DryCreek estates Another project by DASCO A project prepared by: JUNE 2016 DASCO V2
Table of Contents DASCO DASCO DASCO Project Location... 3 Illustrative Site Plan... 6 Project Application... 7 Community & Housing Market...14 Cost Estimate...17 Alternative Site Plan...19 DRY CREEK ESTATES Table of Contents 2
Regional Map PROJECT LOCATION LAKE TAHOE 5 80 SACRAMENTO Santa Rosa 80 Elk Grove Napa Lodi 580 680 Stockton San Francisco Tracy Livermore Modesto 280 Turlock 5 San Jose Merced YOSEMITE Distance From Elk Grove 15 Modesto 75 Livermore 88 Napa 61 San Francisco 88 San Jose 120 Santa Cruz MONTEREY BAY Monterey Carmel BIG SUR 5 5 5 Fresno Yosemite 138 Lake Tahoe 101 Santa Cruz 147 Fresno 171 Reno 132 Monterey 186 San Luis Obispo Bakersfield Carmel 190 Big Sur 208 5 Bakersfield 286 Santa Barbara San Luis Obispo 293 Los Angeles 386 Los Angeles Santa Barbara 387 San Diego 504 San Diego DRY CREEK ESTATES Project Location 3
Vicinity Map PROJECT LOCATION Project Area 99 DRY CREEK ESTATES Project Location 4
City Limit & Project Location Map PROJECT LOCATION Project Area Main Ave Marysville Blvd Rio Linda Blvd Grace Ave City Limit 99 99 N Northern Bike Trail Grace Ave NOTE: The plans shown on this page are conceptual and are intended to be for illustrative purposes. May Street N DRY CREEK ESTATES Project Location 5
Illustrative Site Plan DRY CREEK ESTATES - SACRAMENTO, CA LAND USE DATA Lot Count 130 Single Family Lots 45 x 90 lots (North Side) = 76 60 x 90 lots (South Side) = 54 Gross Project Acreage 29 Acres Lot count 130 D.U. / 29 Acres = 4.48 DU s/acre Gross Density Net Project Acreage (29 Acres - 8.6 Conservation Open Space) = 20.4 Acres Lot count 130 D.U./20.4 Acres = 6.37 D.U. s/acre Net Density Grace Ave Northern Bike Trail Northern Bike Trail Rio Linda Blvd Taylor Morgan Way Frayne Way N NOTE: The plans shown on this page are conceptual and are intended to be for illustrative purposes. DRY CREEK ESTATES Illustrative Site Plan 6
Preliminary Architectural Theme PROJECT APPLICATION CRAFTSMAN The Craftsman style is made up of simple, linear horizontal forms. A dominant, gable, shingle roof and a welcoming porch utilize natural finishes and materials to create a warm, strong, protectant shelter. Massing Roof Forms Structural Elements Entry Windows Exterior Materials Porches Trim Ornamentation Color Linear Horizontal Forms Asymmetrical Massing and Proportions Gable or Shed 4:12 Minimum Pitch 18 Minimum Overhangs Decorative Braces Columns or Pedestals (Often Extended to Ground and often Grouped) Doors: Large, Wide, Contains Small Window, Extra Detail in Finish Door Hardware is Copper or Bronze Multiple Glass Side Lights Multi-paned With Wood or Stucco Trim Assembly: Double Hung Sash, Casement or Fixed Similar Styles Grouped Together in Horizontal Band Wood Shingles, Siding, Board and Batten, Stucco, Stone or Brick Shingle or Flat Tile Roofing Wainscoat Consists of Stone First Floor: Stone, Brick or Stucco