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Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
p r o j e c t l o c a t i o n
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Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Packageh i s t o r i c O c e a n s i d e
Train Depot and Cleveland Street Oceanside, Crest of the Wave, Courtesy San Diego Historical Society - Ticor Collection
Oceanside - Where Life is Worth Living, Bunker Building c. 1888
www.visitoceanside.org
06.07.2014
314 North Cleveland: Concept Design Package
e x e c u t i v e s u m m a r y / f i n a n c i a l s
Date 6/9/14Site Acquisition
Estimated Close of Escrow (COE) 7/15/14 36 DaysLand Purchase Price $1,160,000
Transaction Costs (%) 2.00%Transaction Costs ($) $44,080
Total Land Costs $1,204,080Project Information
Lot Acreage 0.25 acresZoning R1
Total Allowable Units 10.0 unitsAverage Lot Size 0.03 acres
Average Unit Size 1,272 SF (approx)
Total Project Size 12,727 SFProject Timeline
Pre-Construction Period (starts at COE Date) 6 months 12/9/14Construction Schedule 4 months 4/9/15
Post-Construction Sales Period ("Regular" Sales) 3 months 7/9/15Total Project Timeline Through Final Unit Closing 13 months
Total Project Cost (TPC) % TPCConstruction Costs $160.00 PSF $2,036,320 52.1% $203,632/unit
Site Development Budget $200,000 5.1% $15.7/unitArchitecture and Design costs Budget $100,000 2.6% $7.9/unitSoft Costs % & Contingency 2.00% $40,726 1.0% $3.20 PSF
LoansAcquisition Loan
Acquisition Loan Amount (to buy the land) 60% $696,000Acquisition Loan Interest 13% $45,240 1.2% 6 months
Acquisition Loan Points 3 $20,880 0.5%Loan Terms 3yr/ Int Only
Monthly Payment 7,540$ Development and Construction Loan
Projected Post Construction Value $5,600,000Development and Construction Loan (D&C) 65% LTV
D&C Loan Interest 12.00% $162,941 4.2% 7 monthsD&C Transaction Costs 2% $49,532 1.3%
D&C Loan Points 2 $49,532 1.3%Loan Terms 3yr/ Int Only
Monthly Payment 24,766$ Total Costs w/o Land $2,606,108
Total Land Cost $1,204,080 30.8% $4,816,320/acreProject Cost for D&C Loan $299.38 PSF $3,810,188 $381,019/unit
Total Project Cost (TPC) w/ D&C Fees $3,909,253 100.0%Capital Required
Acquisition Loan Equity Needed $574,200D&C Construction Loan Equity Needed $1,432,631
D&C Loan $2,476,622 65.0%Equity (SGI& Partners) $1,432,631 35.0%Total Sources of Funds $3,909,253 100.0%
Sales RevenueHome Sales (Averages) $560,000Home Sales (All Lots) $5,600,000Price Per Square Foot $440 PSF * Comps range from $415-$460 sq ft
Selling Costs* 6.00% ($336,000)Gross Proceeds $5,264,000
Pre-Tax Financial ReturnsPre-Tax Profit $1,354,747
Project Profit Margin 24.2%Cash on Cash Return 94.6%Equity Investor Share 50.0%
SGI Profit $677,374Equity Partners Profit $677,374
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Project Name & Description: Oceanside infill development, build 10 condos with 2 retail mixed use units. All homes will be Energy Star Certified and steel constructed and/or modular.EXECUTIVE SUMMARY
“Bringing back the front porch by building healthy ecovillages”
Investment Snapshot
Exit Strategy
Investors will receive a pro-rata share at the close of the project. The close of the project will be defined as when the last house has been sold. For each ecovillage we anticipate a 12-15 month start-to-completion timeframe.
Business Model
The business objective of this investment is to purchase land and develop ecovillages with homes for resale. We measure our investment returns in three distinct areas:
1. Profit (Return on Investment and Internal Rate of Return are our two key indicators)
2. Social Impact (Jobs created, local economy support, etc) 3. Sustainability (Energy saved, CO2 emissions reduced, water conserved)
The Opportunity
Our target demographic (young families) desire affordable green homes in neighborhoods that offer healthier living and neighborhood interaction. Currently this market is vastly underserved. Our ecovillage model provides our demographic with the things they care most about, including:
1. Healthy, non-toxic, energy-efficient homes. 2. Front porches and neighborhood designs that foster easy neighbor-to-
neighbor interaction. 3. Affordable homes that offer a bevy of amenities without high price tags.
