The MONROE Center

Concept Design &

Estimated Development Operating Cost Summation

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Table of Contents PageExecutive Summary

3Service & Amenities 4Estimated Development Cost

7The Monroe Center Site Plan 8Floor Plans 9Construction Technique 10Construction Is A Green Building Technique

12The Developers 14Location & Aerial Photo

15Aerial Photo Of Proposed 16The Monroe Center Proposed Site Plan

18Demographics & Area Statistics 19

Project Financial Cost 20

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Executive Summary• HCI, Inc is excited to present plans for the development of a multi-business/retail complex that includes a medical professional park.

•The MONROE CENTER - The Monroe Center Development contains approximately 37 acres. The project will be developed to include the David Joseph Hegquist Cancer Center, a medical professional park, assisted living facility, hotel, restaurant, multiple businesses, inter-related retail spaces, education and/or a recreational facility and

more.•The purpose of this document is to present a brief concept summation about the proposed Monroe Center Development project as well as to outline the Estimated Development Costs (EDC).

•The development plan for the Monroe Center is very diverse. Consumers and clients from all age groups and demographics from the Metro Atlanta and Athens areas will be attracted to live, work, play, retire and shop at the Monroe Center. Monroe, GA is east of Atlanta and is part of the Atlanta Metro area and growing very quickly. The city sits between Atlanta and Athens which opens up the enormous possibilities to target market within two different demographics. 

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Service & AmenitiesServices• 3 story “SMART Rural Communities” 96 room Assisted Living Facility

providing 24/7 support and access to safe and secure temporary and permanent resident care to seniors.

• 3 story extended stay hotel offering temporary lodging to surrounding area visitors and center visitors.

• Medical Professional Park that provides interdisciplinary health care for a list for chronic diseases, illnesses, and other negative health factors and indicators. Focusing on affordable prevention, quality medical treatment and health and wellness education.

• Hospice Facility• Restaurant and Retail Spaces• Business Park for profit, not for profit and other human service organizations.• Education Center for University Affiliations • Community Meeting Room available to rent for public and private events will

be equipped with male, female, and handicapped-accessible showers, a full kitchen, multi-media capabilities and seating arrangements for up to 200 people.  The Community Meeting room will provide creative activities such as performance choirs, art exhibits, health fairs, and theatrical presentations.

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“Sustainable Rural Communities “ Principle• The principles of “Sustainable Rural Communities”, address the Rural Communities struggle of not wanting to become like large

urban communities. Rural Communities desire to maintain their rural character of feeling like a small hometown but just like all economies, rural economies now understand that it is essential to take responsibility and embrace a economic development plan promoting creative new businesses that can sell to customers from outside the community, and diversify to reduce risk from too much concentration in one particular product.

• The principles of “Sustainable Rural Communities", address some of the most critical issues confronting our rural communities in the nation today. Smart sustainable development is necessary in improving the quality of life in rural communities. It affects everything that we hold close and dear to our hearts - where we live, where we work and play, the quality of education for our children, the quality of life for our mature an aging parents, the commute times to work, economic sustainability in housing and the accessibility to job opportunities that are created by new growth.

• These days developing Rural Sustainable Communities is the hot topic of just about anyone in the business of trying to keep the economy humming without hurting the environment or making people miserable with more traffic jams and smog. The challenge now is to figure out just what it is and how to deal with it.

• Rural Sustainable Communities embrace ideas that address these questions of how to best plan, implement, and manage all of the key elements of a program agenda for a community development setting.  The concept incorporates and  employs an innovative, market-sensitive land use with economic, community and human development concepts as means to meet the identified and continuing revitalization needs of growing communities.

• The first wave of economic impact that the Senior Village of Monroe will produce during the construction phase of the project is the building of new senior living and daycare facility in the city of Monroe. The construction of the Senior Village of Monroe will create new jobs for local workers and business income for all related industries, and new revenue for the local economy: businesses will sell the various materials needed to build and market the commercial and residential units; legal and financial firms will provide services.

• This project is not about making this small part of Monroe a nice place for wealthier households to move to while forcing local residents to relocate to other depressed parts of the city. In every aspect of the project we plan to recruit local residents and seek financial support so they can play a role in the development of the Senior Village of Monroe, and thereby making the Senior Village of Monroe an integral part of the local community. Providing security and staffing, becoming commercial and residential tenants, shopping at the stores, employing graduates of the local schools and training center -at every step we will strive to involve and employ local residents and businesses, and attract new people willing to become a part of the Senior Village of Monroe. With considerable public, private, and community involvement, cooperation, and financial support we plan on making the Senior Village of Monroe the exact opposite of a gated off-limits community.

