FOODSPACE A FOOD-CENTERED, MICROENTREPRENEURIAL, AFFORDABLE CO-HOUSING COMMUNITY olivia mae asuncion | instructor: peter keyes | comprehensive thesis studio project | university of oregon | 2015
finding a home in oakland, california integrating live, work + play a place to call home economic viability materials + construction
table of contents
why foodspace?
what is foodspace? Modeled after ArtSpaces, FoodSpace is a co-housing community that provides resources and services to its residents to perfect and showcase their culinary craft. It gives tenants access to facilities in order to grow, cook, sell and celebrate food all within the same building.
why foodspa Better Food: Access to Fresh Produce Food Stamp Users in California 14.5%
7%
of American households are living below the poverty line
19.7% of American households use food stamps California
Food Stamp Users per State
Like ArtSpace, FoodSpace consists of three layers of amenities: 1. Private living spaces; 2. “Artist’s Studio,” or places within the residential community to help tenants perfect their craft, such as a community kitchen and dining room and rooftop garden; 3. “Gallery Space” at the ground floor that consists of a public market and a commercial kitchen.
“Confirming the fears of some health advocates, a new survey suggests that food stamp users drink more soda and sweetened drinks, eat fewer fruits and vegetables and lean more on starchy breakfast foods than other consumers.” (Chicago Tribune)
Obesity Rates in California Better Bodies: Home-cooked, all day, every day In 1970, 25.9% of all food spending was on food away from home; by 2012, that share rose to its highest level of
43.1%
Obese 18%
Healthy Weight 45%
Overweight 37%
“Meals and snacks based on food prepared away from home contained more calories per eating occasion than those based on at-home food.” (USDA)
California
Obesity Rates per State
living
space
dio artist’s stu
Better Community: Shared living with a common interest Sharing resources with the community: basic groceries
tenant gallery space
secret recipes
Despite the differences in basic demographics, the love for the culinary experience special ingredients can be shared by everyone in FoodSpace. culinary tips &tricks
ace? Kickstarter: Providing a platform to start a small food business
Uses shared kitchen to make their specialty food items
$
Makes income from informally selling food
Earns enough to rent space in commercial kitchen
Low-income family moves into unit
Opportunity to sell at the marketplace FoodSpace-oered business ownership classes and training
Low-risk selling of goods in rotating cafe
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Household chores
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Tenant Responsible for
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Household chores
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Tenant Responsible for
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Household chores
Tenant
Responsible for
Household chores
Work
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School Responsible for
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School Responsible for
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Work
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Providing for family
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Multitasker’s Dream: Being responsible for only a few meals a month
Work
Work
Providing for family
Providing for family
food deserts as a socioeconomic problem
The 1950 district redlining of Oakland, California, based on economic desirabilities, caused apparent separation between race and social status within the city, i.e. minorities live in areas of the city that are considered cheap and undesirable. Incidentally, these same unwanted areas are currently experiencing a food desert phenomenon, which means that healthy foods are largely unavailable or difficult to obtain. A housing and business model like FoodSpace can provide adequate housing in Downtown Oakland, taking families out of these undesirable places and providing them with an affordable home that is closer to where healthy food is. With a community like the one that would be in FoodSpace, access to healthy foods would no longer be a problem.
finding a home oakland, califo OAKLAND’S DISTRICT REDLINING IN 1950
OAKLAND’S 2010 DEMOGRAPHICS BY RACE African American Asian and Pacific Islander Hispanic and Latino White MAP OF FOOD DESERTS The shade of orange becomes more saturated as the area becomes more prone to unavailability of healthy food
e in ornia
Zoning: CBD-P (Central Business District) Area: 11,428.73 sq. ft.
Vicinity to Local Landmarks
UNIVE R CALIF SITY OF O BERKE RNIA, LEY FOX T HE JACK ATER LO SQUA NDON CITY H RE ALL
2250 telegraph ave., Oakland, California
LAKE M CATH ERRITT EDR CHRIS AL OF T THE LIGHT
Assessed Land Cost: $225,296.00 ENUE RAPH AV
WEST
GRAN
D AVEN
UE
BRO AD
WA Y
TELEG
Estimated Land Cost (based on comps in the area): ~$1,200,000.
