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10 Units @ 4170 Central, Fremont
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Overview

This common equity raise is for the acquisition, entitlement and build out of our new development in Fremont, CA (4158 & 4170 Central Ave.), which is comprised of 10 3-story townhomes in the heart of Fremont. The project consists of two separate parcels, each with a single family house on it, which we are stitching into one buildable site to take advantage of the higher density allowed by their zoning designations. The site is located on Central Avenue, one block off of Fremont Boulevard and less than half a mile from the Centerville Station, which services Amtrak's Capitol Corridor and the Altamont Corridor Express commuter rail. The property is also located about 1 mile from The Crossroads Shopping Center, one of the largest in the city, as well as 2 miles from Bart.<br/><br/> We have completed our initial due diligence on the project and are now moving forward to submit our full planning and building applications and close escrow by the end of May. Each of the units will be roughly 1800 square feet with a two car attached garage as well as 4 beds/3 baths. The term of this investment is roughly 24 months, in which time we will entitle, build out, and sell all 10 homes.

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We are looking forward to receiving feedback on our City of Fremont Planning Submission. We are also working with our Planner to organize our Community Hearing and a meeting to discuss any remaining concerns.  


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We are closely working with the city planners and expecting to receive the final feedback on our last Planning Submission done on September 21st. Further, will be pushing the City of Fremont to provide a Planning Commission date.


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We are currently awaiting the City of Fremont's feedback on our latest Planning Submission. Meanwhile, we are working with the City to distribute and organize our Community Meeting in preparation to be heard at Planning Commission hearing.


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We submitted our planning submission and are currently awaiting hearing back from City of Fremont. We addressed all outstanding comments and are hoping to work closely with the reviewers this plan check cycle to try to ensure that no new comments arise.


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We submitted our Planning Application this week. We will be pushing the City of Fremont to provide a Planning Commission date. 


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We are targeting a resubmission in the coming week. Our consultants are working directly with the plan checkers in order to try to hash out as many concerns prior to resubmitting as possible. We are also working with the city of Fremont to receive mailing labels for the adjacent neighbors so that we can proceed forward in organizing our first community meeting.


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We had a call with our planner last week to review comments and were able to clear a number of the concerns the City of Fremont had regarding the application. It puts us in a very strong position for this next submission and being able to make strides towards getting on planning commission hearing.


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We have received minor feedback from the City of Fremont. They have some remaining issues with the modern architecture style which we are trying to work through with them. We have two different calls scheduled with them for next week. We will continue pushing our assigned Planner for our commission hearing while we wrap up remaining concerns.


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We have received feedback from two of six departments. One of which had minor corrections that we are working on and the other that does not have any further comments. Plan review times have been increased during COVID, but we are trying to work as closely as possible with the reviewers to try to expedite receipt of comments.


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We have submitted our plans for Planning Approval. We are currently awaiting feedback from the City of Fremont. We have begun reaching out to the plan checkers to try to answer any outstanding questions or concerns they may have. Our biggest focus right now is receiving OK from Public Works and from Landscape which has been the most difficult to appease to date. 


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The latest plan check is currently under review with the City of Fremont. We just completed the updated renderings that we are happy to be able to share with you today. We will be using these renderings for both showing to the plan reviewers during their review, but also during eventual Planning Commission Hearing.


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We have completed our submission to the Planning Department and the plans are currently in for review with the City of Fremont. We are reaching out to the individual reviewers to ensure that they have both received the plans and that it contains the information that is required to complete their review. 


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The project was submitted last week and we are working with the City of Fremont to ensure they are in receipt of all digitally submitted documentation. We are also working with individual reviewers to ensure that each of their concerns is addressed in this round. We will be following up with additional renderings for the landscape to more accurately depict screening between us and the neighbor and also the volume of vegetation between the garage doors.


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The team is working to submit what we hope to be our last formal Planning Submission. This last week we also completed PG&E disconnects on the property. And are in the process of preparing agreements with the City of Fremont regarding affordable housing and public improvements that will be taking place.


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We are completing our next Planning Submission over the coming few days. The objective of the next round will be to address any and all outstanding comments and to get support from the Planning Staff.


