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Iran, California Development
Clean Energy City
IRAN
An EB-5 fund Project
Graphic Design by: Shabnam ChamanAra
Los Angeles County, California
2014
Iran, California Development
Project Manager:
Iran, California Development
CAL Electrical llc
Los Angeles County, California
2014
Consultant Team:
Architect / Project Lead
Landscape Architect / Market Analyst
SEM Partners, Inc.
167 South State Street Suite 2000
Westerville, Ohio 43081
p. 614.794.3100
f. 614.794.3088
www.sem-architects.com
Kinzelman Kline Gossman, LLC
444 South Front Street
Columbus, Ohio 43215
p. 614.224.6601
f. 614.224.6607
www.kkgstudios.com
Firm Profile
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.
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.
Market Analysis, Land Use Planning and
Financial Feasibility
Oct, 2014
Prepared for:
EB-5 fund LLC
www.EB5fund.us
Henry Leong
Iran, California
www.calelectrical.us
Sohrab ChamanAra
Iran, California
Firm Profile
Project Management Company
Renewable Energy, Winery, Fish Farm
and Real Estate Development
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.
Graphic Design by: Shabnam ChamanAra
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.
1
Iran, California Development
Los Angeles County, California
2014
Table of Contents
Title
Executive Summary
City Peripheral Project
Context Inventory
Project Location & Weather
Vernacular Architecture
Vernacular Art
Historic Photography
Page
3
4-5
6
7
8
9
Market Analysis
Target Markets
Baby Boomers
9
10
Site Inventory
Plat of Survey
Site Amenities
11
12
Shiraz a Sample Community
Buildable Zone Plan
Opportunities and Constraints
13
14
Draft Development Scheme:
Master Plan Shiraz
15
Final Development Scheme
Site Amenities
Amenity Plan
Homesite Locations
Overall Master Plan
Parcel Plan
Development Zones
Phasing Plan
Phasing Strategy
Financial Model
Development Precedents
Western Sustainability
16, 17
18
19
20
21
22
23, 24
25
26
2
Iran, California Development
Los Angeles County, California
2014
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.
3
Iran, California Development
Los Angeles County, California
2014
City Peripheral Projects
University
A group of University Professors
and Dean of Universities
started this University as a
correspondence university until
the funds are available for
building one
High Tec Information Industries
Few Silicon Valley High Tech
companies will move to this
location
Winery
The soil and weather is perfect
for winery, nevertheless reputable
winery in Sonoma Valley is chosen
as partner for a successful project
Fish farm
http://www.fishfriendlyfarming.org/
http://www.ftai.com/hatchery.htm
The Fish Friendly Farming
Environmental Certification
Program is run by the California
Land Stewardship Institute, a nonprofit organization located in Napa
County, California.
Manufacturing
As staging area for assembaling
renewable energy equipments and
Gasification units.
4
Iran, California Development
Los Angeles County, California
2014
City Peripheral Projects
W.C.
Kitchen
Food waste, fruit peel ect.
Biogas to Kitchen
Disintegrator
Any organic waste
Digester1
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.
5 MW MSW/E Gasification is the
primary power project in Iran.
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.
All house’s will be equipt with
Geothermal system.
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.
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.
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.
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
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, offgrid locations, where a connection
to the utility grid is not available.
Gas Pipe
Digester2
Filter
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).
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.
5 MW Solar Power will be a pilot
plant project at phase one.
However, every community and
all house’s will have their single
small turbine coupled with
other Green Energy Sources.