Partial or Full Front Square or Tapered Column Stone or Brick Pilaster Base Wood or Wood-like Material Articulated Trim Occurs at Head or Sill Detail Trim Expresses Horizontal Character of Style Copper or Bronze Material Window Boxes Wide Variety Body: Warm and Deep Earth Tones Trim: Complimentary or Contrasting 2 Natural Shades Second Floor: Shingle or Wood Plank NOTE: The plans shown on this page are conceptual and are intended to be for illustrative purposes. DRY CREEK ESTATES Project Application 7
Dry Creek Estates Parkside Homes PROJECT APPLICATION NOTE: The plans shown on this page are conceptual and are intended to be for illustrative purposes. DRY CREEK ESTATES Project Application 8
Key Map DASCO N Parkside Homes (45 x90 lots) PROJECT APPLICATION 2 STORY CRAFTSMAN HOME WITH GARAGE IN REAR - EXAMPLE ONLY 1 1/2 STORY CRAFTSMAN HOME WITH GARAGE IN REAR- EXAMPLE ONLY 2 CAR GARAGE 2 CAR GARAGE MASTER BEDROOM LIVING ROOM BREAKFAST CONCRETE DRIVEWAY BATH 1 WIC BEDROOM 1 PORCH KITCHEN CONCRETE DRIVEWAY MASTER BATH BATH 3 BED- ROOM 3 MASTER CLOSET WIC BEDROOM 4 BATH KITCHEN W D OFFICE/ BEDROOM ENTRY DINING ROOM DINING ROOM BATH 3 BEDROOM 3 BEDROOM 4 BATH 2 BEDROOM 2 W D UP ENTRY DINING ROOM LIVING ROOM 2nd FLOOR PORCH 2nd FLOOR PORCH LIVING ROOM STREET STREET 2 STORY FLOOR PLAN - 1st FLOOR 1 1/2 STORY FLOOR PLAN - 1st FLOOR NOTE: The plans shown on this page are conceptual and are intended to be for illustrative purposes. DRY CREEK ESTATES Project Application 9
Street Scenes for Parkside Homes (45 x90 Lots) PROJECT APPLICATION NOTE: The plans shown on this page are conceptual and are intended to be for illustrative purposes. DRY CREEK ESTATES Project Application 10
Street Scenes for Parkview Homes (60 x90 Lots) PROJECT APPLICATION NOTE: The plans shown on this page are conceptual and are intended to be for illustrative purposes. DRY CREEK ESTATES Project Application 11
Key Map DASCO N Parkview Homes (60 x90 lots) PROJECT APPLICATION 40 LOT WIDTH 15 REAR LOT SETBACK, (MINIMUM) MASTER BEDROOM KITCHEN DINING BEDROOM 2 PATIO DINING M. BATH BATH LIVING ROOM BATH 2 2 CAR GARAGE WIC 80 LOT DEPTH GREAT ROOM KITCHEN LAUNDRY 4 SIDE YARD MASTER DOWN BEDROOM 4 UP BATH 4 SIDE YARD TWO CAR GARAGE ENTRY ENTRY PORCH DEN/ BEDROOM 3 BEDROOM 2 BEDROOM 3 PLAN A - Single Story Craftsman Home PLAN B - Two Story Craftsman Home DRIVEWAY DRIVEWAY PLAN A STREET PLAN A - Single Story 1,300 SF - 60 x90 min PLAN B 10 FRONT YARD SETBACK, (MINIMUM) 1st level 2nd level PLAN B - Two Story 1,640 SF - 60 x90 min 2 CAR GARAGE KITCHEN FAMILY RM. DINING PATIO ENTRY FAMILY RM. DINING KITCHEN BDRM 4 MASTER BDRM MASTER BATH 1st level 2 CAR GARAGE OPEN TO BELOW ENTRY BDRM 3 STUDY BDRM 2 MASTER BDRM MASTER BATH W/D BATH BDRM 3 PLAN C - Two Story Craftsman Home (This plan is the same as PLAN C of the Courtyard Home) 1st level 2nd level PLAN D - Two Story Craftsman Home BDRM 2 PLAN C PLAN C - Two Story 1,720 SF - 60 x90 min PLAN D 2nd level PLAN D - Two Story 1,470 SF - 60 x90 min NOTE: The plans shown on this page are conceptual and are intended to be for illustrative purposes. DRY CREEK ESTATES Project Application 12