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We are targeting a resubmission date for this coming week. We have individually met with the Departments in the City of Fremont that have the most outstanding concerns. Currently, our biggest obstacle appears to be satisfying the Landscape reviewer's requirements. The site is rather tight, and as a result, are working very closely to try to ensure that we are adding as much landscaping as possible while of course taking into consideration the Civil and Architectural requirements in the project. 


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We just received the comment letter from our third submission to the Planning Department. Overall, we do not see any major remaining hurdles however there are a number of items to iron out with individual departments prior to receiving their blessing. Our goal will be to work with staff in order to gain support for our next submission, and soon after push to be put on the Planning Commission schedule.


We just received the comment letter from our third submission to the Planning Department. Overall, we do not see any major remaining hurdles however there are a number of items to iron out with individual departments prior to receiving their blessing. Our goal will be to work with staff in order to gain support for our next submission, and soon after push to be put on the Planning Commission schedule.


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We are awaiting comments from our latest Planning Submission. From our conversation with our assigned planner, the initial feedback was very positive. We are hoping that there are only minor comments remaining that can quickly be addressed so we can begin to push to be heard at Planning Commission.


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Our latest planning submission was well received from the staff and we have had numerous conversations with the individual departments during the review period to try to address as many concerns as possible mid-cycle. We anticipate receiving compiled feedback from our Planner any day now.


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We had an excellent call with the planning department last week and have since been working to provide them with additional information they had requested. We are scheduled to formally hear back regarding our last submission next Friday.


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We had an excellent meeting today with the City of Fremont. The objective of the meeting was to go through our last submission and to walk them through how we are addressing their previous questions and concerns. We are anticipating formally hearing back from Planning at the end of May. In the meantime, we are working with the design team and preparing for development of the plans. 


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We are working to set up meetings with individual departments at the City of Fremont while they are reviewing our third Planning Submission. The objective will be to try to catch any comments prior to release in hopes to try to expedite entitlement process. 


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We have sent follow up emails to each department in an effort to arrange calls for next week to review with them on a one-on-one basis. In the meantime, we are planning to work on getting the required consultants on board, majorly Structural, and MEP. 
 

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We have submitted our third Planning Submission. It is currently under review from the City of Fremont. We will be following up during the course of review with the individual departments to try to address any questions or concerns as they arise.


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We have completed all the required documentation for Planning Submission #3 and have submitted electronically to the City of Fremont. We will continue to make strives towards working with the departments directly to ensure that their comments and concerns were adequately addressed. 


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We will be submitting our third formal submission to the City of Fremont next week. Since we are now conforming to R3 standards, we will not be re-zoning. As a result, we will need to only be heard at the Planning Commission and not City Council.


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We are actively working on our third submission to the Planning Department. This includes all the changes we have made over the last couple of months in an effort to conform to the underlying zoning standards. We are hopeful to be able to digitally submit the plans and our response letter to respective departments by middle of April.


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We have completed coordination across disciplines and have targeted a resubmission date of early April. As a part of that submission, we will be complying with the underlying R3 zoning as to avoid having to go to the City Council.  Over the next few weeks, we will also be working with the individual departments within the City of Fremont to ensure that their individual concerns have been addressed in order to best assure that any comments we get are minor in nature.


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We have received confirmation from the City of Fremont that we will need to lower eave height of structure to 30’. As a result, we will be modifying floor plans slightly to make sure we make the best use of ceiling heights. We will be working with our team over the next couple weeks to prepare a resubmission package.


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We will be working with our Architect next week to modify the ground floor-plans to shrink 2' depth of the units in order to accommodate the necessary space on site. Once finalized, we will then proceed forward with our design development packages based on the re-design.


We had a call with the City of Fremont Public Works department and are waiting for their department head to confirm if the proposed Utility Plan satisfies their requirements. This decision will determine Architectural design including the building height which we are fighting for so maintain as high floor to ceiling dimensions as possible.


We have been able to work with the water department and with Engineering this week to get feedback on our utility plan. Currently, the utility meter locations are the largest obstacle to the project. Fremont has been extremely particular regarding utilities, more so than any other jurisdiction that we have come across. All of this coordination on the front end of the project will hopefully expedite during the building phase.


