Oceanside EcoVillages - Bringing Back the Front Porch!

For info contact: Jim Simcoe 760-271-7128

[email protected]

Urban EcoVillage 314 N. Cleveland Street, Oceanside, California

Executive Summary• Build a 10-unit ecovillage condo development with 2 retail units in Oceanside 2 blocks from the beach.

Currently the property is a vacant lot located at 314 N. Cleveland Street in Oceanside, Ca. The development and construction will be completed within 12 months so that these homes are on the market by Summer 2015.

• We currently have approved plans approved by the City of Oceanside. The City approved a Tentative Map, Development Plan, Regular Coastal Permit, and Conditional Use Permits for a project for this site. Our team is working with the City's Downtown Area Manager on revisions to the approved project plans. The revisions include code-required updates as well as our team's sustainability goals.

• We will pursue the LEED Platinum and BuildIt Green designations on this project.

• Our project will feature key elements that our target home buyers desire including: natural daylighting, healthy materials, energy efficiency, water conservation, electric cars and improved indoor air quality.

• Each home will come with an electric car via our partnership with Ford Motor Company.

Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation

Exit Strategy Options* (12-month timeline)

• Exit Strategy One

• Sell 10 condos, sell both retail locations (with tenants in place)

• Total Net Profit = $2,184,780

• Exit Strategy Two • Sell 10 condos, sell one retail location (with tenant in place), hold one retail location


• Exit Strategy Three • Sell 10 condos, sell one retail location (with tenant in place), hold one retail location


*Please see projected pro-forma for further details.



314 N. Cleveland site




Project Specifics

• Deal

• Due diligence ends July 1, 2014.

• Close of escrow: July 15, 2014.

• Land is vacant with no structures.

• Development • Construction will begin once we have confirmed our construction financing. Our entitled development plan falls

within current city zoning and will only require staff level approvals on revisions, no community input/approvals required.

• Green Project Features

• Pre-fab steel construction.

• Electric cars and charging stations.

• Integrated greywater, storm-water and rainwater management systems.

• Solar power.Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation

Exit Strategy Options (Projected Returns)


Exit Strategy One (Sell Residential/Sell Both Retail)

Gross Proceeds (residential) $5,600,000

Net Proceeds (residential) $1,165,083Gross Proceeds (retail) $1,644,000Net Proceeds (retail) $1,011,961Total Net Profit (residential and retail) $2,177,044Return on Investment 47.0%Cash on Cash Return 128.2%

Exit Strategy Two (Sell Residential/Sell One Retail & Hold One Retail)

Gross Proceeds (residential) $5,600,000Net Proceeds (residential) $1,165,083Gross Proceeds (retail) $822,000Net Proceeds (retail) $505,980Total Net Profit (residential and retail) $1,671,063Return on Investment 38.3%Cash on Cash Return from Sale 109.4%Yearly Retail Rental Income (One Rental) $16,440Cash on Cash Return (One Rental) 10%

Exit Strategy Three (Sell Residential/Hold Both Retail)

Gross Proceeds (residential) $5,600,000Net Proceeds (residential) $1,165,083Return on Investment 28.4%Cash on Cash Return from Sale 85.8%Yearly Retail Rental Income (Two Rentals) $32,880Cash on Cash Return (Two Rentals) 9.7%

About Simcoe Green Homes• Simcoe Green Homes is a social venture green real estate developer that builds healthy green

ecovillages in California. Our mission is to bring back the front porch and inspire happier living.

• We have 30+ years successful track record in green building throughout various product types in California including condo development, residential, commercial, etc.

• We operate as an LLC comprised of impact investors committed to three measurements of investment return including: Profit (ROI/IRR); Social Impact (Jobs created, neighborhood revitalization); Sustainable Impact (Energy and water conserved, CO2 emissions reduced, Construction waste diverted).

• Our design model is to build small ecovillages (10-20 units) that feature affordable homes with community gardens with designs that allow for flexible living needs.

• Our Vision: Our ecovillages create happier, healthier homes in friendlier neighborhoods.


TeamJim Simcoe - Founder/CEO

Jim Simcoe is the Founder of Simcoe Green Homes (SGH), a socially responsible healthy green home developer in California. SGH designs and builds homes that revitalize neighborhoods, create jobs and foster healthier, more community-based living.

Jim has been a leader in the national effort to develop green real estate since 2006. He’s worked on over 100 green development projects including: large apartment complexes (400+ units), high-end new construction, residential green home remodels, and commercial buildings throughout the US.

A nationally recognized green real estate developer, speaker and author, Jim has been featured on NBC, Fox, SmartMoney.com, ESPN AM Radio, San Diego Insider TV, and writes for EcoHome, San Diego Business Journal, Personal Real Estate Investor Magazine, etc.

Jim is a Certified Green Building Professional, EcoBroker and Real Estate Broker. Jim graduated from Manhattanville College in Purchase, New York in 1992 with a degree in Management and minor in Philosophy while playing varsity lacrosse. Jim lives with his wife and two daughters in Cardiff-By-The-Sea, Ca.

!Bob Massaro - General Contractor/Builder Partner

Bob Massaro - As the Founder and CEO of the Healthy Buildings Companies, Bob has worked over 32 years to improve the health and well-being of people, and our planet, through the built environment.

