales. From our targeted social marketing campaign, we are driving specific interest from active home buyers looking in the Peninsula area. There are multiple interested groups for 3 Aron Court where we have been doing private home tours. Two groups are very engaged, with one of them having submitted an offer which we are actively negotiating. As many of you may have seen, this week we scheduled a virtual open house tour for 2 Aron Court. We have almost 20 attendees and are extremely excited to show off the beauty of the home via live webinar! Here's the link again, in case you haven't registered to attend yet. Hope to see you then, and we'll keep you updated on the progress of these final two sales and the completion of the project!
This week on Aron Court sales, we continue to innovate our online marketing presence in order to ensure we are strategically reaching active potential buyers for the homes. On Thursday, we went live to MLS with the beautiful pictures, virtual video tour, and 3D Matterport for 2 Aron Court, the last of the four homes. We continue our direct outreach to our list of the 300 or so most active Bay Area real estate agents, as we're seeing a majority of active home buyers working closely with an agent. Additionally, we are leveraging several contacts in the Aron Developers network in order to broadcast information on the homes directly to internal communication threads of some of the top employers in the area, including Facebook and Google. We have also had conversations with several of the more significant online media platforms including Curbed, Forbes, Silicon Valley Business Journal, and Inman, regarding the innovative nature of the Aron Court homes. Specifically, our green approach to building ZNE (zero net energy) homes, along with the quality modern construction and breathtaking views has differentiated our homes from many in the Bay Area. Our ramped up online presence for 3 Aron Court over the past few weeks has produced an inflow of qualified leads. We are working closely with interested parties to get them home information virtually, and have had several in-person home tours as well.
On the Aron Court Sales front, we continue to develop new creatives for social media and online marketing campaigns with additional messaging including preferred lender interest rates in the low 2% range as well as "free electricty for 10 yrs" incentive that we are running for both of the final two homes through the month of April. We continue blasting email updates with the newly created content for Lot2 and will be completing photos and video tour and 3D matterport for Lot3 to distribute starting next week. We are working with our contact at Zillow premier to initiate a "premoted home" campaign on the platform for the two homes. It will help us more effectively promote the homes to engaged potential buyers on Zillow. We have also started a targeted outreach to talent and job recruiting individuals and companies to see how we can distribute information for 2 and 3 Aron Court to any potential Bay Area worker who are looking to relocate or purchase a new home.
On Aron Court sales, we recently moved 1 Aron Court into contract. We're working closely with title and lender to ensure the transaction moves ahead smoothly to close. 4 Aron Court is ready to close upon receiving occupancy certificates at the completion of site improvements.
As for the construction items remaining, the cul-de-sac work in the public right of way remains the portion with the most number of outstanding items. We have passed inspection on the remaining concrete sidewalk and gutter sections and plan to pour those this week. Once the concrete has been poured, we will complete the asphalt in the roadway. This will make a significant improvement to the presentation of the property. Across the four homes, we are continuing to try to wrap up punch-list related items.
1 Aron Court is in a contract and we just got into contract on 4 Aron Court this week. 3 Aron court is currently on the market and we are in the process of re-vamping our online presence of the property. California Department of Real Estate has mandated no further open houses or broker tours for County's where shelter in place has gone into effect. As a result, virtual tours are going to be critical. We are also planning on bringing 2 Aron Court back on to the market at the very end of next week.
As for the construction, we have passed all gas inspections leading up to our gas installation date of next Monday for PG&E. Weather permitting, PG&E is scheduled to install the gas lines to all 4 houses which will complete the underground utility portion of the work for the project. We will be working to complete the remaining concrete, and then complete the final asphalt work over the next two weeks.
With the houses and the cul-de-sac nearing completion, we will also begin the process of completing final inspections. There are a number of inner-dependent inspections that all need to pass in order to receive the occupancy certificate. Once the occupancy certificate has been received, only then will we be able to close escrow on the properties in contract.
We have been able to pre-pone our PG&E gas installation to 03/23-03/24. Once the gas line is installed, we will be backfilling the remaining trench and completing the first asphalt lift over the trench that is currently open. We will then be completing the sidewalk and gutter sections that are remaining prior to completing final coat of asphalt paving.