Pedestrian & Bicycle Circulation Plan PROJECT APPLICATION Grace Ave Northern Bike Trail Rio Linda Blvd Taylor Morgan Way Frayne Way N NOTE: The plans shown on this page are conceptual and are intended to be for illustrative purposes. DRY CREEK ESTATES Project Application 13
Median Sale Price COMMUNITY & HOUSING MARKET Average listing price vs. median sales price comparison: MEDIAN SALES PRICE $265,725 CITRUS HEIGHTS MEDIAN SALES PRICE $220,000 RIO LINDA MEDIAN SALES PRICE $186,600 NORTH HIGHLANDS SOUTH NATOMAS MEDIAN SALES PRICE $239,950 MEDIAN SALES PRICE $350,750 WEST SACRAMENTO SACRAMENTO MEDIAN SALES PRICE $247,250 MEDIAN SALES PRICE $247,500 99 VALLEY HIGH/ NORTH LAGUNA Average Listing Price Median Sale Price 16 $299,633 $248,000 Rio Linda $236,689 $220,000 South Natomas $240,620 16 $235,000 Valley High/ North Laguna $241,695 $229,000 Citrus Heights $235,844 $250,000 North Highlands $154,226 $179,000 West $344,116 $299,000 Median sale price and crime rate comparison: Rio Linda South Natomas Valley High/ North Laguna 11 $247,250 $220,000 31 $239,950 34 $247,500 34 $265,725 Citrus Heights North Highlands 13 $186,600 26 $265,725 West $350,750 Crime Index (100 is safest) June 2016 http://www.neighborhoodscout.com/ca/sacramento/crime/ January 2016 http://www.trulia.com/real_estate/-california/ DRY CREEK ESTATES Community & Housing Market 14
Employment Centers COMMUNITY & HOUSING MARKET DRY CREEK ESTATE Partial List of Major Employment Centers in SACRAMENTO SAN FRANCISCO San Fransisco 88 mi EAST BAY Pleasanton 93 mi SILICON VALLEY San Jose 120 mi Employer Names County Aeroject Rocketdyne Holdings, Inc. Aeroject Rocketdyne, Inc. Air Resources Board Testing Office Location Rancho Cordova Rancho Cordova ELK GROVE AMPAC Fine Chemicals, LLC Rancho Cordova 99 California Prison Industry Authority Folsom California State University FAIRFIELD 12 LODI Corrections Department Delta Dental Plan of Missouri Dept of Transportation in California Disabled American Veterans Rancho Cordova 4 99 STOCKTON Employment Development Department Environmental Protection Agency Exposition & Fair Intel Corporation Folsom Intel Corporation SAN FRANCISCO 120 Mercy General Hospital Mercy San Juan Medical Center Carmichael PLEASANTON 99 Municipal Services Agency Bee Regional Transit State Smud Customer Service Center SAN JOSE 99 Sutter Memorial Hospital UC Davis Medical Center Water Resource Department DRY CREEK ESTATES Community & Housing Market 15
Nearby Amenities COMMUNITY & HOUSING MARKET 1 2 3 4 8 7 5 6 10 9 1. California State Capitol and Museum 2. California State Railroad Museum 3. Crocker Art Museum 4. American River Bicycle Trail 5. Tower Bridge 6. B Street Theatre 7. Old 8. Raging Waters 9. Zoo 10. Golden 1 Center DRY CREEK ESTATES Community & Housing Market 16