5
Iran, California Development
Los Angeles County, California
2014
Project Location & Weather
Project Location
State: California
County: Los Angelos
Township: Iran
Average climate at Iran, California
Month
Average high
Average Low
Jan
60
34
Aug
Feb
Mar
Apr
May
63
69
76
84
92
98
98
37
41
45
53
60
66
0.05
0.09
Jun
Jul
Oct
Nov
Dec
92
81
68
58
65
59
50
40
34
0.07
0.16
0.46
0.49
Sep
1.90
Precipitation
Inches (mm)
1.41
1.11
0.40
0.10
1.22
6
Iran, California Development
Los Angeles County, California
2014
Architecture
Fire Temple, Yazd
Chehel Setoon, Esfahan
Sio Se pol, Esfahan
Naghshe Jahan, Esfahan
Bahai Temple, Chicago
Armenian Monastery of Saint Thaddeus, Azerbaijan
Chahar Bagh Street, Esfahan
Danial Shrine, Khusestan
Azadi Spare, Tehran
7
Iran, California Development
Los Angeles County, California
2014
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
8
Iran, California Development
Los Angeles County, California
2014
Historic Photography
Taghbostan, Kermanshah 600 AC
Perspolis, Shiraz (Persian Empire Capital 500 BC)
Ferdowsi Statue 1000 AC
Pasargad, Shiraz 550 BC
Naghshe Rostam, Shiraz 400 BC
Tisfoon, Baghdad (Persian Empire Capital 600 AC)
Cyrus Seal 550 BC
9
Iran, California Development
Los Angeles County, California
2014
Market Analysis: Target Markets
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).
Iran
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.
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.
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.
A view from city of Palmdale, 10 Minutes from Iran
10
Iran, California Development
Los Angeles County, California
2014
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 20th 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.
Baby Boomer Lifestyle Characteristics
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•
•
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.
•
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.
Their interests are varied and active. Some of the fastest
growing activities are hiking, river rafting, downhill skiing,
roller-blading and hang-gliding.
11
Iran, California Development
Los Angeles County, California
2014
PLAT OF SURVEY
Khorasan
Mazandaran
Along Arvand Roud (California water Duct), runs Ferdowsi Street from East to West of Iran.
Gilan
Azerbaijan
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.
Baluchestan
Tehran
Kurdestan
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
Kermanshah
Lurestan
Esfahan
Shiraz
Fe
rd
Khusestan
ow
si
St
14
12
Iran, California Development
Los Angeles County, California
2014
Amenities & Development Branding: Site Amenities
Potential Site Amenities
•
•
•
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•
•
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•
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•
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•
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•
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
13
Iran, California Development
Los Angeles County, California
2014
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 surrounding mountains and canyons
High Point
El. 7010 ft.
The Mesa
Development Recommendations
Cluster intense areas of use
in this zone
High Point
El. 7010 ft.
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
Development Recommendations
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
14
Iran, California Development
Los Angeles County, California
2014
Site Analysis: Opportunities and Constraints Shiraz
The “Box Canyon”
East Face Plateau
Opportunities:
Unique Spatial Character
Relatively Developable
5-8
Constraints
Visually Sensitive Area
Difficult to access
Opportunities:
Developable
Excellent Views into Canyon
H
MP
Constraints
Some Difficult Slopes
Difficult to Cross with Roadway
High Point
El. 7010 ft.
The Ridge Back
Mimbres River Valley
Opportunities:
Excellent Views to the
North and West
Relatively Developable
Opportunities:
Suitable for agriculture
Relatively Developable
Constraints
Some Difficult Slopes
Difficult to access
East Upland
Opportunities:
High Aesthetic Quality
Great Visibility from Across Ravine
Potential Land Swap Opportunity
Constraints
Environmentally Sensitive
Highly Visible from Upland Areas
Constraints
Not Accessible via Roadway
The River Escarpment
Stitzel Canyon
Opportunities:
Highly Developable
Views of the Mimbres River
High Point
El. 7010 ft.
