Project Experience

 


Hi Hope Ranch

City of Oceanside, 156 acres with 175 home sites

Due Diligence and Project Management for Hillcrest Homes

 

An integral part of the project’s planning and design included an Equestrian Overlay zone along with a Hillside Grading Ordinance, which made this project challenging.  Williams Group managed the due diligence of the property purchase as well as the project’s entitlements. The project’s entitlements included Tentative Tract Map approval, Final Improvement plan preparation, and environmental permits including a 1603 Streambed Alteration Agreement, USACOE 404 Individual Permit, a USFWS Section 7 Consultation and a California Regional Water Quality Control Board 401 certification.  Williams Group managed multiple consultants and schedules along with the property management of the project.  The land was under tillage with tomatoes by Singh Farms.

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Adesa Property

Dairy cow in pasture.  California.

County of Riverside, 71 acres with 229 home sites

Due Diligence and Project Management for Hillcrest Homes

 

Williams Group managed the due diligence of the property purchase as well as the project’s entitlements. The project management included the preparation of a Tentative Tract Map, General Plan Amendment, Environmental Impact Report and Zone Change approved by Riverside County.  Williams Group managed multiple consultants and schedules.

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Vanderham Property

County of Riverside, 60 acres with 171 home sites

Due Diligence and Project Management for Hillcrest Homes

 

Williams Group managed the due diligence of the property purchase as well as the project’s entitlements. The project management included the preparation of a Tentative Tract Map, General Plan Amendment and Zone Change approved by Riverside County.  Williams Group managed multiple consultants and schedules.

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Oosten Property

Ooston

County of Riverside, 115 acres with 436 home sites

Due Diligence and Project Management for Hillcrest Homes

 

Williams Group managed the due diligence of the property purchase as well as the project’s entitlements. This project management included the preparation of a Tentative Tract Map, General Plan Amendment and Zone Change approved by Riverside County.  Williams Group managed multiple consultants and schedules as well as the sale of the project to Standard Pacific Homes.

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Dairylands II

County of Riverside, 104 acres with 292 home sites

Due Diligence and Project Management for Hillcrest Homes

 

Williams Group managed the due diligence of the property purchase as well as the project’s entitlements. This project management included the preparation of a Tentative Tract Map, General Plan Amendment and Zone Change approved by Riverside County.  Williams Group managed multiple consultants and schedules as well as the sale of the project to Lennar.

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Citrus Avenue

Citrus Avenue

County of Riverside, 13 acres with 40 home sites

Due Diligence and Project Management for Hillcrest Homes

 

The property was within the boundaries of the Eastvale Specific Plan area. Williams Group managed the due diligence of the property purchase as well as the project’s entitlements.  The project management included the preparation of a Tentative Tract Map, Addendum EIR and Zoning Ordinance adoption approved by Riverside County.  Williams Group managed multiple consultants and schedules as well as the sale of the project to Warmington Homes.

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Bidart Property

County of Riverside, 27 acres with 35 home sites

Due Diligence and Project Management for Hillcrest Homes

 

An interesting project that contained ½ acre Equestrian lots.  Williams Group managed the due diligence of the property purchase as well as the project’s entitlements.  The project management included the preparation of a Tentative Tract Map, General Plan Amendment and Zone Change approved by Riverside County.  Williams Group managed multiple consultants and schedules through final engineering plans and map recordation as well as the sale of the project to Lennar.

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Clayton Ranch

Clayton Ranch

County of Riverside, 59 acres with 147 home sites

Project Management for HighPointe Communities

 

Project Management included the preparation and approval of a Tentative Tract Map, General Plan Amendment and Zone Change.  Williams Group completed the environmental permit processes including an ACOE 404 permit with a USFWS Section 7 Consultation covering California Gnatcatchers and Riverside Fairy shrimp, CDFG 1603 SAA and CARWQCB 401 certification.  Williams Group also managed the environmental permit compliance phase of this project.

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Breton Gait & Painted Canyon

Breton Gait and Painted Canyon

City of Norco, 93 acres with 122 home sites

Due Diligence and Project Management for Pacer Communities

 

This equestrian community lies within the Norco Ridge Ranch Specific Plan area. Williams Group managed the preparation and approval of the overall Site Plan, Model Homes Complex, Uniform Fencing Plan, and Project Signage.  The company processed the approvals for Precise Grading Plans and Building Permits as well as certificates of occupancy.

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Oak Valley Gateway

Oak Valley

County of Riverside, 73 acres with 237 home sites

Environmental Permit coordination for TREH Partners, Inc.

 

Williams Group completed the environmental permit coordination for a USACOE 404 Nationwide Permit, CDFG 1603 Streambed Alteration Agreement and a California RWQCB 401 certification.

