Clean Energy City - eb5fund.us · EB-5 fund LLC intends to build a Clean Energy City in Los Angeles County, ... A Thousand Years of the Persian Book of Kings, ... Perspolis, Shiraz

Iran, California Development Los Angeles County, California 2014

Clean Energy City IRAN

An EB-5 fund Project

Graphic Design by: Shabnam ChamanAra

Iran, California Development Los Angeles County, California2014

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Iran, California Development Market Analysis, Land Use Planning and Financial FeasibilityOct, 2014

Consultant Team:

Architect / Project Lead

SEM Partners, Inc.167 South State Street Suite 2000Westerville, Ohio 43081p. 614.794.3100f. 614.794.3088www.sem-architects.com

Firm Profile

As a leading Architectural firm in the Midwest, SEM Architects is a specialist in space planning and design. Known for “Quality Design through Economical Solutions”, SEM reflects a philosophy consistent with the current realities facing our diverse client market. Over 46 years, our experience has been focused on serving primarily educational and Christian clients.

Scores of our projects have received professional awards, many for historic renovation, restoration and reuse, including the Theater at Bexley High School, Stewart Hall at West Virginia University and Hall Auditorium at Miami University.

SEM believes design is an interactive process. We build a team, we meet regularly to communicate and develop consensus. We understand the importance of listening. Our task is to listen, respond and then recommend unique design solutions based on fresh ideas that encourage flexibility and expandability.

Landscape Architect / Market Analyst

Kinzelman Kline Gossman, LLC444 South Front StreetColumbus, Ohio 43215p. 614.224.6601f. 614.224.6607www.kkgstudios.com

Firm Profile

Our firm is dedicated to providing superior professional landscape architectural, architectural and planning services to our clients with offices in Columbus and Cincinnati, Ohio and Indianapolis, Indiana. Our expertise is broad ranging and includes large scale land use planning, all scales of park and open space planning, historic district and urban design, corporate facility and campus planning, residential and golf course community planning, mixed-use facilities design and building-specific design. Our clients include public agencies, municipalities, private developers and property managers.

Our goal is to produce the highest level of design and service within our clients’ budgets, schedules and constraints, resulting in quality built spaces. Our experience in design and planning is quite extensive and broad based, capable of satisfying a variety of project and client needs. The following are specific consultant services, which we have provided on numerous past projects.

Prepared for:

EB-5 fund LLCwww.EB5fund.usHenry LeongIran, California

www.calelectrical.usSohrab ChamanAraIran, California

Firm Profile

Project Management CompanyRenewable Energy, Winery, Fish Farm and Real Estate Development

CAL Electrical llc

Project Manager:

Graphic Design by: Shabnam ChamanAra


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Table of Contents

Title

Executive SummaryCity Peripheral Project

Context InventoryProject Location & WeatherVernacular ArchitectureVernacular ArtHistoric Photography

Market AnalysisTarget MarketsBaby Boomers

Site InventoryPlat of SurveySite Amenities

Shiraz a Sample CommunityBuildable Zone PlanOpportunities and Constraints

Draft Development Scheme:Master Plan Shiraz

Final Development SchemeSite AmenitiesAmenity PlanHomesite LocationsOverall Master PlanParcel PlanDevelopment ZonesPhasing PlanPhasing StrategyFinancial Model

Development PrecedentsWestern Sustainability

34-5

6789

910

1112

1314

15

16, 171819 20 21 22

23, 24 25

26

Page


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Executive Summary

EB-5 fund LLC intends to build a Clean Energy City in Los Angeles County, an hour drive from downtown Los Angles. The City is called Iran.The City will be the primary residence for the employees of the core industries built around the city. These core industries are High Tec Information Industries and University.Before the actual development, which will be in 1000 Acres deeded land, a one hundred Acres is used for winery, fish farm and manufacturing facilities related to the city environment.The first phase of the investment is winery and fish farm to prove the feasibility of the project. In the meantime facilities for solar power plant and turning Municipal Solid Wastes into Electricity by gasification system is built.University as the second phase starts with a group of dedicated professors and scholars to attract student and education seeker in a city perfect for all ages.The third and final phase is to invite people to move to Iran, California and complete the development with one thousand houses.