Opinion of Probable Cost for Dry Creek Estates Subdivision COST ESTIMATE NOTES: 1. 2. 3. 4. SUMMARY OPINION OF PROBABLE COST FOR DRY CREEK ESTATES SUBDIVISION 130 SINGLE FAMILY LOTS 29± ACRES SACRAMENTO, CALIFORNIA CONSTRUCTION COST PER LOT $28,169 SOFT COSTS PER LOT $1,240 ----------------------- CONSTRUCTION PER LOT COST $29,409 THIS OPINION OF PROBABLE COST (OPC) IS BASED ON A CONCEPTUAL LOT LAYOUT. CHANGES OR INCREASES REQUIRED BY GOVERNING AGENCIES AND UTILITY COMPANIES MAY OCCUR WHEN PLANS ARE FINALIZED AND THE SCOPE OF WORK IS MORE FULLY DEFINED. THIS OPC DOES NOT INCLUDE THE FOLLOWING FEES: CONSTRUCTION MANAGEMENT, ARCHITECTURAL, GEOTECHNICAL, AND/OR LANDSCAPE ARCHITECTURE. THIS OPC DOES NOT INCLUDE ANY POTENTIAL REIMBURSEMENTS THIS PROJECT MAY BE ELIGIBLE FOR. SITE GRADING WAS CALCULATED AS FOLLOWS: ASSUME 2 FEET OF CUT ON ALL ON-SITE ROADWAYS (9,800 CY x $2.25 PER YD = $22,050) AND $300 PER LOT FOR FINISHED PAD GRADING ($300.00 x 130 LOTS = $39,000). $22,050 + $39,000 = $61,050, WE USED $65,000 FOR PURPOSES OF THIS ESTIMATE. UNIT ITEM DESCRIPTION QUAN. UNIT COST AMOUNT I. ON-SITE IMPROVEMENTS A. SITE GRADING AND PREPARATION 1. SITE PREPARATION 1 LS $20,000.00 $20,000 2. MOBILIZATION 1 LS $15,000.00 $15,000 3. CONSTRUCTION WATER 1 LS $10,000.00 $10,000 4. SITE GRADING (SEE NOTE 4) 1 LS $65,000.00 $65,000 5. TEMPORARY EROSION CONTROL / SWPPP PROTECTION 1 LS $10,000.00 $10,000 SUB-TOTAL $120,000 B. STREET WORK 1. PAVEMENT (3" AC & 10" AB) (STANDARD RESIDENTIAL STREET SECTION) 131,753 SF $4.50 $592,889 2. 6" CURB AND GUTTER 9,280 LF $13.50 $125,280 3. MEDIAN CURB 350 LF $18.00 $6,300 4. 5' SIDEWALK 46,400 SF $3.50 $162,400 5. STRIPING / SIGNAGE 1 LS $12,000.00 $12,000 6. SINGLE LAMP DECORATIVE LIGHT 25 EA $2,000.00 $50,000 7. DRIVEWAYS 130 EA $850.00 $110,500 8. ADA RAMPS 26 EA $1,000.00 $26,000 SUB-TOTAL $1,085,369 UNIT ITEM DESCRIPTION QUAN. UNIT COST AMOUNT C. SANITARY SEWER 1. 8" P.V.C. 4,350 LF $33.00 $143,550 2. MANHOLE, STANDARD 20 EA $3,000.00 $60,000 3. 4" SEWER SERVICE 130 EA $900.00 $117,000 4. CONNECT TO EXISTING SEWER 2 EA $2,000.00 $4,000 SUB-TOTAL $324,550 D. WATER SYSTEM 1. 8" P.V.C. 4,585 LF $32.00 $146,720 2. 8" GATE VALVE 24 EA $1,600.00 $38,400 3. BLOWOFF VALVE 6 EA $2,000.00 $12,000 4. 1" WATER SERVICE 130 EA $1,100.00 $143,000 5. FIRE HYDRANT ASSEMBLY (400' SPACING) 8 EA $6,000.00 $48,000 6. TIE IN / TESTING AND DISINFECTION 2 EA $3,000.00 $6,000 SUB-TOTAL $394,120 E. STORM DRAINAGE 1. 18" RCP 1,600 LF $53.00 $84,800 2. 15" RCP 1,860 LF $44.00 $81,840 3. 