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olivia mae asuncion | instructor: peter keyes | comprehensive thesis studio project | university of oregon | 2015
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olivia mae asuncion | instructor: peter keyes | comprehensive thesis studio project |
university of oregon | 2015
FOODSPACEA FOOD-CENTERED, MICROENTREPRENEURIAL,
AFFORDABLE CO-HOUSING COMMUNITY
tab
le o
f co
nte
nts
why foodspace?
finding a home in oakland, california
integrating live, work + play
a place to call home
economic viability
materials + construction
Better Food: Access to Fresh Produce
of American households use food stamps
Food Stamp Users in California
7%
Food Stamp Users per StateCalifornia
of American households are living below the poverty line
14.5% “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)
19.7%
Better Bodies: Home-cooked, all day, every day
In 1970, of all food spending was on food away from home; by 2012, that share rose to its highest level of 43.1%
Healthy Weight 45%
Overweight 37%
Obese 18%
Obesity Rates in California
Obesity Rates per StateCalifornia
“Meals and snacks based on food prepared away from home contained more calories per eating occasion than those based on at-home food.” (USDA)
25.9%
Better Community: Shared living with a common interest
Sharing resources with the community:
basic groceries
Despite the differences in basic demographics, the love for the culinary experience can be shared by everyone in FoodSpace. tenant gallery space
artist’s studio
living space
why foodspace?
special ingredients
secret recipes
culinary tips &tricks
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.
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.
Kickstarter: Providing a platform to start a small food business
Low-income family moves into unit
Uses shared kitchen to make their specialty
food items
Makes income from informally
selling food
Earns enough to rent spacein commercial kitchen
Low-risk selling ofgoods in rotating cafe
$
FoodSpace-offeredbusiness ownershipclasses and training
Opportunity tosell at the
marketplace
Multitasker’s Dream: Being responsible for only a few meals a month
Responsible for
is provided to
Providing forfamily
Householdchores
School
Work
Responsible foris provided to
Responsible foris provided toResponsible for
is provided to
Tenant
Tenant
Tenant
Tenant
Responsible for
Responsib
le for
Responsible for
Responsible for
Responsible for
Responsible for
Responsible for
Responsible for
Responsible for
Responsible for
Responsible for
Householdchores
Providing forfamily
Providing forfamily
Householdchores
Householdchores
School
Work Work
Responsib
le for
Work
Responsible for
why foodspace?
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.
OAKLAND’S DISTRICT REDLINING IN 1950
finding a home in oakland, california
OAKLAND’S 2010 DEMOGRAPHICS BY RACE
African American Asian and Pacific Islander Hispanic and LatinoWhite
MAP OF FOOD DESERTS
The shade of orange becomes more saturated as the area becomes more prone to unavailability of healthy food
finding a home in oakland, california
2250 telegraph ave., Oakland, California
Zoning: CBD-P (Central Business District)
Area: 11,428.73 sq. ft.
Assessed Land Cost: $225,296.00
Estimated Land Cost (based on comps in the area): ~$1,200,000.
LAKE MERRITTCATHEDRAL OF CHRIST THE LIGHT
FOX
TH
EATE
RJA
CK
LON
DO
N
SQU
ARE
CIT
Y H
ALL
UN
IVER
SITY
OF
CA
LIFO
RNIA
,BE
RKEL
EYWEST GRAND AVENUE
TELE
GRA
PH A
VEN
UE
BROA
DWAY
Vicinity to Local Landmarks
Bordered by Main Streets
Opportunity for City Growth
POTENTIAL FUTURE DEVELOPMENTS
West Grand Avenue Te
legr
aph
Aven
ue
Broa
dway
San
Pabl
o Av
enue
HIGHWAY
980
20
20
40608040
60
80
40
60
0.5 miles
Restraurants
Educational Facilities
Markets
Bus Stop
Gardens and Green Spaces
Lake Merritt
Major Highways
Freeway
Topography
BARTN
plans + sections
A. COMMERCIAL KITCHENB. MARKET HALLC. COMMUNITY LIVING ROOMD. COMMUNITY KITCHENE. GREENHOUSEF. ROOFTOP GARDEN
integrating live, work + play
BA
ROTATING TENANT CAFE
C
N
164
GROUND FLOOR PLAN SECOND FLOOR PLAN
integrating live, work + play
D E
THIRD FLOOR PLAN FOURTH FLOOR PLAN
F
unit plans a place to call home
FOURTH FLOOR
THIRD FLOOR
SECOND FLOOR
3-BEDROOM UNIT: 1,110 sq. ft.
a place to call home
STUDIO UNIT: 377 sq. ft.1-BEDROOM UNIT: 500 sq. ft.