We have had strong showing these last few weeks. Both at open houses and private showings. Due to COVID-19 concerns, we will be altering our sales strategy to showings by appointment only for the time being. Lot 4 is in contract and we are actively speaking with multiple interested parties regarding.
On a daily basis, we are walking the entire property as a team to see what we can do to make the properties as attractive as possible to potential buyers and to try to incorporate any feedback we have received thus far.
On the cul-de-sac, the last remaining section of retaining wall has been poured. The curb, gutter, and sidewalk, is approximately half complete. We are cleared for construction on the electrical install for PG&E and are just now awaiting the gas engineering from them and also to begin the storm drain.
Lot 1 we are working on the punch-list items and the site work.
Lot 2, we are working on the finish carpentry and prepping for the appliances install and the handrails.
Lot 3, we are awaiting all trades rough inspection to enable us to be able to insulate and drywall.
Lot 4, punch-list items are making progress and we are working on site work.
Cul-de-sac: We are currently working to form the sidewalk and the gutter along the cul-de-sac. We have completed the water main and currently working to extend the laterals to the individual properties. The gas and electric trench remain open as we wait for PG&E to install services.
Lot 1: We are actively negotiating offers and are working to complete the site work.
Lot 2: Cabinets, stucco, flooring, and trim have been completed and we are working on the exterior stone and siding. Interior tile work has been completed and is now moving on to exterior decks.
Lot 3: Rough work is nearing completion. We have passed the first of the inspections and anticipate to receive other sign-offs next week. The next step will be to insulate and hang drywall on the interior. On the exterior, roofing is underway and expansive waterproofing on the decks. Scaffolding has been erected around the perimeter and building paper will start to wrap the house next week.
Lot 4: Construction is complete with the exception of the punch-list items on the interior.
Cul-de-sac: Lower driveway retaining wall was completed. Dirt off haul and compaction of dirt behind behind Lot 1 wall is 50% complete. Gas disconnect inspection was passed.
Lot 1 - We had about 200 parties attend the open house last weekend. There is another open house this weekend. Please feel free to drop by: Sat - Sun: 1pm - 4pm
Lot 2 - Painting is underwayand is expected to complete mid next week when we start installing Cabinets and Vanities. Scratch was completed on the exterior and passed inspection.
Lot 3 - We passed sheer inspection earlier this week. Rough HVAC is 75% complete. Framer is working on stairs, windows, exteror doors and pick up.
Lot 4 - Railing is being installed, gutters were installed. House is coming to completion soon.
Cul-de-sac: Driveway retaining wall footing was poured today. we are expecting to complete the retaing wall early next week
Lot 1: Lot 1 is 100% complete and house is fully staged for the Open House this weeken. Note that even after we go in a contract we will have to wait on closing escrow till all the cul-de-sac work finishes.
Lot 2: Dry wall 100% completed. Painting starts Monday. On the exterior we are starting scratch coat next week and hopefully will pass inspection by the end of next week.
Lot 3: Sheer inspection passed today. Rough plumbing and rough HVAC will start on Monday. Windows, doors, soffits to start installation next week.
Lot 4: House is 95% complete. Painting touch ups completed. Final electrical, plumbing and HVAC units installed. Railing will be completing towards the end of the week. We are pushing to complete punch list items and preparing a plan to bring the property to market.
Lot 1: Appliances delivery on Lot 1 is scheduled for early next week. We have completed all hand railings on the interior and exterior of the house. We are getting ready to stage the home.
Lot 2: We passed insulation inspection this week and shower pan inspection this week. Drywall hanging is going on and we have scheduled the screw inspection for next Tuesday. Next week we are planning to complete drywall hanging, mudding and taping and the following week the painter can start. Outside the house, all retaining walls are completed. Scaffolding is completed. Lath in progress.
Lot 3: The truss calculation has been passed by the city and the trusses are getting delivered by end of next week. Two floors are framed and framing for 3rd (top) floor underway. We are looking forward to pass the Sheer Inspection by mid October.
