Land Use Analysis and Development Consulting

My firm works with Mission-Based Organizations to help them evaluate their real estate holdings and specializes in providing comprehensive reporting on land use alternatives that typically result in enhanced value and income. Through this analysis, we provide a menu of options as well as all of the pertinent information your organization needs to make educated decisions regarding your property holdings.

I would appreciate an opportunity to meet with you and quickly present our services and share some of the success stories we have had working in this very specialized area.

I have provided some web links that will give you a sense of the work we do with Mission Based Organizations and specifically the Sisters of the Holy Family (SOHF) in Fremont whom we are currently working with on their 15 acre convent property.

Here is a link to our initial press release for the SOHF: http://www.dcgdev.com/newsDetail.php?Sisters-seek-partner-to-preserve-historic-property-21 Here is the link to the dedicated website we created for their property in Fremont: http://palmdale.dcgdev.com/ I encourage you to visit the photo gallery and the virtual tour that provide a window into their stunning property.

I would be happy to provide references for the SOHF as well as other Catholic organizations with whom we have worked. The most recent ones include The Salesian Society, The Dominican Sisters and St. Bartholomew’s Parish.

We also work with a network of non-profit affordable housing builders and have had success partnering them with organizations that own property and share a desire to provide for the needs of Seniors and those less fortunate. Here is a link to a recent project of this type: http://www.dcgdev.com/newsDetail.php?Dutra-Cerro-Graden-represents-Eden-Housing-in-acquisition-of-3-acre-development-site-for-affordable-housing-project-in-Fremont-California-16

Dutra.Cerro.Graden
Alan Cerro
22551 Second St. Suite 255
Hayward, CA 94541
(925) 250-4289 Fax: (925) 380-6718
acerro@dcgdev.com web: http://www.dcgdev.com

The “Brave New World” of Commercial Lending

Today, investors large and small are looking to purchase real estate at discounted rates (especially compared to the last decade). As people and businesses continue to struggle while defaulting and leaving their properties, investors are presented with buying opportunities that will be looked back upon with either regret or as a stroke of genius.

Because banks have an increased ownership of real property (also known as Real Estate Owned, or REO), due to foreclosures, their lending guidelineshave become somewhat subjective and lack uniformity. In today’s uncertain environment, investors seeking financing for income producing properties can expect to pay at least 20% of the purchase price towards a down payment. Banks are often requiring down payments of 30% to 40%. Typically, banks will require a larger down payment when the borrower has unfavorable credit scores, unverifiable sources of income or high debt. Increasing the down payment requirement is advantageous for banks because it hedges their loan from market fluctuations and reduces the likelihood of foreclosing in the future.

Engaging in the lending process early is a smart strategy for investors seeking financing. Investors can gain a clearer understanding of their purchasing power after meeting with a lender. Investors that know their price point are better equipped when searching for properties because they know how much building they can buy, how much cash they need to have for a down payment, and provides their real estate broker with realistic search parameters.

Despite banks changing guidelines and increased REO inventory, investors are still able to obtain favorable financing for income properties. Whether you are a seasoned investor or new to the arena,working with knowledgable lending and brokerage professionals will provide you with reliable information upon which you can base your investment decisions.

Land Use & Development Consulting Services for Real Estate Professionals

Opportunities & Constraints Analysis

Clearly identify and document the opportunities, constraints
and contextual influences affecting a properties highest and best use applicable
to many stages of the development process.

Development of Land Use
Alternatives

Analysis includes exploring all land use, municipal policy
factors, apparent site opportunities and environmental constraints relevant to
future use of the property. This results in the creation of yield studies and
site plans for potential development scenarios which are tested on a variety of
socio-economic factors. The development programs considered would include:
residential, retail, commercial, office, mixed use, recreation, agricultural
and/or the utilization of a conservation easement.

Feasibility Analysis

Compare and contrast each Land Use Alternative in a pro forma
using current market influences such as lease rates, sales prices, fees and
estimated development costs. Conduct gap analysis and economic feasibility
studies when appropriate.

Recommend Preferred Land Use

Create a comprehensive presentation of the recommended Land
Use Alternatives, and the accompanying Feasibility Analysis, for delivery to the
property owner. Meet and discuss the findings in order to jointly determine the
best course of action.

Vision & Marketing Support

Develop the project’s vision through the use of imagery and
written project descriptions in order to assist in developing an effective
marketing campaign tailored specifically for the preferred land use.

Entitlement Processing

Assess the viability of the Preferred Land Use Alternative with the local
municipality. Then lead or assist the processing, schedules, budgets and
contracts for local government approvals including Tentative Maps, Final Maps,
Design Review, Neighborhood Meetings, design team management and coordination,
staff design solution discussions, and public comment and expert testimony.