We offer impact investors a socially responsible investment in this emerging market of ecovillage development. Vision Vision: Our ecovillages create happier, healthier homes in friendlier neighborhoods.
Simcoe Green Homes is out to fundamentally change the way people live by changing the way people build. We are seeking impact investors who want more than financial returns. Our target investors are committed to creating a personal legacy through investments that offer returns in financial, societal, economic and environmental capacities. In addition to building homes that are non-toxic, save money/energy/water, we develop multi-unit, community-centric housing that encourages friendly neighborhood interaction, vastly increasing the quality of life.
At the convergence of high market desire and low market penetration, there is very little competent competition, and the SGI team is uniquely qualified to scale this opportunity quickly.
Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
s i t e p l a n / l e v e l 1 1/16”” = 1’-0” when printed to true 11 x 17. Do not scale from drawing.
Retail685 SF
Storefront window system
car lift
One-way garage entrance with roll-up door
Street level courtyard allows for large plantings, outdoor garden dining and contributes to the pedestrian streetscape
Exterior stair leads to courtyard level
Retail685 SF
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Trash, recycling, utilities and resident storage
One-way garage exitwith roll-up door
Elevator accesses garage, courtyard and 4th level
car lift
car lift
car lift
car lift
car lift
Electric car charger, typical of seven (7)
Trash, recycling, utilities and resident storage
Car lift: Basis-of-design, Klaus Parklift Singlevario G61 (6)
Building integrated, custom metalwork security gate tucks into west facade of retail space and can be closed dur-ing non-retail hours
New large focal tree: Basis-of-design, low-water Palo Verde
Surf rack and shower
spaces 1/2
spaces 3/4
spaces 5/6
spaces 7/8
spaces 9/10
spaces 11/12
space 13
space 14
space 22
space 16
space 17
space 18
space 19
space 20
space 21
space 15
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Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
l e v e l 2 ( p l a z a l e v e l )1/16”” = 1’-0” when printed to true 11 x 17. Do not scale from drawing.
Deck looks over street life
Exterior stair leads to street level
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Bi-fold doors open out to community plaza
Elevator accesses garage, plaza and 4th level
Unit 12-bedroom loft
1,218 SF
Unit 82-bedroom1,280 SF
Unit 21 bed/mezzanine
RI¿FH�ORIW1,179 SF
Unit 32-bedroom loft
1,343 SF
Unit 42-bedroom loft
1,226 SF
Unit 71-bedroom/creative
1,088 SF
Unit 52-bedroom1,480 SF
Glass garage door opens to community plaza
CommunityCourtyard
Beach Lofts (4)- Hark back to the industrial history of the Oceanside Waterfront- All units are two stories and include:�������RSHQ�ÀRRU�SODQV�IRU�ÀH[LEOH��FUHDWLYH�� living�������DFFHVVLEOH�SRZGHU�URRP�RQ�¿UVW�����������ÀRRU - architecturally-integrated storage - outdoor space either in the form of a large deck facing North Cleveland Avenue or in the form of a second story balcony facing the courtyard - laundry / pantry - modern, industrial kitchens - exposed, polished concrete on the�����������¿UVW�OHYHO - sustainable and durable materials throughout
Unit 62-bedroom1,480 SF
City Lofts (4)- All units are two stories and include: - glass bi-fold doors which open to the community courtyard for stengthened indoor-outdoor connection and community reinforcement�������DFFHVVLEOH�SRZGHU�URRP�RQ�¿UVW�����������ÀRRU - architecturally-integrated storage - outdoor space either in the form of a large deck facing plaza or in the form of a second story balcony - laundry / pantry - modern, industrial kitchens - exposed, polished concrete on the�����������¿UVW�OHYHO - sustainable and durable materials throughout
6WDLU�FDVH�DFFHVVHV�ÀRRUV����2 and 4 and exits directly to the alley
Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
l e v e l 3 1/16”” = 1’-0” when printed to true 11 x 17. Do not scale from drawing.