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City Peripheral Projects

A group of University Professors and Dean of Universities started this University as a correspondence university until the funds are available for building one

The soil and weather is perfect for winery, nevertheless reputable winery in Sonoma Valley is chosen as partner for a successful project

High Tec Information Industries

Few Silicon Valley High Tech companies will move to this location

WineryUniversity

http://www.fishfriendlyfarming.org/

http://www.ftai.com/hatchery.htmThe Fish Friendly Farming Environmental Certification Program is run by the California Land Stewardship Institute, a non-profit organization located in Napa County, California.

Fish farm Manufacturing

As staging area for assembaling renewable energy equipments and Gasification units.


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City Peripheral Projects

Gasification is a flexible, reliable, and clean energy technology that can turn a variety of low-value feed stocks into high-value products, help reduce our dependence on foreign oil and natural gas, and can provide a clean alternative source of base load electricity, fertilizers, fuels, and chemicals. It is a manufacturing process that converts any material containing carbon such as coal, petroleum coke (petcock), or biomass into synthesis gas (syngas). The syngas can be burned to produce electricity or further processed to manufacture chemicals, fertilizers, liquid fuels, substitute natural gas (SNG), or hydrogen.

Home Geothermal Energy Efficient and economical, geothermal heats, cools and cuts fossil fuel use at home. Whether you’re in sunny Florida, or snowy New Hampshire, a ground-fed climate system can free a consumer from fluctuating energy prices and save money on power bills immediately.

Geothermal comes from the Greek words geo (ear th) and therme (heat). So, geothermal energy is heat from within the Ear th. We can recover this heat as steam or hot water and use it to heat buildings or generate electricity. Geothermal energy is a renewable energy source because the heat is continuously produced inside the Ear th.

Solar power is the conversion of sunlight to electricity. Sunlight can be converted directly into electricity using photovoltaics (PV). A solar cell, or photovoltaic cell (PV), is a device that converts light into electric current using the photoelectric effect. The study also found that the new construction market offers cost advantages for residential PV systems. Among small residential PV system installed in residential new construction.

Modern wind turbines fall into two basic groups: the horizontal-axis variety and the vertical-axis design.Horizontal-axis wind turbines typically either have two or three blades. These three-bladed wind turbines are operated “upwind,” with the blades facing into the wind.Single small turbines, below 100 kilowatts, are used for homes, telecommunications dishes, or water pumping. Small turbines are sometimes used in connection with diesel generators, batteries, and photovoltaic systems. These systems are called hybrid wind systems and are typically used in remote, off-grid locations, where a connection to the utility grid is not available.

Biogas is a fuel gas made from biomass such as faeces, food waste, grass and straw etc. during the anaerobic fermentation process.Biogas contains about 55% - 70% methane (CH4), and some carbon dioxide, some water, some hydrogen some carbon monoxide and some hydrogen sulfide (H2S).

5 MW MSW/E Gasification is the primary power project in Iran.

This project may start only after a complete survay of the land. If Geothermal is found to be economical, then a power plant will be installed.

All house’s will be equipt with Geothermal system.

5 MW Solar Power will be a pilot plant project at phase one.However, every community and all the houses will have their own Solar Power System connected to the community grid

However, every community and all house’s will have their single small turbine coupled with other Green Energy Sources.

5 MW Solar Power will be a pilot plant project at phase one.

Since Iran is a development spread over 1000 Acres, having a central sewer system would be very expensive. Therefore all communities and evey group of houses will have their own digestors to produce biogas and fertilizers.

W.C. Kitchen Food waste, fruit peel ect.