Our Mission to Real Estate Brokers

To provide Brokers and Real Estate Professionals with
access to specialized land planning and design skill sets that will both enable
them to differentiate themselves in the marketplace and enhance the sales price
and marketability of the property

For More information Contact

Alan Cerro

(925) 250-4289

Land Use Analysis and Development Consulting

Our clients that are landowners are often uncertain what they want to do with their land. By providing a comprehensive land use analysis and development consulting services, we partner with clients to help them understand the full range of options and to make decisions. More info http://bit.ly/9Llaae

Land Use & Development Consulting Services for Builders



Land Planning

Provide Yield Studies in order to test various residential,
retail, commercial, office, mixed-use, recreation, agriculture and conservation
easement programs. Prepare site base maps for preliminary submittals.

Urban and Landscape Design

Develop the project’s vision through the use of imagery and
written project descriptions in order to submit preliminary and formal city
review applications. Prepare presentation quality graphics as necessary to
support the various stages of the approval process including colored sketch
plans, AutoCAD exhibits, Powerpoint presentations, land use diagrams, massing
studies and site section cuts.

Neighborhood & Site Context Analysis

Clearly identify and document the opportunities, constraints
and contextual influences affecting a properties highest and best use applicable
to many stages of the development process.

Feasibility Support

Provide site plan and architectural statistics for each
project alternative pro forma including site data, city fees, comparable housing
sales price scatter charts, and development cost estimates.

Research

Locate and organize city, county, state and federal land use
policy factors relevant to potential land development proposals.

Environmental Services

Lead or assist the environmental permit processing,
schedules, budgets, contracts and mitigation plan approvals through local, state
and federal agencies including, Army Corps of Engineers, Fish and Wildlife
Service, Fish and Game, Regional Water, LAFCO, CEQA, NEPA and BCDC.

Entitlement Processing

Lead or assist the processing, schedules, budgets and contracts for local
government approvals including Design Review, Neighborhood Meetings, project
design and vision consultant management and coordination, staff design solution
discussions and public comment and testimony.

Our Mission to Builders

Efficiently and effectively support Builders and Land Development
Companies to evaluate, acquire and gain necessary approvals to develop land
profitably. Provide various development services as an outsource alternative to
Builders and Land Development Companies.

Alan Cerro

(925) 250-4289

acerro@dcgdev.com

Land Banking as a Retirement Strategy

“Real estate cannot be lost or stolen, nor can it be carried away. Purchased with common sense, paid for in full, and managed with reasonable care, it is about the safest investment in the world.” -Franklin D. Roosevelt

A good retirement investment policy is to roll your IRA into real estate. As the stock market heads south, rolling over a portion of your IRA into real estate could vary and lessen your risks. There can be tax profits in converting IRA funds from one kind of asset to another. Also you could roll your capital gains on the land into a future real estate purchase, avoiding the need to pay tax on the capital gains.

If you choose to invest your IRA into real estate, you will be responsible for a speculative investment. If you have selected your land well, you are bound to get quite good gains. Conversely, should the land never get planning permission for development, you could discover yourself sitting on an expensive white elephant. It is important that your due diligence is comprehensive.

Land banking, done the right way, has the potential to return higher-than-average investment gains in the long term. A land banking specialist can provide information about past returns and investment opportunities. However, there are risks involved in shifting from paper assets to land banking, and you should obtain professional advice to ensure that you are fully aware of the risks before making a decision to change your investment strategy.

Dutra.Cerro.Graden
Alan Cerro
22551 Second St. Suite 255
Hayward, CA 94541
(925) 250-4289 Fax: (925) 380-6718 
acerro@dcgdev.com web: www.dcgdev.com

What is LAND ENTITLEMENTS

Real Estate Dictionary: Entitlement–The right to develop land with government approvals for Zoning density, utility installations, occupancy permits, use permits, and streets.

In essence, Land Entitlement is what happens with a project before a shovel of dirt is turned.

Entitlements are the backbone of any development. Entitlements dictate “what, where and how much” can be built on a particular property. The “what, where and how much”—have a lot to do with determining the value of a property. A property that has a large number of uses is typically more valuable than the same property with a very limited use.

Entitlements are a legal agreement with the governing jurisdiction to allow a certain development to occur on the site. Entitlements outline the density, function and setback requirements allowed for the property.

Typically, developments can only be financially viable if they can obtain a certain density or usage. Entitlements are the key to legally securing this right from the governing jurisdiction.

When reviewing a development application, a jurisdiction will consider potential impacts such as traffic and environmental risks as well as community acceptance of the proposed development. They will likely require studies from the owner as well as proposed conceptual designs of the project.

