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HomeMy WebLinkAboutApplication APPLICANT 8/10/2020City of Springfield SPRINGFIELD Development & Public Works 225 Fifth Street Springfield, OR 974775P Accessory Dwelling Unit (ADU) - Type I ilL,----Ak OREGON Revised April 3, 2018 Sandy Belson page 1 of 4 207-2752 Applicant Name: Dylan Lamar Phone: 591- -- ICOM an Ifa licable : cultivInc, mail: date, lan®cultivateplace.com EY Mailin Address: 55 W 27th Ave, Eugene, OR 97405 4 e A li • • •'+:..,Phone: Com an EmalP: R` Mailin Address: - P ro ert Owner: °o ` & Laurie Flscher Phone: 541-521-7405 om anEmail: j fischer51Q9Mail.com ddress• 2197 Jeppesen Acres Rd, Eugene, OR 97401 ,2 ASSESSOR'S MAP NO: 17033514 ITAX LOT NOS : 14700 roe Address: Newly created- ' at 1085 C Street, SIFingfield, OR 97477 Size of Pro5408 Acres S uar Fede R1 ylille of ADU: Conversion of part of house (describe existing use) (check one) , —Conversion of accessory structure (describe existing use) - _Addition to house _x__New detached dwelling Zoning of Property: x Low Density Medium Density _High Density Residential Si natures: Please ;ion and Drint vour name and date in thea ro riate box on the next a e. Required Property Information (City Intake Staff, complete this section) Associated Cases: Case No.: Date: Reviewed by: Application Fee: IT41ghnical Postage Fee: 0 TOTAL FEES:PROJECT NUMBER: Revised April 3, 2018 Sandy Belson page 1 of 4 Signatures The undersigned acknowledges that the Informatlon In this appliWtlon Is correctand a=Mbe. Date: 8/3/20 Signature ::r�. - - Dylan Lamar Print owner: Date: Sig Ae U Revised Apnl 3. 2018 Sandy Belson page 2 of 4 M}y b r" Revised Apnl 3. 2018 Sandy Belson page 2 of 4 City of Springfield SPRINGFIELD Development & Public Works 225 Fifth Street Springfield, OR 974775P Accessory Dwelling Unit (ADU) - Type I ilL,----Ak OREGON Revised April 3, 2018 Sandy Belson page 1 of 4 207-2752 Applicant Name: Dylan Lamar Phone: 591- -- ICOM an Ifa licable : cultivInc, mail: date, lan®cultivateplace.com EY Mailin Address: 55 W 27th Ave, Eugene, OR 97405 4 e A li • • •'+:..,Phone: Com an EmalP: R` Mailin Address: - P ro ert Owner: °o ` & Laurie Flscher Phone: 541-521-7405 om anEmail: j fischer51Q9Mail.com ddress• 2197 Jeppesen Acres Rd, Eugene, OR 97401 ,2 ASSESSOR'S MAP NO: 17033514 ITAX LOT NOS : 14700 roe Address: Newly created- ' at 1085 C Street, SIFingfield, OR 97477 Size of Pro5408 Acres S uar Fede R1 ylille of ADU: Conversion of part of house (describe existing use) (check one) , —Conversion of accessory structure (describe existing use) - _Addition to house _x__New detached dwelling Zoning of Property: x Low Density Medium Density _High Density Residential Si natures: Please ;ion and Drint vour name and date in thea ro riate box on the next a e. Required Property Information (City Intake Staff, complete this section) Associated Cases: Case No.: Date: Reviewed by: Application Fee: IT41ghnical Postage Fee: 0 TOTAL FEES:PROJECT NUMBER: Revised April 3, 2018 Sandy Belson page 1 of 4 Signatures The undersigned acknowledges that the Informatlon In this appliWtlon Is correctand a=Mbe. Date: 8/3/20 Signature ::r�. - - Dylan Lamar Print owner: Date: Sig Ae U Revised Apnl 3. 2018 Sandy Belson page 2 of 4 M}y b r" Revised Apnl 3. 