Disintegrator

Any organic waste

Digester1 Digester2 Filter

Gas Pipe

Biogas to Kitchen


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Project Location & Weather

Project Location

State: CaliforniaCounty: Los Angelos Township: Iran

Average climate at Iran, California

Jan

60

34

1.41

MonthAverage highAverage Low

Feb

63

37

1.90

Mar

69

41

1.11

Apr

76

45

0.40

May

84

53

0.10

Jun

92

60

0.05

Jul

98

66

0.09

Aug

98

65

0.07

Sep

92

59

0.16

Oct

81

50

0.46

Nov

68

40

0.49

Dec

58

34

1.22PrecipitationInches (mm)


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Architecture

Chahar Bagh Street, Esfahan

Azadi Spare, Tehran

Naghshe Jahan, Esfahan

Chehel Setoon, Esfahan

Sio Se pol, Esfahan

Danial Shrine, Khusestan

Fire Temple, Yazd

Armenian Monastery of Saint Thaddeus, Azerbaijan

Bahai Temple, Chicago


Art

A Shahnameh mnuscript is on display at the pergamon museum in Berlin, Germany. The manuscript is part of an exhibition, entitled

A Thousand Years of the Persian Book of Kings, held to commemorate the tenth centary of the completion of the Shahnameh,

The Book of Kings, by Persian poet Ferdowsi 1000 years ago

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9

Historic Photography

Perspolis, Shiraz (Persian Empire Capital 500 BC)

Taghbostan, Kermanshah 600 AC

Tisfoon, Baghdad (Persian Empire Capital 600 AC)

Pasargad, Shiraz 550 BC

Ferdowsi Statue 1000 AC

Naghshe Rostam, Shiraz 400 BC

Cyrus Seal 550 BC


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Market Analysis: Target Markets

A view from city of Palmdale, 10 Minutes from Iran

Nearly half million Persian speaking people live within 200-miles of foothills of beautiful Sierra Pelona Mountains where Iran is located. Affluent households from these states and all over the world are starting to discover the gem that is Iran.

Over five million Iranian living outside of Iran (including US) Approximately two million living in the United States (all ages) Highest concentration in California (estimate of 700,000-825,000 is approx. 50% of U.S. Total) California population primarily located in San Fernando Valley, Los Angeles and Orange County Second highest concentration in Washington DC area (est. 100,000) Other States with large Iranian concentrations include: New York, Texas, Maryland, Virginia, Washington Average number of individuals per Iranian Household is 2.83

DEMOGRAPHIC OVERVIEW The majority of Iranian-Americans came to the United States after the 1978-79 Islamic Revolution in Iran. As such, they are unlike other immigrant groups who came for economic reasons. Iranian came to the US for religious, political and social concerns. Many came with money, had already studied English, possessed a good education, and had strong backgrounds in business. The majority is highly educated, financially successful and culturally sophisticated.

Unlike many other groups, Iranian do not isolate themselves from other cultures. A very gracious people, many are friendly and desire cross-cultural relationships. At the same time, Iranian do not neglect their own culture. With the largest concentration living in Los Angeles, a sizable Iranian community known as “Little Iran” or “Tehran Angeles” has emerged in an area just west of Hollywood (Beverly Hills, Bel Air, Westwood, San Fernando Valley) and extends to Orange County (Newport Beach, Irvine, Mission Viejo).

Iranian living in the United States are at the top of their communities in education levels, financial success and social status. They are integrated into all areas of American life. They are CEOs, educators, artists and professionals. The younger generation, most of whom were born outside Iran, and some of whom have never even visited their parent’s homeland, are leading the way in integration into American society. Increasingly, they are forgoing traditional career paths of medicine, law, and engineering, and venturing into new terrain in business, art and other industries.

The same applies to those Iranian living in Canada, England, Europe, Australia, etc.

Culturally, young Iranian are a mixed breed. They are hip, trendy, and fashion-conscious. They dine at the best restaurants (not just Iranian restaurants) and party at the newest clubs. They own the latest gadgets and speak the most recent slang. They are, in many ways, no different than any other group of young “Americans”. But they also draw on their cultural identity as Iranian. While they listen to 50 Cent, they also listen to Omid. They are very social and primarily associate with other Iranian, often clicking into groups based on religion (e.g. Jews associate with Jews, Muslims with Muslims, etc.) As a collective, however, they celebrate traditional Iranian holidays and participate in many of the established rituals.

