TCS Portfolio by The Code Solution

ÂŠ 2016 by The Code Solution.

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C ONTENTS

WHO WE ARE

OUR FOUNDTATION

SOLUTION PROVIDERS

SPECIALTIES ARCHITECTURE

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SINGLE FAMILY

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MULTI RESIDENTIAL

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MIXED USE/COMMERCIAL

›› INSTITUTIONAL FUND UNDERWRITING & FINANCIAL PLANNING LAND-USE & PLANNING ENTITLEMENTS EXPEDITING C.U.P. TENANT IMPROVEMENT CONSTRUCTION MANAGEMENT

T HE CODE SOLUTION_

ABOUT US_ The Code Solution is a multi-disciplinary professional firm that is committed to providing a multitude of services for each phase of real estate development. Clients are our number one priority because our principals have been developers themselves; and so we incorporate real-world experience and thought into design, budget analysis, and efficient project management. Clients are able to have one point of contact for all their development needs, so we can provide a fluid project.

The Code Solution is committed to becoming the ultimate 'solutionist' by providing multi-level services in each phase of real estate development

WHAT SETS US APART A MULTI-DIMENSIONAL APPROACH_ ››

Is your project moving fast enough to keep up with the changing market trends?

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Are you truly maximizing the potential of your project?

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Is your architect constantly monitoring your project's progress to eliminate potential risk?

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Are you sure you chose the best option for your development type?

If you answered no to any of these questions, its time to look for a new solution.

At The Code Solution, we provide a multi-dimensional approach to real estate development. Staying true to our commitment to become the ultimate 'solutionist', our goal is to show developers how to unlock the potential value of their property that they never knew existed.

OUR FOUNDATION_

The Code Solution started as the brainchild of Jonathan Pae, who saw there was a need for a company that would provide a comprehensive solution for real estate development. Often, developers are so focused on deadlines that they miss important details, which in turn create detrimental set backs for a project with unforeseen circumstances. For this reason, Mr. Pae sought to create a multidimensional approach that simultaneously addresses different facets of the development process to improve efficiency and dramatically reduce risk.

HOW DID WE DO THIS?

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We have an in-house team of experts who work together to provide a precise diagnosis of your project

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We provide a bundled case management solution for your project

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Your project remains in the same hands from start to finish

WHY

PROJECT ANALYSIS IS IMPORTANT

PROJECT ANALYSIS

MAXIMIZING HIGHEST & BEST USE

PROJECT TIMELINE SETUP

FUNDING OPTIONS

HIRING ARCHITECT, ENGINEER, & CONSULTANTS

LAND-USE ANALYSIS DEVELOPMENT STRATEGY

PROJECT PLANNING

PROJECT SCOPE

PRE-CASE COORDINATION WITH MUNICIPLES/ NEIGHBORS

PROJECT COST EVALUATION

ARCHITECTURAL & CONSTRUCTION BUDGET ANALYSIS

RISK FORECASTING & SOLUTIONS

2ND STANGE OF DEVELOPMENT BUDGET FOR FUNDING / UNDERWRITING

PROJECT EXECUTION ENTITLEMENT

PRE-BID DOCUMENTATION

CONSTRUCTION DOCUMENTATION

PERMIT PROCESS

DESIGN

CONSTRUCTION MANAGEMENT

CONSTRUCTION FUNDING AUDIT

CONSTRUCTION RISK MANAGEMENT

CONSTRUCTION CLOSING DOCUMENTATION

CONTRACTOR BIDDING

PROJECT EVALUATION & VALUATION ANALYSIS

T.I. PLANNING & CONSTRUCTION

TENANT COORDINATION & LEASE-UP

SALES PACKAGING

09 PROJECT SALES SUPPORT

SELL OR HOLD? ASSET MANAGEMENT

THE SOLUTION PROVIDERS_

Jonathan Pae_ Founder & CEO

Jonathan began development in 1984 and founded Urban Planning Concept in 1993, the forerunner of The Code Solution, and has completed over 850 projects in his over thirty years of experience. EDUCATION_ _Seoul National University, B.S., Engineering _Seoul National University, M.S., Engineering _Southern California Institute of Architecture, Masters in Architecture

David Park_ Entitlement & Land-Use Consultant

David brings an expertise in LiHTC, Bond Financing, and Senior Housing developments. Having managed over 500 million in real estate developments, with more than 12 years of experience, David is able to effectually navigate the intricacies of Los Angeles’ multifaceted entitlement process. He prides himself in finding the most efficient way to increase the potential of clients’ projects. David has forged strong ties with council members, staff in Building & Safety, and Planning staff to expedite every project he manages, unequivocally surpassing clients’ expectations. EDUCATION_ _University of California, Los Angeles, B.A. Economics and History