Lot 4: We are expecting the hand railing to be completed by this week. All the electrical trims on Lot 4 is also expected to be completed by this week. The painter is scheduled to start with the final coat starting next week. Appliances are expected to get delivered at site by today.
Cul De Sac- Utiltiies work is in full swing with entire site having open trenches for PGE Gas, Electricity. Site access and parking are limited. The team is working as aggressively as possible to get through this portion of the project. The water connection on street was completed this week. We still need to put in the sewer and storm lines which the team will work over the next couple of weeks.
Lot 1: Final touch ups of drywall is completing this week and we will complete the final coat of painting next week. Final plumbing finishes and final light fixtures are also schedule to complete by end of next week.
Lot 2: Fire sprinkler set up is being done and we have the inspection scheduled for next Tuesday. We have all rough trades inspection schedule for next week and once we pass we plan on starting with insulation on the interior. We have scheduled the Drywall materials to be stocked on site by next week. Outside the house, retaining walls for the driveway are formed and we are hoping to pass the retaining walls inspection scheduled for next week.
Lot 3: Framing of the house is in full pace and looking at how things are shaping we are hoping to get the sheer inspection done in two weeks to come. Outside the house, all the retaining walls are formed and we are hoping to start back filling later next week.
Lot 4: Flooring is all set to complete by end of this week. Following next week we have scheduled installation of railing on the stairs on both interior and exterior of the house.
Cul De Sac- Utiltiies work is in full swing with entire site having open trenches for PGE Gas, ELectricity. Site access and parking are limited. We are trying to the get the water connection done on street early next week. The team is working as aggressively as possible to get through this portion of the project .
Lot 1: Flooring installation is complete on Lot 1 and we've scheduled interior railings to be installed starting next week. All set to pass pre-site appliances inspection this week and arrange for delivery of appliances in weeks to follow.
Lot 2: Rough plumbing, Rough mechanical, Rough electrical and Fire Sprinklers are being worked on. Planning to have all rough trades like rough plumbing, Rough electrical, HVAC and fire sprinklers set up done and pass rough trades inspection next week. Outside the house, all retaining walls are expected to be completed soon and we're getting waterproofing done by end of next week.
Lot 3: Framing of lower level is complete and the team is working on framing the middle floor of the house. Outside the house, all the retaining walls on the home are expected to be done ready for waterproofing by end of the week.
Lot 4: Cabinets and counter tops are installed. All flooring is scheduled to be completed by end of next week. Following week we are planning to get the final coat of painting done on the interior.
Cul De Sac- Utiltiies work is in full swing with entire site having open trenches for PGE Gas, ELectricity. Site access and parking are limited. The team is working as aggressively as possible to get through this portion of the project . We still need to put in the sewer, storm and water lines which the team will work over the next couple of weeks
Lot 1: Flooring installation on 2nd floor is complete and 1st floor flooring is being worked on. Cabinets and counter-tops are also being installed.
Lot 2: We passed Sheer inspection this week. Rough plumbing and Rough HVAC is being worked on. Next week, we plan to being Rough electrical as well as fire sprinklers. Outside the house, retaining walls for the driveway are formed and the concrete will be poured next week.
Lot 3: Framing of lower level is complete and the team is working on framing the middle floor of the house. Outside the house, 50% of the retaining walls on the home were poured this week. The remaining are being formed next week.
Lot 4: Cabinets and counter tops are installed. Flooring material is delivered. Flooring will begin early next week.
Cul De Sac- Utiltiies work is in full swing with entire site having open trenches for PGE Gas, ELectricity. Site access and parking are limited. The team is working as aggressively as possible to get through this portion of the project . We still need to put in the sewer, storm and water lines which the team will work over the next couple of weeks
Lot 1:
On the exterior, we have completed final coat of Stucco this week. Will start hardwood flooring installation going tomorrow onward.. On the inside, the finish coat of painting is expected to get completed by early next week. Garage doors are installed and exterior hand rails installation is scheduled to start next week .
Lot 2:
Framing is almost complete and we are scheduled for Shear Inspection early next week. All the interior doors are schedules to arrive next week. All the rough trades are expected to start working inside the house starting early next week or two. The retaining wall footings were inspected and passed this next week. We are preparing to pour concrete on the footings next week.
