Terminal Studio- Resilient Housing Beatrix Ngia by Beatrix Ngia

COURTYARD H2OMES

Beatrix Ngia | Professor Peter Keyes | ARCH 486| Spring 2020

TABLE OF CONTENTS

WHAT IS RESILIENCY?

SITE INFORMATION AND SITE PLAN

UNIT TYPES

STRUCTURE AND CONSTRUCTION

DIAGRAMS AND PROCESS WORK

PROFORMA AND COST ANALYSIS

What is Resiliency? The ability to adapt and recover from a changing environment or adversity WHAT WE PREDICT FOR THE FUTURE OF HOUSING:

Changing family model: Less of a focus on single family housing

Car-less future: More use of public transportation

Community oriented

Preparing for future climate change

Increase response to environmental factors and sustainability

What is Resiliency? MY RESPONSE:

Flexibility: Unit designs that can be stacked multiple ways to accommodate a variety of living situations

Relationship between shared spaces can be separated or combined as one.

Units will have all have shared courtyards and are designed as a cluster where tenants can age in place.

Less focus on parking and car as main form of transportation, focusing more on walk-ability and accessibility.

Focus on predicted climate change in Southern California = Increase in droughts and periods of flash flooding/heavy rain. The Earth will get warmer as a result of increased concentrations of CO2, and the warmer air will hold more water vapor. This means there will be an increase in heavy rain events, causing frequent flooding, while also leading to drier soil and increased water demand. Droughts will be more frequent and more intense, especially in the summer. The housing will practice water catchment and reuse using living machine systems and storm water treatments.

What is Resiliency? 2050 Drought and Precipitation Predictions

SITE INFORMATION - 1049 Golden Ave, Placentia, CA Area: 1.5 acres Real Market Value: ~1,100,000 Zoning: R-3, High Density Residential (Multifamily uses) The maximum allowable density of this district shall be twenty-five (25) dwelling units per acre.

Zoning Code Requirements: Building Height: 35’ 60% of total area is devoted to main and accessory building area, parking area, driveways, covered patios. 40% of total lot area is devoted to landscaping, lawn, outdoor recreation facilities. 15’ Minimum front yard 5’ Minimum side yard (except from corner lot, 10’) 15’ Minimum back yard, 10’ away from another living unit, 0’ away from garage or carport. Minimum distance between buildings: (1) Side yard, providing access to a single row dwelling group, twelve (12) feet; (2) Inner court, providing access double row dwelling group, twenty (20) feet; (3) Between all other buildings, ten (10) feet. Not less than two hundred (200) square feet of open area per family unit shall be provided on-site.

SITE INFORMATION - 1049 Golden Ave, Placentia, CA PLACENTIA, CALIFORNIA DEMOGRAPHICS Based on 2018 Census 36.83% Households with kids

31% Single/ Living alone

Total Population: 187,498 people

24% >18 years old

59.7% 18-64 years old

16.3% 64 years old and older

84.89% “Family Households”

95.7% of housing is occupied

30% of housing is rented

66% of employable population is employed

SITE INFORMATION - 1049 Golden Ave, Placentia, CA

The site is located close to: -Grocery Stores -Walking distance to Elementary and Middle School -Senior Living Community -Restaurants -Community Center -Right off the edge of commercial plots

SITE PLAN Scale: 1/64”=1’

SITE IMAGES A

EAST STREET VIEW

STREET VIEW

WEST STREET VIEW

SITE SECTIONS Scale: 1/32”=1’

SECTION A: NORTH TO SOUTH CUT

SECTION B: EAST TO WEST CUT

SITE ORGANIZATION

LIVING MACHINE COURTYARDS

RAIN WATER COLLECTION

SOLAR POWER COLLECTION

GREEN ROOF

ADA ONE BEDROOM ONE BEDROOM TWO BEDROOM THREE BEDROOM

Units Continued Scale: 1/8”=1’ ADA/Senior Living One Bedroom

A GROUND FLOOR PLAN

SECTION

Two Bedroom

Units Continued-ADA One Bedroom and Two Bedroom

EXTERIOR PERSPECTIVE

Units Continued Scale: 1/8”=1’ Three Bedroom

One Bedroom

GROUND FLOOR

SECOND FLOOR

ROOF PLAN

Units Continued- Three Bedroom and One Bedroom Units Scale: 1/8”=1’