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The “Smart Rural Communities “ Senior Citizen Independent and Assisted Living and Elder Day Care Currently, I in every 8 individuals in the US is over the age of 65

The face of America is rapidly changing with 7million baby boomers that began to come of age in 2010. We are becoming a nation of mature elders and the Federal Government has designed and implemented Federal grant programs to help assist in raising the number of much needed assisted living facilities throughout the US available for senior citizens that require assistance with some or all of their daily activities

The elderly population will more than double between 2000 and 2030 By 2030, 1 in every 4 individuals will be over age 65. • In 2010, there were 40.3 million people 65 and older, 12 times the number in 1900. • Many older workers remained employed during the recession; 16.2 percent of the 65-and-older population were employed in 2010, up from 14.5 percent in 2005. Between 2000 and 2010, Internet usage for the 65-and-older population increased from 14.3 percent to 44.8 percent. •  The Senior living, Day care and Grocery store, the hospice, the family Enrichment Center which will be a place

where the family members can stay when visiting their parents and where we can develop the senior to youth activities ( hotel with conference space / mini-world of champs), one stop shopping center for seniors so that everything that they need will be on the campus senior rehab/wellness  center with a serenity pond and garden so that they can have activities that they can relate to.

•  Access to safe and comfortable housing with convenient healthcare and wellness programs is a luxury in any community. We envision the 96 unit independent and assisted living facility for seniors who desire a high-quality, nurturing and clean community in which to live.      

• Similar to the demands on working families in caring for children, elder care is a significant issue for many of the households that will work and reside in the Senior Village of Monroe. Coupled with the assisted living center would be an elder care program designed to provide an active, loving environment with social and intellectual activities for senior family members. Those enrolled in the program would participate in the activities and outings of the facility's residents, would be provided three full meals a day, and would have the same access to medical and wellness programs.

• These programs benefit everyone in the community. They provide the seniors with access to good housing and services; access they have earned after a lifetime of work. It allows their children to go to work without worrying about their elderly parents, or dropping out of the workforce and depending on government assistance in order to care for their parents at home. Finally, these programs keep the elderly in the neighborhood where they can act as role models for our children and stay connected to their family and friends. This multi-generational approach will provide a level of service and commitment to family stability that we expect to become a model for business and government alike, as our senior population continues to grow.  HCI, Inc 7

The “SMART Growth” Principle Health Clinic • Everyone should have access to quality health care. Employees in the Senior Village of Monroe will

be assured health insurance as part of their benefits package. Furthermore, we will make it a priority to attract a high-quality health management entity, to operate and maintain an outpatient clinic dedicated to meeting the health needs of the company. Specialized practices focusing on areas such as pediatric and geriatric care, dentistry, ophthalmology and other fields will be recruited for the commercial space available within the community.  Convenient access to quality health care and wellness programs offered by the various health care professionals will significantly enhance the residents and workers' quality of life and standard of living.

Security • Any reasonable resident or business owner will be concerned about their personal and property

security when evaluating the merits of the Senior Village of Monroe. We plan to offer the Monroe Police Department space for a satellite precinct office within the community itself, designed from the start to provide the communications and services they will need to serve and protect the residents in the Senior Village of Monroe. This will be a deterrent to criminals, and a positive reinforcement to community policing by encouraging neighbors and officers to know one another and cooperate in fighting neighborhood crime.

Commercial/Professional • Space has been planned into the Senior Village of Monroe for commercial and professional offices.

These offices and operations can range in function from professional practices such as doctors, lawyers and accountants, to restaurants and retail stores.  The office and retail space will be a draw to bring local residents into the building and make it a part of their community.

Grocery • The Senior Village of Monroe plans to recruit a national or local supermarket chain to locate within

or near the building. The supermarket will act as an anchor for the shops and services within the center.

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Estimated Development Costs (EDC)

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• The Acquisition costs of the 37 acre parcel is estimated at $6 Million dollars.

• The remaining infrastructure and the needed alterations; to accommodate the increased services with the proposed assisted living and hotel, are estimated to be at $4 million dollars.

• The hard construction cost is estimated to be $22 million dollars.

The total Estimated Development Costs of the proposed Monroe Center is assessed at $34.34 million dollars. The following is a cost estimate breakdown of the major categories.

• The general development cost of the Monroe Center, which are the pre-development and various soft cost of the project, is estimated to be $1 million dollars.