Lot 3:
Framing of the house if in full progress and all walls are standing. We will be getting the truss calculations next week, post which we can get the truss delivered. Also the retaining walls outside the perimeter are being constructed and we have passed retaining walls inspections this week.
Lot 4:
On the interior, finish coat of painting is completing next week. All the cabinets and vanities were installed this week next week and bathroom vanities are expected to be installed by this weekend. All front doors have been installed and exterior tiles installation completed. Final plumbing and light fixtures are ready to be installed from next week.
Lot 1:
On the exterior, we will complete final coat of Stucco early next week. Will start stocking hardwood flooring material next week. On the inside, painting is expected to get completed by this weekend. Vanities are expected to finish installation by this weekend and garage doors to be installed next week.
Lot 2:
Framing of both floors is almost complete and we are gearing up for the Shear Inspection by next week. Measurement of all opening have been taken for the windows installations, windows are expected to arrive in a couple of weeks. All the rough trades are expected to start working inside the house within a week or two. The retaining wall construction outside the perimeter of the building is in full swing and we are all set to drop cages and get them inspected early next week.
Lot 3:
Framing of the house if in full progress and all walls are standing. Also the retaining walls outside the perimeter are being constructed and we have inspections for the retaining walls next Tuesday.
Lot 4:
On the interior, painting is completing this week. We are getting ready to install cabinets early next week and bathroom vanities are expected to be installed by this weekend. All front doors are scheduled for delivery and installation early next week. We are stocking hardwood flooring material and start installation in couple of weeks. On the outside, the final stucco coat has completed.
Lot 1:
On the exterior, we completed brown coat of Stucco and the color mixes for the final coat is finalized. On the inside, painting of doors is complete and first coat of painting is underway.
Lot 2:
Framing of both floors is complete and we are waiting for Roof Trusses to be delivered which were approved this week. Also the layout of the mechanical room, duct work, soffits has been finalized. The architect has completed making the plans modifications to be submitted to the city for the roof lowering changes as well as the addition of windows to the living room. We expect roof trusses to be on site early next week and be able to have sheer inspection in 2 weeks, ready for all rough trades to work in the house. The retaining wall construction has also started outside the perimeter of the building.
Lot 3:
Framing of the lower floor is underway and all walls are standing. Also the retaining walls outside the perimter are being constructed and lowest walls passed inspection earlier today.
Lot 4:
On the interior, painting is in full swing and we are getting ready to install cabinets, bathroom vanities, hardwood flooring over the next couple weeks. We also expect to do the finish coat of stucco with approved color mix next week.
Lot 1: Drywall is 100% completed. Interior Tiling is 75% completed. Scratch Coat of Stucco Completed and Passed Inspection. Painting will be Starting on 8/5.
Lot 2: Both Floors have been framed and sheered(plywood complete). We have modified the floor plans, added windows to expand the gorgeous views and dropped roof height from 14' to 10' to in a section of house to open up the views for Lot 1 home. Plumbing, HVAC, Electrical subcontractors have walked the job and ready to start immediately upon passing of Sheer inspection. We are awaiting Roof Truss delivery and installation upon which we can call for Sheer Inspection.
Lot 3: Framing has started. There are 6 retaining walls that need to be built outside the house and construction of retaining walls has started. Today 2 of them passed rebar inspection and concrete will be poured this weekend.
Lot 4: Drywall is 100% complete. Painting underway. Tile installation on the interior of the home is 100% complete. On the exterior, Siding installation is 100% complete. For Stucco, Brown Coat is 100% completed. We are waiting on final color mix and as soon as that's finalized, final coat of Stucco will be completed.
LOT 1:
Retaining Walls on Lot 1 has been poured. Lath 100% completed including corners and expansion joint, all set to start scratch coat next week and scratch coat inspection is scheduled for Friday (8/2) . Drywall to be 100% completed including prep and sand by next Friday (8/2). Painting contract has been finalized.
LOT 2:
Framing in progress looking forward to schedule sheer inspection.All windows have been delivered.