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We have a preliminary utility site plan together which eliminates the requirement of a 30-foot eave height constraint that we were previously grappling with. The time it has taken to work with the water district and with Public Works on this topic is certainly longer than we would typically spend at this stage of the project. However, we hope that due to this time upfront on coordination we can save some time during the construction document phase. We will be sending over the plan for Public Works to review next Tuesday.


We are working very closely with Public Works, Fire, and Planning to resolve a building height/road width conflict. This is the last major review item remaining in our Planning Application. We are hoping to have resolution to this item next week so we can proceed forward in submitting what we hope will be our final Planning Submission.


Following our meeting with fire and public works, we are finilizing our utility locations on the site in order to acheive the road width required to proceed with our current site layout and architectual design.  We plan on solidifying our plan sets in order to submit to planning next week.


We are working through design constraints with the fire department and have meeting set up next week to determine if we can work with them to widen our proposed private roadway to satisfy fire requirements.


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We are finilizing our submission set with consultants in order to submit to planning next week.


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We had a meeting with Public Works in regards to our revised site layout which was extremely productive.  We also had all other departments there who were able to give valuable insights on ensuring our submission is complete. We are working with our architect, civil and landscape to prepare our third submission to the city next week.


We have received verbal OK from Planning staff regarding the revised site layout of three attached buildings comprising a total of 10 units. We are awaiting confirmation for a meeting date with Public Works. Meanwhile, we are working on our Design Development of our third submission to Planning.


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We have completed our revised architectural site plan in tight coordination with the City of Fremont, planning staff. We will be working with our Civil Engineer to revise their plan in order to review with Public Works prior to working on design development on the rest of the drawings. Due to the change we are making of attaching the units into 3 buildings, we will avoid having to go to City Council.


On Central Ave, we received clarity on the two open items that came out of our meeting with planning last week.  Great news is we do have planning staff support for a reduced setback along Argyle, which is significant for achieving the unit sizes we would like to along that frontage. We received our updated site plan and CAD files from our Architect today (see attached), and are going out to consultants for revisions on civil and landscaping in order to resubmit as early as possible in January.  Once submitted, we will be driving full speed ahead to achieve planning staff full support in order to schedule for planning commission hearing.


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On Central Ave, we have made several significant updates to the site plan based on planning feedback.  Most notably, in order to avoid city council review, we are attaching the units in 3 separate clusters of homes.  There will be two triplexes and one fourplex.  We are meeting with engineering in order to implement any final changes before our final submission.

Based on our revised plans, we are seeking planning staff support in order to move ahead to planning commission hearing.

 


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We are working closely with the city of Fremont to gain clarity on their second round comments. We have a meeting with staff on Wednesday of this week where we will be presenting the deviations which we are requesting in attempt to get their blessing. We will be presenting multiple options to increase our chances of getting a very direction from the city.


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We are preparing for the follow-up meeting with Planning and Public Works. By working closely with the plan reviewers, we are hoping to help minimize future critics. There have been many staff changes on our project which has led to some inconsistencies in feedback that we are hoping to gain clarity on prior to this third submission.


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We had two meetings with Planning and Engineering this week. We are working through response to their comments right now. They have concern over the Right of Way area and also the deviation between buildings we are requesting to keep them as duets.


We had a meeting today with staff to discuss project status and design elements. As a result of the meeting, we are making minor architectural changes to the elevations, changing the front door locations on the units so they face Central Ave, and also working to change the colors of materials. We will be having a following up meeting next week with the Engineering and Planning staff prior to resubmitting our plans. 


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We have received the second round of comments from the City of Fremont and are currently working to address concerns. We have a follow-up meeting with the City next week prior to resubmission to ensure that we are satisfying requirements.


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We are still waiting on the comments that were due to us from the city of Fremont on Oct 18. At this point City of Fremont is 2 weeks late in responding back to us from their commitment. We are repeatedly reaching out to them via phone calls, emails as well as in person visits and trying to receive the comments ASAP.


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We are still waiting on the comments from the City of Fremont on our last round of submission. The comments were due to us on Oc 18. We are pursuing with the city to get the comments early next week.


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We are expecting to hear comments on our last submission by end of day today. We are not expecting any major surprizes and should be able to move to the next round shortly thereafter.