Opportunities:
Excellent Aesthetic Value
Constraints
Not Accessible by Roadway
Divides East Side of Site
Constraints
Steep Slopes
Highly Visible from Upland Areas
Mountain Ridge
Fe
r
do
The Mesa
Opportunities:
Extremely Developable
Excellent Access to Highway 64 Via Ferdowsi St
ws
iS
tre
et
Mimbres River Floodway
West Face Transition Slope
Opportunities:
High Aesthetic Quality
Unique Natural Feature of Site
Divides Site into two Different Spaces
Opportunities:
High Aesthetic Quality
Unique Natural Feature of site
Opportunities:
Buildable/Accessible Ground
Highly Developable
Constraints
Not Developable
Difficult to Cross with Roadway
Constraints
Not Developable
500’ total width
Constraints
High Visibility from Valley
Some existing vegetation
Constraints
Irregular Shape
Highly Visible from Upland Areas
15
Iran, California Development
Los Angeles County, California
2014
Draft Development Scheme 2: Master Plan Shiraz
Site Inventory: Plat of Survey
Development Program
Golf Course
Number
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
Total
Yardage
400
500
200
580
450
180
450
560
320
480
200
450
180
560
480
420
150
600
7140
Par
4
4
3
5
4
3
4
5
4
4
3
4
3
5
4
4
3
5
71
29
30
31
32
33
34
35
Single Family
Residential Lots
Pueblo
Condominiums
16
15
14
13
12 10
1 11
9
8
2
7
6
3
4 5
18
19 20
18
17
21
25
24
23
22
26
36
37
38
28
27
Conference Center
Condominium
Resort &
Conference Facility
39 40
41 42
Outdoor Adventure
& Camping Area
9
15
Hiking /
Multi-Use Trail
16
10
Equestrian
Trail
17
11
12
8
13
6
Pasture
Equestrian Center
7
14
5
1
Vineyard
2
4
Commercial
Town Center
Village
Condominiums
3
Commercial
Golf Center
Golf Range
Ferdowsi Street
16
Iran, California Development
Los Angeles County, California
2014
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.
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
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.
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.
17
Iran, California Development
Los Angeles County, California
2014
Final Development Scheme: Site Amenities
Housing Character
Commercial
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.
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.
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.
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.
18
Iran, California Development
Los Angeles County, California
2014
Final Development Scheme: Amenity Plan Shiraz
Golf Course
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 facilities.
The golf course layout shown as a
placeholder for future development
should the amenity be desired.
Number
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
Total
Par
4
5
4
3
4
4
4
3
5
4
5
4
4
3
4
3
4
5
72
Yardage
450
600
430
200
450
420
400
180
520
450
550
400
350
200
400
200
420
520
7140
Climbing/
Rappelling Wall
High Point
El. 8300 ft.
Hiking/
Equestrian Trail
14
Climbing/
Rappelling Wall
13
15
16
Private Drive
Outdoor Adventure
& Camping Area
Public Roadway
12
Hiking /
Equestrian Trail
High Point
El. 7010ft.
17
6
Pasture
Golf Clubhouse
Equestrian Center
11
7
18
5
10
4
9
8
1
3
Potential Golf Course
Vineyard
2
Winery/Vintner
Community Center
Ferdowsi Street
19
Iran, California Development
Los Angeles County, California
2014
Final Development Scheme: Homesite Locations Shiraz
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 clustering homes (instead of spreading
them out across the site) a significant portion of the site can remain
visually open and uncluttered by development. Furthermore, homes are
sited to create maximum functional
efficiency of the roadway location.
Potential
Homesite Location
20
Iran, California Development
Los Angeles County, California
2014
Final Development Scheme: Overall Master Plan Shiraz
Development Program
Climbing/
Rappelling Wall
High Point
El. 7010 ft.
Hiking/
Equestrian Trail
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 selected to provide excellent vistas of
the surrounding mountainous landscape.
Climbing/Rappelling
Wall
Homesite
Private Drive
Public Roadway
Outdoor Adventure
& Camping Area
Hiking /
Equestrian Trail
High Point
El. 7010 ft.
Pasture
Golf Clubhouse
Retail
Equestrian Center
Potential Golf Course
Vineyard
Vintner/Winery
Community Center
Condominiums
Ferdowsi Street
21
Iran, California Development
Los Angeles County, California
2014
Final Development Scheme: Parcel Plan Shiraz
Development Program
D-11
D-12
D-10
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 development on the site. This will create
an organized appearance while on
the site, and will enhance community interaction between neighbors.