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Wanis View Estates/Rio View Properties

City of Oceanside, 191 acres with 301 home sites

Project Management for HighPointe Communities

 

Williams Group managed the preparation and successful processing of a Tentative Tract Map approvals, Final Map recordation, environmental permits including a 1603 Streambed Alteration Agreement, USACOE 404 Individual Permit, a USFWS Section 7 Consultation on the least Bell’s vireo and Coastal sage scrub critical habitat and a California Regional Water Quality Control Board 401 certification.  The company assisted in coordinating multiple buyers due diligence and successfully completed sales to merchant builders.  The project had multiple consultants and schedules.

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Coyote Canyon

City of Fontana, 498 acres with 650 home sites

Environmental Permit Coordination for L/BL Coyote Canyon, LLC

 

Williams Group coordinated the environmental permit process including a 1603 Streambed Alteration Agreement, USACOE 404 Individual Permit with a USFWS Section 7 consultation on California gnatcatcher critical habitat and a California Regional Water Quality control Board 401 certification.  This project was successfully sold to Centex Homes during the ongoing environmental process.

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Vintage Reserve

County of Riverside, 128 acres with 457 home sites

Entitlements & Permit Processing for The Brehm Companies

 

Williams Group provided Building Permit and Certificate of Occupancy processing on this multiple neighborhood project.  Four model complexes and four simultaneous production areas made this permitting process a complicated project.  All building permits for the 457 units were pulled in one year.

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Sun West II/Canyon Crest

City of Oceanside, 107 acres with 100 home sites

Due Diligence and Environmental Permit Coordination for Pinnacle Communities

 

Williams Group began the environmental due diligence on this property and continued with the Environmental Permit compliance and Mitigation Plans coordination.  The compliance included a 1603 SAA, USACOE 404 NWP and Section 7 consultation on California gnatcatchers and least Bell’s vireo.

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Norco Ridge Ranch

Norco Ridge Ranch Park

City of Norco, 978 acres with 588 home sites

Environmental Permit Coordination and compliance for SunCal Companies

 

Williams Group provided environmental permit coordination including a 1603 Streambed Alteration Agreement, USACOE 404 Individual Permit and a California Regional Water Quality Control Board 401 certification.  This project included the writing of a Specific Plan and processing of multiple Tentative Tract Maps.  The company’s involvement included the project compliance with the Environmental permits and sales to merchant builders.

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Orangecrest Country

Orangecrest CountryOrangecrest Country

City of Riverside, 502 acres with 1259 home sites

Project Manager with Communities Southwest

 

An integral part of the project’s planning and design included a town center shopping center, 20-acre sports park and three public schools along with 16 acres of open space.  The management of this multi-use project in the City of Riverside included a Specific Plan Amendment, Tentative Tract Map approvals, Final Map recordation, environmental permits including a 1603 Streambed Alteration Agreement, USACOE 404 Individual Permit and a California Regional Water Quality Control Board 401 certification and infrastructure construction.  Ms. Williams coordinated multiple buyers’ due diligence and successfully completed sales to merchant builders.  She increased the project profits by 233%; managed multiple consultants and schedules and prepared the quarterly business plan as well as project budget proforma.

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Murrieta Rancho Fairways I

County of Riverside, 30 acres with 112 home sites

Project Manager with Communities Southwest and Site Planner with RBF & Associates

 

Ms. Williams was involved in this project both with Communities Southwest and with RBF as the Project Manager and Site Planner of this 112-unit subdivision on an existing 18-hole golf course.  She coordinated all phases of the Tentative Tract Map preparation and approval processes including a CDFG 1603 SAA, ACOE 404 permit and CARWQCB 401 certification; final improvement plan and final map recordation; and marketing efforts.  She sold the project for Communities Southwest with a net profit margin and a 32.04% IRR.

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Murrieta Rancho Fairways II

County of Riverside, 46.5 acres with 164 home sites

Project Manager with Communities Southwest

 

Ms. Williams coordinated the final map preparation and recordation of this map. She successfully received a CDFG 1603 SAA, ACOE 404 permit and CARWQCB 401 certification.  Ms. Williams sold the project to a merchant builder and handled the buyer due diligence process while accomplishing a substantial net profit margin and a 53.5% IRR.

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Bos Property/Limonite Meadows

Limonite Meadows

County of Riverside, 113 acres with 265 home sites

Project Manager with Communities Southwest

 

Ms. Williams was a key team member of the due diligence efforts and continued with the preparation of the project Performa and business plan.  She successfully handled approval of a tentative tract map and tentative parcel map.  This project was part of the I-15 Corridor Specific Plan and contained 35 acres of commercial property and 265 single-family lots.  Ms. Williams managed the due diligence process with two merchant builders and the preparation of the off site final improvement plans.