COMMERCIAL KITCHEN
ROTATINGCAFE
MARKET HALL
LIHTC
INVESTOR LOANS
PAYS FOR THE CONSTRUCTION OF
PODIUM GROUND FLOOR AND BASEMENT
WHICH CONTAINS
MARKET RATE COMMERCIAL SPACE
WHICH GENERATES INCOME FROM
PRIVATEHOUSING UNIT
SHARED AMENITIES
LOANS
PAYS FOR THE CONSTRUCTION OF
WOOD-FRAMEDUPPER FLOORS
WHICH CONTAINS
AFFORDABLE CO-HOUSING
WHICH GENERATES INCOME FROM
SPONSORSDONATIONS
COMMERCIAL TENANTS
WHO USE
RESIDENTIAL TENANTS
WHO USES
WH
O U
SE
WH
ICH
PAYS FO
R
WH
ICH
PAYS FO
R
WH
O G
ENER
ATE
S IN
CO
ME
FRO
M
WHO GENERATES INCOME FROM
PROFIT
WH
ICH
GEN
ERA
TES
WH
ICH
PAYS FO
R
Project Costs
Land AcquisitionProperty 244,927.00$
TOTAL LAND ACQUISITION 244,927.00$
Hard CostsSite Prep and Demolition $1.80 per sq. ft. 20,571.71$ Underground Parking $30,000.00 per stall 540,000.00$ Podium Ground Floor $200 per sq. ft. 2,157,000.00$ Construction Contingency 10% of hard costs 271,757.17$
TOTAL HARD COSTS 2,989,328.89$
Soft CostsPre-Development Consultants 0.5% of hard costs 14,946.64$ Architect/Engineer 4% 113,594.50$ Development Fees 3% 89,679.87$ Permit Fees 5% 149,466.44$ 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$
Financing
Total Project Costs 3,891,908.24$
Annual Debt ServicePrincipal 75% of construction cost 2,918,931.18$ Interest Rate 5.00% rateYears to Pay off Mortgage 30 yearsAnnual Mortgage Payment per year 189,880.66$
per month 15,823.39$
Net Annual Income 447,389.40$
ANNUAL PROFIT 257,508.74$
Capitalized Value
Net Annual Income 447,389.40$ Cap Rate 9%
Capitalized Value 4,970,993.33$ Project Cost 3,891,908.24$
THEORETICAL PROFIT 1,079,085.09$ ec
ono
mic
via
bili
tyMARKET RATE COMMERCIALSources and Uses
COMMERCIAL KITCHEN
ROTATINGCAFE
MARKET HALL
LIHTC
INVESTOR LOANS
PAYS FOR THE CONSTRUCTION OF
PODIUM GROUND FLOOR AND BASEMENT
WHICH CONTAINS
MARKET RATE COMMERCIAL SPACE
WHICH GENERATES INCOME FROM
PRIVATEHOUSING UNIT
SHARED AMENITIES
LOANS
PAYS FOR THE CONSTRUCTION OF
WOOD-FRAMEDUPPER FLOORS
WHICH CONTAINS
AFFORDABLE CO-HOUSING
WHICH GENERATES INCOME FROM
SPONSORSDONATIONS
COMMERCIAL TENANTS
WHO USE
RESIDENTIAL TENANTS
WHO USES
WH
O U
SE
WH
ICH
PAYS FO
R
WH
ICH
PAYS FO
R
WH
O G
ENER
ATE
S IN
CO
ME
FRO
M
WHO GENERATES INCOME FROM
PROFIT
WH
ICH
GEN
ERA
TES
WH
ICH
PAYS FO
R
Project Costs
Hard CostsWood-Framed Upper Floors $150 per sq. ft. 4,502,400.00$ Construction Contingency 10% of hard costs 450,240.00$
TOTAL HARD COSTS 4,952,640.00$
Soft CostsPre-Development Consultants 0.5% of hard costs 24,763.20$ Architect/Engineer 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$
Financing Sources
Total Project Costs 6,042,220.80$ Net Annual Income 193,011.30$
LIHTC (4% Eligibility)Total Development Cost 6,042,220.80$ Less: Non-eligible costs (land, permanent financing costs) 247,632.00$ Eligible Basis 5,794,588.80$ Applicable Fraction (% of low-income units) 100% 5,794,588.80$ Tax Credit Percentage 4% 231,783.55$ Tax Credit Period 10 years 2,317,835.52$ LIHTC EQUITY 0.95 on the dollar 2,201,943.74$
Donations, Sponsorships and GrantsAnticipated Amount 1,510,555.20$
Leverage LoanPRINCIPAL 2,329,721.86$ Interest Rate 7.00% rateYears to Pay off Mortgage 30 yearsAnnual Mortgage Payment per year 187,743.91$
per month 15,645.33$
ANNUAL PROFIT 5,267.39$
Capitalized Value
Net Annual Income 193,011.30$ Cap Rate 9%
Capitalized Value 2,144,570.00$ Project Cost 6,042,220.80$
THEORETICAL PROFIT 3,897,650.80-$
FAIR MARKET RATE HOUSINGSources and Uses
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916.479.5322
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nk y
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