Simcoe Green Homes is proud to present its latest EcoVillage project in Oceanside, CA. These EcoVillages feature near net zero homes, community gardens, electric cars with charging stations, etc. We are seeking IMPACT INVESTORS, who would like to make a positive social impact on the world in addition to earning an attractive ROI.

1. For info contact: Jim Simcoe
760-271-7128
founder@greensandiego.com
Urban EcoVillage
314 N. Cleveland Street, Oceanside, California

2. Executive Summary
• Build a 10-unit ecovillage condo development with 2 retail units in Oceanside 2 blocks from the beach.
Currently the property is a vacant lot located at 314 N. Cleveland Street in Oceanside, Ca. The
development and construction will be completed within 12 months so that these homes are on the
market by Summer 2015.
• We currently have approved plans approved by the City of Oceanside. The City approved a Tentative
Map, Development Plan, Regular Coastal Permit, and Conditional Use Permits for a project for this site.
Our team is working with the City's Downtown Area Manager on revisions to the approved project plans.
The revisions include code-required updates as well as our team's sustainability goals.
• We will pursue the LEED Platinum and BuildIt Green designations on this project.
• Our project will feature key elements that our target home buyers desire including: natural daylighting,
healthy materials, energy efficiency, water conservation, electric cars and improved indoor air quality.
• Each home will come with an electric car via our partnership with Ford Motor Company.
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

3. Exit Strategy Options* (12-month timeline)
• Exit Strategy One
• Sell 10 condos, sell both retail locations (with tenants in place)
• Total Net Profit = $2,184,780
• Exit Strategy Two
• Sell 10 condos, sell one retail location (with tenant in place), hold one retail location
• Total Net Profit = $1,678,026
• Exit Strategy Three
• Sell 10 condos, sell one retail location (with tenant in place), hold one retail location
• Total Net Profit = $1,171,272
*Please see projected pro-forma for further details.
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

4. Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

5. 314 N. Cleveland site
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

6. Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

7. Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

8. Project Specifics
• Deal
• Due diligence ends July 1, 2014.
• Close of escrow: July 15, 2014.
• Land is vacant with no structures.
• Development
• Construction will begin once we have confirmed our construction financing. Our entitled development plan falls
within current city zoning and will only require staff level approvals on revisions, no community input/approvals
required.
• Green Project Features
• Pre-fab steel construction.
• Electric cars and charging stations.
• Integrated greywater, storm-water and rainwater management systems.
• Solar power.
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

9. Exit Strategy Options (Projected Returns)
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation
Exit Strategy One (Sell Residential/Sell Both Retail)
Gross Proceeds (residential) $5,600,000
Net Proceeds (residential) $1,165,083
Gross Proceeds (retail) $1,644,000
Net Proceeds (retail) $1,011,961
Total Net Profit (residential and retail) $2,177,044
Return on Investment 47.0%
Cash on Cash Return 128.2%
Exit Strategy Two (Sell Residential/Sell One Retail & Hold One Retail)
Gross Proceeds (residential) $5,600,000
Net Proceeds (residential) $1,165,083
Gross Proceeds (retail) $822,000
Net Proceeds (retail) $505,980
Total Net Profit (residential and retail) $1,671,063
Return on Investment 38.3%
Cash on Cash Return from Sale 109.4%
Yearly Retail Rental Income (One Rental) $16,440
Cash on Cash Return (One Rental) 10%
Exit Strategy Three (Sell Residential/Hold Both Retail)
Gross Proceeds (residential) $5,600,000
Net Proceeds (residential) $1,165,083
Return on Investment 28.4%
Cash on Cash Return from Sale 85.8%
Yearly Retail Rental Income (Two Rentals) $32,880
Cash on Cash Return (Two Rentals) 9.7%

10. About Simcoe Green Homes
• Simcoe Green Homes is a social venture green real estate developer that builds healthy green
ecovillages in California. Our mission is to bring back the front porch and inspire happier living.
• We have 30+ years successful track record in green building throughout various product types in
California including condo development, residential, commercial, etc.
• We operate as an LLC comprised of impact investors committed to three measurements of investment
return including: Profit (ROI/IRR); Social Impact (Jobs created, neighborhood revitalization); Sustainable
Impact (Energy and water conserved, CO2 emissions reduced, Construction waste diverted).
• Our design model is to build small ecovillages (10-20 units) that feature affordable homes with
community gardens with designs that allow for flexible living needs.
• Our Vision: Our ecovillages create happier, healthier homes in friendlier neighborhoods.
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

