Looking at Housing & Social Capital

KTH – Msc. Urbanism – Degree project – AG218X  Examiner: Tigran Haas, Hans Westlund, Ryan Locke  Author: Cedric Jacques Yu 

December 25, 2017   

Designing for Co‐housing in North America  

This thesis is broadly organized into 5 sections that investigate paradigms of housing focused on social  capital and community‐based housing. The first section draws on theoretical work by sociologist Robert  Putnam and James Coleman to create a working framework for analyzing and defining social capital. 

Using this working definition, it then explores how it can be applied to current housing conditions in  European and North American contexts. Interviews and schematic representations of community  networks are documented in this section.  

A major conclusion of section 1 is that housing stock typically provided by free‐markets mechanisms  have not often prioritized community‐based housing that profit from social capital. Opportunities for  alternative developments exist. The following sections explore some of these opportunities. 

Using Vancouver, Canada as a case study to test community‐based housing models, section 2 is a  manifesto and business plan that roughs out a vision of this housing as well as answering ‐ why the need  for alternative community based housing now. It points to issues of affordability, increased alienation,  and decreased civic virtue as the major problems.  

Building from the 2 earlier sections, section 3 refines a business pitch for potential investors as a way to  apply financial capital to this vision of community‐based housing. As part of this exercise a website is  drafted to suggest one format of community based housing. (www.vancouvercoliving.com – draft1 or  www.fibercoliving.com – draft2).  

Section 5 is a design project that focuses on sub‐urban community housing in Surrey BC, and attempts to  synthesize theoretical work from chapter 1 as well include a range of design priorities including topics in  New Urbanism discourse. These topics include social connectivity, walkability, mixed‐use, traditional  neighborhood structure, increased density, and sustainable transportation.  

While the projects in section 2‐4 differ from the project in section 5, both projects highlight design  principles that leverage the possibilities and benefits of social capital. 

Table of contents: 

1. Theory – Social Capital and Housing . . . 1 ‐ 39  2. Business Manifesto . . .  40 ‐ 43  3. Business Plan . . .  44 ‐ 50  4. Website – “Fiber Coliving” . . .  51 ‐ 55  5. Design Project – “eCo‐Housing for Young Families” . . .   56 ‐ 58 

2

3

Conclusions &

Discussions

Looking at Housing & Social Capital

1 2 3 4 5

Reference : The basics you can find anywhere 5 Steps To Successful Storytelling Published on April 5, 2014 Featured in: Marketing & Advertising

Historic terminology 

Definitions

Whereas physical capital refers to physical objects and human capital refers to the properties of

individuals, social capital refers to connections among individuals – social networks and the

norms of reciprocity and trustworthiness that arise from them. In that sense social capital is closely related to what some have called “civic virtue.”

The difference is that “social capital” calls attention to the fact that civic virtue is most powerful when embedded in a sense network of reciprocal social relations. A society of many virtuous but isolated individuals is not necessarily rich in social capital.

Putnam (2000: 19)

• The different types of networks that are considered important sources of social capital (e.g. family, circles of friendship and acquaintance, professional and business networks, voluntary associations, etc.) and the types of relationship that matter the most (e.g. bonding/bridging/linking, strong vs. weak ties, etc.)

• The relative importance of structural/behavioural components of social capital (i.e. social networks and the activities and behaviours contributing to their creation and maintenance) and intangible components (i.e. norms, values, attitudes and beliefs).

• The scale/ size of a network where social capital can exist, i.e; micro-level (family, school, organisations, interpersonal networks), meso-level (communities, neighbourhoods, business clusters), macro-level (regions, countries), or existing across multiple levels.

Basis for Social Capital Trust, Reciprocity, and Norms.

Bonding & Bridging Relationships

Social capital works through multiple channels:

– Information flows (e.g. learning about jobs, learning about candidates running for office, exchanging ideas at college, etc.) depend on social capital.

– Norms of reciprocity (mutual aid) rely on social networks. Bonding networks that connect folks who are similar sustain particularized (in-group) reciprocity. Bridging networks that connect individuals who are diverse sustain generalized reciprocity.

– Collective action depends upon social networks (e.g., the role that the black church played in the Civil Rights movement) although collective action also can foster new networks.

– Identities and solidarity are encouraged by social networks that help translate an “I” mentality into a “we” mentality.

