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subdivide the property into 48 lots for the construction of
single-family residential houses. On June 22, 1978, the
tentative subdivision map was approved by the Planning
Commission. The map was assigned Tract No. 10018.
On April 23, 1979, petitioner's Board of Directors
authorized the preparation and filing of an application to the
Real Estate Commissioner of the State of California for a Public
Report in connection with the subdivision and sale of real
property on the 48 lots of the Beaumont Property.
Later, petitioner hired Wes Engineering to prepare a revised
tentative map for Tract No. 10018. The map proposed 56 single-
family residential lots, and was resubmitted to the city of
Beaumont on February 28, 1980. In July 1980, the new tentative
map was approved by the Planning Commission. On July 9, 1980,
Wes Engineering prepared and executed a rough grading plan for
Tract No. 10018, which was approved by the city of Beaumont on
March 16, 1981.
In regard to the entire Beaumont Property in 1981, the city
of Beaumont required a bond of $365,000 to be posted to guarantee
construction of street improvements and sewer improvements.
In early 1981, the city of Beaumont contracted with CG
Engineering to design and prepare improvement plans for
Pennsylvania Avenue. During 1981 and 1982, the city of Beaumont
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