Dec 9, 2019 “One of our highest attended at 278…”
ADU: SOCIAL CHANGE BY DESIGN
57% The number of homeless residents in Alameda County has grown by 43 percent over the past two years, according to new data released March 14, 2019 — a dramatic increase that ratchets up the pressure on local officials to address the crisis.
2017 ALAMEDA COUNTY H O M E L E S S S U R V E Y, individuals expressed ECONOMIC reasons for their present condition.
People line up at 4am, just to get on a waiting list in Hayward, which included 50 senior housing units, Eden Housing received over 4,500 applications. People don’t know where to go… Seniors are getting priced out of apartments. Eden Housing, CEO Linda Mandolini
Capacity is Evident / The Social Need is Clear O A K L A N D , A l a m e d a C o u n t y, C a l i f o r n i a
ADU - Social Change by Design
THIS LEVEL OF SOCIAL UPHEAVAL
REQUIRES THIS LEVEL OF COMMITMENT
ADU - Social Change by Design
I WANT TO BUILD AN ADU! MARCH 2017
ANNETTE MILLER
5TH GENERATION AFRICAN-AMERICAN HOMEOWNER
Y E S, B L A C K AMERICANS ARE A C T I V E LY BUILDING A COUNTERN A R R AT I V E T O SLUM URBANISM.
ADU - Social Change by Design
Situate our Work in the client - The Community June A. Grant, NOMA Design Principal JGRANT@BLINK-LAB.COM
Founding Board Member Casitas Coalition (Bay Area Council)
A research-based design process grounded in face-to-face dialog, statistical study and hybrid combinations of spatial organization and typologies in order to locate opportunities to create C O M M U N I T Y R E G E N E R AT I O N .
ADU - Social Change by Design
THE POWER OF ARCHITECTURE As Architect we can Design for Social Change
I S
T H E
C A P A C I T Y
T O
S Y N T H E S I Z E
• Te c h n i c a l , m e a s u r a b l e d i m e n s i o n s - b u d g e t , timeframe, materials; • Integration of public investment systems; • and articulate the very soft, intangible feelings of the basic human being…which is the a c t u a l u l t i m a t e d r i v e r. All must co-exist within the urban context.
ADU - Social Change by Design
METHODOLOGY POLICY ✓ Research Precedent Success and Pitt-falls ✓ What is the Market that supports this Policy ✓ Who exists in the Marketplace? ✓ Does the Policy align with the Market? ✓ Can we Influence policy direction?
PROPERTY ✓ Select sample Geographic Areas and test for Capacity ✓ Determine who will be the test / representative client ✓ Determine ADU Design Parameters Size and Features ✓ Owners to align Product with Reality ✓ Identify Market Barriers
PROFIT ✓ Design ADU based Cultural, Social and Ecological Principles ‣ Determine Development Costs and Monthly Utility costs ✓ Determine ADU construction technologies ‣ Pre-permitted standardized drawings ‣ Create ADU Build-out Roadmap ‣ Identify Construction Partners ✓ Connect Owners to Lenders
COMMUNITY CONSERVATION & CULTURAL STABILITY Block Integration & Regeneration Roll-out
ADU - Social Change by Design
M a t c h i n g V a n c o u v e r ’s A D U track record could translate into 25,000 ADUs in Oakland, CA where 5000+ individuals are currently without a permanent address.
1. PRECEDENT VANCOUVER, BC-CANADA 26,000 ADUs have been constructed, primarily due to the removal of restrictions. Starting in the late 1980s, the city legalized thousands of existing, but illegal, ADUs. Over time, it eliminated the most counter-productive barriers. Vancouver and Oakland are similar size cities with more than 70,000 Single Family Homes (76,000 vs 72,612, respectively) “…Since 2016, the City has issued building permits for 359 new ADUs.” Oakland At Home Update, A Progress Report on Implementing the Oakland Housing Cabinet’s, “17K/17K” Recommendations March 2019, page 16. ADU - Social Change by Design
BY RIGHT - CALIFORNIA 2020 AB68 Across the state of California, property owners have the right to develop:
OAKLAND 2019 • Single Family Lots only
• 1 ADU AND 1 JADU per single family lot.
• 1 ADU per lot,
• 1 JADU with a full kitchen.
• 5ft rear and side yard setback,
2. R E G U L AT I O N S
• Max height 14ft at the pitch.
• Permitted on Multi-family and mixed-use lots and conversion of up to 25% of units in a multiunit structure.
OAKLAND-Ages
• Zero setback if conversion of unit on property line
• 250 - 800 sf
• 800sf for 1br, 1000sf 2br
2020CALIFORNIA ORDINANCES
60+ 19%
< 20 21%
• Max height 16ft • 60 day permit processing or deemed approved. • No replacement parking for garage conversion • No impact fees on ADUs less than 750sf.
