Wanted - Civil Engineering Co or Developer for partnership

[Tyler H.]

I have an 9 acre lot in a prime location in Simi Valley..... I have done a lot of research and here is the skinny..

The goal: Create tract map and subdivide into 8-9 custom home lots

The problem: Lot is affected by "hillside performance standards". Needs tentative and final tract map, road cut in, utilities run. I have been told costs could run as such:
$60K for tentative tract map
up to $100K for Environmental Impact Report (WTF?!?)
up to $60K in city entitlements
$90-120K for final tract map and engineering

Seems like an awful lot considering no physical alteration to the lot are included in estimates....

Estimated value of each lot would be minimum $250K.... So there is profit to be made.

Any civil engineers or developers out there want to do a JV or similar?

Advise or suggestions appreciated!