2018 Sandy Belson page 2 of 4 cultivate I August 5, 2020 Drew Larson, City Planner City of Springfield Dear Mr. Larson, This application is for the land -use approval of anew detached accessory dwelling unit to be built simultaneously with anew single-family residence on the newly partitioned lot adjacent to 1085C Street. The ADU has been designed in compliance with Springfield Development Code Section 5.5-125 and 130. The projectwill be developed in collaboration with SquareOne Villages as a pilot project aimingto achieve shared cooperative ownership affordable to 60-80% AMI households. Further details can be found in the attached "Co-op Revillaging Project", Project Description. SquareOne Villages and I are eager to help provide more affordable ownership opportunities in our communities, and I appreciate that the City of Springfield shares this goal. If you have any questions don't hesitate to let me know. Sincerely, K?11 11111111111 Dylan Lamar Architect -Developer cultivate, inc. I cultivateplace.com 1 55 W 27`^ Ave, Eugene, Oregon 97405 1 541. 207. 2752 The Co-op Revillaging Project C Street Pilot Project PROJECT DESCRIPTION 5/8/20 A collaboration of culti ale Square one V I L L A G E S A New Pathway to Affordable Homeownership With home prices now excluding the majority of Eugene -Springfield's population from homeownership, transformative solutions to the housing crisis are called for. The Co-op Revillaging Project offers a housing development model creating new homeownership opportunities on typical residential lots, which remain permanently affordable. This is made possible through cooperation: intentionally -designed shared homes containing suites for multiple owners, and a shared ownership structure. The homes are owned through a limited -equity housing cooperative, and the land is secured by ownership through a community land trust. A one-time investment by local social investors paired with modest subsidies (—$24,000 per household) enable permanent affordability by households earning 60% of the area median income. Through a spirit of cooperation, the Co-op Revillaging Project reestablishes a widely -accessible pathway toward homeownership and ensures these opportunities remain permanently available in the community. And unlike the suburban homeownership model of the 20w century, this model can serve a diversity of housing types and help facilitate a transition toward sustainable, socially -cohesive and walkable neighborhoods. Cooperation for Homeownership Opportunity Shared Housing Cost -Sharing Social Connections Co-op/Land Trust Shared Ownership Structure Permanent Affordability Social Investors Local, Low -Interest Financing Local Profits Support Replicability Community Grants One-time Land Purchase Extends Affordability & Scalability © 2020 Cultivate, Inc I� V Shared ADU Shared House I'iiliidl Revillaging Exclusionary Neighborhoods As we face our nation's housing crisis, communities are struggling to accommodate a growing population with increasingly smaller household sizes, in neighborhoods zoned exclusively for low-density, single-family housing. Housing advocates are calling for more housing diversity and more walkable neighborhoods. Asa result, duplexes, accessory dwelling units (ADU's) and other "missing middle" housing types are being re -legalized across many communities. However, the construction of additional housing on existing single-family lots will tend to create only new rental housing, and actually increase the cost -barrier to property ownership. As rental rates and property values rise, increasing housing density in a "business -as -usual" scenario suggests a trend toward growing economic inequality between renters and owners. As we rethink the exclusionary single-family neighborhood, how can we reestablish the widely -accessible homeownership opportunity it once