Applying for entitlements is a challenging process. Depending on the size of the project and intended use, entitlements can take from a few months to many years to obtain. This is in large part based on the complexity of the project and public acceptance of it.

Dutra.Cerro.Graden
Alan Cerro
22551 Second St. Suite 255
Hayward, CA 94541
(925) 250-4289 Fax: (925) 380-6718 
acerro@dcgdev.com web: www.dcgdev.com

The Sisters of the Holy Family

The Sisters of the Holy Family (the “Sisters”) are pleased to present this opportunity for Interested Parties to submit proposals for a portion of their existing property, commonly known as Palmdale. This northernmost portion of Palmdale is hereinafter referred to as the “Subject Property.”

The Subject Property constitutes approximately 9.16 acres of the 14.82 acre grounds which is located on the west side of Mission Boulevard between Washington Boulevard and Starr Street in Fremont, CA.

EXECUTIVE SUMMARY

The Sisters of the Holy Family (the “Sisters”) are pleased to present this opportunity for Interested Parties to submit proposals for a portion of their existing property, commonly known as Palmdale. This northernmost portion of Palmdale is hereinafter referred to as the “Subject Property.” The Subject Property constitutes approximately 9.16 acres of the 14.82 acre grounds which is located on the west side of Mission Boulevard between Washington Boulevard and Starr Street in Fremont, CA.

The Subject Property (and Palmdale in its entirety) has a General Plan designation of Residential, Medium 6.5 – 10 units per acre, primary historic resource with a Conference Center Overlay. The Zoning is Planned District with a Historic Overlay District. It currently is used by the Sisters of the Holy Family for the purposes of their ministry and includes office and residential functions. Certain facilities on the site are made available privately for outside use, such as weddings and special receptions and meetings. The site is identified as a Historic Resource referred to as Palmdale and contains at least two major historic residences referred to as the Best House and the Starr House in a park-like setting. The Mission Creek flows through the site in an improved concrete channel.

The Sisters commitment to the Earth Charter and social justice makes them resolute in their desire to preserve the land, vegetation, historic buildings and shrines/grottos in as close as possible to their current serene state. This is especially true of the core area of the property which is dominated by landscape and historic resources.

With this said, the Sisters are open to various alternative proposals for meeting this goal including, but not necessarily limited to, the sale or lease of all, or a portion of the Subject Property or the placement of a conservation easement on the Subject Property with appropriate consideration being paid for the loss of the Subject Property’s residential development rights. The Sisters may also entertain the concept of a “Right of First Offer” on the approximate 5.7 acre remainder parcel, inclusive of the approximate 75,000 square foot Motherhouse.

The Sisters are seeking an entity with the technical, design and financial capabilities to provide a creative and innovative proposal for improving, conserving and operating the Subject Property. The intent of this Request for Proposal (RFP) is for the Sisters to select this entity. The Sister’s selection will be based on the process, submittal requirements and selection criteria set forth in this RFP; and specifically on the proposed improvement, conservation and operation concepts, qualifications, related project experience, financial strength and demonstrated understanding of projects of this nature. A comprehensive Property Condition Assessment was performed to assist Interested Parties in their review of the Subject Property (see below).

The specific business terms and conditions for disposition of the Subject Property will be embodied in a subsequent agreement to be approved by the Sisters of the Holy Family Board of Directors.

COMMITMENT TO EARTH CHARTER AND SOCIAL JUSTICE

Because of the Sisters’ commitment to the Earth Charter and social justice, their perspective of the land goes beyond the property’s development rights and its associated “Highest and Best Value.” Instead, they believe that there are ethical and moral choices to be made in any land-use decisions. A land ethic, as they use the term, is an expression of a world view that simply enlarges the boundaries of the community to include soils, waters, plants and animals, or collectively: the land. A land ethic, then, reflects the existence of an ecological conscience, and this in turn reflects a conviction of individual responsibility for the health of the land. Health is the capacity of the land for self-renewal. Conservation is an effort to understand and preserve this capacity.

GOALS & OBJECTIVES

The Sisters’ commitment to the Earth Charter and social justice makes them resolute in their desire to preserve the land, vegetation, historic buildings and shrines/grottos in as close as possible to their current serene state. This is especially true of the core area of the property which is dominated by landscape and historic resources.

With this said, the Sisters are open to various alternative proposals for meeting this goal including, but not necessarily limited to, the sale or lease of all, or a portion of the Subject Property or the placement of a conservation easement on the Subject Property with appropriate consideration being paid for the loss of the Subject Property’s residential development rights. The Sisters may also entertain the concept of a “Right of First Offer” on the approximate 5.7 acre remainder parcel, inclusive of the approximate 75,000 square foot Motherhouse.