Bordered by Main Streets
POTENTIAL FUTURE DEVELOPMENTS
Opportunity for City Growth
80
60
40
40 60 80
ue
adw ay
h Aven
Bro
West Grand Avenu e
0.5 miles
HI
GH
Telegrap
80
60
W AY 9
venue blo A a P n Sa
40
Restraurants Educational Facilities Markets Gardens and Green Spaces Lake Merritt Bus Stop BART Major Highways
20
N
Freeway Topography
20
GROUND FLOOR PLAN
A
SECOND FLOOR PLAN
B
ROTATING TENANT CAFE
C N 4
plans + sections A. COMMERCIAL KITCHEN B. MARKET HALL C. COMMUNITY LIVING ROOM D. COMMUNITY KITCHEN E. GREENHOUSE F. ROOFTOP GARDEN
16
integrating li
THIRD FLOOR PLAN
FOURTH FLOOR PLAN
F
D
E
ive, work + play
a place to c
unit plans
FOURTH FLOOR
THIRD FLOOR
3-BEDROOM UNIT: 1,110 sq. ft.
SECOND FLOOR
call home
1-BEDROOM UNIT: 500 sq. ft.
STUDIO UNIT: 377 sq. ft.
Project Costs Land Acquisition $
244,927.00
TOTAL LAND ACQUISITION $
244,927.00
INVE WHICH GENERATES
Property
Hard Costs Site Prep and Demolition
$1.80 per sq. ft.
Underground Parking
$30,000.00 per stall
$
20,571.71
$
540,000.00 2,157,000.00
Podium Ground Floor
$200 per sq. ft.
$
Construction Contingency
10% of hard costs
$
271,757.17
TOTAL HARD COSTS $
2,989,328.89
PA
PO
MARKE
Soft Costs Pre-Development Consultants
$
14,946.64
Architect/Engineer
0.5% of hard costs 4%
$
113,594.50
Development Fees
3%
$
89,679.87 149,466.44
Permit Fees
5%
$
Legal & Accounting
0.2%
$
5,978.66
Financing
5.0%
$
149,466.44
Closing
2.5%
$
74,733.22
Soft Cost Contingency
10% of soft costs
$
59,786.58
TOTAL SOFT COSTS $
657,652.35
TOTAL PROJECT COSTS $
3,891,908.24
$
3,891,908.24
$
2,918,931.18
per year
$
189,880.66
per month
$
15,823.39
$
447,389.40
ANNUAL PROFIT $
257,508.74
W
COMMERCIAL KITCHEN
Financing
Annual Debt Service Principal Interest Rate Years to Pay off Mortgage
75% of construction cost 5.00% rate 30 years
Annual Mortgage Payment
Net Annual Income
LIHTC
WHO GENERATES INCOME FROM
Total Project Costs
PA WHO USE
economic viability
MARKET RATE COMMERCIAL Sources and Uses
AF
W
Capitalized Value Net Annual Income Cap Rate
$
447,389.40
9% Capitalized Value $
4,970,993.33
Project Cost $
3,891,908.24
THEORETICAL PROFIT $
1,079,085.09
PRIV HOUSIN
FAIR MARKET RATE HOUSING Sources and Uses Project Costs
PROFIT
Hard Costs
LOANS
ESTOR
Wood-Framed Upper Floors
$150 per sq. ft.