offered and counter current trends toward inequality? The technical solutions are clear: we need more abundant and more diverse housing options, and we need ownership and financing options that facilitate multiple owners per lot, such as condos and co-ops. Our challenge is to demonstrate how these solutions can actually offer better neighborhoods for everyone. It requires acknowledging the exclusionary, car -dependent nature of low-density zoning regulations, and reimagining our neighborhoods instead more like sustainable villages where an abundance and diversity of people hold ownership of their homes, and can enjoy parks, plazas, shops and cafes within walking distance of their home. This is actually not so hard to imagine because one hundred years ago this would have described most neighborhoods in America. You might call this then, a "revillaging'. While such a revillaging is a decades -long endeavor, the housing model of such a vision is overdue for arrival. 0 2020 Cultivate, Inc Anthony Holdsworth C Street Pilot Project The C Street Pilot Project is planned for a vacant residential lot on C Street in downtown Springfield, currently owned by a project investor. The lot will host anew shared house and ADU, designed with one -bedroom suites for up to six co-op owners. The design maximizes construction efficiency and energy efficiency, targeting"net zero energy' performance. With Cultivate, Inc. acting as architect -developer, a small number of social investors will provide construction financing of approximately $440,000, and a licensed contractor will oversee construction. Construction aims to begin Summer/Fall 2020. SquareOne Villages, acting as the community land trust, is pursuing $60,000 in grant fu nd i ng to purchase the land, and approximately $40,000 to cover the costs of the program creation. Other subsidies, such as down payment assistance provided by the City of Springfield and a temporary property tax exemption will also be pursued to achieve affordability for households earning 60% of the area median income. Development Structure Cultivate, Inc. Architect -Developer •• Benefit Corporation Social Investors Home Builder Project -Specific LLC 0 2020 Cultivate, Inc New Housing Cooperative Land Trust V' SquareOne Villages •• Community Land Trust 501 c3 Non -Profit Co-op Community Homeowners Grants After construction the limited -equity housing cooperative will be established, and purchase the property through a co-op specific mortgage. Shared Capital Cooperative offers such mortgages at -6.25% interest. The co-op will hold ownership of the homes and maintain a ground lease with SquareOne. Aspiring homeowners will be selected by SquareOne Villages, and with a share purchase (down payment) of up to $4,000 become new co-op shareholders. The co-op homeowners will self -manage their housing, and have total monthly payments of approximately 8730 including utilities. SquareOne, acting as the land trust, will be available to provide supportto the co-op over time. Because the mortgage will notfully cover the project costs, a portion of the social investors' construction loan will be maintained as a second -position loan with the co-op, with a targeted return of 8% paid over -9 years. This return includes the construction loan period, and terms will be finalized with the investors before construction (see also the Pro Forma in the Appendix). After the investors are repaid, the cashflow surplus will contribute to a co-op funding pool managed by SquareOne, helping to finance down payments byfuture owners—addressing