Iran


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Market Analysis: Baby Boomers

Background

Nationally, the driving force in demographic change is the retirement of the Baby Boomer generation. The oldest Baby Boomers - those born in 1946 - turned 65 last year. The coming two decades will see this group of 76 million individuals move into retirement.

This generation has shaped American culture in the 20-th century defining our collective attitudes on technology, business, environment, politics and global perspective. Their entry into retirement will continue to reshape the notions of how individuals plan for their later years.

Unlike their parents, the Baby Boomers are healthier, better educated, more active and affluent.

They earn $3.7 trillion and spend $2 trillion each year. They are expected to inherit $7 trillion from their parent’s estates.

They are comfortable with their lives, ambitious about the future and optimistic.

Younger boomers - those in their mid forties - are entering their peak earning years and beginning to actively plan for retirement.

Their interests are varied and active. Some of the fastest growing activities are hiking, river rafting, downhill skiing, roller-blading and hang-gliding.

Baby Boomer Lifestyle Characteristics

• Interested in active as well as passive recreation.• More similar behaviorally to younger rather than older people.• Satisfied with their lives.• Positive about the future.• Concerned about personal finance and leisure activities.• Value family and friends above other concerns.• Satisfied with their mental health but concerned about their physical

health.• Affluent and educated - median income of $51,700 - more than

half are college educated.• Massive spending block.• Not simply drawing pensions and playing shuffle board. They are

likely to continue to work or even begin new careers - recreate not retire.

• Enjoy individualized activities over groups. Prefer to socialize in small groups - particularly within extended family circles.

• Dedicated to health, wellness and exercise.• Over the past three years - health club memberships have more

than doubled for persons 55+ - compared to a decline in persons age 18-35.

• Pools for this generation are fitness activities not social centers.• Interested in learning and experiencing. • One in 5 homes purchased in 2007 will be bought by someone

55+.• 77% of Baby Boomers in a recent survey report that they work out

at least 3 times a week.


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Azerbaijan

Kurdestan

Kermanshah

Lurestan

Khusestan

Khorasan

Tehran

Esfahan

Shiraz

Mazandaran

Gilan

Baluchestan

PLAT OF SURVEY

Along Arvand Roud (California water Duct), runs Ferdowsi Street from East to West of Iran.

There are twelve developments on both sides of Ferdowsi Street; Azerbaijan, Kurdistan, Kermanshah, Lurestan and Khusestan at west and Khorasan, Mazanderan, Gilan, Tehran, Esfahan, Baluchestan and Shiraz at East.

The first community, which will be developed is shiraz. Shiraz will be the pilot project.

The other communities will be developed when Shiraz is completed and financially successful

Shiraz will be developed with 42 lots and amenities. The other developments will be very similar to Shiraz

Ferdowsi St14


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Potential Site Amenities

Amenities & Development Branding: Site Amenities

• Art Workshop• Community Center• Reception Library• Community Home Theater• Children’s Activity Center(s)• Learning Center/Lecture Hall• Fitness Center/Pool• Pilates/Tai Chi Studio - Trail Overlook Pads• Stables/Paddock/Bridle Trails• Hiking Trails• Camping Sites• Mountain Biking Trails• Outdoor Education Interaction Center• Rock Climbing/Repelling• Culinary Experience School• Tennis• Trap/Skeet Shooting• Sand Volleyball• “Story Telling” Path Park• Health/Beauty Spa


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Sample Community Shiraz

East Face Plateau

Development Recommendations

Orient homes towards excellent vistas of surrounding mountains

Limit impact of roadway construction and maximize views of the surround-

ing mountains and canyons

The Mesa


Cluster intense areas of use in this zone

Create attractive architecture along Ferdowsi St to create positive initial

impression

Ferdowsi St with traffic signal / stop sign and open space

West Face Transition Slope


Create Roadway with sequential views up the side of the slope

Minimize development in the box canyon and adjacent to the vertical rock faces

Maximize views to the river valley

High PointEl. 7010 ft.