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Stair case does not access this level
Elevator does not stop at this level
Unit 1Level 2
Unit 8Level 2
Unit 2Level 2
Unit 3Level 2
Unit 4Level 2
Unit 7Level 2
Unit 5Level 2
CommunityCourtyard
Unit 6Level 2
Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
l e v e l 4 1/16”” = 1’-0” when printed to true 11 x 17. Do not scale from drawing.
Deck below
Exterior stair leads to green courtyard
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Elevator accesses garage, plaza and 4th level
Photovoltaic (PV) Panels
Unit 92-bedroom1,022 SF
Unit 103-bedroom1,411 SF
Roof deck
Modern Flats (2)- These single story units will have views looking west and will include: - large outdoor space either in the form of a large deck facing the courtyard or in the form of a second story balcony - laundry / pantry - modern, industrial kitchens - sustainable and durable materials throughout - skylights
Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
r o o f l e v e l 1/16”” = 1’-0” when printed to true 11 x 17. Do not scale from drawing.
Deck below
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Photovoltaic (PV) Panels
Photovoltaic (PV) Panels
Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Packagew e s t e l e v a t i o n ( v i e w f r o m s t r e e t )
Scale: 1/16” = 1’-0”
Stair leading to courtyard
adjacent buildingadjacent building
Two (2) retail suites;Board-formed concrete on all exposed, exterior facades of level 1
Beach lofts
Private deck overlooks street activity below
Sliding sunshade
Sliding security gate integrates into retail facade
City lofts beyond
Panelized rain screen system wraps all exposed vertical facades for units 1 and 3
Rapidly renewable “wood” paneling system: Basis-of-design = Resysta Facade
Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Packagew e s t e l e v a t i o n ( v i e w f r o m c o u r t y a r d l o o k i n g e a s t )
Scale: 1/16” = 1’-0”
adjacent buildingadjacent building
Bi-fold doors open to private plaza level deck for Unit 5
Polised exterior plaster all facades, color 1
Vertical plant screen spans all levels at elevator
Polised exterior plaster all facades, color 2
Exterior deck faces southwest for views
Bi-fold doors open to community courtyard
Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Packagee a s t e l e v a t i o n ( v i e w f r o m c o u r t y a r d l o o k i n g w e s t )
Scale: 1/16” = 1’-0”
adjacent buildingadjacent building
Glass garage door opens to commuity courtyard
Panelized rain screen system wraps all exposed vertical facades for units 1 and 3
Rapidly renewable “wood” paneling system: Basis-of-design = Resysta Facade
Exterior deck opens to community courtyard
Unit 1 includes high small windows to allow for unit 5 to have private RXWGRRU�VSDFH��8QLW���UHFHLYHV�ÀRRGV�of natural daylight from the north and west
Largest of the plaza, outdoor community “living rooms” faces west for sunset gatherings, movie nights, etc.
Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Packagei n s p i r a t i o n : l o f t l i f e
Olson Kundig Architects
Vanguard Lofts HI, Vladimir Ossipoff, Cooke Clayton
Oliver Simon Design
David Vandervort Architects
James Thomas
Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Packagei n s p i r a t i o n : u r b a n l i f e
Relax Decor
Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Packagei n s p i r a t i o n : t r a n s i t o r i e n t e d d e v e l o p m e n t
new york times
Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Packagei n s p i r a t i o n : i n d o o r - o u t d o o r c o n n e c t i o n
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connection with nature- bifold doors and glass garage doors open up living areas to garden court for seamless transitions to the outdoors- operable windows are placed to allow for ocean breezes to cool and refresh the indoors- windows and outdoor decks are oriented towards sky, water and vegetation views
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Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Packagei n s p i r a t i o n : r e t u r n t o c o m m u n i t y
(unknown)
(unknown)
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Know your neighbors- varied outdoor experiences (sun deck, grassy garden court, semi-private patios, rooftop decks, fruit grove, com-munity gardens) foster gathering
Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Packagei n s p i r a t i o n : m a t e r i a l i t y
Board Formed Concrete
Resysta, rapidly renewable siding
Planted green screen