• The Clubhouse and Recreation Center estimated development cost is estimated at $1.34 million dollars.

• The approximated financial cost is $37.34 million dollars.

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Monroe Center Site Plan• 96 Apartment Units • Each Unit is about 1,100 square feet. • 1 and 2 Bedroom Spacious Apartments.• Large Master bedroom with a Walk-In

Closet. • With Full Kitchens and Spacious

Balconies.• Amenities & Features include the

following; – Club House With Swimming Pool– On Site Restaurant – Recreation Center – Game Room– Ballroom for Special Events

• Steel Sip Systems are high-performance building panels used for residential and commercial buildings.

• Gated Entry & Underground Utilities

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Assisted Living Facility

Economic Development

JOBS

• At the peak of construction, it is estimated that as many as 150 construction workers may be employed, and over 100 production workers may be employed during phase 2 and 3.

• It is estimated that there will be available jobs for this project for the next 2-3 years.

• At completion of the development, it is expected that the Monroe Center development will create approximately 200 full-time jobs and 25-50 permanent part-time jobs.

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Construction Jobs Permanent Full & Part-Time Jobs

Floor Plans

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Bed

room

wit

h a

Full

Bath

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Construction Technique

• Structural Insulated Panels (SIP) are high-performance building panels suitable for walls, roofs and even floors in residential and commercial buildings.  The most common SIP use expanded polystyrene (EPS) foam insulation sandwiched between two structural skins of steel or oriented strand board (OSB). The result is a building system that is very strong, predictable, energy efficient, and cost effective. Of the two systems, the superiority of the steel system is indisputable.

• Steel SIP (structural insulated panels) are engineered panels made from a dense core of EPS (expanded polystyrene) sandwiched between two exterior layers of factory painted galvalume steel, resulting in a solid one-piece component that provides structural framing, insulation, and exterior sheathing. Approximately 4’ wide, the interlocking panels are strong, light and easy to handle

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Construction Technique Continued

• The technique of sandwiching a foam core between metal skins has been used in refrigeration technology for decades and many screen room additions and carports have been built using the panels. What is relatively new is their acceptance and approvals nationwide by building departments as a material suitable for home construction. SIP systems are now recognized by all major code organizations and have received the highest seismic rating available from California.

• The panels are put through extensive and rigid testing to insure they continue to meet and exceed building code requirements for wind, live and dead loads, racking, and impact. They have been “hurricane tested”, and have proven to be stronger than block or wood frame construction, sustaining only very minor exterior siding damage in winds exceeding 140 mph, with no structural failures.

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Construction Is A Green Building Technique• High Performance Green Building - The move is on to Green Building, and

rightly so. By using energy saving building components and recyclable products, overall energy usage goes down. Using materials that save more energy than the cost to produce them also produces a net gain for the environment. Steel SIP qualify in all of these categories and easily satisfy the Energy Star rating requirements.

• Energy efficiency - Structural insulated panels are one of the most environmentally responsible building systems available. A SIP building envelope provides high levels of insulation and is extremely airtight, meaning the amount of energy used to heat and cool a home can be cut by up to 60 percent. The energy that powers homes and commercial buildings is responsible for a large portion of greenhouse gases emitted into the atmosphere. By reducing the amount of energy used in buildings, architects, builders, and homeowners can contribute to a cleaner environment for the future.

• Resource Use - The insulation used in SIP is a lightweight rigid foam polymer composed of 98% air, and requires only a small amount of petroleum to produce. The foam insulation used in panel cores is made using a non-CFC blowing agent that does not threaten the earth’s ozone layer. The EPS foam saves vast amounts of energy over and above its production cost. It is one of the best insulation products available, and when used in a steel SIP panel, it provides strength as well as an impermeable insulation.

• Recycled Material - All job site waste is recyclable! Expanded polystyrene is 100% recyclable, as well as all metal job site scrap. Steel is the most recycled material on earth. Over 80% of the steel used today is recycled!

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Green Building Continues• Thermal Performance of the Steel SIP Building - Compared to a

building envelope constructed of conventional wood frame 2" x 6", the use of structural insulated panels or SIP can result in a shell that has a 58% better thermal performance overall, according to recent tests performed by the University of Tennessee and the U.S. Department of Energy's Oak Ridge National Laboratory.