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Site Analysis: Opportunities and Constraints Shiraz

The “Box Canyon”

Opportunities:Unique Spatial Character

Relatively Developable

ConstraintsVisually Sensitive Area

Difficult to access

The Ridge Back

Opportunities:Excellent Views to the

North and WestRelatively Developable

ConstraintsSome Difficult Slopes

Difficult to access

The River Escarpment

Opportunities:Highly Developable

Views of the Mimbres River

ConstraintsSteep Slopes

Highly Visible from Upland Areas

5-8 MPH

East Face Plateau

Opportunities:DevelopableExcellent Views into Canyon

ConstraintsSome Difficult SlopesDifficult to Cross with Roadway

East Upland

Opportunities:High Aesthetic QualityGreat Visibility from Across RavinePotential Land Swap Opportunity

ConstraintsNot Accessible via Roadway

Stitzel Canyon

Opportunities:Excellent Aesthetic Value

ConstraintsNot Accessible by RoadwayDivides East Side of Site

Mimbres River Valley

Opportunities:Suitable for agricultureRelatively Developable

ConstraintsEnvironmentally Sensitive


The Mesa

Opportunities:Extremely Developable

Excellent Access to Highway 64 Via Ferdowsi St

ConstraintsIrregular Shape


Mimbres River Floodway

Opportunities:High Aesthetic QualityUnique Natural Feature of site

ConstraintsNot Developable500’ total width

West Face Transition Slope

Opportunities:Buildable/Accessible GroundHighly Developable

ConstraintsHigh Visibility from ValleySome existing vegetation

Mountain Ridge

Opportunities:High Aesthetic QualityUnique Natural Feature of SiteDivides Site into two Different Spaces

ConstraintsNot DevelopableDifficult to Cross with Roadway

Ferdowsi Street



Development Program


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Site Inventory: Plat of Survey

1

2

3

4

5

67

8

9

10

12

13

14

15

16

17

18

11

Draft Development Scheme 2: Master Plan Shiraz

Golf Course

Number123456789101112131415161718

Total

Par443543454434354435

71

Yardage400500200580450180450560320480200450180560480420150600

7140

1

23

109

87

6

2221

201917

18

1615

1413

1211

543

2

41403938

37

36

353433

2524

3231

3029

2827

26

Pueblo Condominiums

Village Condominiums

Single Family Residential Lots

Commercial

Town Center

42

Commercial

Golf Center

Equestrian CenterPasture

Golf Range

Vineyard

Conference CenterCondominium

Resort & Conference Facility

Outdoor Adventure & Camping Area

Hiking / Multi-Use Trail

EquestrianTrail

Ferdowsi Street


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Final Development Scheme: Site Amenities

The final development scheme leverages the natural beauty of the site and allows for a unique development base of community character and amenity. The overall project profitability is enhanced by this careful creation of place.

Community Center:

The community center will be a central gathering and activity attraction for the development. It will offer space for recreation, fitness, neighbor gathering, education, a screening room and an outdoor aquatic area. Envisioned as a 10,000 sq. ft. building – the design character will establish the development as a very different type of community relative to others in the valley.

Golf

Golf is not considered a primary component of this development. Care has been taken, however, to allow sufficient space within the non-buildable portions of the parcels to accommodate a golf layout should one become desired for future developments. Golf is an easily identifiable amenity and immediately creates identity for a development. If a national resort or conference facility developer became interested in the property, a golf course might be a logical amenity to program into that development.

Outdoor Activities

The property will be covered with a connected system of nature trails suitable for a variety of outdoor and fitness pursuits. Walking, mountain biking, horseback riding among the property ’s beautiful area will be a defining characteristic of the community. Land could be set aside along these trails for picnicking, story-telling, celestial observation or simple reflection. These prepared sites would likely include an area for safe fire building, sitting and perhaps tent camping in the more remote areas. Other more active e pursuits would also be possible. Rock climbing and repelling, ropes course, zip lines, trap shooting could also be incorporated as stations in the trail system.

Equestrian Center

An important amenity and identity feature of the development will be an equine center. The buildings should reflect the professional and eco-centric character of the development and should announce the community from a prominent place near the entrance along NM 35. It is envisioned that these facilities would include a stable and tack building, riding arena and adjacent paddock areas. Pastures could be designed into the non-buildable areas in the floodplain.