INTERIOR PERSPECTIVE

SECTION A

EXTERIOR PERSPECTIVE

Second Floor Units Scale: 1/8”=1’ Two Bedroom

One Bedroom

FLOOR PLAN

GROUND FLOOR UNITS SECTION A

GROUND FLOOR UNITS

Second Floor Units

FLO

ITS

O LO

N RU

F ND

EXTERIOR PERSPECTIVE

Units Continued - Flexibility and Adaptability Scale: 1/8”=1’ 1 Story Three Bedroom

B GROUND FLOOR PLAN

SECTION A

Units Continued- Flexibility and Adaptability Scale: 1/8”=1’ 1 Story Three Bedroom

Section B SECTION B

Structure and Construction Drawings

2X8 Joists 16” OC

2x6 12” OC 2x6 16” OC

(2) 2X10 Beam

2X8 Joists 24” OC

8 X 8 Column (2) 2X10 Beam

Load Bearing Wall

(2) 2X10 Beam 18” Parapet for Green Roof

8 X 8 Post

2X6 Wall Joist 24” OC

Shed Roof Construction Detail

(2) 2X10 Girder

Green Roof Construction Detail

2X8 Joists 24” OC ICF Slab-on-grade foundation Single Unit Structure

Deck Construction Detail ICF Slab-on-grade foundation Two Units Stacked Assembly

Structure and Construction Drawings HOG water collection and storage System 5/8” Gypsum Board 2 X 8 Roof Rafter 8” Batt Insulation 1/2” Plywood Sheathing Water Vapor Barrier 1” Furring Strips Aluminum Roof Shingles

Blocking Freeze block with Screened Vent Dummy Rafter Screwed into Common Rafter Fascia Board Gutter Down Pipe

5/8” Gypsum Board 2 X 6 Wall Stud 6” Batt Insulation 1/2” Plywood Sheathing Water Vapor Barrier 1” Furring Strips

Wood Trim

HOG Water Collection Container 1/2” Wood Screen Panel Mudsill Bond Beam with #4 Rebar at top of wall Vertical Rebar ICF Full Mortar base where Lateral Loads Apply Backfill Footing

Shed Roof Construction Detail Scale: 1/2”=1’

Structure and Construction Drawings

Lag Bolts with Washers to create gap from flashing

Parapet Flashing Metal Flashing 2X8 Header

Open Decking

Water Barrier Cant Strip

Flashing tucked 1” under siding and extended down to below Header Joist 2 X 10 Deck Joist

Sedum Plant Rolls Roof Soil Oldroyd TP Filter Fleece Oldroyd Green Xtra Perforated Membrane

Interior 2X10 Floor Joist 8X8 Post

Waterproof Layer Dryseal 6” Rigid Insulation 1/2” Plywood Sheathing 2X10 Roof Joist with Batt Insulation

Deck Construction Detail Scale: 1”=1’

Green Roof Construction Detail Scale: 1”=1’

Structure and Construction Drawings Aluminum Metal Roofing Furring Strips Water Resistant Barrier 1/2” Plywood Sheathing 2 X 8 Roof Rafters Batt Insulation 5/8” Gypsum Board Box Gutter High Point Gutter Box PV System Blocking Fascia Board

Butterfly Roof Construction Scale: 1/2”=1’ 2X10 Joists 12” OC (2) 2X8 Beam 8x8 Post

Unit

9’ 10’ 5”

Second Floor Deck Construction Scale: 1/8”=1’

16’

Diagrams

KITCHEN/DINING

LIVING OUTDOOR SPACE

4 3

ENTRANCE

SLEEPING

2 1 PARTI

FLOOR PLAN ORGANIZATION

OPTION 1

Unit 1

Unit 3

Unit 4

Unit 2

Unit 5

Unit 2

Unit 3

Unit 2 Unit 3 Unit 6

OPTION 4

Unit 4

Unit 1

Unit 2

OPTION 2

Unit 1

Unit 4

OPTION 5

Unit 1

Unit 3

Unit 2

Unit 3

Unit 2

OPTION 3

COURTYARD FLEXIBILITY

Unit 1

UNIT VARIATIONS

Unit 4

Unit 1

OPTION 6

Unit 4

System Diagram

BLACK WATER

GREY WATER

1. Waste water from the entire building flows into a holding tank

where solids settle. The reclaimed liquid gets pumped to garden-like “wetland cells” layered with plants, soil, and rocks that collect the water and capture biological compounds and pathogens

2. On its way out of the garden, the water is further sterilized by

ultraviolet light in the pipes and filter.