Deone Sulgatti_ Chief Business Development Officer

Deone is a consummate marketing and sales professional with over 8 years of experience in client aquisition, real estate marketing, digital marketing, sales, lead generation, networking, and lead nurturing EDUCATION_ _Arizona State University, B.S. Technilogical Entrepreneurship & Management

Antonios Simos_ Senior Project Manager

Antonios believes in a harmonious and visual approach to design. â&#x20AC;&#x153;Tonyâ&#x20AC;? brings over 15 years of experience, with real-world knowledge of correctly and efficiently interpreting architecture into constructible projects. EDUCATION_ _Arizona State University, Bachelor of Architecture

Ara Meliksetyan_ Senior Designer

EDUCATION_ _Yerevan Polytechnic University, Degree in Architecture _Moscow Architectural Institute, PhD in Architecture _Russian Academy of Architecture & Construction Sciences _Urban Development Studies

Do Hyoung Kim, AIA_ Architect

EDUCATION_ _Southern California Institute of Architecture, Master of Architecture _Kyung Hee University, Master of Architectural Engineering _Kyung Hee University, Bachelor of Architectural Engineering

Great architecture doesn't just catch your attention, it changes the way you feel. Architecture should be

transformative.

SPECIALTIES_

ARCHITECTURE A well-designed building or space has the ability to transform individuals, groups, and entire institutions. Everyday, we help our clients capture their own transformative potential in each phase of real estate development as we incorporate real-world experience and thought into our design, budget analysis, and efficient project management. Much like the City of Los Angeles that we call home, our architectural design approach is modern, functional and cutting edge. Some of our most notable projects include single family, multi-unit, and mixed use/commercial designs.

NELSON San Pedro, CA

013

SINGLE FAMILY N. Arden Blvd. Los Angeles, CA

This new, single family home will be constructed in Hancock Park, Los Angeles. The main idea behind the project was to create a contemporary interpretation of a typical single family home. For the materials, we used a combination of wood, glass, and stucco. Some of the most noticeable features are the use of neutral colors and glass openings for the faรงade of the building. As a whole, the home includes four bedrooms, four and a half baths, a kitchen with a long island, a living area with a double height ceiling, swimming pool, outdoor patio, roof deck with jacuzzi and a two car private garage. The overall aesthetic of the home can be described as modern, simple, and functional.

MULTI RESIDENTIAL St. Andrews Pl. Los Angeles, CA

This multi unit building will be constructed in Koreatown, a modern and trendy neighborhood in Los Angeles. The concept for this apartment building was inspired by the clientâ&#x20AC;&#x2122;s intent to provide residents the convenience of apartment living with the feeling that they have a space to call their own. To support this concept, every other floor offers a community space and an indoor/outdoor garden with a screen in order to provide natural light. In addition to these floors, the rooftop includes a garden, community space, and outdoor patio.

As a whole, the building includes nine levels The first floor is a lobby and the next eight floors include the residential units, with three units per floor. For each unit facing the street, we have included a wooden screen for privacy. Other unique design features include walk out balconies for the two bedroom units and window balconies for the one bedroom units. Most importantly, we have incorporated the iconic style of Koreatown by including a mix of modern elements, neutral colors, natural materials, and geometric shapes within the design of the facade.

MIXED USE/COMMERCIAL S. Catalina St. Los Angeles, CA

frequent this hub of Korean American culture. Essentially, our intention is to attract the Millennial/Korean American/ Yelp Crowd while staying true to the A IL TKoreatown E style that makes unique. R The design of The Nest can be summarized as modern and urbanasian. To support these characteristics, the design includes a mix of innovation and functionality with the use of glass and decorative steel. We also attempt to make use of as much space as possible in order to creatively fuse together the lounge, restaurant, retail area and E AG R apartments. As a whole, the building’s O ST design includes ground floor retail, above ground parking, apartment units, and a rooftop lounge. In addition, the transition floor includes a meeting The concept and approach for what will space, restaurant, and common areas. be called “The Nest” was a collaborative T David Park N effort between our Principal E A AG UR O R the project is still in the TA Currently, and a client group ofE Sattorneys and T S R entitlements phase. We are excited to investors. The original idea was to design see this project come to life and expect to either a hotel or mixed use building. It G KIN R start the construction phase in 10 was decided that mixed use made more PA to 12 TO P months, so stay tuned for more details! sense funding wise. Because of the prime M RA location, mixed use would also have a lot to offer the residents and locals that

This Mixed Use/Commercial building will be constructed on the corner of " 16 1/ -3 ' 3 23 6th & Catalina in what has become the epicenter of Koreatown, Los Angeles. The source of the project has quite the interesting backstory. A client group 6" /1 15 11 '2 4 made up of attorneys and investors became interested in our specialization with regard to zoning and entitlements. In short, we were able to more than double the zoning constraints from 82 to 165 units and 75 feet to unlimited height. As the building will include a lounge, restaurant, retail area and apartment units, the height of the building will allow for spectacular views for both residents and visitors.