Natural Capital is any stock or flow of energy and material that produces goods and services. It includes:

Resources - renewable and non-renewable materials Sinks - that absorb, neutralise or recycle wastes Processes - such as climate regulation

Natural capital is the basis of production

Human Capital consists of people's health, knowledge, skills and motivation. All these things are needed for productive work.

Enhancing human capital through education and training is central to a flourishing economy.

Social Capital concerns the networks and institutions that help us maintain and develop human capital in partnership with others; e.g.

families, communities, businesses, trade unions, schools, and voluntary organisations.

Manufactured Capital comprises material goods or fixed assets which contribute to the production process rather than being the output itself – e.g.

tools, machines and buildings.

Financial Capital plays an important role in our economy, enabling the other types of Capital to be owned and traded. But unlike the other types, it has no real value itself but is representative; e.g.

shares, bonds or banknotes..

5 FORMS OF CAPITAL MODEL

Name Generators Method - Questionnaire for internal measures include:

1. How often does your household participate in neighborhood activities? (Activities included sports teams, clubs, etc.) 2. Of your "really good friends," how many live in your neighborhood?

3. How often do you visit your neighbors?

4. How often do you borrow or exchange things with your neighbors?

5. Within the last year, have people in this neighborhood helped you or have you helped them with small tasks such as yard work, repair work, 6. If you had flu or a similar illness and needed assistance, would you ask for help from a neighbor?etc?

7. How many neighbors would you be willing to ask?

8. Does a member of your household belong to an organization such as a neighborhood association?

9. During the past year, have you talked to any of your neighbors about conditions in your neighborhood that bothered you?

10. If you were bothered by conditions in your neighborhood would you normally talk to anyone in the neighborhood about it?

Questionnaire for external measures include:

1. How often do you visit with friends outside of your neighborhood?

2. If you had flu or a similar illness and needed assistance, would you ask for help from someone outside the neighborhood?

3. About how many friends residing outside the neighborhood would you be willing to ask for help?

4. Some people belong to organizations such as PTA's, social clubs and unions. How many of these organizations do the members of your household belong?

5. Approximately how many hours a month do members of your household spend doing volunteer work?

Measuring Social Capital

• Resilience

Strengths of social capital come into play when communities have to deal with conflict, problems or change. A community with high accumulations of social capital will be able to manage difficulties while one with low levels will manage less well. (Cox 2000)

Strength in social capital increases the number of people who can be expected to provide support and the resources those people have at their disposal whether financial or human capital (Burt 1992)

• Social support, integration, and social cohesion

• Optimism, satisfaction with life, perceptions of government institutions and political involvement (Narayan and Cassidy 2001).

• Decreased transaction costs (economic)

Transaction costs may be lowered as a result of cooperation and trust embodied in inter-firm or intra-firm networks.

Costs associated with negotiation, enforcement, imperfect information and unnecessary bureaucracy are likely to be lower.

(OECD, 2001).

• Increased cooperative behavior and trust promotes “civic virtue” and leads to healthier democracies (Putnam 2000)

Benefits of Social Capital 

The third place (or third space) is the social surroundings separate from the two usual social environments of home ("first place") and the office ("second place").

-Neutral Space

-Equal acess & public in nature -Encourages chance encounters -Encourages conversations,

social exchange

(Bowling leagues, chess clubs, sport teams, social affiliations etc.,)

Third Places

2. Housing Viewpoint

LIFESTYLE MARKETING WITHOUT SUBSTANCE

EXCLUSIVE STUREGATAN 58 PRICE

# ROOMS

NEIGHBORHOOD

ADJACENCY TO TRANSIT ADJACENCY TO PARK LIGHT QUALITY

“Inspired by the Beaux-Arts architecture of Milan”

“Marble counter-tops, and stainless steel appliances”

“Contemporary living with high ceilings and international quality”

SOCIAL & HUMAN CAPITAL MISSING

5 FORMS OF CAPITAL MODEL

DWELLING SPACES ARE ATOMIZED - READ AS ISOLATED SELF-AUTONOMOUS CELLS WITHIN THE URBAN STRUCTURE

ARE WE ASKING THE RIGHT QUESTIONS?