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Fairfield Ranch

Fairfield Ranch

City of Chino Hills, 246 acres with 785 home sites

Project Manager with RBF & Associates

 

Ms. Williams managed this redesign of a previously approved specific plan through the City of Chino Hills. She directed the project team through revised specific plan preparation and entitlement process.  She worked with the Army Corps of Engineers in a land swap for areas slated to be within the flood plain of the Prado Dam and negotiated a ACOE quitclaim on areas previously set aside as a flood easement.  The project contained 39 acres of commercial land as well as the residential component.

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Ocean Trails

Ocean Trails

City of Rancho Palos Verdes, 262 acres with 80 estate home sites

Project Manager with RBF & Associates

 

As Project Manager of this environmentally sensitive project, Ms. Williams coordinated the entitlement to use efforts of two owners, numerous consultants and public agencies.  This project comprised 80 estate lots on 262 acres of coastal bluff region in Rancho Palos Verdes; an 18-hole golf course by world renown golf architect Pete Dye, public parks, a network of public trails, and 233 acres of open space which included Habitat Enhancement, Revegetation and Protection areas.  Ms. Williams was instrumental as a liaison with the California Coastal Commission, U.S. Fish & Wildlife Service, California Department of Fish and Game, and the City of Rancho Palos Verdes in receiving the final approvals for this project.  Ocean Trails was later purchased by Donald Trump and is now known as the Trump National Golf Course.

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Sterling on the Greens (formerly Marlborough Estates)

County of San Bernardino, 657 acres with 610 home sites

Project Manager with RBF & Associates

 

This is a seniors’ community with 454 acres of open space and a golf course.  Ms. Williams was responsible for the preliminary design, layout, and production of Tentative Tract maps, a Final Development Plan report, CADD View Analysis, and Board of Supervisors Slide Presentation.  The Project required extensive coordination among sub-consultants and six co-consultants.  It was extremely sensitive politically and difficult to process through approval.

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Winchester Hills

City of Temecula, 571 acres with 1948 home sites

Project Manager with RBF & Associates

 

Ms. Williams managed this multi-land use, Master planned community in-house for RBF.  Actively involved for 4 to 5 years on the project as a site planner, she assumed responsibility for scheduling and budgeting for planners, designers and engineers to ensure project completion in a timely manner as well as facilitating processing of the project through Riverside County and then the City of Temecula.

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Greer Ranch

Greer Ranch entry

City of Murrieta, 550 acres with 825 home sites

Project Manager with RBF & Associates

 

Ms. Williams served as Project Manager and Government Liaison on this master planned community.  The Community contained low to medium high density with 825 home sites, 20-acre recreation area/neighborhood park and 222 acres of open space.  She was involved in every aspect of the preparation of tentative tract maps and the specific plan.  Eric Lloyd Wright, grandson of the famous Frank Lloyd Wright, was the project land planner and landscape architect on this project.  Ms. Williams was instrumental in getting his vision for the project understood by the civil engineers and approved by Riverside County.  No small feat when Mr. Wright’s design philosophy is rooted in the integration of ecology, social responsibility and beauty.

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Murrieta Oaks

Murrieta Oaks

City of Murrieta, 274 acres with 750 home sites

Project Manager with RBF & Associates

 

Ms. Williams assisted in the agency processing of this publicly sensitive master planned community which contained 63 acres of open space, 16 acres of commercial property, a 13 acre neighborhood park, potential school site, and an internal trail system. She attended meetings with city staff and neighboring homeowners associations in order to facilitate the public review and agency processing of this community.  Eric Lloyd Wright, grandson of the famous Frank Lloyd Wright, was the project land planner and landscape architect on this project.  Ms. Williams was instrumental in getting his vision for the project understood by the civil engineers and approved by Riverside County.  No small feat when Mr. Wright’s design philosophy is rooted in the integration of ecology, social responsibility and beauty.

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96th Street Housing

County of Los Angeles, 26 lot housing redevelopment

Project Manager with RBF & Associates

 

As the Project Manager and Planner, Ms. Williams worked with Community Development Commission of Los Angeles County and the Habitat for Humanity group on this redevelopment project for very low-income housing.

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Menifee Village

County of Riverside

Project Coordinator with RBF & Associates

 

Ms. Williams assisted in the preparation of the tentative tract maps as a site planner and plan checker on this small subdivision with an 18-hole golf course.  Coordinated the processing and submittals of this project through the county.

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Downtown Renovation

City of Jacksonville, NC

Project Designer with James E. Stewart & Associates

 

As Project Designer for this renovation project, Ms. Williams oversaw the design for the rehabilitation of the old buildings near the historic courthouse, as well as the design of new municipal buildings to blend with the historic character of the area.  The project also required the demolition of one city block to accommodate construction of a downtown park, promenade area and a parking lot.

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