I'm a bay native and have never heard of the town before this, but I imagine with the insane growth here it is only a matter of time before it's discovered (also new development plans and growth happening).  

I am very positive in the long term but positive development like this is very far away from the block by block dynamics of St.

They are already getting a development fee.

In some areas subdivision can take 1 year to get all approvals.Even condo documents, must be drawn by an attorney and recorded at the courthouse can cost $5,000 to $10,000 themselves.Before we did out first condo conversion, we had experience in land subdivision and development which aided us in understanding and expediting the process. 

I am working on a mock real estate development project submission, and I am looking for some general rules of thumb on how best to estimate the following:1.  

Ideally, what I would like to do is find a private individual that I can sit down and explain my situation to and show my business plan to.

I'll share this with the developers.

The more you know the better2. develop a plan...with expectationsIt doesn't have to be elaborate, but have a plan and set goals3.

NNN - I am going to negotiate a cap on the expense pass through for property taxes to mitigate the California prop 13 tax increase; ideally getting very close to what the current tax exposure is.

My strategy is to find a multifamily unit that can use some repairs, nothing too crazy, to find a good deal, fix it, live in a unit ideally with a roommate and rent the other units out.