Residential Housing & Apartments Archives

Planned Community Consultants - Transaction Consultants and Negotiators

Master-Planned Community – Builder Sales

15.02.2019 Golf course redevelopment and adaptive re-use, Master Planned Community Developments, Project Consultants for North America, Residential Housing & Apartments, Transaction and Dealmaking Projects

Acted as a master-planned community consultant to JMB Realty in connection with ongoing build-out of this major Orange County planned residential golf community. Focused residential product and financial analysis in support of ongoing builder sales program, at this resort-style master-planned golf community in Orange County, California. Financial analysis in support of residential product concepting, subdivision build-out, for Owner’s land development team involved with planning and developing this master-planned Orange County community.

Working with project team members including land planning, civil engineering, entitlement representatives, and in-house client project management and financial staff, the various financial analysis included builder residual calculations to support land sale negotiations to third-party home builders.

Coto de Caza is one of Orange County’s leading master-planned communities. The MPC includes golf courses, equestrian facilities, horse trails, and extensive pathways and hiking trails for residents, all in one of Orange County’s more rural settings.

Project Feasibility for Golf Community

18.08.2018 Golf course redevelopment and adaptive re-use, Land Development Consultants, Project Consultants for Tribes and First, Real Estate Consultants, Residential Housing & Apartments

Al-Shehail Group (Riyadh) / Hopkins Development | As land development consultants we provided a project feasibility for a golf community, with market study, capital budget estimate, and financial projections. Residential product recommendations for the single-family and attached housing units in the development were provided, along with facilities suggestions for a community clubhouse that could support golf as well as additional outdoor recreation offerings.

The project had the working name, Mountain Meadows Golf Community, of McGaheysville, Virginia. McGaheysville is situated near the south fork of Shenandoah River in the heart of the Shenandoah Valley.

This due diligence and feasibility evaluation was to support the Al-Shehail Group of Companies’ potential investment. The site for this to-be-built master-planned residential golf community is situated in rolling meadow lands and foothills near McGaheysville, near Massanutten Ski Resort. The 300-acre project included 420 units in this master-planned golf community.

Following the due diligence effort, StoneCreek Partners was retained by the Al-Shehail Group to revamp and fine-tune the project master plan. Objectives included maximization of the housing along 16,900 lineal feet of golf course frontage. Project naming and naming conventions were also reworked, and golf signature holes were configured to minimize and balance on-site grading. An interesting aspect of the residential product placement on the site, was providing both a direct view onto golf as well as onto the scenic “long views” onto surrounding Shenandoah Valley foothills and mountains.

The master planning work was directly based on the project feasibility for golf community, previously prepared.

Due Diligence for Multi-Family Condominiums

24.08.2017 Due Diligence Consultants, Residential Housing & Apartments

Due diligence for multi-family condominiums, as part of an overall prospective joint venture investment in Calhoun Beach Club in Minneapolis (Minnesota). Our real estate due diligence consulting was on behalf of Nissho-Iwai American Corp., since renamed a part of Sojitz Corp.

Real estate due diligence services were provided in support of client’s underwriting efforts, in connection with a proposed investment in Calhoun Beach Club’s major renovation and expansion. The expansion was to include residential condominiums in a newly-constructed wing of the complex.

Calhoun Beach Club is a well-known local athletics club, social club, luxury apartment complex, and social banquets location, overlooking Minneapolis’ scenic downtown lakes. The residential complex is situated on the shores of Bde Maka Ska (the former Lake Calhoun), convenient to downtown Minneapolis and a network of parks and tree-lined lakes with miles of running, walking and biking paths. An aspect of our due diligence for this multi-family condominiums investment, was consideration of the facility’s location among these area amenities and outdoor recreation, as compared to similar (competitive) facilities in the region.

In January 2018, Minnesota’s Department of Natural Resources (“DNR”) formally replaced the Calhoun name with Dakota (Native American) name, Bde Maka Ska. The Dakota name for the lake means “White Earth Lake.” There have been challenges to the DNR’s name change but so far, the name remains. The former name was chosen to honor John C. Calhoun (1782 to 1850), who was a proponent of slavery and expulsion of Native Americans from their tribal lands. The name change promulgated by the DNR is one of a myriad of such actions taken throughout the U.S., to bring about some balancing of U.S. history as viewed by Native Americans and other “people of color.”

Sojitz Corporation a “sogo shosha” (general trading company) based in Tokyo, Japan. The company is engaged in a wide range of businesses globally, including buying, selling, importing, and exporting goods, manufacturing and selling products, providing services, and planning and coordinating projects, in Japan and overseas. Sojitz was formed in 2004 through the business integration between Nichimen and Nissho Iwai. Prior to this merger, our client (an affiliate of Nissho Iwai) for this due diligence for multi-family condominiums, had been formed by the merger of Nissho Company and Iwai Sangyo Company in 1968.

Real Estate Disposition | Aspen Meadows Resort Townhomes

24.08.2016 Residential Housing & Apartments

Savanah Limited Partnership owned townhomes situated on land that comprised The Aspen Institute, as well as lands desired for ownership by The Institute. As a goodwill gesture to the community and in exchange for right to renovate and sell its on-site townhomes, SLP entered into an agreement transferred designated lands to The Institute.

Aspen, Colorado ranks as one of the world’s top resort destinations, known both for its skiing and Winter sports, as well as its considerable year-around cultural and intellectual pursuits. The Aspen Institute is known worldwide for its schedule of events. As well, Aspen has emerged as a mecca and playground for the wealthy and celebrities – both famous as well as infamous.

Aspen (Pitkin County) was founded as a mining camp during the Colorado Silver Boom and named for the abundance of aspen trees in the area. The city emerged as a ski area after World War II, with the foundation of Walter Paepcke’s Aspen Skiing Company.

Disposition Valuation for Residential Assets

01.01.1985 Due Diligence Consultants, Project Consultants for North America, Residential Housing & Apartments

Disposition valuation for residential assets as part of a capital recovery plan in connection with a luxury “resort residential” development. Our work included the feasibility analysis of alternative disposition strategies as well as preparation of select due diligence materials for use by 3rd-party buyers. Some operating arrangements of interest to prospective acquirers included community association issues, third-party sales agents agreements, and project permits and entitlement-related matters.

The alternative disposition strategies included: 1) continued hold, build-out, and sales (status quo); 2) same as first alternative but in joint venture with a new capital partner; and 3) the complete sale of the project “as is.”

The Hamilton Cove property is located on Catalina Island, just 26 miles off the coast of Southern California. The resort-residential community is situated within a private cove next to the town of Avalon, the main community of Catalina Island. At the time of our disposition valuation for these residential assets, many of the secluded villas of Hamilton Cove were offered for rent for weekend, weekly, and seasonal occupancy, and this fractional use was part of our valuation.

Catalina Island history goes back well before recorded times. Apparently, the Pimungans of Santa Catalina Island first met European travelers in 1542 – when the native peoples paddled out to greet Spanish explorer Juan Rodriguez Cabrillo and his galleon – just 50 years after Columbus first entered the Western Hemisphere. On this basis, the island was claimed by Spain. Santa Catalina Island was awarded to Thomas Robbins by Mexican Governor Pio Pico, as a land grant in 1846. The land grant by Governor Pico was made just four days before the U.S. invaded California.

Our disposition valuation for these residential assets was part of an overall BCE Development Corp. portfolio sale involving the company’s properties in the western U.S., which included the Hamilton Cove resort-residential community.