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Final Development Scheme: Site Amenities Housing Character

The housing designed for the community should be differentiated from the type generally found in the valley. The design should reflect the natural beauty of the property and the implementation of development should engage the topography and create a harmonious natural community. The type of housing should be varied. In additional to the traditional single family homes sited on large tracts, smaller homes in attached and detached clusters should be developed.

Such homes allow the property to left more natural and likely allow for higher per acre lot pricing. For instance, a 2,000 square foot home on a ten-acre lot priced at $20,000 per acre – is roughly $400,000 ($200,000 land cost and approximately $100 per foot build cost) in traditional tracted developments. On a smaller or clustered housing site, the land cost could be significantly lower for the consumer. A 2,000 square foot house could be priced less than $300,000 - still allowing them full access and enjoyment of the site. The cluster could have the additional benefit of allowing for shared amenities such as children’s play areas, patios, fire pits, and entertainment and gathering areas. Other types of housing that should be considered would be attached single-family – patio type homes and condo or split ownership arrangements.

Commercial

The commercial along NM 64 should address the needs of the development residents as well as the surrounding community. The traffic at the road is not sufficient to provide for a dense commercial development. The lack of other local shopping choices suggests an opportunity to provide such within an attractively designed shopping area containing a general store, restaurant and perhaps other smaller local-serving establishments.

Should development in the area continue to grow, having the ability to expand the offering of the commercial should be a consideration in the development plan. The restaurant site envisioned could have a strong relationship to the property in the form of a ‘vineyard’ or winery. The lower river bead, while not suitable for building, is appropriate for agriculture including grade growing. A processing center is in Deming, NM which would allow a local growing to produce and brand wine as part of a larger restaurant strategy.


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Final Development Scheme: Amenity Plan Shiraz

Golf Course

Number123456789

101112131415161718

Total

Par454344435454434345

72

Yardage450600430200450420400180520450550400350200400200420520

7140

Hiking/ Equestrian Trail

Climbing/Rappelling Wall


Hiking / Equestrian Trail

Step 1: Outlining Open Space & Amenities

This graphic illustrates the first step of the master planning process. It is critical to first protect and enhance the natural features of the site. This is done by identifying features to be protected, routing trail systems, and locating community recreation fa-cilities.

The golf course layout shown as a placeholder for future development should the amenity be desired.

Potential Golf CourseVineyard


High PointEl. 7010ft.


Public Roadway

Private Drive

Community Center

Pasture

Winery/Vintner

Golf ClubhouseEquestrian Center

Ferdowsi Street

1

2

3

4

5

6

7

8

14

15

16

17

18

9

10

12

13

11


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Step 2: Identifying Homesites

The plan illustrates the location of the homesites. The intention is to cluster the homes in order to create small neighborhoods. Also, by clus-tering homes (instead of spreading them out across the site) a signifi-cant portion of the site can remain visually open and uncluttered by de-velopment. Furthermore, homes are sited to create maximum functional efficiency of the roadway location.

Final Development Scheme: Homesite Locations Shiraz

Potential Homesite Loca-

tion


21

Final Development Scheme: Overall Master Plan Shiraz

Step 3: Program Synthesis

The plan illustrates the synthesis of the open space system and the siting of homes and other uses on the site. This plan best illustrates the conceptual design intent. Each homesite will have direct physical or visual access to the open space network. Also, each homesite is se-lected to provide excellent vistas of the surrounding mountainous land-scape.