TRADITIONAL HOUSING STRUCTURE

HOUSING OF MARKET CONSUMPTION BASED ON PHYSICAL

AFFORDANCES

1. ATOMIZED SPATIAL BOUNDARIES

2. MATERIALS + PHYSICAL PERFORMANCES

3. NEARBY AMENITIES 4. SOCIAL CAPITAL IMPLICIT

NETWORKED HOUSING STRUCTURE

HOUSING OF MARKET CONSIDERS SOCIAL CAPITAL

1. COMMUNITY CLUSTERS 2. NETWORK

RELATIONSHIPS TO

PROMOTE SOCIAL CAPITAL 3. SHARED SPATIAL

RESOURCES

4. SOCIAL CAPITAL EXPLICIT

SPATIAL

METAPHORS

50 COMMUNITY MEMBERS

DIVERSE BACKGROUNDS & INTERESTS

-ENTREPRENEURS, PROFESSIONALS, TECHIES -SMALLER PRIVATE SPACE / LARGER SHARED SPACE

SOCIAL EVENTS, SHARED MEALS,

COLLABORATION ON PROJECTS, WORKSHOPS, RETREATS, CO-CREATION, MEDITATION,

CONSCIOUSNESS, CHANCE ENCOUNTERS

1. ECO-VILLAGE 2. POCKET

NEIGHBORHOOD 3. 50+ COLIVING 4. HOPE VI 5. SHARE HOUSE

TOKYO

6. COLLECTIVE UK

RURAL

URBAN

RURAL-URBAN TRANSACT

3. Networks analysis

Wolfram studies on social networks

Anatomy of network structures Networks have their own structure / morphology

-Resiliency in structure through number of linkages -Unique relationships can grow exponentially by node increase

-Network flow, shortest path

Chris Ingraham – Visualization of Congress since 1949-2011

Graph showing votes within party lines and across party lines

SPECULATIVE COMMUNITIES - INTERVIEWS

SPATIAL METAPHORS (SUBURBAN & RURAL)

SPATIAL METAPHORS (URBAN) TOWER TYPOLOGY

BLOCK TYPOLOGY

WHY NOW?

GAPS ALONG THE HOUSING SUPPLY CONTINUUM

AS OPPORTUNITIES FOR URBAN COHABITATION

URBAN CO-LIVING

ELDERLY CO-HOUSING

RURAL CO-LIVING ECO-VILLAGES

1. GROWING DENSITY CONVERGENCE AND REGIONAL URBANIZATION +

2. DECREASE IN HOUSING AFFORDABILITY 3. CIRCULAR ECONOMY MODEL

4. PROMOTE BENEFITS FROM SOCIAL CAPITAL

SWEDEN NATIONAL : 17.32 X INCOME

CRITIQUE ON LIBERATION OF SOCIAL DEPENDENCY

SOCIAL POLICY OF THE STATE REDUCING DEPENDENCIES BETWEEN: PARENTS AND CHILDREN, YOUNG AND OLD, SICK AND HEALTHY, RICH AND POOR.

AUTONOMOUS INDIVIDUALS WITH THE CRISIS OF ALIENATION ON THE RISE

PUTNAM:

RATES OF PARTICIPATION IN SOCIAL INSTITUTIONS IS ON THE DECLINE LOSS OF SOCIAL CAPITAL

TRADITIONAL HOUSING TOO MUCH FOCUS

ON PHYSICAL AFFORDANCES LIFESTYLE MARKETING

NETWORKED HOUSING PARADIGM TO INCLUDE BENEFICIAL EFFECTS OF SOCIAL CAPITAL & COMMUNITY SELF / COLLECTIVE /

SPIRITUAL

What’s the vision? 

Imagine a new concept of home that beyond a place of shelter, is also a place of growth meant to ignite  your imagination and inspire the best version of you. A place that supports your needs for privacy and  rest, while also challenging you to grow your passions and interests. A place that is as much about  bonding authentically with others, co‐creating, sharing, and growing together, as it is a refuge and safe  harbor connected to your life in the city. 

When you remix the concept of home with the right ingredients of interior amenities, activities, and  people its exactly what happens. Imagine having a co‐working space in your own house with super fast  wifi, an arts and craft area, yoga and meditation room, professional kitchens, and a living room large  enough to host big events and gatherings from private concerts with DJs, to film screenings, to 

workshops, and start‐up launches. The spaces and technology are custom tailored to support needs of  socializing, having fun, co‐creating, working, and resting in privacy. Mix this with a diverse group of  passionate and inspiring people from different walks of life, interests, cultural backgrounds, and the  magic happens.  

It’s Coliving and its an evolution of early collective housing from the 60s (originating in Scandinavia). 

Coliving is different from co‐housing because it’s completely rental based and designed to provide to the  needs of millennials and gen‐x’ers. That’s 50% of the rental market in Vancouver, and over a third of all  housing rentals in Canada by the way.  