40-60 26%
20-40 35%
AB671 Housing Elements will need to incentivize and promote the creation of ADUs for low, very-low and moderate income levels to be posted on internet websites by Dec 31, 2020. Change by Design ADU - Social
3. DELIVERY METHOD THIS IS THE REALITY. A SIGNIFICANT NUMBER OF OAKLAND’S HOUSING STOCK IS BUILT TO THE 5-FT SETBACK.
SITE CONSTRAINTS ELIMINATE BOX-MODULAR AS A VIABLE DELIVERY MODEL… ADU - Social Change by Design
4. Cost
Subsidized Multi-Unit = $600,000 - 700,000/1br
The Post War Housing Boom
O w n e d A D U = $ 1 5 0 , 0 0 0 / 1 b r. One is a social expense. The latter is a social investment. It is time to invest in the individual. We did before, we can do it again.
William Levitt (Levitt & sons - July 1, 1947) Each one was a more or less identical: 750 square feet with two bedrooms and an unfinished attic set on a 60-foot-by-100-foot plot of ADU - Social Change by Design land, with a car port and a tree out front. At Levittown’s peak, a home was built every 16 minutes.
5. COST / DELIVERY ALIGNMENT
“Despite robust demand across the country for affordable starter homes and rental units, stringent land-use regulations, high construction costs, and an ongoing shortage of skilled laborers have made it difficult, if not impossible, to profitably produce middle-market housing. Workers are spending on average 3 hours in transit to work… Concerned our workers (in local markets) might not be able to afford these models” https://www.jchs.harvard.edu/calendar/ housing-innovation-lessons-ivory-prize
FACTORY OS Modular •Volumetric •Large Factory-based •High Precision •Low material waste •In-house training •Wood construction IndieDwelling Modular •Volumetric •Large Factory-based •High Precision •Low Material Waste •In-house training •Cargo-containers Is a Hybrid possible?
ADU - Social Change by Design
7. THE WHO
Most housing discussions focus on construction cost, modular factory-based, increased market-rate apartments, h i g h - e n d c o - s h a r i n g a n d o t h e r h o u s i n g t y p e s i d e a l f o r a y o u n g p o p u l a t i o n . A l l a r e n e e d e d b u t t r u t h f u l l y, t h o s e most at risk are: Older Adults where the average age of homeless in San Francisco is 50!; Retired Individuals who t h o u g h t t h e y w e r e f i n a n c i a l l y r e a d y b u t r e t i r e m e n t i n c o m e d i d n o t k e e p p a c e w i t h i n f l a t i o n a l o n g w i t hADU c r i p- Social p l i n gChange by Design r e n t s ; a n d H o m e - O w n e r s w h o w i s h t o r e t a i n G e n e r a t i o n a l We a l t h , b u t a r e l o c k e d o u t o f e x i s t i n g f i n a n c e p r o g r a m s , are forced to sell their homes.
6. Existing Convertible Structures (250sf TO 600sf) 2 0 1 9 O a k l a n d a l l o w s A D U s i z e s - 2 5 0 t o 8 0 0 s q u a r e f e e t . 2 0 2 0 O r d i n a n c e s m a k e i m p l e m e n t a t i o n s i g n i f i c a n t l y e a s i e r. WEST OAKLAND - HOOVER 154 EXISTING STRUCTURES 35% = 54 STRUCTURES
CENTRAL OAKLAND - DIMOND 807 EXISTING STRUCTURES 35% = 282 STRUCTURES
DEEP EAST OAKLAND - ELMHURST 2,867 EXISTING STRUCTURES ADU - Social Change 35% = 1,002 STRUCTURES
by Design
FINANCE
8. DESIGN LIVING S PA C E S • We worked with residents to learn
their stories, met with the City of Oakland, Planning and Building Departments to understand their concerns, visited factories and consulted with AARP to gain deeper insight into the needs of the fastest growing, most vulnerable age group - older adults. WHAT DOES A HOLISTIC COMMUNITY-BASED APPROACH LOOK LIKE?
“ I ’ m a s s e t - r i c h / i n c o m e - p o o r. M y family has owned this house for 5 generations.
ZONING
+
“We do not want to move the garage from the side property line. That would reduce the size of my yard space.
+
We already have a rear yard utility easement. We just want to convert the existing garage in the same location.”