an important need since co-op share loans are currently unavailable in Oregon. The fund may also be used to help seed future co-op housing developments. Over time, co-op owners will accrue equity at a limited rate (-3- 5%), which will keep the share purchase price permanently affordable to new buyers. This arrangement is maintained in perpetuity through the land trust. If the C Street property was simply developed as market -rate housing, it would be more lucrative for investors and require no subsidy. And barring further action that would be the likely outcome. This pilot project instead creates multiple affordable homeownership opportunities on a single lot, and with a one-time community -wide investment, ensures these opportunities remain permanently available in the community. May this pilot project establish a cooperative pathway toward a more equitable and sustainable future for our neighborhoods. /Housing Co-op Costs Initial Share Price $4,000 (Down payment) Resale Formula Initial share price +3-5% interest per year Monthly Payment -8730 including utilities, loan payments, and other operating costs 0 2020 Cultivate, Inc Site Plan The development site enjoys a walkable location, just a few minutes from downtown Springfield. Due to the small -footprint homes ample greenspace remains available as well as four off-street parking spaces. Area for a future storage shed is planned which can include bicycle parking, household storage, and a garden shed. Asa housing cooperative, the homes are owned and managed cooperatively. The land is held through aground lease with the land trust, SquareOne Villages, who is available to provide administrative support to the co-op overtime. h — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — -- -- I SWALE GARDEN O�T� SADS D � SHARED HOUSE i Ul 790 SF LAUNDRY 1650 SF UO A 4 m a 1 PORCH t r'' _� i:k� TRASH I . ------------------------J O NORTH SCALE 1/16"=T-0.. NEIGHBORING HOUSE 0 2020 Cultivate, Inc 6 Streetscape A simple, well -composed design supports a shoestring construction budget without sacrificing durable materials or energy -efficiency. Front porches provide casual settings for a chat with a neighbor, and great spots to enjoy a warm spring day. 0 2020 Cultiwte, Inc. Floorplan I Shared House 4 Bedrooms, 4 Bathrooms, 1 Full Kitchen The house is designed to be shared byfour co-op owners (with a maximum Total Area 1650 SF of five unrelated occupants per City regulation). Each bedroom area enjoys a bathroom and living space with a kitchenette, improving options for privacy among the shared household. L 14-1e. main floor scale 1/8" - P-0" 0 2020 Cultivate, Inc upper floor Floorplan I Shared ADU 2 Bedrooms, 2 Bathrooms, 1 Full Kitchen Total Area 790 SF ie. -D.. WEEN BR BAIX L F o -REE -_. FUTU STORAGE CL CL In IOT FR I M1 LR b COVERED UP m PORCH main floor scale 1/8" - 1'-0" © 2020 Cultivffie, Inc upper floor 9 Construction Building Section scale 1/4" = 1'-0" Net Zero Energy With well -insulated 2x8 walls, airtight construction, and triple -pane windows, the homes aim to be "net zero energy ready", with future rooftop solar panels able to generate as much energy as the homes use in a year. This also means very low energy bills. Simple, optimized construction practices keep this affordable. Durability is also a priority standing -seam metal roofing and fiber -cement siding area nticipated. These details are subject to change based on budgetary constraint. �T 14" wood I -Joist @ 24" o.c. Blown -In Insulation Air Barrier. Taped Sheathing Roofing Wall 2x8 @ 