11. Team
Jim Simcoe - Founder/CEO
Jim Simcoe is the Founder of Simcoe Green Homes (SGH), a socially responsible healthy green home developer in California. SGH designs and
builds homes that revitalize neighborhoods, create jobs and foster healthier, more community-based living.
Jim has been a leader in the national effort to develop green real estate since 2006. He’s worked on over 100 green development projects
including: large apartment complexes (400+ units), high-end new construction, residential green home remodels, and commercial buildings
throughout the US.
A nationally recognized green real estate developer, speaker and author, Jim has been featured on NBC, Fox, SmartMoney.com, ESPN AM
Radio, San Diego Insider TV, and writes for EcoHome, San Diego Business Journal, Personal Real Estate Investor Magazine, etc.
Jim is a Certified Green Building Professional, EcoBroker and Real Estate Broker. Jim graduated from Manhattanville College in Purchase, New
York in 1992 with a degree in Management and minor in Philosophy while playing varsity lacrosse. Jim lives with his wife and two daughters in
Cardiff-By-The-Sea, Ca.
!
Bob Massaro - General Contractor/Builder Partner
Bob Massaro - As the Founder and CEO of the Healthy Buildings Companies, Bob has worked over 32 years to improve the health and well-
being of people, and our planet, through the built environment.
Net-Zero energy housing, beyond-green building technologies, and innovative investment vehicles, are the tools that have enabled Bob to
successfully build very sustainable projects throughout California since 1981. As Owner, Developer, Architect, Contractor and Consultant for
Healthy Buildings Bob has been delivering high-end green building projects to the community for 25+ years.
Bob earned his B.S. from Loyola University (Biology)- Magna Cum Laude, and a Masters degree from U.C.L.A in Public Health: Epidemiology -
with Distinction California General Contractor • LEED Accredited Professional- BD&C
!
!
!
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

12. Team (continued)
Kristi Byers - Architect/Design Firm
Kristi Byers, AIA, LEED®AP BD+C is the president of Kristi Byers, Architect APC, located in San Diego, CA with clients throughout California,
Arizona and Texas. She has worked in and studied architecture for more than two decades and has participated on a diverse range of
commercial, civic, education, residential, mixed-use and master planning projects in roles ranging from Project Designer to Project Architect to
Project Manager and Director of Sustainability.
A champion for green design, Kristi has served as a sustainability consultant and managed the LEED certification process for several buildings
across the U.S., lectured about eco-friendly design to various municipalities, colleges, professional organizations and corporations and
contributed as an item writer for the LEED 2009 examinations.
She has a Bachelor or Architecture degree from the University of Arizona and has been serving intermittently as an adjunct professor at
Woodbury University in San Diego for the past six years. She is active in the design community and has served in a leadership role – from
President to Committee Chairperson – at organizations including the American Institute of Architects – San Diego Chapter and California Council
Chapter, San Diego’s US Green Building Council, Downtown San Diego Partnership, Urban Land Institute and Commercial Real Estate Women.
!
Kevin Gaynor - Partner/COO
Kevin Gaynor is a Building Performance Institute (BPI) Certified Building Analyst, Envelope and Multifamily Building Analyst and Civil/
Environmental Engineer specializing in the areas of Land Development and Site Design. He has managed projects including single family homes,
commercial properties, 200+ multiunit developments, hundred acre residential subdivisions and numerous condo conversions. Kevin’s
environmental consulting work consisted primarily of preparing environmental studies, waste management design, and overseeing construction
projects. He has developed multi-million dollar cost and quantity estimates for client projects. He has designed strategies for effective Storm
Water Management, Storm Water Prevention & Pollution and Low-Impact Development. Kevin graduated from University of Massachusetts-
Amherst with a degree in Civil and Environmental Engineering in 1999. He lives in San Diego, California with his wife, Karin.
!
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

13. Current parking lot across the street
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Architecture Sustainability Strategies Reclamation

14. Proposed development
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Architecture Sustainability Strategies Reclamation

15. Neighborhood Specs
• Proposed 200 mixed use retail/commercial/residential project (North Beach
Promenade) scheduled to be built directly across the street from our project. Project
will combine outdoor cafes and shops on the ground level with subterranean parking
and residential units above.
• Transit station (Amtrak and Coaster) located three blocks away. This station serves
as a hub for commuters traveling to Downtown San Diego, Orange County and Los
Angeles.
• Downtown redevelopment has been completed with a new movie theatre, shops and
retail.
• The influx of new businesses and city sponsored projects are attracting a new type of
home buyer. This home buyer is interested in living in a vibrant urban setting with easy
access to transportation, dining, entertainment and the beach life.
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

16. 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)
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

17. 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
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

18. 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
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

19. 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
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

20. 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)
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

21. 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
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

22. 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
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

23. 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
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

24. 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.
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

25. 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
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

26. 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
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

27. 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
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

28. 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
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

29. 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
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

30. 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
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation

31. For info:
Jim Simcoe
760-271-7128
founder@greensandiego.com
Kristi Byers, AIALEED AP BD&C
Architecture Sustainability Strategies Reclamation