Coliving is a way of living built on community and flexibility. It’s about preserving the most precious  parts of privacy while eliminating the parts you don’t care about. Coliving is about people. It’s about a  collective imagination. It’s about thriving. It’s about having great spaces to do the things you’re driven  by and building the meaningful relationships and synergies that come with it.  

I spent 1.5 years working and living in the launch of Sweden’s first coliving house “K9 / Techfarm” so I’ve  seen first hand the things that work and the things that don’t. I’m also an architect having spent the last  10 years designing and building homes across Canada. 

I’m on a mission to create Canada’s first network of coliving communities and the time is now! 

What’s the problem? 

1. Critical lack of affordable rental options in the market.  

The issue of housing affordability in Vancouver is complex and affects everyone in different ways. For  renters, low vacancy rates and stable rental supply creates incredible anxiety and stress.   

As of late 2015, the city’s vacancy rate for private apartments was 0.6%. In fact, a vacancy rate in  Vancouver has averaged under 1% for about 30 years. Industry and housing experts generally point to  healthy rates at 3% at least. 

The lack of rental housing has serious consequences for renters with ripple effects on the over‐all health  of the economy. Nearly 50% of renters are millennials and gen‐x and with the ratio of income and home  prices increasing, many of them are priced out of the city.  Having reasonable access to a vibrant,  diverse, and culturally rich urban environment should not be a luxury.  

The city’s new Housing affordability plan looks to build 20,000 purpose‐built market rentals, with 12,000  social and supportive. While historically a lack of federal funding and incentive in rental projects has  meant developers have shied away due to land costs and profitability, we believe the coliving model has  a role within various areas in the market targeting millennials and gen‐xers as part of adding to the  stable rental stock.  

2. Lack of socially and environmentally sustainable housing options 

So much of life in the modern city is spent detatched from those who surround us.  It's the 21st century  conundrum. We want autonomy, but also social connectivity.  

Homes are meant to provide the basis for security, stability, predictability, but there‐in also lies the  challenge. At the same time human nature also seeks, novelty, challenge, and growth. It wants comfort,  but it wants challenge. It wants stability, but it wants growth. It wants a private life, but it also wants a  public one.  

We look for this in all the environments we inhabit, whether in our productive sphere, physical  environment, or space of relationships and love.  

Coliving is a meaningful alternative to unimaginative housing solutions.  

In general terms, housing has worked to provide the first part of human needs ‐ security, stability, and  predictability, but has offered little towards needs of novelty, challenge, and growth. It provides  comfort, but not growth; autonomy, but not connectivity. It provides privacy, but does not enhance  social connectivity. 

Coliving is about expanding the possibilities of home beyond shelter to be a place to grow, be  challenged, and experience life with a diverse community.  

Beyond a place to rest and recharge, it's about having great spaces to bond together, create, share life  experiences, and grow. It’s community living at its heart.  

The longest spanning study of 80 years from Harvard University has proved that embracing community  helps us live longer, and be happier. So coliving as a form of housing is about affordability, but also  rooted in wellbeing, health, and both social and environmental sustainability.   

Its part of the sharing and cicular economy, aimed at resource pooling, reducing waste, and living  collectively off smaller carbon footprints. On the whole, it means more efficient use of appliances,  shared household items, and food supplies.  

3. Lack of innovative business models for rental developments 

There has been a moratorium on purpose built rentals in Vancouver since the 80s, with the 

development community favoring by far condominium sales. Rental properties have the benefit of cash  flow, but yields on rental have not enticed developers enough leaving a shortage of both stock and  diversity in rental housing options.   

Coliving is a based on a different model of rental that has greater yields than typical rental units.   

One of the characteristics of coliving is that private space within the home is reduced and exchanged for  increased shared space within the home.  For example, residents keep their private bedrooms and  bathrooms, yet share kitchens and living space. This generates an efficiency in space utilization.  Lets  face it, a kitchen is only used a couple of times a day, and you can’t use your living room while you’re in  the kitchen. Coliving is part of the sharing economy and living sustainably.   

In Coliving the important spaces for privacy are maintained and the superfluous areas are traded for  richer amenities and shared spaces. Overall net space is reduced per sf per person while simultaneously  increasing wellbeing and quality of life through community, social capital, and meaningful communal  spaces.  For new build projects this can also acts as a cost reduction by consolidating costly kitchen and  amenity space.    

