It is going to be commercial or require the variance of all variances, which ends up eating up tremendous money and time and has the risk of not getting approved in the end.

Go directly to the building Dept. of the various incorporated or county areas that you wish to do feasability studies in. I recommend your group hire a consultant to do this with you. My guess is that you will have to do EIR’s, pay developer fees,impact fees, ect if you try to do this from scratch.

Your mix of uses is really going to complicate things. Maybe you could consider splittng the project up on two or more properties?

Pomerado Road north of twin peaks might have some possibilities.