A D M I N I S T R AT I O N
+
+
“My home is in great shape. It needs minimal repairs, so I don’t know if I qualify for the Alameda County HPLP program which allows JADUs. The third-party loan administrator hasn’t given me a response to my application, which I’ve emailed at least 3 times. I can’t get someone to answer my questions.” ADU - Social Change by Design
A local-distributive model •Post and Beam Structure •Panelized Energy-Efficient Walls •Local contractors (local travel) •Local Projects (shorter commute) •Quick turn-around •Community Participation
THE ENGINE
“It’s not complicated. At the end of the day, an ADU is a spruced up structure with water and electricity. Let’s keep it simple, let’s keep it local. But also let’s be environmentally responsible”
ADU - Social Change by Design
HI-LO TECHNOLOGY
BUILD GREENER HOUSING+ REENGAGE LOCAL LABOR + NEW WALL CONSTRUCTION TECHNIQUES + COMMUNITY I N P U T = B U I LT B Y C O M M U N I T Y.
Community Concept based on Yale Building Project. (I am a Yale Architecture Graduate)
ADU - Social Change by Design
Solar power Reduces monthly expenses.
SOCIAL+ ECOLOGICAL + EFFICIENT + RESPONSIBLE Applying at the domestic scale the NASA Sustainability Base project which our team delivered in 2010 and I presented at the Obama GreenGov Conference. NASA-SB sells energy back to the grid and reduced potable water consumption by 88%.
EďŹ&#x192;cient Water Fixture Low-flow and eďŹ&#x192;cient fixtures contribute towards reduced monthly expenditure and lessens burden on in-ground infrastructure.
Food on the Vine (In progress.)
2020 Net Zero Energy The right thing to do! Meets CA Building Code 2020 for new construction.
The Wet Module All utilities are co-located.
The Dry Module The personal/private space. The Smile Module An outdoor space dedicated to ADU - Social Change by Design the ADU occupant - a space for greeting and sharing.
STANDARDIZED DESIGN FEATURES A synthesis of Nature, Technology and Design. • • • •
ADAPTABLE AGE-SENSITIVE RECOGNIZES SOCIAL PATTERNS DIGNIFIED PRIVACY
Base Model Cost: $150,000.00 (Bay Area)
ADU LIVING S PA C E S
DESIGN Indoor / Outdoor atmosphere provides a sense of greater space than the actual square feet. ECOLOGICAL • CA2020 Energy / Passive Haus • Water Reclamation • Food Production (in progress) CORE APPLIANCES AND EQUIPMENT • Small tank-less water heater, washer/dryer • Energy-Efficient appliances STRUCTURE • Standardized Wet-Wall Location
• Structure – Post and Beam
• Panelized Wall System ADU - Social Change by Design
5$03 83
5$03 83
5$03 83
AFFORDABLE OPTIONS
5$03 83
SMALL LOT - 350 SF ADU ON-SITE HOME CARE
MEDIUM SIZED LOT - 500 SF ADU RETIRED TEACHER EXTRA-LARGE LOT - 800 SF ADU M U LT I - G E N E R AT I O N H O M E
We have created 32 design variations based on our core module. ADU - Social Change by Design
The number of homeless residents in Alameda County has grown by 43 percent over the past two years, according to new data released March 14, 2019 â&#x20AC;&#x201D; a dramatic increase that ratchets up the pressure on local officials to address the crisis.
T H E C A PA C I T Y I S E V I D E N T / R E G U L AT I O N S A R E I N PLACE / THE SOCIAL BENEFIT IS CLEAR ADU - Social Change by Design
BEYOND INDIVIDUAL ECONOMICS, ADUs S I G N I F I C A N T LY CONTRIBUTE TO A CITYâ&#x20AC;&#x2122;S WIDER S O C I O - C U LT U R A L + E N V I R O N M E N TA L FUTURE.
ADUs are an ENGINE DESIGNED FOR SOCIAL CHANGE.
ADU - Social Change by Design
FINANCIAL BARRIERS
In 2014, nearly a third of West Oakland residents lived on less than $15,000 in household income and benefits. Bay Area Median Income is $118,400. (2018).
400 SF Cottage Monthly Analysis
Market Rate Rent $2500
Affordable Rent $1500 - $2000
Loan Approval Rates with similar credit scores. African-American 33% vs 67% National Average loans approved. Credit Scores. 64% white American borrowers had a FICO score of 720 or higher compared with 41 percent of Latino borrowers and 33 percent of African-American borrowers.
Loan Repayment $ 800
Net Profit
$700 minimum
An Asset-Rich / Income Poor population whose income is below $15,000 gain an annual income increase of $8,200.
I M PA C T - T h e S i z e o n e c a n afford based on continued UnFair Financing ADU - Social Change by Design
CALL TO ACTION WE ARE LOOKING FOR FINANCIAL ORGANIZATIONS WILLING TO WORK WITH OUR GROWING LIST OF 100+/ASSET RICH/INCOME POOR HOME OWNERS ON THEIR JOURNEY TO BEING ASSET RICH / INCOME SECURE. JGRANT@BLINK-LAB.COM
ADU - Social Change by Design
Dec 9, 2019
ADU: SOCIAL CHANGE BY DESIGN