Ten years ago if you asked people to share cars to commute they would have thought you were crazy. 

What differs in coliving is that it’s not just about sharing space, it’s both about the social bonds and  connections formed as well as about offering rich amenity spaces within the home not otherwise  possible. Co‐working areas, yoga and fitness spaces, gardens, children play areas, libraries, music rooms,  arts and craft space, woodworking space, gaming room, VR‐areas, home cinema, prayer rooms, 

meditation space. The possibilities of those communal spaces are abundant. 

FIBER COLIVING

Cedric Jacques Yu Founder

cedric@fi bercoliving.com

FIBER COLIVING

704-5926 Tisdall Street Vancouver BC, V5Z3n2

WWW.FIBERCOLIVING.COM

2018 JANUARY

BUSINESS PLAN

2

BETTER

TOGETHER

A response to the housing affordability crisis

Fiber Coliving’s mission is to launch a global network of coliving properties across Canada and Pacifi c Rim cities over the next 10 years.

We want to develop a new standard of housing that takes advantage of

community and social capital, is based on the sharing and gig economy, and caters to a future of wellbeing + lifestyle that millenials and Xennials are seeking.

Fiber Coliving’s mission is to launch a global network of coliving properties across Canada and Pacifi c Rim cities over the next 10 years.

3 Millenials and Xennials (Born from 1975 -

2000) represent nearly 50% of the rental market in Canada and by 2025 will make up 75% of the workforce globally. This generation has very different needs than what real estate solutions are currently offered.

National trends of global and local urbanization will over the next 20 years continue to challenge urban affordability in major cities. By 2050, 70% of the

World’s population will live in cities.

Municipalities are under increasing pressure to seek innovative housing solutions that are affordable, sustainable, and desireable.

Coupled with a lack of affordability, there is an epidemic of chronic loneliness in modern day city living. We are the most connected we’ve ever been, yet experience record levels of alienation and loneliness. Loneliness may be the next big public health issue.

Fiber Coliving is a Vancouver based start-up company that is responding to the urgent need for innovation in the housing sector of real-estate with the solution of Coliving. It caters to Millenials and Xennials (born from 1975-2000) with innovative community based living.

MILLENIALS AND X GEN REPRESENT 50% OF THE RENTAL HOUSING MARKET IN CANADA.

BY 2025 THEY WILL MAKE UP 75% OF THE WORKFORCE GLOBALLY.

FIBER COLIVING IS RENTAL HOUSING BASED ON COMMUNITY AND CATERS TO A FUTURE OF WELLBEING THAT INCLUDES HOLISTIC LIVING, SHARED SPACE, AND SHARED EXPERIENCES.

THIS COINCIDES WITH GLOBAL URBANIZATION AND A LACK OF AFFORDABLE REAL ESTATE SOLUTIONS TO MEET THIER NEEDS.

9 5

# 1

6 f

4

LIVE WORK

What is Fiber Coliving?

Fiber is about creating community life in a smart and sustainable way. By using less footprint per person but aggregating shared spaces in the home, not only does this improve affordability, but also provides new amenities within the home not

possible in traditional housing. Additionally, the nature of shared space increases

wellbeing through community and social capital to create authentic relationships and networks. All this happens in strategic urban locations in the city because that’s where millenials want to be.

The average size of a single apartment in Vancouver is 540 sf or about 50 m2. In Fiber, each resident has 215 sf, 50% of which is shared space. In a 10,000 sf building that means 5,000 sf of great amenity space such as living rooms, kitchens, coworking space, yoga and gym studio, creative spaces, meeting rooms, and much more.

ABOVE: TYPICAL RENTAL REQUIRED FOR AN AVERAGE PERSON COMPARED TO A FIBER PERSON

BIG LIFE

SMALL FOOTPRINT

50% SHARED SPACE PRIVATE 50%

SPACE

5

20 m²

AVERAGE FOOTPRINT PER FIBER PERSON

500 m²

TOTAL AREA OF SHARED SPACE FOR FIBER COMMUNITIES OF 50 PEOPLE

LIVING AREAS, KITCHENS, COWORKING SPACE, YOGA AND GYM ROOM, CREATIVE ART STUDIO, MEETING ROOMS, LIBRARY, AND MORE

PLAY

Technology and Social Media

A vibrant social life for millenials means technology and integration with social media. This is why we think its important to actively curate media channels on Facebook, Slack, and Trello to support social and community life and also to act as a platform for start-up synergies and work collaboration. Millenials are working with increasing fl exibility from the home.