LOT 3:
Waterproofing and backfilling tier 2 and 3 is 100% completed. Rebar footing inspection scheduled on 7/30 and looking forward to pour on 7/31. Lumber is delivered on site for framing to start.
LOT 4:
Stucco Brown coat is completed on the outside. Drywall to be 100% completed including prep and sand by next Tuesday (7/30) . Painting to start by next week. Tiles installation inside the house to be completed by 7/27.
Cul De Sac:
Site Utilities engineering design for PG&E, Water, Storm, Sewer is being finalized and contracts negotiated with general engineering subcontractors. Work is expected to begin within next 2 weeks.
LOT 1:
Lath completed and Lath inspection passed. Drywall hanging and taping is completed. Shower pan waterproofing complete and inspections passed. Topping and skimming will be worked on next week.
LOT 2:
Framing of 2nd floor walls in progress.
LOT 3:
Waterproofing behind retaining walls and backfilling to start framing is completed. Looking forward to gettting framing started ASAP.
LOT 4:
Stucco Scratch coat is completed on the outside. Drywall Topping is completed on the inside. Drywall skimming in underway and will continue next week. Also Outside retaining walls are being formed and concrete will be poured on 7/23.
Cul De Sac:
Site Utilities engineering design for PG&E, Water, Storm, Sewer is being finalized and contracts negotiated with general engineering subcontractors. Work is expected to begin within next 2 weeks.
LOT 1:
Paper complete and Lath are in progress on the outside.
Drywall hanging is complete on the inside and Drywall inspection is scheduled for Monday 7/15.
LOT 2:
Framing of lower floor complete, subfloor for main floor complete. Next weeks, walls will stand for the main level.
LOT 3:
Foundation is complete for the home.
Waterproofing and backfilling behind the retaining wall is in progress.
Shortly thereafter framing will commence.
LOT 4:
Outside Lath competed and passed inspection.
Sratch coat of stucco is in progress.
Siding installation is in progress
On the inside, Drywall Hanging is complete and passed Screw inspection.
Next week the Drywall taping and bathroom waterproofing will be completed.
LOT 1:
LOT 2:
LOT 3:
LOT 4:
Lot 1:
Lot 2:
Lot 3:
Lot 4:
Lot 1: Soffits are completed, the 2nd story deck framing is completed and all rough plumbing and rough HVAC is completed. Electrician is installing cans. Next week we will finish rough fire sprinklers. We will target to start pulling of electrical wires as well.
Lot 2: Drainage and Backfill of all retaining walls is complete. Framing material is delivered and will start in full swing on Monday.
Lot 3: Remaining piers for mid level house slab were poured, backfill was completed this week. Plumbers are working to complete in slab plumbing for mid level slab by tomorrow. We have in slab plumbing inspection on Monday and several tasks with goal to pour mid level slab by next Friday.
Lot 4: Fire sprinklers completed, Electrical wires are being completed throughout the house. We have all trades rough inspections scheduled for Monday and Tuesday, followed by insulation installation and inspection towards the end of next week.
Lot 1: Rough HVAC and Rough Plumbing are complete. Team is working on Soffits and installing doors next week.
Lot 2: Foundation is 100% complete. Framing starting Monday.
Lot 3: Water proofing and backfill of retaining wall complete. Forms for upper slab underway. Next week, we will also pour 6 remaining piers and plumbers will complete in slab plumbing.
Lot 4: Soffits 95% complete, HVAC, Plumbing 100% complete. Fire sprinkler 80% complete. Next week we will complete installing all exterior doors, pulling in all electrical wires. Also target go pass all trades inspection.
Lot 1- This week, Framer completed items for waterproofing of exterior decks. Water proofing was completed for exterior decks. Most doors and windows with a few exceptions are now installed. Rough Plumbing is currently on its way. Next week rough HVAC will be completed and also creation of Soffits.
Lot 2 - In slab plumbing was completed and passed plumbing inspection on Wed. Foundation subcontractor is preparing for final slab and perimter wall pour scheduled for next Wed. Next week, we will begin Framing.
