Located at 314 N. Cleveland Street, this property covers .25acre and is very close to the Oceanside pier. Our plan is to build a 10-unit, ecovillage condo development. Ecovillages are designed to foster friendly neighbor interaction. The finished project will feature a total of 10 residential units, as well as 2 commercial retail units on the first floor. As well-known green builders, we will pursue the LEED Platinum and BuilditGreen designations on this project, and will include such key features as consideration of natural daylighting, healthy build materials, energy efficiency, water conservation, electric car outlets and improved indoor air quality.

1. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
p r o j e c t l o c a t i o n
*

2. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
h i s t o r i c O c e a n s i d e
Train Depot and Cleveland Street Oceanside, Crest of the Wave, Courtesy San Diego Historical Society - Ticor Collection
Oceanside - Where Life is Worth Living, Bunker Building c. 1888
www.visitoceanside.org

3. 06.07.2014
314 North Cleveland: Concept Design Package
e x e c u t i v e s u m m a r y / f i n a n c i a l s
Date 6/9/14
Site Acquisition
Estimated Close of Escrow (COE) 7/15/14 36 Days
Land Purchase Price $1,160,000
Transaction Costs (%) 2.00%
Transaction Costs ($) $44,080
Total Land Costs $1,204,080
Project Information
Lot Acreage 0.25 acres
Zoning R1
Total Allowable Units 10.0 units
Average Lot Size 0.03 acres
Average Unit Size 1,272 SF (approx)
Total Project Size 12,727 SF
Project Timeline
Pre-Construction Period (starts at COE Date) 6 months 12/9/14
Construction Schedule 4 months 4/9/15
Post-Construction Sales Period ("Regular" Sales) 3 months 7/9/15
Total Project Timeline Through Final Unit Closing 13 months
Total Project Cost (TPC) % TPC
Construction Costs $160.00 PSF $2,036,320 52.1% $203,632/unit
Site Development Budget $200,000 5.1% $15.7/unit
Architecture and Design costs Budget $100,000 2.6% $7.9/unit
Soft Costs % & Contingency 2.00% $40,726 1.0% $3.20 PSF
Loans
Acquisition Loan
Acquisition Loan Amount (to buy the land) 60% $696,000
Acquisition Loan Interest 13% $45,240 1.2% 6 months
Acquisition Loan Points 3 $20,880 0.5%
Loan Terms 3yr/ Int Only
Monthly Payment 7,540$
Development and Construction Loan
Projected Post Construction Value $5,600,000
Development and Construction Loan (D&C) 65% LTV
D&C Loan Interest 12.00% $162,941 4.2% 7 months
D&C Transaction Costs 2% $49,532 1.3%
D&C Loan Points 2 $49,532 1.3%
Loan Terms 3yr/ Int Only
Monthly Payment 24,766$
Total Costs w/o Land $2,606,108
Total Land Cost $1,204,080 30.8% $4,816,320/acre
Project Cost for D&C Loan $299.38 PSF $3,810,188 $381,019/unit
Total Project Cost (TPC) w/ D&C Fees $3,909,253 100.0%
Capital Required
Acquisition Loan Equity Needed $574,200
D&C Construction Loan Equity Needed $1,432,631
D&C Loan $2,476,622 65.0%
Equity (SGI& Partners) $1,432,631 35.0%
Total Sources of Funds $3,909,253 100.0%
Sales Revenue
Home Sales (Averages) $560,000
Home Sales (All Lots) $5,600,000
Price Per Square Foot $440 PSF * Comps range from $415-$460 sq ft
Selling Costs* 6.00% ($336,000)
Gross Proceeds $5,264,000
Pre-Tax Financial Returns
Pre-Tax Profit $1,354,747
Project Profit Margin 24.2%
Cash on Cash Return 94.6%
Equity Investor Share 50.0%
SGI Profit $677,374
Equity Partners Profit $677,374
Project Name & Description: Oceanside infill development, build 10 condos with 2 retail mixed use units. All homes will be Energy
Star Certified and steel constructed and/or modular.EXECUTIVE SUMMARY
“Bringing back the front porch by building healthy ecovillages”
Investment Snapshot
Exit Strategy
Investors will receive a pro-rata share at the close of the project. The close of
the project will be defined as when the last house has been sold. For each
ecovillage we anticipate a 12-15 month start-to-completion timeframe.
Business Model
The business objective of this investment is to purchase land and develop
ecovillages with homes for resale. We measure our investment returns in three
distinct areas:
1. Profit (Return on Investment and Internal Rate of Return are our two key
indicators)
2. Social Impact (Jobs created, local economy support, etc)
3. Sustainability (Energy saved, CO2 emissions reduced, water conserved)
The Opportunity
Our target demographic (young families) desire affordable green homes in
neighborhoods that offer healthier living and neighborhood interaction.
Currently this market is vastly underserved.
Our ecovillage model provides our demographic with the things they care
most about, including:
1. Healthy, non-toxic, energy-efficient homes.
2. Front porches and neighborhood designs that foster easy neighbor-to-
neighbor interaction.
3. Affordable homes that offer a bevy of amenities without high price tags.
We offer impact investors a socially responsible investment in this emerging
market of ecovillage development.
Vision
Vision: Our ecovillages create happier, healthier homes in friendlier
neighborhoods.
Simcoe Green Homes is out to fundamentally change the way people live by changing the way people
build. We are seeking impact investors who want more than financial returns. Our target investors are
committed to creating a personal legacy through investments that offer returns in financial, societal,
economic and environmental capacities. In addition to building homes that are non-toxic, save
money/energy/water, we develop multi-unit, community-centric housing that encourages friendly
neighborhood interaction, vastly increasing the quality of life.
At the convergence of high market desire and low market penetration, there is very little competent
competition, and the SGI team is uniquely qualified to scale this opportunity quickly.

4. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
s i t e p l a n / l e v e l 1
1/16”” = 1’-0” when printed to true 11 x 17.
Do not scale from drawing.
Retail
685 SF
Storefront window system
car lift
One-way garage entrance
with roll-up door
Street level courtyard allows
for large plantings, outdoor
garden dining and contributes
to the pedestrian streetscape
Exterior stair leads to
courtyard level
Retail
685 SF
northclevelandstreet
alley
Trash, recycling, utilities
and resident storage
One-way garage exit
with roll-up door
Elevator accesses garage,
courtyard and 4th level
car lift
car lift
car lift
car lift
car lift
Electric car charger, typical of
seven (7)
Trash, recycling, utilities
and resident storage
Car lift: Basis-of-design,
Klaus Parklift Singlevario
G61 (6)
Building integrated, custom
metalwork security gate tucks
into west facade of retail
space and can be closed dur-
ing non-retail hours
New large focal tree:
Basis-of-design, low-
water Palo Verde
Surf rack and shower
spaces 1/2
spaces 3/4
spaces 5/6
spaces 7/8
spaces 9/10
spaces 11/12
space 13
space 14
space 22
space 16
space 17
space 18
space 19
space 20
space 21
space 15
2 and 4 and exits directly to
the alley

5. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
l e v e l 2 ( p l a z a l e v e l )
1/16”” = 1’-0” when printed to true 11 x 17.
Do not scale from drawing.
Deck looks over street life
Exterior stair leads to
street level
northclevelandstreet
alley
Bi-fold doors open out to
community plaza
Elevator accesses garage,
plaza and 4th level
Unit 1
2-bedroom loft
1,218 SF
Unit 8
2-bedroom
1,280 SF
Unit 2
1 bed/mezzanine
1,179 SF
Unit 3
2-bedroom loft
1,343 SF
Unit 4
2-bedroom loft
1,226 SF
Unit 7
1-bedroom/creative
1,088 SF
Unit 5
2-bedroom
1,480 SF
Glass garage door opens to
community plaza
Community
Courtyard
Beach Lofts (4)
- Hark back to the industrial history of the
Oceanside Waterfront
- All units are two stories and include:
living
- architecturally-integrated storage
- outdoor space either in the form
of a large deck facing North
Cleveland Avenue or in the form of
a second story balcony facing the
courtyard
- laundry / pantry
- modern, industrial kitchens
- exposed, polished concrete on the
- sustainable and durable materials
throughout
Unit 6
2-bedroom
1,480 SF
City Lofts (4)
- All units are two stories and include:
- glass bi-fold doors which open to
the community courtyard for
stengthened indoor-outdoor
connection and community
reinforcement
- architecturally-integrated storage
- outdoor space either in the form
of a large deck facing plaza or in
the form of a second story balcony
- laundry / pantry
- modern, industrial kitchens
- exposed, polished concrete on the
- sustainable and durable materials
throughout
2 and 4 and exits directly to
the alley

6. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
l e v e l 3
1/16”” = 1’-0” when printed to true 11 x 17.
Do not scale from drawing.
northclevelandstreet
alley
Stair case does not access
this level
Elevator does not stop at this
level
Unit 1
Level 2
Unit 8
Level 2
Unit 2
Level 2
Unit 3
Level 2
Unit 4
Level 2
Unit 7
Level 2
Unit 5
Level 2
Community
Courtyard
Unit 6
Level 2

7. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
l e v e l 4
1/16”” = 1’-0” when printed to true 11 x 17.
Do not scale from drawing.
Deck below
Exterior stair leads to
green courtyard
northclevelandstreet
alley
2 and 4 and exits directly to
the alley
Elevator accesses garage,
plaza and 4th level
Photovoltaic (PV) Panels
Unit 9
2-bedroom
1,022 SF
Unit 10
3-bedroom
1,411 SF
Roof deck
Modern Flats (2)
- These single story units will have views
looking west and will include:
- large outdoor space either in the
form of a large deck facing the
courtyard or in the form of a
second story balcony
- laundry / pantry
- modern, industrial kitchens
- sustainable and durable materials
throughout
- skylights

8. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
r o o f l e v e l
1/16”” = 1’-0” when printed to true 11 x 17.
Do not scale from drawing.
Deck below
northclevelandstreet
alley
Photovoltaic (PV) Panels
Photovoltaic (PV) Panels

9. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
w e s t e l e v a t i o n ( v i e w f r o m s t r e e t )
Scale: 1/16” = 1’-0”
Stair leading to courtyard
adjacent buildingadjacent building
Two (2) retail suites;
Board-formed concrete on all
exposed, exterior facades of
level 1
Beach lofts
Private deck overlooks
street activity below
Sliding sunshade
Sliding security gate
integrates into retail facade
City lofts beyond
Panelized rain screen
system wraps all exposed
vertical facades for units 1
and 3
Rapidly renewable “wood”
paneling system: Basis-of-
design = Resysta Facade

10. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
w e s t e l e v a t i o n ( v i e w f r o m c o u r t y a r d l o o k i n g e a s t )
Scale: 1/16” = 1’-0”
adjacent buildingadjacent building
Bi-fold doors open
to private plaza level
deck for Unit 5
Polised exterior plaster all
facades, color 1
Vertical plant screen spans all
levels at elevator
Polised exterior plaster all
facades, color 2
Exterior deck faces
southwest for views
Bi-fold doors open to
community courtyard

11. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
e a s t e l e v a t i o n ( v i e w f r o m c o u r t y a r d l o o k i n g w e s t )
Scale: 1/16” = 1’-0”
adjacent buildingadjacent building
Glass garage door
opens to commuity
courtyard
Panelized rain screen
system wraps all exposed
vertical facades for units 1
and 3
Rapidly renewable “wood”
paneling system: Basis-of-
design = Resysta Facade
Exterior deck opens to
community courtyard
Unit 1 includes high small windows
to allow for unit 5 to have private
of natural daylight from the north and
west
Largest of the plaza,
outdoor community
“living rooms” faces
west for sunset
gatherings, movie
nights, etc.

12. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
i n s p i r a t i o n : l o f t l i f e
Olson Kundig Architects
Vanguard Lofts HI, Vladimir Ossipoff, Cooke Clayton
Oliver Simon Design
David Vandervort Architects
James Thomas

13. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
i n s p i r a t i o n : u r b a n l i f e
Relax Decor

14. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
i n s p i r a t i o n : t r a n s i t o r i e n t e d d e v e l o p m e n t
new york times

15. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
i n s p i r a t i o n : i n d o o r - o u t d o o r c o n n e c t i o n
(unknown)
connection with nature
- bifold doors and glass garage doors open up living areas
to garden court for seamless transitions to the outdoors
- operable windows are placed to allow for ocean breezes to
cool and refresh the indoors
- windows and outdoor decks are oriented towards sky,
water and vegetation views
(unknown)
(unknown)

16. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
i n s p i r a t i o n : r e t u r n t o c o m m u n i t y
(unknown)
(unknown)
(unknown)
Know your neighbors
- varied outdoor experiences (sun deck, grassy garden
court, semi-private patios, rooftop decks, fruit grove, com-
munity gardens) foster gathering

17. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
i n s p i r a t i o n : m a t e r i a l i t y
Board Formed Concrete
Resysta,
rapidly renewable siding
Planted green screen
Corten steel rain screen

18. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
i n s p i r a t i o n : m a t e r i a l i t yi n s p i r a t i o n : m a t e r i a l i t y
Redbud Custom Homes
Powerhouse Company
University of Illinois, Small Eco Homes
Lake | Flato, Towards Zero Net Energy Architecture
McLean Quinlan
Matthew Hufft

19. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
(2Form Architecture)
(Lake Flato Architects)
(Darmstadt University of Technology)
(txrei)
(workshop/apd)
i n s p i r a t i o n : i n t e g r a t e d i n t e n t i o n a l s u s t a i n a b i l i t y
sustainability is paramount
- buildings and fenestration will be placed so that ocean
cross breezes are maximized, natural light is celebrated and
heat gains are minimized
- the building envelopes will be tightly constructed, highly
cooling loads are minimized
- appliances and equipment will be Energy Star rated
- selected HVAC equipment will be high performing with
- rain chains collect water from roofs to be stored in cisterns
and later used for irrigation garden court
and used for irrigation of the garden court
- building integrated sun shading will address privacy and
control of heat gain from sun
- stormwater percolation on-site will be fosterd to replenish
the local ground sources
- materials will be selected for their durability, life cycle per-
formance, and proximity
- whenever possible renewable natural materials, reclaimed
materials or recycled materials will be integrated into the
project

20. Kristi Byers, AIA LEED AP BD&C
Architecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
s u s t a i n a b i l i t y s t r a t e g i e s
Jack Bebee, PE
FORD.com
Electric Vehicle + Charging Station
- Each bungalow to include an electric vehicle
charging station
- Each home sale to include a new electric car in the
garage
Aggressive Water-Saving Strategies
- Site planning works with existing hydrological
patterns instead of against them - bungalows and
landscaping follow slope of site
- Engineered Aquifer Graywater and Stormwater
Reuse System occurs below each family porch
area and feeds irrigation system for landscaping:
- Reduces the project’s water and wastewater
utility capacity requirements
- Provides year round water supply for outdoor
irrigation to greatly reduce water usage and
water bills
- Provides a drought-proof water supply for
outdoor irrigation and eliminates the need for
sparse/arid landscaping
- Hardscaping is permeable to allow for on-site
percolation of water through site
Engineered Aquifer Graywater and Stormwater Reuse System
Sustainability Is Paramount
- buildings and fenestration will be placed so that ocean
cross breezes are maximized, natural light is celebrated and
heat gains are minimized
- the building envelopes will be tightly constructed, highly
cooling loads are minimized
- appliances and equipment will be Energy Star rated
- selected HVAC equipment will be high performing with
- rain chains collect water from roofs to be stored in cisterns
and later used for irrigation
and used for irrigation
- building integrated sun shading will address privacy and
control of heat gain from sun
- stormwater percolation on-site will be fosterd to replenish
the local ground sources
- materials will be selected for their durability, life cycle per-
formance, and proximity
- whenever possible renewable natural materials, reclaimed
materials or recycled materials will be integrated into the
project
- products will be selected for their ability to foster healthy
indoor air quality
Connection with Nature
- bifold doors and glass garage doors open up living
areas to garden court for seamless transitions to the
outdoors
- operable windows are placed to allow for ocean
breezes to cool and refresh the indoors
- windows and outdoor decks are oriented towards
sky, water and vegetation views
Edible Landscape
- Community garden plots
- Private garden plots
- Fruit trees give back to the community
(unknown)