Net-Zero energy housing, beyond-green building technologies, and innovative investment vehicles, are the tools that have enabled Bob to successfully build very sustainable projects throughout California since 1981. As Owner, Developer, Architect, Contractor and Consultant for Healthy Buildings Bob has been delivering high-end green building projects to the community for 25+ years.

Bob earned his B.S. from Loyola University (Biology)- Magna Cum Laude, and a Masters degree from U.C.L.A in Public Health: Epidemiology - with Distinction California General Contractor • LEED Accredited Professional- BD&C !!! Kristi Byers, AIA LEED AP BD&C

Architecture Sustainability Strategies Reclamation

Team (continued)Kristi Byers - Architect/Design Firm

Kristi Byers, AIA, LEED®AP BD+C is the president of Kristi Byers, Architect APC, located in San Diego, CA with clients throughout California, Arizona and Texas. She has worked in and studied architecture for more than two decades and has participated on a diverse range of commercial, civic, education, residential, mixed-use and master planning projects in roles ranging from Project Designer to Project Architect to Project Manager and Director of Sustainability.

A champion for green design, Kristi has served as a sustainability consultant and managed the LEED certification process for several buildings across the U.S., lectured about eco-friendly design to various municipalities, colleges, professional organizations and corporations and contributed as an item writer for the LEED 2009 examinations.

She has a Bachelor or Architecture degree from the University of Arizona and has been serving intermittently as an adjunct professor at Woodbury University in San Diego for the past six years. She is active in the design community and has served in a leadership role – from President to Committee Chairperson – at organizations including the American Institute of Architects – San Diego Chapter and California Council Chapter, San Diego’s US Green Building Council, Downtown San Diego Partnership, Urban Land Institute and Commercial Real Estate Women.

!Kevin Gaynor - Partner/COO

Kevin Gaynor is a Building Performance Institute (BPI) Certified Building Analyst, Envelope and Multifamily Building Analyst and Civil/Environmental Engineer specializing in the areas of Land Development and Site Design. He has managed projects including single family homes, commercial properties, 200+ multiunit developments, hundred acre residential subdivisions and numerous condo conversions. Kevin’s environmental consulting work consisted primarily of preparing environmental studies, waste management design, and overseeing construction projects. He has developed multi-million dollar cost and quantity estimates for client projects. He has designed strategies for effective Storm Water Management, Storm Water Prevention & Pollution and Low-Impact Development. Kevin graduated from University of Massachusetts-Amherst with a degree in Civil and Environmental Engineering in 1999. He lives in San Diego, California with his wife, Karin.

!Kristi Byers, AIA LEED AP BD&CArchitecture Sustainability Strategies Reclamation

Current parking lot across the street


Proposed development


Neighborhood Specs

• Proposed 200 mixed use retail/commercial/residential project (North Beach Promenade) scheduled to be built directly across the street from our project. Project will combine outdoor cafes and shops on the ground level with subterranean parking and residential units above.

• Transit station (Amtrak and Coaster) located three blocks away. This station serves as a hub for commuters traveling to Downtown San Diego, Orange County and Los Angeles.

• Downtown redevelopment has been completed with a new movie theatre, shops and retail.

• The influx of new businesses and city sponsored projects are attracting a new type of home buyer. This home buyer is interested in living in a vibrant urban setting with easy access to transportation, dining, entertainment and the beach life.


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

cooling loads are minimized

- appliances and equipment will be Energy Star rated- selected HVAC equipment will be high performing with

- rain chains collect water from roofs to be stored in cisterns and later used for irrigation

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

(unknown)


06.07.2014

314 North Cleveland: Concept Design Package

(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

cooling loads are minimized

- appliances and equipment will be Energy Star rated- selected HVAC equipment will be high performing with

- rain chains collect water from roofs to be stored in cisterns and later used for irrigation garden court

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


06.07.2014


i 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

(unknown)

(unknown)

(unknown)

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


i 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 : i n d o o r - o u t d o o r c o n n e c t i o n

(unknown)

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

(unknown)

(unknown)


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

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


w 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


e 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

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


w 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


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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Photovoltaic (PV) Panels



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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2 and 4 and exits directly to the alley

Elevator accesses garage, plaza and 4th level


Unit 92-bedroom1,022 SF

Unit 103-bedroom1,411 SF

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



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 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

no

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ve

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nd

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Bi-fold doors open out to

community plaza

Elevator accesses garage,

plaza and 4th level

Unit 1

2-bedroom loft

1,218 SF

Unit 8

2-bedroom

1,280 SF

Unit 2

1 bed/mezzanine

1,179 SF

Unit 3

2-bedroom loft

1,343 SF

Unit 4

2-bedroom loft

1,226 SF

Unit 7

1-bedroom/creative

1,088 SF

Unit 5

2-bedroom

1,480 SF

Glass garage door opens to

community plaza

Community

Courtyard

Beach Lofts (4)

- Hark back to the industrial history of the

Oceanside Waterfront

- All units are two stories and include:

living

- 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

- sustainable and durable materials

throughout

Unit 6

2-bedroom

1,480 SF

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

- 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

- sustainable and durable materials

throughout

2 and 4 and exits directly to

the alley



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.

Retail

685 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

Retail

685 SF

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Trash, recycling, utilities

and resident storage

One-way garage exit

with 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

2 and 4 and exits directly to

the alley


For info: Jim Simcoe

760-271-7128 [email protected]