• The study tested and compared 18 wall systems - calculating standard R-values - but also calculating how well heat flows through various wall materials (structure and insulation) and how well the walls connect to other walls, flooring, roof, doors and windows - called “whole-wall R-values.” Traditionally a wall's R-value is calculated by determining the insulation performance of only structural and insulation materials called “clear-wall R-value”. The new study weighed the performance of the entire building envelope or shell, comparing whole-wall R-value performance for concrete, wood, metal, Larson truss walls and SIP.

• SIP had a whole-wall R-value equal to 88% of its clear-wall R-value, which means the material creates one of the tightest building envelopes in construction.  The panels tested were OSB covered SIP. A steel skin SIP would achieve even higher values due to the total impermeability of the steel coverings.

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The Developers• Coastal Venture Holdings LLC, a Jersey , Georgia based

entrepreneurial investment group, has millions of dollars committed to the creation of “Smart Growth, commercial projects .The group’s portfolio also includes apartment to condominium conversions, town homes, commercial and land development.

• HCI Inc. is a Design/Build Company with a design narrative for sustainable, green, LEED and Building Information Modeling, BIM. Their projects encompass the building geometry, spatial relationships and graphic information technology to increase productivity in building design and construction. The entire lifecycle of their builds are considered in the BIM design when simulating the building, it’s delivery and it’s operation.

• DPR Hardin, is a licensed Georgia General Contractor with over 30 years experience building highly complex and sustainable developments, and are one of the nations top builders. Their projects are on time, within budget and to customer satisfaction, across the United States. They bring a wealth of experience and vast resources.

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Location & Concept Master Plan

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Monroe Center Proposed Site Plan• 37 Acres Total• Located off of 2 major

highways, (Hwy 78 & Hwy 138)

• Gated Entry & Underground Utilities

• Deed restrictions • Center Amenities and

Features• Less than 50 minutes to

Atlanta, GA • Less than 30 minutes to

Athens, GA• Less than 30 minutes to

Gwinnett County, GA

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Demographics & Area Statistics

• Current Population– 27,000 permanent residents

• Median Household Income– Between $45,000=$50,000

• Education– 13 Pre-Schools– 7 Elementary Schools– 4 Middle Schools & 4 High Schools– 10 Private Schools

• Doctors– 145 in County– 428 In Region

• Hospitals & Clinics– Walton Regional Medical Center– Clearview Regional Medical Center– Monroe County Hospital

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Atlanta ……………………. 45 Miles Athens …………………… ...23 Miles Alpharetta…….……………..44 Miles Macon……………..……….. 75 Miles Savannah……………..…….232 Miles Marietta…..…………….........60 Miles Blue Ridge Mountains.....…107 Miles Avg Summer Temp …..……...91/68 Avg Winter Temp …………….55/33

Monroe, Georgia

Project Financial CostDEVELOPMENT PRO FORMA

    Per Unit Cost      

         

I. Acquisition Cost of 37 Acres$41,666.6

7  $6,000,000.0

0 24%

II. Infrastructure Cost on 20 Acres $6,000.00  $1,440,000.0

0 3%

III. General Development Cost$14,870.0

0  $3,568,800.0

0 9%

IV. Hard Construction Cost$92,499.7

6  $22,199,943.

00 53%

V. Club House, Restaurant & Recreation Center $5,604.17  

$1,345,000.00 3%

VI. Total Project Cost$160,640.

60  $34,553,743.

00  

VII. Total Financial Cost$13,654.4

5  $3,277,068.1

6 8%

         

  Total Development Cost $174,295.

05  $37,830,811.1

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Project Financials

OPERATING PRO FORMANo.

Units   Per Unit Month Annual Budget  

72 1-Bdrm 1.5 Bath $3,150.00 $226,800.00 $2,721,600.00  

168 2-Bdrm 1.5 Bath $3,650.00 $613,200.00 $7,358,400.00  

3% Increase Annually        

Gross Income $4,975.00 $840,000.00 $10,080,000.00  

5% Loss of vacancy   $42,000.00 $504,000.00  

240 Effective Gross Income   $798,000.00 $9,576,000.00  Salaries & Fringe Benefits $482.79 $115,869.60 $1,390,435.20 15%

Operating Expenditures $403.03 $96,726.67 $1,160,720.00 12%

  Total Salaries & Operating   $212,596.27 $2,551,155.20  

Net Operating Profit $2,439.18 $585,403.73 $7,024,844.80  

  First Mortgage Debt Service $1,218.70 $292,487.10 $3,509,845.21 37%

Total Expenditures $2,104.51 $505,083.37 $4,670,565.21 63%  Cash Flow $1,220.49 $292,916.63 $3,514,999.59 37%

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