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<br />SECTION III
<br />PROJECT ASSUMPTIONS
<br />Table 14: Land Development Soft Costs
<br />Civil Engineering
<br />$2,544,276
<br />$654,928
<br />$1,560,958
<br />$4,760,162
<br />Soils Engineering
<br />$383,642
<br />$107,496
<br />$246,864
<br />$738,002
<br />Environmental Processing
<br />$2,686,200
<br />$836,850
<br />$605,850
<br />$4,128,900
<br />Development Consulting
<br />$3,877,975
<br />$1,211,549
<br />$1,279,569
<br />$6,369,092
<br />Planning Fees, Deposits, Permits
<br />$1,504,574
<br />$363,471
<br />$1,354,913
<br />$3,222,959
<br />Development Impact Fees
<br />$99,495,397
<br />$33,934,601
<br />$26,234,870
<br />$159,664,869
<br />Bonds
<br />$274,066
<br />$70,088
<br />$149,018
<br />$493,172
<br />Mitigation Costs
<br />$453,300
<br />$214,606
<br />$332,094
<br />$1,000,000
<br />Lot Improvement Indirect Contingency
<br />$4,157,265
<br />$1,363,937
<br />$1,339,973
<br />$6,861,175
<br />Total Land Development Soft Costs
<br />$115,376,695
<br />$38,757,526
<br />$33,104,109
<br />$187,238,330
<br />I Land improvement direct costs include site preparation, rough grading, erosion and
<br />dust control, storm drain systems, sanitary sewer systems, potable water, non -
<br />potable water, street improvements, dry utilities, fencing and walls, landscaping,
<br />common costs, Project -wide amenities, parking, repairs for bond release,
<br />reimbursements, and the lot improvement direct contingency.
<br />Table 15: Total Land Development Hard Costs by Phase Unit
<br />Total d Development
<br />Site Preparation
<br />$1,026,075
<br />$335,475
<br />$771,900
<br />$2,133,450
<br />Rough Grading
<br />$1,272,000
<br />$416,000
<br />$968,000
<br />$2,656,000
<br />Erosion and Dust Control
<br />$1,776,600
<br />$575,100
<br />$1,344,600
<br />$3,696,300
<br />Storm Drain System
<br />$4,344,480
<br />$827,315
<br />$644,818
<br />$5,816,613
<br />Sanitary Sewer System
<br />$2,882,675
<br />$795,345
<br />$642,290
<br />$4,320,310
<br />Potable Water
<br />$2,924,300
<br />$865,845
<br />$673,290
<br />$4,463,435
<br />Non -Potable Water
<br />$1,130,100
<br />$379,095
<br />$274,503
<br />$1,783,698
<br />Street Improvements - Concrete
<br />$2,162,240
<br />$566,960
<br />$410,600
<br />$3,139,800
<br />Street Improvements - Asphalt
<br />$2,514,590
<br />$893,145
<br />$896,940
<br />$4,304,675
<br />Dry Utilities
<br />$3,618,700
<br />$1,102,525
<br />$798,338
<br />$5,519,563
<br />Fencing and Walls
<br />$1,483,450
<br />$153,600
<br />$356,550
<br />$1,993,600
<br />Landscaping
<br />$2,989,120
<br />$208,630
<br />$5,662,450
<br />$8,860,200
<br />Common Costs
<br />$1,188,000
<br />$398,500
<br />$5,688,500
<br />$7,275,000
<br />Project Amenities
<br />$3,000,000
<br />$0
<br />$0
<br />$3,000,000
<br />Parking Spaces
<br />$52,404,000
<br />$18,084,000
<br />$40,636,000
<br />$111,124,000
<br />Repairs For Bond Release
<br />$844,900
<br />$272,694
<br />$596,543
<br />$1,714,138
<br />Reimbursements
<br />($986,010)
<br />($330,758)
<br />($239,501)
<br />($1,556,269)
<br />Lot Improvement Direct Contingency
<br />$12,686,283
<br />$3,831,521
<br />$9,018,873
<br />$25,536,677
<br />Total Land Development Hard Costs
<br />$97,261,503
<br />$29,374,992
<br />$69,144,693
<br />$195,781,188
<br />4. Vertical costs include all costs from the foundation to the roof of a dwelling unit,
<br />including a 5% contingency and the cost of a building permit.
<br />Related Bristol at 3600 South Bristol Street
<br />Land Residual Value Study Report
<br />Exhibit 10
<br />September 27, 2023
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