IC AT M T O ING A UA RK P

IC AT O MING T A UA RK P

THE NEST S. CATALINA ST., LOS ANGELES, CA

19' - 4 1/16"

42' - 11 15/16"

4 23' - 3 1/16"

32' - 7 1/16"

33' - 5 15/16"

29' - 0"

RETAIL B

30' - 6"

STORAGE

RESTAURANT

29' - 2 5/8"

STORAGE D

33' - 0"

AUTOMATIC PARKING

RAMP TO PARKING

ground lvl

-9

lvl 2-6 parking levels

30' - 0"

2 BEDROOM

1 BEDROOM STUDIO

STUDIO

24' - 0"

1 BEDROOM

STORAGE

16' - 4 13/16"

127' - 3 1/2"

STUDIO

24' - 0"

STORAGE

PUBLIC SPACE

1 BEDROOM

32' - 10 11/16"

2 BEDROOM

STUDIO

2 BEDROOM

E 36' - 0"

16' - 0"

LEVEL 8-15 TYPICAL UNIT LAYOU T 3/32" = 1'-0"

16' - 11"

16' - 0"

36' - 0"

lvl 8-15 typical units

INSTITUTIONAL [SENIOR LIVING FACILITY] East Garvey Ave North, West Covina, CA

In our approach to institutional projects, we incorporate both design and functionality while remaining conscientious of the building’s intended use. This particular institutional project is an assisted senior living facility, to be constructed in West Covina, California. The facility is 10 stories in total, with both subterranean and ground level parking. The second floor includes a pharmacy, cafe, staff office space, guest lounge, and reception area. There is also an indoor/outdoor roof deck with activity spaces and a community garden on the fifth floor. The residential units are located from the third to the tenth floor. Each of these floors includes single occupancy and dual occupancy units, a kitchen, indoor and outdoor dining areas, a lounge, and activity spaces. The top two and final floors are dedicated to memory care, also known as Alzheimer’s care facilities. The overall design of the facility is intended to accommodate the unique needs of the senior community. On each floor, we have included several gathering spaces in order to promote interaction and activity. Additionally, we have included outdoor spaces, visibility features, and both organic and neutral materials in order to create open spaces that bring tranquility and comfort to the residents, employees, and guests of the facility.

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The inspiration for the building design was taken from Renzo Piano’s post modern, international style building in West Hollywood, California. In order to compliment the obtuse trapezoid shaped lot, the building form follows the functionality of the lot. For this reason, the building appears to be shaped like a wedge. The exterior of the building was designed as an international style structure, taking hints from art deco designs found in some of the first high-rise buildings in the Los Angeles area. Additionally, the building is elevated over the ground level parking structure on symmetrical cylindrical columns. Quite symbolically, these columns mimic fingers on hands that cradle the structure up above, just as a care giver would cradle their patients.

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FUND UNDERWRITING & FINANCIAL PLANNING

In the words of the Wu-Tang Clan, cash rules everything around me --or in this case, real estate development. We are here to change that. More often than not, developers have no choice but to bring in a third party for fund underwriting and financial planning. Additionally, most construction loans are based on a 50/50 split where the builder is expected to provide 50 percent of the project costs out of pocket. At The Code Solution, we have access to quasi government funding options, which allow for a 20/80 split. In other words, we give you the ability to finance a construction loan with approximately 20 percent equity. We also provide financial feasibility studies and proformas, which cities often require when you request additional entitlements. By offering both fund underwriting and financial planning services in-house, we are able to help you fund the construction loan, as well as convert it to a permanent mortgage.

LAND USE & PLANNING

Whether you are a developer or a property owner, it is imperative to make sure your project plan is cost and time effective, as well as suitable for the current economic trend. For these reasons, it is highly beneficial to know your budget and schedule prior to starting any project. More often than not, it is assumed that the architect you hire should know and perform project planning. Unfortunately, not many architects are capable of effectively planning a project and your project may turn out to be much different than expected.