Other objectives include, but are not necessarily limited to, the following:

• Remain open to creative and innovative approaches for improving, conserving and operating the Subject Property.
• Release residential development rights in exchange for the conservation of the Subject Property.
• Collaborate with the City of Fremont, the Mission San Jose Community, and other stakeholders regarding any future use of the Subject Property.
• Preserve the tranquility of surrounding properties, including the Motherhouse.
• Be considerate of the needs and rights of current employees, lessees, current residents and surrounding homeowners of the Subject Property.

SUBMISSIONS & PRE-PROPOSAL MEETINGS

Alan Cerro
(925) 250-4289 mobile
(510) 372-0339 fax
acerro@dcgdev.com
DRE# 01713729

Dominic Dutra, CCIM
(510) 366-9931 mobile
(510) 380-6405 fax
ddutra@dcgdev.com
DRE# 00963281

Both Dominic Dutra and Alan Cerro will make themselves available to meet either at the Subject Property, at their Hayward offices, or at another site subject to arrangement by the Interested Parties. Purposes for these meetings could include, amongst other things, a review of the RFP process, a tour of the Subject Property and questions regarding the Subject Property.

For More info please click on this Link.

Where to Land Bank

Land Banking can be done with any undeveloped, pre-developed or undervalued land that is the path of development. Land values increase because of specific events such as rezoning or identification for future development of a school, church or residential community.  For this reason, the most successful Land Banking is typically accomplished by buying pre-developed land in the growth path of a major metropolitan area; holding it; and then selling it to a developer.

Location, Location, Location

Location is the key to a successful Land Banking strategy. Land Bankers typically do not develop the land themselves; instead, they reap the benefits of increased value as a result of market demand. Demand depends on the desirability of the location. Desirable land is often located close to business areas, growing residential areas, and transportation corridors. Researching local zoning designation, history and trends can provide invaluable information for predicting future growth trends.

The Path of Development

State, county/local governments and agencies designate specific growth paths, so that they can plan for future water, power and transportation needs. As cities expand, more land is needed for residential developments, industry and roadways. The direction of this growth indicates the path of development or growth. Land Banking along these paths typically yields the highest return for investors.

Research

The path of development is dynamic and depends on many factors. Land Banking Specialists can identify desirable land by looking at all the factors.  Some of the factors include demographic patterns, migration patterns, housing patterns, government regulation /zoning, economic growth patterns, environmental conditions/pressures, geographic considerations, and public/private investment patterns.  Land Bankers understand and even predict these variables through careful research.

A Focused Market

Because of the extensive and ongoing research required for successful Land Banking, many Land Bankers and support professionals focus on one specific market. Markets are identified by growth potential and past performance. Just as real estate agents become experts in a specific areas Land Banking Specialists get to know the particulars of a specific path of development.

Most experienced Land Banking Specialists use the “60 mile limit” rule as a guideline for determining the outer limits of a viable growth path from the centre of a major metropolitan area.

It’s Not the Price – It’s the Value

Return on investment is measured by how much your real estate investment increases in value. Land in some geographic markets might be more expensive than land in other areas, but buying cheaper land does not ensure a better investment opportunity. The value of the investment is driven by growth. Growth in some markets is significantly higher because of weather, government funding, demographic patters, and position within the global, national and regional economies. All of these are variables for the Land Banker to consider when buying land.

Full Service Providers

Many individuals do not have the time to become a Land Banking expert. Instead they turn to professionals Like Me Please Call me for any questions

925-250-289

Excited to see signs of recovery in the construction industry

Excited to see signs of recovery in the construction industry. This is great news for the 72 unit housing project we have in Fremont.

Builders Moving Toward Better Times

Lots of signs point to a recovery in the construction industry.

With help from a federal tax break, both Lennar Corp. and KB Home posted fourth-quarter profits – the first time since 2007 that either has been in the black.

KB Home CEO Jeffrey Mezger said in a statement: “There are indications that housing market conditions may be stabilizing in some regions, reflecting, among other things, relatively high levels of affordability.”

Other signs that things are getting better:

• Residential investment increased 18.9 percent in the third quarter on a seasonally adjusted basis compared with the second quarter, according to the U.S. Commerce Department’s Bureau of Economic Analysis. It was the first increase in residential investment since the fourth quarter of 2005, the government said.
• Both KB Home and Lennar are buying land.
• As sales increase, both have reduced incentives they have been offering buyers.
• Mezger says KB is increasing prices.

Source: The Los Angeles Times, Alejandro Lazo (01/13/2010)

Call me if you have any Real Estate Needs for Commercial Real Estate bay area 94550

Dutra.Cerro.Graden
Alan Cerro
22551 Second St. Suite 255
Hayward, CA 94541
(925) 250-4289 Fax: (925) 380-6718
acerro@dcgdev.com web: www.dcgdev.com