D-9
E-1
C-1
B-7
B-10
B-8 B-9
B-6
Pasture
Golf Clubhouse
D-2
B-31
B-32
B-30
B-33
B-29
B-28
B-27
D-6
C-17
B-4
B-3
D-1
C-3
B-26
B-2
B-25
B-1
C-4
C-5
A-1
A-2
A-3
A-13
A-4
A-16
A-14
A-5
A-15
A-6
A-7 A-8 A-9 A-10 A-11A-121
B-16
C-2
B-5
Equestrian Center
D-13
B-17
B-15
D-8
B-40
B-41
B-42
C-25 B-43
B-48
B-46
C-24
B-47
B-44
C-23
B-45
C-22
C-26
C-21
C-27
B-39
C-28
E-2
B-14
B-13
B-12
B-11
Retail
-All lots must have at least 75 feet
of street frontage for driveway /
utility access
E-3
E-5
-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.
E-4
B-24
B-18 B-19
B-23
B-20
B-21
D-3
D-4
C-7
C-8
C-9
C-10
C-11
C-12
E-7
C-20
C-16
C-19
B-34
D-7
C-18
B-35
C-15
B-22
C-6
E-6
C-14
B-36
B-37 B-38
C-13
D-5
Vintner/Winery
Community Center
Condominiums
Ferdowsi Street
22
Iran, California Development
Los Angeles County, California
2014
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 construction of the home and its corresponding utilities. Each lot will also have
an open space easement, which may
comprise much of the overall area of
the each lot.
Developable Land
Potential
Homesite Location
Land Protected
Under Open Space
Easement
Within the open-space easement
areas, the parcel owner has responsibility 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 permitted to legally access the easement
areas.
The advantage to this open space
easement system is in property ownership. There is not a need for large
homeowner’s association to govern
control of the extensive open space
on the site.
23
Iran, California Development
Los Angeles County, California
2014
Final Development Scheme: Phasing Strategy
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.
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.
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:
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.
Announce the new development and demonstrate its character
on site and through marketing materials.
Leverage amenity and strategic partnerships.
Effort will be made to ‘make a splash’ in the market with as little predevelopment 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, presales 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.
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.
The site plans and resulting marketing materials should test the
acceptance of new types of housing such as attached for-sale
24
Iran, California Development
Los Angeles County, California
2014
Final Development Scheme: Phasing Strategy
Project Phasing:
Phase 1100 Acres Development
Phase 3 –
1000 Acres Acquisition and Pre-development Site Work
Phase 4 Pre-sales of Residential Units and Lots
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.
Property acquisition. Demo existing structures, clear where necessary to open view corridors, new fencing and entry treatment at
route 64, gravel apron for parking and access to future sales office.
Contract sales and deposit taking for lots with focus on initial area of development 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 roadway is available.
Master land planning development and civic submittals, legal, survey, engineering, environmental, hydrological and other necessary
pre-development activities.
Temporary access roads could be constructed to allow the build machinery and
personnel to access the sites.
The community center will be constructed.
Phase 2Small Residential Area
This small community will be developed primarily for those
who will be working in the phase one development.
Grading and road construction – from route 64, down embankment, Proactive strategic leasing effort for planned commercial space. Find a restauover river at new bridge crossing. Temporary road beyond bridge
rant owner or wine operator to build and manage the ‘winery’ restaurant. Likeinto first area of residential development.
wise, a stable operator could be identified to develop the equine amenity.
New bridge construction.
Sales of condo sites will be made to a developer(s).
Installation or construction of a sales office at route 64 with supPhase 5 –
porting landscape amenity package.
Community Center and Remaining Sales
Marketing and advertising – development of collateral including
Starting in year 5, the remaining road construction will give access
project brand development, signs, site markers, wayfinding signs,
print and electronic media, web site, regional and local metro print to the reminder of the site for construction and occupancy .
and direct marketing campaign.
25
Iran, California Development
Los Angeles County, California
2014
Final Development Scheme: Financial Model
26
Iran, California Development
Los Angeles County, California
2014
Development Precedents: Western Sustainability
Natural Resource & Energy Conservation
Energy Star Appliances and Electrical Fixtures
Home wind turbines
Wind Power
Gasificator
W.C.
Kitchen
Geothermal Heating and Cooling
Food waste, fruit peel ect.
Biogas to Kitchen
Disintegrator
Any organic waste
Gas Pipe
Digester1
Digester2
Filter
Biogas
Wastewater Irrigation
Solar Power
Off-the-Grid Living
27