The good news is that The Code Solutionâ&#x20AC;&#x2122;s team of industry experts have the knowledge and experience to perform effective project planning. Our inclusive approach to land use/planning is supported by our design team that creates innovative solutions for our clients. In order to provide a seamless solution, we focus on creating solutions that align with the clientâ&#x20AC;&#x2122;s visions and goals, as well as anticipating future market trends.

ENTITLEMENT

During our entitlement process, we look at developing a costeffective design for our clients which addresses the applicable zoning regulations, municipal codes, general plan, and neighborhood council/ community groups requirements â&#x20AC;&#x201C; resulting in project approval from a Planning Commission or City Council. It is also considered one of the most critical aspects of the project development process. At The Code Solution, we understand the importance of the entitlement process for our clients. Our goal is to get your project approved quickly, efficiently, and to maximize your profit. In order to complete the necessary steps in this process, we leverage our strategic partnerships and industry experience to develop the best plan of action for our clients, all while nurturing positive relationships with agencies for future growth opportunities in mind. Our approach to entitlements is hands-on and inclusive. We will walk you through the process from A to Z so that your experience is hassle free.

PERMIT EXPEDITING

During the real estate development process, clients may find themselves in a hurry, without plans, and in need of someone to help their project go through the permit process as quickly as possible.The solution? Permit expediting. At The Code Solution, we have an in-house expediting team of experienced professionals that help solve this very issue. Through our experience, we have found that providing expediting services in conjunction with our range of architectural services is the best way to be your ultimate solution. To ensure there are no gaps in the process, we work simultaneously with relevant agencies to efficiently expedite the process.

C.U.P. CONDITIONAL USE PERMIT

A Conditional Use Permit (CUP) is not only time-sensitive, but also required for certain land uses which may need special conditions to ensure compatibility with the surrounding land uses. In most local districts, the City and County require a discretionary permit with set conditions to regulate specific businesses within their jurisdictions. In fact, if a business falls into a specified category, just a CUP would not be sufficient to legally operate the business. Due to the fact that a CUP status can only be revealed through extensive research, we offer a pre-screening of your potential business to determine CUP status. Our in-house team of CUP specialists will help you determine what type of permits you are required to obtain, given the type of business you plan to develop.

About CUP, ABC License and Special Permits It is crucial to obtain a Conditional Use Permit (CUP) if the owner wants to open businesses in most local districts. A CUP is time sensitive, marked with a termination date, and almost always required by the local City and County. However, a CUP status can only be revealed through extensive research.

Special Use Permits If a business falls into a specified category, just a CUP would not be sufficient to legally operate the business. Coupled with a CUP, the owner should also obtain additional special use permits. Listed are the types of businesses that require special permits by the local government:

Sale of Dispensing of Alcoholic Beverages (ABC License) ››

Restaurants

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Cafes

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Wine Bars, Bars

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Night Clubs

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Live Entertainment-Dancing

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Karaoke

Automotive Uses (industrial waste related issues-AQMD) ››

Gas Stations

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Auto Repair

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Car Wash and Detailing Centers

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Counseling and Referral Facilities (Department

of Social Services permit)

Other Uses ››

Children’s Afterschool Care Centers/Academies,

Consulting Offices, Colleges, etc.

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Hotels (CUP, ABC and Health)

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Mini-Shopping Centers (CUP, ABC)

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Supermarkets and Mini-Markets, Convenience Stores

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Wireless Telecommunication Facilities (CUP)

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Storage Buildings for Household Goods (CUP)

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Religious Organizations (CUP)

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Elderly Care Facilities (CUP, Health, State License)

TENANT IMPROVEMENTS Do you find yourself asking, where do I start? If so, you have come to the right place. It all starts with an idea, be it opening a new business, or expanding your current place of business. At The Code Solution, we have an in-house Tenant Improvements team that specializes in transforming your ideas into a code compliant and functional reality. With numerous projects ranging from single retail design to large scale reconstructions, we have the experience to bring new life to any space.

CONSTRUCTION MANAGEMENT With our designer-led CM service, our clients have been able to reduce construction costs by eliminating a general contractorâ&#x20AC;&#x2122;s overhead profit and the cost of a project superintendent that is employed by the general contractor. We take time to understand your unique needs and challenges to develop a tailored construction management plan that will save you time, money, and headaches. In each phase of the project, our professional staff will work with you to find high-quality contractors within your budget and ensure that every detail for your project is given proper attention with our comprehensive and straightforward Construction Management plan. 31

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