Lot 3 - Water proofing and backfilling for the lowest sections behind the retaining walls was completed. Water proofing for the middle section was also completed. The team is working on re-compacting dirt as well as backfilling. Next week, we are expecting to pour the piers for the mid level slab.
Lot 4 - Deck water proofing was completed, door pans were installed, soffits were created along with several minor framing changes. Next week, Rough Electrical and Rough Fire Sprinkler work will be completed.
Lot 1:
Most of the windows are installed. HVAC ducting is complete on 2nd floor. Next week, Plumbing will be worked on before HVAC can be completed on 1st floor.
Lot 2:
Drainage behind the wall is complete. Piers for top level living area as well as garage area were poured, the walls for lower level is water proofed and backfilled. Next week, plumber will do in slab work along side the preparation for slab for the 2nd floor living area.
Lot 3:
Forms were stripped, drainage behind the wall is complete. Because of the rain, more dirt collapsed and was removed. Some sections of walls are water proofed. Next week, the entire wall will be water proofed and backfilled.
Lot 4:
Rough HVAC is complete. Window installation is being worked on. Next week Framer will install the soffits which will unblock the electrician for rough electrical work.
Lot 1:
Rough frame is 100% complete and is ready for shear inspection
Lot 2:
Retaining wall sub drain work is in progress
Lot 3:
Retaining wall sub drain work is in progress
Lot 4:
Rough plumbing is in progress
Lot 1:
Trusses have delivered and are being installed.
Plumber has started the plumbing layout.
Lot 2:
Concrete for the basement retaining wall is poured.
Lot 3:
Concrete for the basement retaining wall is poured.
Lot 4:
Trusses are installed.
Plumbing is in progress.
This lot is ready for Shear inspection on 5/20.
Extensive tree trimming is underway on the property which will open up the views and help with Sales & Marketing. We have a few engaged buyers with whom we are following up deligently.
Lot 1: Outside plywood and Second floor sub floor are 100% complete.We are working on standing walls for the 2nd floor.
Lot 2:The slab for the basement is 100% complete. Retaining walls are being worked on.
Lot 3: Basement slab is poured. Retainingg walls for the upper level are worked on.
Lot 4: 2nd floor walls are standing, plywoods will be worked on.
Lot1: 1st Floor wall frames are 100% complete. Second Floor sub flooring is 100% complete.
Lot2: Basement wall rebar is 75% complete.
Lot3: Sub grade preparation and Matt slab rebar is being worked on.
Lot4: 2nd Floor sub flooring and wall layout is 100% complete.
Lot 1: First floor got framed. 2nd floor joists were installed.
Lot 2: Rebar for Retaining wall for lower floor is installed and will be ready for inspection next week.
Lot 3: Plumbing inspection passed at the basement level. Started putting forms for slab. Expect to pour the slab at basement level next week.
Lot 4: Sub floor for 2nd floor started today.
On Lot 1 and Lot 4, we have poured the foundation and have started framing the homes. We are eager to be able to show the homes framed in order to best gain excitement from potential buyers. Lot 2 and Lot 3 foundation is making progress and we are scheduled to jump directly from framing 1 and 4. The cul-de-sac improvement work continues with the next large milestone being to start PG&E and water work for the new homes.
We are currently working on the subdivision improvements for the cul-de-sac. The large retaining wall and sewer work are complete and we will now begin working on the other utilities. The lot 1 foundation will be poured next week and we hope to also be able to pour the lot 4 piers. The rain has been a setback on the project, but we are hoping with a short break in the weather next week, we can make significant progress.
On Aron Court, we are pushing ahead on the construction of the cul-de-sac with pier wholes drilled, rebar laid, and underground utilites continuing to make progress. We are looking forward to completing the large retaining wall along the cul-de-sac next week, before proceeding forward with the sidewalk and adjacent reaining wall. The piers for Lot 1's foundation are drilled, the inslab plumbing is complete, and we will be getting inspection next week in order to pour the first floor slab.
We are well underway with the new cul-de-sac construction. We have constructed the large retaining wall that is on the uphill side of Talbyrn and have also completed the new sewer manhole construction. We will be working on installing utilities next for the cul-de-sac construction. The four homes are ready for foundation. We are currently working on lots number one and two, and then will be moving on to lots three and four. The foundation contractor, plumber, and framer will be working on the site simultaneously to make as much progress as possible.