24" o.c. Blown -In Insulation Air Barrier. Taped Sheathing Rainscreen Battens Siding Windows Triple -Pane, Casements Floor 2x12 @ 24" o.c. Air Barrier. Taped Sheathing Blown -In Insulation Heating, Cooling, & Ventilation Mini -Split Heat Pump Bathroom & Kitchen exhaust fans Water Heating Heat Pump Water Heater Energy Performance (Estimated) Energy Demand = 4,300 kWh/yr per unit EU I = 19 kBTU/sf.yr Net Zero Solar PV Size = 3.9 kW per unit (Solar panels future install) 0 2020 Cultivate, Inc 10 (E)GARAGE FENCEELEC c METER,,, 120'-2" FUTURE COVERED (E)FENCEFENCE BIKE PARKING TO REMAIN -\ 28'-0" ELEC METER���� PROPERTY LINE -- SIDEWALK, HARD- J + FUTURE ENTRY ARBOR SURFACED GRAVEL (E) HOUSE (1085 C STREET) W/NEIGHBORHOOD (EI SHED TOTAL AREA -650 SF BOOK EXCHANGE 1" = 10'-0" LOT COVERAGE Area LOTAREA / ENCLOSED AREA (E)TREE LOTCOVERAGE : LINE 1122--l" O 4EW ~ -REE 3W LANDSCAPING�.w � w PARKING BUMPERS , i LU a F L " (Y ' \ CONCRETE m ,° U •°"- DRIVEWAY- 2 - — WATER >. 3-.-`MEfERS.(E) TREE6 - f - <-'REMOVED . . PLANTSTRIP' - '-bw— - �• a i -- SIDEWALK, HARD- J + FUTURE ENTRY ARBOR SURFACED GRAVEL (E) HOUSE (1085 C STREET) W/NEIGHBORHOOD (EI SHED TOTAL AREA -650 SF BOOK EXCHANGE 1" = 10'-0" GROSS FLOOR AREA, PRIMARY RESIDENCE. LOT COVERAGE Area LOTAREA 5,408 SF ENCLOSED AREA 2,404 SF LOTCOVERAGE 44% GROSS FLOOR AREA, PRIMARY RESIDENCE. Area I Perimeter House, Floor 1 1870 SF 1126'-3" House, Floor 2 1766 SF 1122--l" 1636 SF GROSS FLOOR AREA ADU. Area Perimeter ADU, Floor 1 384 SF180-0 " ADU, Floor 1384 SF 80'-0" tisk ARC DMNulana 1� 9 No 6m T" OF 00 i7 ADU LAND USE APP 8/3/20 PLOT PLAN 0002 N F iL 0 0 �< U - 4 N �a a Ei BATH BEDRM m 39 SF � c c 8 8 SF U a� 2X6 THIS SEGMENT O TE OF WALL 31 a19/18 I- 2'- 11112" 5-6 c 2L o I ' I 6/3/20 <V I M KITCHENETT O REF _. A104 9'- 2 1/2" LIVING EaR 201 SF m n FLOOR 2 PLAN ADU U 114" = 1'-0" VVH (SHOR IN LOFT — LOFT SHELF — LOFT SHELF ON A203 4 2-11/2' iL CONTINUE SIDING TO F 3' 71/2, PROVIDE PRIVACY SCREEN - 0 0 �< U - 4 N �a a Ei � c U a� REV O TE 1 a19/18 2'- 11112" ADU LAND USE APP 6/3/20 ADU FLOOR PLANS A104 B9 H BEDRM m sos A305 c 88 SF 2X6 THIS SEGMENT "SF OFWALL `-' CONC SLAB 5'-6" (FUTURE STORAGE) io Im A203 1 � cT � rF.RE KIT CHENETTE0 <'v u III ���III II 305 9'-21/2" �a 2 A305 iL im LIVING 201 SF w ELEC HP m PANEL io aim ((JE3R)_ G z-1vz' iR i T-6" ii J HB c PORCH UP HANDRAIL EA ao 94 SF SIDEOFSTAIR (<30" ABOVE GRADE) 2 RAILING RAILING y A203 STEP n FLOOR 1 PLAN ADU U 114" = 1'-0" V O tioD mq, muxulnnx r Rr cox 9 No §M , , xaa�R OF ov 0- 0 0 �< U Um N �a a Ei � c U a� REV O TE 1 a19/18 ADU LAND USE APP 6/3/20 ADU FLOOR PLANS A104 L N7 HP E MONOSLOPE ROOF TO F MATCH PRIMARY RESIDENCE SHUTTER W/BARN 1'A" DOOR RAIL TO MATCH 3" p PRIMARY RESIDENCE 0 w �a U Um a) oQ z z WINDOWS&TRIM o TO MATCH PRIMARY ,N a� F L8RESIDENCE F rc assns }� ADU LAND USE APP M B/s/2o ELEVATIONS, ADU A203 1�` o I .I� 1111ILLIOF �s7 0 • • • V-0" O i �I P, I COVERED — STORAGE AREA U VERTICAL WOOD SIDING TO MATCH PRIMARY F) RESIDENCE '' I IIIII�' i N !Ell `lIORTh ELEVATIOADU . PROVIDE 3/16" = V-0" SCREEN AT STORAGE EAVES TO MATCH PRIMARY RESIDENCE FIBER -CEMENT LAP SIDING TO MATCH PRIMARY RESIDENCE T.O_PLA2 n 15'- 8" V – ROOFING: COMP SHINGLE OR STANDING SEAM METAL TO MATCH PRIMARY RESIDENCE T.O. SUBFLOOR 2 8'- 7" _T.O. SUBFLOOR 1 n 0' -Oil V =AST ELEVATION ADU 3/16" = 1,-n,, T.O. PLATE 2 n 15'- 8" v _T.O. SUBFLO8'R 2 O T.O. SUBFLOOR 1 0' - 0" v 4 WEST ELEVATION ADU 3/16" = 1'-0" V tis�� �R�la mUNUJnnx T No m O 9TH OF 00 0- 0 6 �a U Um a) oQ U a� O4TE REV 1 assns ADU LAND USE APP B/s/2o ELEVATIONS, ADU A203