$
Construction Contingency
10% of hard costs
$
450,240.00
TOTAL HARD COSTS $
4,952,640.00
AYS FOR THE CONSTRUCTION OF WHICH PAYS FOR
ODIUM GROUND FLOOR AND BASEMENT
Soft Costs Pre-Development Consultants
WHICH CONTAINS
ET RATE COMMERCIAL SPACE
$
24,763.20
Architect/Engineer
0.5% of hard costs 4%
$
188,200.32
Development Fees
3%
$
148,579.20
Permit Fees
5%
$
247,632.00
Legal & Accounting
0.2%
$
9,905.28
Financing
5.0%
$
247,632.00
Closing
2.5%
$
123,816.00
Soft Cost Contingency
10% of soft costs
$
99,052.80
TOTAL SOFT COSTS $
1,089,580.80
TOTAL PROJECT COSTS $
6,042,220.80
Total Project Costs
$
6,042,220.80
Net Annual Income
$
193,011.30
Total Development Cost
$
6,042,220.80
Eligible Basis
$
5,794,588.80
WHICH GENERATES INCOME FROM
COMMERCIAL TENANTS WHO GENERATES INCOME FROM
ROTATING CAFE
MARKET HALL
WHICH PAYS FOR
L
WHO USE
Financing Sources
LIHTC (4% Eligibility) Less: Non-eligible costs (land, permanent financing costs) Applicable Fraction (% of low-income units)
Anticipated Amount
PRINCIPAL
Interest Rate
Annual Mortgage Payment
7.00% rate
30 years
per year
per month
WHICH GENERATES INCOME FROM
RESIDENTIAL TENANTS
Cap Rate
SHARED AMENITIES
231,783.55
2,317,835.52
$
2,201,943.74
$
1,510,555.20
$
2,329,721.86
$
187,743.91
$
15,645.33
ANNUAL PROFIT $
5,267.39
$
193,011.30
Capitalized Value Net Annual Income
WHO USES
$
5,794,588.80
Leverage Loan
Years to Pay off Mortgage
FFORDABLE CO-HOUSING
0.95 on the dollar
$
$
247,632.00
Donations, Sponsorships and Grants WHICH PAYS FOR
WHICH CONTAINS
10 years
LIHTC EQUITY
AYS FOR THE CONSTRUCTION OF
WOOD-FRAMED UPPER FLOORS
4%
Tax Credit Period
LOANS
$ 100%
Tax Credit Percentage
SPONSORS DONATIONS
VATE NG UNIT
4,502,400.00
9% Capitalized Value $
2,144,570.00
Project Cost $
6,042,220.80
THEORETICAL PROFIT -$
3,897,650.80
HORIZONTAL WOOD RAI NSCREEN
CORRUGATED M ETAL SIDI NG
CELLU LOSE I NSU LATION
VAPOR BARRIER
GYP. WALL BD.
2 X 8 BOTTOM PLATE
2 X 6 T&G HARDWOOD FLOOR DECKI NG
1/2” PLYWOOD SH EATI NG TAPED AT JOI NTS (AIR BARRIER)
2” RIGID I NSU LATION
1 X 3 FU RRI NG
1 X 6 HORIZONTAL RAI N SCREEN
ZOLA TH ERMAPLUS CLAD WI N DOWS
2 X 8 H EADER
2 X 8 DOU BLE TOP PLATE
2 X 10 FLOOR JOIST
2 X 6 T&G DECKI NG
1/2” PLYWOOD SH EATI NG TAPED AT JOI NTS
2” RIGID I NSU LATION
1 X 3 FU RRI NG
GYP. BOARD
2 X 6 T&G DECKI NG
GUTTER
FASCIA
2 X 10 RAFTERS @ 24” O.C.
PLYWOOD SH EATHI NG
2 X 4 RAFTER
SH EET M ETAL ROOFI NG
materials+
FROSTED GLASS CANOPY
CONCRETE
2 X 4 STAGGERED DOU BLE STUD WALL @ 24” O.C.
T&G HARDWOOD FLOOR
HORIZONTAL AN D VERTICAL 2” RIGID I NSU LATION
12” CONCRETE SLAB
“C” CHAN N EL SU PPORT
RIGID I NSU LATION
1” I NSU LATED M ETAL PAN EL
TAPERED “T” STEEL M EMBER SU PPORT FOR CANOPY W ELDED AN D BOLTED
“T” STEEL PU RLI NS
HSS 2 X 1
1/2” GLASS CANOPY - FROSTED
GUTTER
GYPSUM WALL BOARD
M ETAL DECKI NG
4” CONCRETE
+construction
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