12" RCP 595 LF $40.00 $23,800 4. CATCH BASINS 17 EA $2,200.00 $37,400 5. STORM DRAIN BASIN 1 LS $25,000.00 $25,000 6. FLOOD BASIN 1 LS $25,000.00 $25,000 7. CONNECT TO EXISTING STORM DRAIN 2 EA $2,000.00 $4,000 SUB-TOTAL $281,840 F. GAS & ELECTRICAL SERVICE 1. JOINT TRENCH 130 EA $3,000.00 $390,000 SUB-TOTAL $390,000 G. WALLS 1. EXTERIOR WALL (ALONG RIO LINDA BLVD.) 1,020 LF $55.00 $56,100 SUB-TOTAL $56,100 H. LANDSCAPING 1. PARK STRIP AND MEDIAN LANDSCAPING 40,431 SF $5.00 $202,155 2. MONUMENT SIGNAGE AT GRACE AVENUE 1 EA $5,000.00 $5,000 3. PEDESTRIAN CONNECTIONS 1 EA $1,000.00 $1,000 SUB-TOTAL $208,155 I. GRACE AVENUE FAIR SHARE IMPROVEMENTS (PER PLANS DATED 1/8/15 BY LAUGENOUR & MEIKLE) 1. UTILITIES a. 12" RCP 455 LF $40.00 $18,200 b. 15" RCP 614 LF $44.00 $27,016 c. 18" RCP 199 LF $53.00 $10,547 d. STORM DRAIN MANHOLES 6 EA $3,000.00 $18,000 e. INLET/OUTLETS WITH RIP-RAP 4 EA $2,000.00 $8,000 f. 8" PVC 788 LF $33.00 $26,004 g. SEWER MANHOLES 4 EA $3,000.00 $12,000 h. 12" WATER 1,347 LF $48.00 $64,656 i. 12" GATE VALVES 5 EA $2,400.00 $12,000 j. FIRE HYDRANT ASSEMBLY 2 EA $6,000.00 $12,000 SUB-TOTAL $208,423 50% SHARE OF STREET UTILITIES =====> $104,212 DRY CREEK ESTATES Cost Estimate 17
Opinion of Probable Cost for Dry Creek Estates Subdivision COST ESTIMATE UNIT ITEM DESCRIPTION QUAN. UNIT COST AMOUNT F. GAS & ELECTRICAL SERVICE 1. JOINT TRENCH 130 EA $3,000.00 $390,000 SUB-TOTAL $390,000 G. WALLS 1. EXTERIOR WALL (ALONG RIO LINDA BLVD.) 1,020 LF $55.00 $56,100 SUB-TOTAL $56,100 H. LANDSCAPING 1. PARK STRIP AND MEDIAN LANDSCAPING 40,431 SF $5.00 $202,155 2. MONUMENT SIGNAGE AT GRACE AVENUE 1 EA $5,000.00 $5,000 3. PEDESTRIAN CONNECTIONS 1 EA $1,000.00 $1,000 SUB-TOTAL $208,155 I. GRACE AVENUE FAIR SHARE IMPROVEMENTS (PER PLANS DATED 1/8/15 BY LAUGENOUR & MEIKLE) 1. UTILITIES a. 12" RCP 455 LF $40.00 $18,200 b. 15" RCP 614 LF $44.00 $27,016 c. 18" RCP 199 LF $53.00 $10,547 d. STORM DRAIN MANHOLES 6 EA $3,000.00 $18,000 e. INLET/OUTLETS WITH RIP-RAP 4 EA $2,000.00 $8,000 f. 8" PVC 788 LF $33.00 $26,004 g. SEWER MANHOLES 4 EA $3,000.00 $12,000 h. 12" WATER 1,347 LF $48.00 $64,656 i. 12" GATE VALVES 5 EA $2,400.00 $12,000 j. FIRE HYDRANT ASSEMBLY 2 EA $6,000.00 $12,000 SUB-TOTAL $208,423 50% SHARE OF STREET UTILITIES =====> $104,212 II. SOFT COSTS K. CONSULTANT FEES 1. SURVEYING 1 LS $10,000.00 $10,000 2. ENGINEERING 130 LOTS $400.00 $52,000 3. STAKING 130 LOTS $350.00 $45,500 4. MONUMENTATION 130 LOTS $100.00 $13,000 5. GEOTECHNICAL 1 LS $15,000.00 $15,000 6. LANDSCAPE ARCHITECTURE 1 LS $12,000.00 $12,000 7. JOINT TRENCH 1 LS $6,000.00 $6,000 CONSULTANT FEES TOTAL =====> $153,500 5% CONTINGENCY =====> $7,675 CONSTRUCTION TOTAL INCLUDING CONTINGENCY =====> $161,175 SOFT COST TOTAL PER LOT =====> $1,240 ($161,175 130 LOTS) GRAND TOTAL CONSTRUCTION WITH SOFT COSTS =====> $3,823,160 TOTAL PER LOT CONSTRUCTION COST =====> $29,409 ($3,823,160 130 LOTS) DRY CREEK ESTATES Cost Estimate 18
Alternative Conceptual Site Plan DRY CREEK ESTATES - SACRAMENTO, CA Grace Ave LAND USE DATA Lot Count 182 Single Family Lots - 5000 s.f. Gross Project Acreage 29 Acres Net Project Acreage (29 Acres - 6 Acres (5,000 LF of Street R.O.W.) = 23 Acres Lot count 182 D.U. / 29 Acres = 6.3 D.U. s/acre Gross Density Lot count 182 D.U. / 23 Acres = 7.9 D.U. s/acre Net Density Rio Linda Blvd DRY CREEK ESTATES Illustrative Site Plan 19