Corten steel rain screen
Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Packagei n s p i r a t i o n : m a t e r i a l i t y i n s p i r a t i o n : m a t e r i a l i t y
Redbud Custom Homes
Powerhouse Company
University of Illinois, Small Eco Homes
Lake | Flato, Towards Zero Net Energy Architecture
McLean Quinlan
Matthew Hufft
Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Package
(2Form Architecture)
(Lake Flato Architects)
(Darmstadt University of Technology)
(txrei)
(workshop/apd)
i n s p i r a t i o n : i n t e g r a t e d i n t e n t i o n a l s u s t a i n a b i l i t y
sustainability is paramount- buildings and fenestration will be placed so that ocean cross breezes are maximized, natural light is celebrated and heat gains are minimized- the building envelopes will be tightly constructed, highly LQVXODWHG��DQG�GHVLJQHG�WR�UHÀHFW�KHDW�VR�WKDW�KHDWLQJ�DQG�cooling loads are minimized��LQWHULRU�DQG�H[WHULRU�SOXPELQJ�¿[WXUHV�ZLOO�EH�ORZ�ÀRZ��OLJKWLQJ�ZLOO�EH�KLJK�HI¿FLHQF\- appliances and equipment will be Energy Star rated- selected HVAC equipment will be high performing with HQYLURQPHQWDO�FRQWUROV�DW�RFFXSDQWV¶�¿QJHUWLSV- rain chains collect water from roofs to be stored in cisterns and later used for irrigation garden court��JUH\�ZDWHU�IURP�WKH�ODXQGU\�DUHDV�ZLOO�EH�FDSWXUHG��¿OWHUHG�and used for irrigation of the garden court- building integrated sun shading will address privacy and control of heat gain from sun- stormwater percolation on-site will be fosterd to replenish the local ground sources- materials will be selected for their durability, life cycle per-formance, and proximity- whenever possible renewable natural materials, reclaimed materials or recycled materials will be integrated into the project
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Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation
06.07.2014
314 North Cleveland: Concept Design Packages u s t a i n a b i l i t y s t r a t e g i e s
Jack Bebee, PE
FORD.com
Electric Vehicle + Charging Station- Each bungalow to include an electric vehicle charging station- Each home sale to include a new electric car in the garage
Aggressive Water-Saving Strategies- Site planning works with existing hydrological patterns instead of against them - bungalows and landscaping follow slope of site- Engineered Aquifer Graywater and Stormwater Reuse System occurs below each family porch area and feeds irrigation system for landscaping: - Reduces the project’s water and wastewater utility capacity requirements - Provides year round water supply for outdoor irrigation to greatly reduce water usage and water bills - Provides a drought-proof water supply for outdoor irrigation and eliminates the need for sparse/arid landscaping- Hardscaping is permeable to allow for on-site percolation of water through site
Engineered Aquifer Graywater and Stormwater Reuse System
Sustainability Is Paramount- buildings and fenestration will be placed so that ocean cross breezes are maximized, natural light is celebrated and heat gains are minimized- the building envelopes will be tightly constructed, highly LQVXODWHG��DQG�GHVLJQHG�WR�UHÀHFW�KHDW�VR�WKDW�KHDWLQJ�DQG�cooling loads are minimized��LQWHULRU�DQG�H[WHULRU�SOXPELQJ�¿[WXUHV�ZLOO�EH�ORZ�ÀRZ��OLJKWLQJ�ZLOO�EH�KLJK�HI¿FLHQF\- appliances and equipment will be Energy Star rated- selected HVAC equipment will be high performing with HQYLURQPHQWDO�FRQWUROV�DW�RFFXSDQWV¶�¿QJHUWLSV- rain chains collect water from roofs to be stored in cisterns and later used for irrigation ��JUH\�ZDWHU�IURP�WKH�ODXQGU\�DUHDV�ZLOO�EH�FDSWXUHG��¿OWHUHG�and used for irrigation- building integrated sun shading will address privacy and control of heat gain from sun- stormwater percolation on-site will be fosterd to replenish the local ground sources- materials will be selected for their durability, life cycle per-formance, and proximity- whenever possible renewable natural materials, reclaimed materials or recycled materials will be integrated into the project- products will be selected for their ability to foster healthy indoor air quality
Connection with Nature- bifold doors and glass garage doors open up living areas to garden court for seamless transitions to the outdoors- operable windows are placed to allow for ocean breezes to cool and refresh the indoors- windows and outdoor decks are oriented towards sky, water and vegetation views
Edible Landscape- Community garden plots- Private garden plots- Fruit trees give back to the community
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