375 acres of Property assembled and purchased from several owners

Confirmed the Property’s mixed-use zoning (CI-1, CB-1, and CB-2).

Confirmed the availability of all utilities and infrastructure to the Property, except public sewer, for which several alternatives are readily available

Completed all environmental reviews including a Biological Assessment and Impact Statement, pursuant to Pima County’s Comprehensive Plan and Policies, as to 55 listed species, certifying that the Property does not contain any of the 55 proposed protected species

Confirmed with the U.S. Fish and Wildlife that the Property is not subject to a Pygmy Owl survey, a process that could significantly delay or thwart development

Prepared the development concept plan based on demographics, needs, voids, trends, projections, employment, tourism, and international market

Met with Pima County staff, manager, and county supervisors confirming the zoning designation of the Property

Met with the Sonoran Desert Conservation Coalition representatives, neighbors, home association board members, and nearby residential developers

Met with Pima County waste department staff as to available sewer service, City of Tucson representatives as to possible annexation of the city of Tucson, Vail Water company and State of Arizona Water hydrologist confirming 100-year availability of water to the Property, representatives of Vail School District re: growth projection’s for the Primary Trade Area, representatives of the University of Arizona Science and Technology Park as to development and growth projections for the Park, representatives of Tucson Medical Center as to possible medical campus next to the 270 Freeway Acres

Determined permitted square footage development per code and zoning on the Freeway Acres

Obtained (a) an archaeological clearance from the Arizona State Museum (b) confirmation from the Arizona Game and Fish Department indicating no endangered or protected species of fauna or flora on the Property.

Researched (a) improvements to and repositioning of the Tucson Mall, Park Mall, Foothills Mall and El Con Mall, (b) new retail entrants to the regional Tucson market such as Kohls, Eckards, etc. and their locations, (c) residential growth development and projections of communities in the primary trade area such as Benson, Wilcox, Bisbee, Tombstone, Sierra Vista, Green Valley, Sahurita, and Nogales, Mexico, (d) continuing increase of land prices and growing scarcity of development approved land. (Representative prices paid for recent development parcels in the Tucson metro area include a Target site at $6.00 square foot, an office site at $16.00 square foot, a Credit Union/Bank site at $6.50 square foot, Walgreen sites at $30.00 square foot, Thomasville Furniture site at $18.00 square foot, Green Valley Business Plaza at $14.50 square foot, Sahurita retail/restaurant site at $7.65-$9.25 square foot, a medical clinic site at $7.00 square foot, and a mixed site of retail and 14 apartment units at $16.00 square foot),(e) selection of the State of Arizona and University of Arizona as the location for the International Genomics Consortium and its long-term positive economic impact. [Bio Science is one of the fastest growing segments in the 21st century economy. Arizona was selected among several states partially on the basis of the University of Arizona world class research, clinical excellence, essential competencies and critical mass in the fields of (1) neurological sciences (2) cancer therapeutics (3) bioengineering sciences and (4) agriculture biotechnology], Tucson as the optical capital of the world with the most diverse collection of astronomical observatories on Earth. It is an international center for optical astronomy

Met with representatives of the Arizona Department of Transportation (ADOT) as to its proposed I-19 to I-10 bypass status and preliminary preferred alignment

Reviewed over 200 studies, audits, and reports of Pima County as to history, smart growth, conservation, and related matters

Analyzed Davis Monthan Air Base safety and noise “paddle” as to the Property

Analyzed Arizona State law as to subdividing without re-platting the Property

Attended (i) various real estate and business conferences as to real estate and economic growth projections for Tucson area and State of Arizona (ii) the Hispanic Chamber of Commerce seminar and meetings

Researched the needs and visible “gaps” in the southeast/south growth sectors

Prepared (a) alternative development concepts and (b) lists of potential users for the distinct districts

Preliminary computation of costs of infrastructure to the Property and the first phase

Estimated costs for improvements to Storage Building and Winery Building

Completion of several improvements to Winery Building

Conducted Class III Archaeological, biology, and Pima pineapple cactus surveys to determine none on the Property

Determined (1) that there are no historic or prehistoric resources on the Property pursuant to Section 106 of the National Historic Preservation Act (2) the Property is not in a FEMA 100-year flood plain (3) that the location of drainage courses on the Property, elevations, washes, and drainage easements, have potentially only minor impacts to development of the Property (4) no drainage courses or washes on the Property classified as a Jurisdictional Water of the United States (5) no existing or proposed public roads requiring a 404 Permit (6) there are various options available to structurally span washes, including a dip section (7) sanitary service is available to the Property, either by septic systems, county system or on-site modular wetlands system (8) electric service is available to the Property, underground or overhead, etc. (9) natural gas is available to the Property, capacity, conditions of service, etc. (10) telephone services are available to the Property, overhead or underground, right-of-way, etc. (11) cable is available to the Property, location, etc. (12) alternative local fire services are available to the Property (13) that no vegetation on the Property is within the Native Plant Preservation Ordinance of Pima County (14) that the Property does not lie within the area of Pima County designated as “Critical Habitat” for the Pygmy Owl (15) that the Property does not meet the characteristics published by the U.S. Fish and Wildlife Services to require a Pygmy Owl survey pursuant to the current Owl Survey Protocol (16) the existence and location of easements on the Property, conditions, development impact, etc. (17) there are no covenants or restrictions which impact development of the Property (18) current Pima County Code development standards applicable to the Property including minimum lot area, square footage of buildings, yard set-backs, height restrictions, parking requirements, historic zone applications, etc. for over 5 million square feet of development (19) conditions of the existing plat of the Property as recorded and conditions to re-plat

Confirmed with U.S. Fish and Wildlife Services that the Endangered Species Act does not affect the Property

Engaged field investigation by biologists using belt transects with four to six meter spacing between surveyors, for an on-ground survey determining that the Property does not meet the criteria of 5 or more listed species proposed by Pima County’s Comprehensive Plan Biological Core Map for protection

Identified surrounding land ownership and uses

Investigated (a) Area Plans or Neighborhood Plans next to the Property on file with Pima County (b) zoning history of the Property and determined no specific conditions of zoning imposed by the Board of Supervisors nor any specific restrictions or requirements in addition to standard code requirements (c) permitted access to the Property from public rights of way including points of access, distances between points of access, no conditions of access (such as right in – right out only)

Obtained (a) and archaeological clearance from the Arizona State Museum (b) confirmation from the Arizona Game and Fish Department indicating no endangered or protected species of fauna or flora on the Property.