We are waiting on the city of Belmont for the final signed paperwork in order for us to record the final parcel map with the county. We are also finalizing the design specifications in order to complete the marketing materials, and will soon be bringing the lots to market one by one. Please let us know if you know anyone who may be interested in buying or wants more information on any of the four homes.
Demolition is now complete and tree removal has finished. We are working closely with the City of Belmont to record our Final Parcel Map and Grading Permit so we can begin grading work.
The Final Map was approved by City Council this week. We are now working towards completing the requirements to pull the subdivision improvement plans and to record the Final Map with the County of San Mateo. We are actively researching cost savings related to the structure of the four homes and are working tightly with contractors to solidify bids.
Our City Council meeting is now scheduled for April 10th, at 7pm at the City of Belmont. This meeting is to officially record the final parcel map, approve the 3-way stop sign, adopt the name change to "Aron Court", and to vacate the Right of Way required to construct the new cul-de-sac. Demolition of the existing structure and tree's is scheduled for April 4th in prepartion to begin subdivision improvement work as soon we get City Council Approval.
The Subdivision Improvement Plans and Final Parcel Map have been approved by the City of Belmont. We are currently awaiting our Lot 1 and Lot 4 Building Permit comments. We will be resubmitting Lot 2 and Lot 3 this week. The City of Belmont has a grading moratorium until April 15th. We will be working with the City of Belmont, in collaboration with our contractors, to see what work, if any, we can proceed with prior to that date.
The subdivision and site improvement plans are currently being reviewed by Public Works. Once the plans have been approved, we will begin the process of pulling the encroachment permits and getting our bonding in place for the work that is required in the public right of way. There is a grading moritorium in place until April which will greatly diminish the amount of work we are able to proceed with.
We have reviewed the Subdivision Improvement and Final Map plans with the plan checker to ensure all comments are addressed. We will be formally submitting this week. In addition, we will be resubmitting Lot 1 and Lot 4 building comments this week. Lot 2 and Lot 3 comments we are anticipating this week.
We have now compiled responses and documents to all of the comments as they relate to the Subdivision Improvement and Final Map. We will be attempting to set up a time next week to sit down with the plan checker to ensure we are on the same page with all items prior to formal submission. In addition, we are making good progress on addressing the Building Comments for Lot's 1 and 4. We should be ready to re-submit after the Holiday weekend. We are currently waiting to receive comments from Building Department on Lot's 2 and 3 as they are more complex and were submitted about one week later.
We have received comments from our submission to the Building Department for two of the four homes. We anticipate receiving comments on the other two submissions next week sometime. It will take us two weeks to turnaround re-submission to address those comments. As for the Final Map and the Improvement Plan, we are making progress and are working through the final requirements from the City of Belmont.
All four lots have now been submitted to the Building Department. We are also in communication with Contractors in order to collect proposals now that we have structural plans. We are also working to finalize our Subdivision Improvement Plans and Final Parcel Map.
Two of the four homes are currently in their second week of Building Plan check. The other two homes Building Permit submission are prepared and are ready to submit this week. With with full package together, the objective will be to send it out to trades for bid over the coming weeks concurrent to plan review.
We have started our first construction activities with abatement on the existing structure's hazardous material. This is a predecessor to complete demolition. As for the permit submissions, two of the four homes were submitted to the Building Department on Friday of last week. We are working on complete the other two packages for submission to Building late this week or beginning of next. We are still ironing out the last of the comments for the Site Improvement and Final Parcel Map prior to formal resubmission.
We are nearing completion on two of the four building permit submissions. The reason for offset in timing has to do with the severe grade of the two remaining plan sets which adds to the complexity of the design. We are also spending a great deal of time preparing for the Site Improvement and Final Parcel Map packages. By working upfront with all parties, we are hoping to eliminate any possible comments prior to re-submitting and wasting costly time waiting for comments. Also, for anyone interested in watching the presentation to the Planning Commission that we had earlier this month, the video and minutes have been added to the following link: Planning Commission Meeting 09/05.