Hiking/ Equestrian Trail



Hiking / Equestrian Trail



Climbing/RappellingWall

Potential Golf CourseVineyard

Public RoadwayPrivate Drive

Homesite

Development Program

Ferdowsi Street

Vintner/Winery

Community Center

Pasture

Condominiums

Golf Clubhouse

Equestrian Center

Retail


22

Final Development Scheme: Parcel Plan Shiraz

A-1

A-9A-8A-7A-6

A-5A-4A-3A-2

A-10

A-16A-13

A-15A-14

B-1

A-121A-11

B-2B-3

B-4

B-10B-9B-8

B-7

B-6

B-5

B-11B-12

B-13B-14

B-15

B-17

B-16

B-18 B-19B-20

B-21

B-22

B-23

B-24

B-25

B-26

B-30

B-31B-32

B-33B-29B-28

B-27

B-34

B-35

B-36B-37 B-38

B-39

B-40B-41

B-42B-43

B-44B-46

B-45

B-47B-48

C-2

C-3

C-1

C-4

C-5

C-6

C-7C-8

C-9C-10

C-11C-12

C-13

C-14

C-15

C-17

C-16

C-18

C-19

C-20

C-21

C-22C-23

C-24C-25

C-28

C-27C-26

D-1

D-2

D-3

D-4

D-5

D-6

D-7

D-8

D-9

D-10D-12

D-11

D-13

E-6

E-5

E-3

E-4

E-2

E-1

E-7

Step 4: Parceling

Once homesites are chosen, the next step is to sub-divide the property into individual parcels. The overall goal is to create “clusters” of devel-opment on the site. This will create an organized appearance while on the site, and will enhance commu-nity interaction between neighbors.

-Parcel lines will follow topography as much as possible.

-There should be a diverse mix of lot sizes, with smaller lots toward the front of the site and larger parcels in the back.

-All lots must have at least 75 feet of street frontage for driveway / utility access

Development Program

Ferdowsi Street

Vintner/Winery

Community Center

Pasture

Condominiums

Golf Clubhouse

Equestrian Center

Retail


23

Final Development Scheme: Development Zones Shiraz

Step 5: Restricting Development to Protect Open Space

The development plan proposes the complete sub-division of the site into smaller residential and commercial lots. In order to protect the natural open space and the special natural features of the site, it is necessary to create open space easements in each of the parcels.

With this approach, each lot will have an identified area for construc-tion of the home and its correspond-ing utilities. Each lot will also have an open space easement, which may comprise much of the overall area of the each lot.

Within the open-space easement areas, the parcel owner has re-sponsibility to perform the (minimal) maintenance on the property, and is not permitted to construct permanent structures or to negatively alter the landscape. Also, the public is per-mitted to legally access the easement areas.

The advantage to this open space easement system is in property own-ership. There is not a need for large homeowner’s association to govern control of the extensive open space on the site.

Land ProtectedUnder Open Space

Easement

Developable Land

Potential Homesite Location


24

Project Phasing:

We envision a development for Iran that is markedly different than others in the area. The character of the land and vistas from potential home sites are superior to most all other tract-divided developments historically sold in the area. The nature of the planned community, its amenity and level of fit and finish will set it apart from other developments and make it a special place in the region.

The market for real estate in Iran is in transition. There appears to be an unmet need for property with a more comprehensive and sophisticated development character. Until now, development consisted of simply dividing land into parcels and creating the least expensive access to each 10- to 20-acre lot. The development planned for the hopes to elevate the expectation for community and residential product. As such, the specific pricing and absorption behaviors are not demonstrated historically but must be modeled based on estimates.

Because of its unique development character and the fact that pricing and absorption must be estimated suggests a flexible approach which leverages what we know and allows development in a manner which does not limit options. Specifically, the following guidance has informed the approach:

Announce the new development and demonstrate its character on site and through marketing materials.

Effort will be made to ‘make a splash’ in the market with as little pre-development cost as possible. To this end, professional marketing materials should be developed to demonstrate the character of the development. This would include signs in and around the site, pre-sales collateral such as renders of the neighborhood and available housing options, print, electronic and direct media to local and surrounding areas to announce the development. Additionally, the area at CA 14 should be physically changed to make room for a very sophisticated entrance to the new sales center. This new entry point should highlight the future character of the development thought landscaping and design amenity.

Offer a wide variety of housing product but be flexible with quantity and price.