We are awaiting comments from the City of Fremont. They have told us that we can anticipate hearing back by October 18th.
 

We are still waiting on receiving feedback from the City of Fremont. Our expectation is to receive it sometime next week.

 


We are waiting on the City for the feedback at this time. We are working on exterior renderings. Also selecting structrual engineer for the project.


The team submitted the 2nd round planning submission set this week. We are now waiting on the feedback which should take about 30 days. The team will internally work on renderings and budgets.


Over the last several weeks, the team has iterated over different layouts of the project and finally the team is ready to submit a version of plans to the project that meets the requirements of various agencies. We expect the submittal to be early next week.


All of our consultants are busy completing the formal submission sets and we expect to submit for the 2nd round of review by end of next week. 


We are still waiting on Public Works review of our submittal addressing their previous comments. In anticipation of positive outcome as well as in order to move the process forward as quickly as possible, we have authorized all the consultants to prepare the formal submital set.


We have been working with the city planner to get their buy in on whether the project should be submitted as planned development or as existing zoning with a variance. We are also waiting on feedback on public works.
 

We have been waiting on the City Public Works official to confirm that our design changes to address their comments are satisfactory. We are following up with them and hoping to meet with them early next week along with Head of Planning at Fremont to ensure their support for the project.

 


The team met with City Planning Staff, received the feedback and the feedback was incorporated by architect and civil engineers. We are waiting on another review from Public Works early next week (who has already provided extensive feedback earlier and we have incorporated it already). We are hoping for a quick approval and if that happens, our team will quickly formalize the documents and submit for a formal review, round #2. 


Our architect and civil engineering team has worked to incorporate all the feedback so far from City Public Works staff and have sent it back to them for review. We also are trying to setup a meeting with Head Planner early next week to make sure we have their feedback or hear any concerns from them on the latest version of the plans.


The engineering team is working is close loop with the City Staff to ensure the comments from 1st round are addressed completely and to the satisfiction of City Staff. We are targetting to do a formal resubmission for round 2 by end of next week.


We received comments from various agencies at City of Fremont. The biggest concerns came from Public Works who requested larger setbacks from the streets. Our architect has already provided a revision to the concerned person and we are working diligently to address Public Works concern before we submit formally to all agencies.


The team met with the assigned Planner  for the project. Currently the City Staff is reviewing the submitted plans and will provide feedback on 19th. There is a meeting setup for July 19th at City of Fremont to review the comments.


We got our planner assigned to the project and the project review is scheduled to be completed by july 19.  we are also scheduling a meeting with the assigned planner next week to get early feedback.


We are still awaiting the planner to be assigned and recieve first round comments in 3-4 weeks.


We got  the updated plans from the Civil Engineer and we completed the submition to the City of Fremont.

We are waiting for the feedback from the city within 30 days.


Team is ready with the submittal to the city of Fremont. We will be submitting on Monday.


We received the exterior elevations and plans from architect and provided feedback. The team is working hard to meet the June 14th deadline to submit first round planning submission to the City of Fremont.


Today, we completed the purchase of the two parcels for our Fremont project. We also hired the civil engineer and the team is on track to submit the first round of submission to planning department in June.


Our architect has put together the site plans, floor plans and elevations. The team is reviewing and will provide feedback shortly. Also the civil, landscape and other consultants are working on their parts for the first round planning submission. We are targeting to submit in the next 4 weeks.

 


Topographic Survey was completed on the property and the architectural work is beginning.

We are working on hiring the Civil Engineer and other Consultants.

 


We have signed the architechtural as well as topographic survey contracts. The topographic survey has been schedulued for next week

We are working on closing the purchase escrow on 5/30 and are working on raising the capital in fund 2. We are also finalizing the lender for the 1st loan on the property.


We are at the last stages of our diligence and have removed all the contingencies on the project. We are also about to finalize an architect for the project and expect to do our first submittal of the 10 unit plan  to the planning department in 6 weeks.


We have met with the planning staff and various govt. agencies at the City of Fremont and have strengthened the possibility of 10 homes project on the site. We also eliminated the risk of the site being historical, hence the structures can be demolished. Currently  we are focusing on finalizing the architect at which point we will go full speed ahead with putting together the planning submission set.

Stay tuned!!


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