Now that we have planning commission approval, the next three large milestones will be to obtain our Site Development permit and Final Parcel Map, and submit to the Building Department for the individual homes. We are pushing to submit to Building in the next two weeks and are working with our consultants to wrap up the last of the comments remaining for the Site and Final Parcel Map.
We are working with the Civil Engineer on what we hope to be the last of the submittals to Belmont in order to obtain the Site Development permit. The Site Development work includes the construction of the new cul-de-sac, drive path, sidewalks, curbs, and utilities. Our goal will be to commence this work as soon as possible so we can jump into the construction of the 4 homes as soon as we have approval from Planning and Building Department. As mentioned in previous updates, the Planning Commissioning meeting is scheduled for tomorrow evening at the City of Belmont. Our goal for this meeting will be for the Commissioners to approve the project so we can move on to Building Department submission. I have attached some snapshots of our presentation for you to take a look at.
Our Planning Commissioning date of 09/05 has been confirmed. For anyone, especially those who live in the Belmont Community, who would like to come out and show their support, it would be greatly appreciated! We are hoping to have our homes be the first on the agenda at 7pm. We have also been working closely with the Structural Engineer over the last week for design development of the structural plans.
We are currently working with the Design Team to finalize the Planning Commission presentation. We have a tentative date of September 5th for the hearing on all four homes in Belmont. We are working with the Structural Engineering team on a Design-Build approach to ensure that the proposed foundation designs are aligning with our budget. I have included a preview of some renderings that we will be using for presentation purposes.
We are awaiting confirmation for our public hearing date on all four homes. In the meantime, we are working with the design team in order to prepare the Building Permit package.
We have received preliminary feedback from the Planning Department that two of the four lots have gained staff support. We will be working with the City of Belmont towards the beginning part of next week to address their concerns on the other two properties. Our goal will be to submit all four lots at the end of next week for what we hope will be the final submittal for Planning. Once that is complete, we will be put on the schedule for Planning Commission meeting.
We have resubmitted three of the homes to Planning. The fourth home, we have been going back and forth with Belmont to ensure that what we are re-submitting gains their support. The topography of the site makes conforming to their general guidelines quite difficult but our team is working diligently to make it happen. We just received the second round of comments on our Final Parcel Map and are expecting Site Improvement comments early next week. We are also concurrently working toward the demolition permit so we can hit the ground running once we have the Site Improvement permit.
Over the last few weeks, our primary focus has been to ensure that we are in the best shape possible going into our Planning Commission meetings. This includes completing neighborhood outreach as required as part of the public process and also having multiple meetings with the Planning Department to ensure we have their full support. We are also working to secure a demo permit and to begin Site Improvement work concurrent to Planning feedback.
We have received comments from Public Works and Planning on our first round submissions. All in all, they were relatively minor comments and our design team is currently working to implement the City of Belmont's comments. We are going to be resubmitting to Public Works documents early next week and Planning towards the end of next week.
We received Public Work comments last week and are working to address them. We are anticipating getting Planning comments over the next couple weeks for all four homes.
Our consultants have been working hard in preparation to submit all four lots for Planning review next week. We have also begun speaking with contractors and vendors in order to value engineer the design.
For this project, we are using an Integrated Project Delivery approach- where all consultants are involved from the first design iteration in order to expedite the design process as much as possible. The tight coordination has been paying dividends in the form of delivering some very promising conceptual designs. We are working to finalize all building footprints and floor plans, while considering Structural and Civil conditions, prior to completing design development. We are hoping to formally submit to the planning department next week.
Talbryn pre-construction is in full swing. We are preparing to submit the Final Parcel Map towards the end of this week. We are simultaneously working on the Architectural design, Arborist report, and Soils Engineering. We have included the conceptual design of the homes below, enjoy!
Talbryn Conceptual Renderings from Aron Developers LLC on Vimeo.
Our Civil Engineer has completed the first progress set for the subdivision improvement plans. Meanwhile, we are thoroughly vetting multiple Architecture and Structural Engineering firms in order to begin work on conceptual design of the four properties.
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