The site plans and resulting marketing materials should test the acceptance of new types of housing such as attached for-sale

Final Development Scheme: Phasing Strategy

product of varying type, detached smaller lot housing clusters or even split equity or for-rent product. These options should be offered along side traditional subdivided lots. How the market initially responds to this product and the pricing of the product should inform the developer on how to price and configure future sales. For instance, if smaller lots with attached housing product are found to be marketable, the pricing and quantity of product should be adjusted as the development proceeds to respond to this demand. Hence the “discounted” price of the first lot or unit may not match the price of the future lots as sales continue through the development process. Likewise, if certain product is shown to be more or less marketable or profitable based on the market’s pricing acceptance, the development plan can be adjusted to leverage the product mix that maximizes profitability through price and absorption.

Commercial uses address needs both on-site and off-site.

The property adjacent to CA 14 is uniquely positioned to allow commercial uses such as shopping and dining to create amenity for the site but also meet needs of the adjacent residential population. The market may not support the type of commercial uses until the new housing is absorbed. As such, how this gets built and tenanted will likely occur mid stream in the development.

Leverage amenity and strategic partnerships.

This development will have a personality which is defined by a combination of its natural physical character, its architectural and landscape design and its amenities. The amenities planned for the site such as the Equine Center, the Community Center and other features should be designed such that they could be run at arm’s length while maintaining high quality for the residents. Partnering with operators to run such businesses will remove that burden from the developer while allowing the neighborhood to benefit from its existence. Allowing for some limited for-fee access to non-residents would help support the business model for the operator as well.

Housing development should be structured in a controlled development agreement either through master developer relationships with partner firms to build units as they are sold or through legal controls such as development guidelines and review, deed restrictions and such.


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Phase 3 – 1000 Acres Acquisition and Pre-development Site Work

Property acquisition. Demo existing structures, clear where nec-essary to open view corridors, new fencing and entry treatment at route 64, gravel apron for parking and access to future sales of-fice.

Master land planning development and civic submittals, legal, sur-vey, engineering, environmental, hydrological and other necessary pre-development activities.

Grading and road construction – from route 64, down embankment, over river at new bridge crossing. Temporary road beyond bridge into first area of residential development.New bridge construction.

Installation or construction of a sales office at route 64 with sup-porting landscape amenity package.

Marketing and advertising – development of collateral including project brand development, signs, site markers, wayfinding signs, print and electronic media, web site, regional and local metro print and direct marketing campaign.

Final Development Scheme: Phasing Strategy

Phase 4 - Pre-sales of Residential Units and Lots

Contract sales and deposit taking for lots with focus on initial area of develop-ment just east of the Vermajo river and Ferdousi Street at Shiraze . While all lots could be accessed for sales, building would have to be phased as the road-way is available.

Temporary access roads could be constructed to allow the build machinery and personnel to access the sites. The community center will be constructed.

Proactive strategic leasing effort for planned commercial space. Find a restau-rant owner or wine operator to build and manage the ‘winery’ restaurant. Like-wise, a stable operator could be identified to develop the equine amenity.

Sales of condo sites will be made to a developer(s).

Phase 5 – Community Center and Remaining Sales

Starting in year 5, the remaining road construction will give access to the reminder of the site for construction and occupancy.

Phase 1- 100 Acres Development

After the purchase of the land through EB5 Fund, office of the Project Manager CAL Electrical LLC will move to this location and all physical activities related to the development of the University, High Tech Industries, Fish Farm, Winery and manufacturing facility will start.

Phase 2- Small Residential Area

This small community will be developed primarily for those who will be working in the phase one development.

Project Phasing:


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Final Development Scheme: Financial Model


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W.C. Kitchen Food waste, fruit peel ect.

Disintegrator

Any organic waste

Digester1 Digester2 Filter

Gas Pipe

Biogas to Kitchen

Natural Resource & Energy Conservation

Wastewater Irrigation

Wind Power

Geothermal Heating and Cooling

Solar Power Off-the-Grid Living

Energy Star Appliances and Electrical Fixtures

Development Precedents: Western Sustainability

Biogas

Gasificator

Home wind turbines

Documents

Clean Energy City - eb5fund.us · EB-5 fund LLC intends to build a Clean Energy City in Los Angeles County, ... A Thousand Years of the Persian Book of Kings, ... Perspolis, Shiraz