3. Then it’s recycled back into the plumbing system.

2 3

LIVING MACHINE DIAGRAM

Process Work - Cluster Study

CREATING BRIDGES AND SOLID/VOIDS

SHARED WALKWAY

USHAPED COURTYARDS

INTERIOR COURTYARD

ROW HOUSE

Process Work - Initial Ideas

DYNAMIC CIRCULATION SPACES interlocking rooms

- Stairs or hallways with nature elements - Repetition of materials - Use of light to show movement - Interesting pocket spaces

using daylight to create an ambient glow in the room

-Creates a privacy gradient -Screen barrier also creates opportunity to cast interesting shadows on walk way

Scanned with CamScanner Scanned with CamScanner

transition space becomes a focus/important feature of the room

PRO-FORMA AND COST ANALYSIS Pro-forma for housing projects

Beatrix Ngia

Assumptions: interest rate loan term (years) hard cost psf soft costs psf property taxes insurance maintenance and utilities $/unit/yr capitalization rate

Arch 4/586 Housing for a changing climate Spring 2020 Peter Keyes

4.00% 30 180 54 1.50% 1.00% 1,500 5.00%

1049 Golden Ave., Placentia, CA 92870 Site address Site area (acres) RMV land cost Unit designation household type unit size (sf) No. of units

Project location

1049 Golden Ave. 1.50 1,100,000 Project total

30,666 34

net units per acre:

studio studio single person senior single 807 11

807 9

3 bedroom 2 Bedroom two-story single parent 1,614 4

807 10

3 bedroom family

commons facilities

commercial space

1,959 -

6,000 0

Construction and development costs hard cost per unit soft costs per unit land cost per unit total development cost per unit

5,519,880 1,655,964 1,100,000 8,275,844

145,260 43,578 28,947 217,785

290,520 87,156 57,895 435,571

145,260 43,578 28,947 217,785

352,620 105,786 0 458,406

subtotal sf per unit type TDC per unit type

30,666 8,275,844

8,877 2,395,639

7,263 1,960,068

6,456 1,742,283

8,070 2,177,854

0 0

3,185,156

275,000 3,025,000 57,215 629,361

300,000 2,700,000 82,215 739,932

684,000 2,736,000 248,429 993,717

300,000 3,000,000 82,215 822,146

500,000 0 41,594 0

124,138 82,758 51,000 257,896

3,267 1,888 1,500 6,655

6,534 3,777 1,500 11,810

3,267 1,888 1,500 6,655

6,876 4,584 1,500 12,960

Income - For profit sale scenario Market sales price per unit (from comps) subtotal sales total per unit type profit per unit Profit from unit type sales Annual expenses property tax per unit insurance per unit operating expense per unit subtotal annual expenses per unit

11,461,000

1,080,000 324,000 0 1,404,000

cost and income for commercial uses not 0 included in housing 0 cost calculations (except pro-rated land cost for commercial space is not included in land cost borne by housing)

21,060 14,040 0

PRO-FORMA AND COST ANALYSIS

Income - for-profit rental scenario, annual Market monthly rent per unit (from comps) annual rent roll per unit annual rent roll per unit type Net cash flow (ADS) per unit Net cash flow (ADS) per unit type Capitalized value per unit Capitalized value per unit type Hypothetical profit per unit (Cap value - TDC)

792,000

1,700 20,400 224,400

1,700 20,400 183,600

3,000 36,000 144,000

2,000 24,000 240,000

2,880 34,560 0

545,104 1,812,481 10,902,078 2,626,234

13,745 151,193 274,897 274,897 57,111

13,745 123,704 274,897 274,897 57,111

24,190 96,759 483,794 483,794 48,223

17,345 173,448 346,897 346,897 129,111

21,600 0 431,997 431,997 -26,409

0 0 0 0 0 -1,404,000

Cash flow analysis - for-profit rental project TDC per unit Downpayment / equity contribution (per unit) Amount to be financed (per unit) Annual mortgage payment (per unit) Annual profit from rental

8,275,844 567,000 7,708,844 445,803 99,301

217,785 14,921 202,864 11,732 2,013

435,571 29,842 405,729 23,463 726

217,785 14,921 202,864 11,732 5,613

458,406 31,407 426,999 24,693 -3,094

1,404,000 96,192 1,307,808 75,631 -75,631

Household affordability (non-profit) calculation annual expenses per unit pro-rated annual cost of commons annual mortgage payment to carry TDC, per un subtotal annual cost (rent) per unit household income required including commons

246,896 35,100 478,593 760,589 2,535,297

6,655 1,032 12,595 20,282 67,607

11,810 1,032 25,189 38,032 126,773

6,655 1,032 12,595 20,282 67,607

12,960 0 26,510 39,470 131,566

35,100 81,193

THANK YOU