oceanside beach project

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

*


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


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.


06.07.2014


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

6WDLU�FDVH�DFFHVVHV�ÀRRUV��2 and 4 and exits directly to the alley


06.07.2014


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


1,343 SF


1,226 SF

Unit 71-bedroom/creative

1,088 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


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



06.07.2014


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


06.07.2014


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



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


06.07.2014


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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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


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”


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


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”


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.


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


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


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


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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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

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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


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


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


06.07.2014


(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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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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oceanside beach project

Real Estate

highly cooling

laundry pantry

concept design

local ground

energy star

ocean cross

fold doors

renewable