Coliving is about providing a home that can triple-up as a place to live, to work, and also to play!

Fiber Academy

A vibrant life goes beyond a rich social life. It often involves doing or being part of something meaningful. Fiber is

also a hub for workshops and learning.

We faciliate in-house leadership seminars, soft-skills training for the community, and create a safe harbour for bottom-up initiatives and testing.

The pulse of a city is not the physical buildings, or surroundings, it’s the people and community! We want to attract intentional people interested in growing their businesses, supporting the community, and who want to be part of something greater than themselves.

Our goal is to foster organic relationships in-house and to bridge meaningful parternships with the tech, business, and cultural community. It’s about creating a big life with a small footprint!

6

6

PROSPECTS

fiber is in early stage capital fundraising and seeking both partnerships intersted in land acquisition and investors intersted in our coliving model.

Fiber Coliving is rental based and offers multiple incentives to other forms of rental housing. Our model provides stable tenure with higher utilization per square footage than traditional rental. This results both in higher yield potential and with aggregate rental leases, creatig signifi cant downside protection. Vacancy rates in major Canadian cities have seen a historic low. Vancovuer has a vacancy average of 1% each year for the last 2 decades.

Houaing affordability in Vancouver has reached a crisis point. In November 2017 the City of Vancouver released a new housing plan to build nearly 100,000 units focused on Rental housing. This shift opens the possility of fast-tracking and rezoning land with density bonuses for rental focused housing.

Rezoning in Vancouver historically have resulted in landvalue increases nearly 4 - 10 times. The city is looking for innovative housing solutions now!

ADDITIONAL INFORMATION ONLINE AT

WWW.FIBERCOLIVING.COM

Vancouver Calgary

Edmonton

Toronto Montreal

7

URBAN MID-RISE TOWER

The multi-level coliving tower in downtown Vancouver is driven by the careful study of how buildings can facilitate better social exchange and coworking life. Instead of large underground parking, residents will share rentable electric cars, commute more by bicyle and use public transit to get around.

The fi rst fl oor we combine in-house restaurant with co-working hub with bookable meeting rooms and rentable desks. The restaurent extends into the greenhouse cafe where we grow herbs and vegetables.

Floors are clustered into groups of 3-4 to facilitate intimate communities of 40-50 adults. Each cluster contains large living spaces, shared kitchens, and creative support spaces. The total number of residents in the Urban Tower is 250+

residents.

SINGLE + DOUBLE LOT PROEPRTIES

The majority of land ownership in North America is found in single lots.

Over 70% of land in Vancouver is single family detached homes. By purchasing adjacent lots, a double lot property can be combined to result in a 30-40 person community.

This property is based on 4-5 stories and uses standard wood-frame construction. The building is split between a social wing and a quiet residental wing. Private rooms range from 10-20 square meters. The social wing contains fl oors designed specifi cally for Living, Playing, and Working.

Single and double lot properties are located near transit stops connected to the urban centre.

We are targetting LEED Gold certifi cation, where we incorpate the latest sustainability practices into the building design and take advantage of the latest prefab construction techniques.

2018

Funding Round

Flagship Tower

Single-doubles

2019 2020

0120321405 6789  8

22 789 9 892 02

 !"# #$$%&'() * +% %,%

:;<=>?@A@B?@C

DEFG H I JKL H MH NOP

YZ *U!!"#Y#Q!)#ZQ '&UV[S(%R#!"%!

QUSSZ!Q&UZ ##,Q'ZSZ)%R&% ,Z#Q!\$"(#

%(QR"%((# * *&U!*Z$&UZS%QQ Q% , RZ#%!#*# U #Z#(%! Q"SQ$!"S#S(#% , RTTU !&%ZU ,&UV

] G^ I F_K`G EFMH NO OabFG IcFJbI GK _KNd GKObGEbae JabFGbe  IEFab FNd OaKfg

h% RU)#Z+() *Q% #$$%&'() *YU(! US RTTU !&\i#jY(!&\% ,%'U ,%T# !%(

Y#(#'!"%!$#%Z# (&%Q*,%Q!"#S#S(#$#

QUZZU ,UZQ#()#Q$!"V

k.5l/45m61/l.0l

0120321405 6789 ÿ8

22789 9892 12

 !ÿ # $%& '()(*

+,--./ÿ1-23ÿ.456/ÿ7ÿ5ÿ43895:/ÿ3--;

-3ÿ.,53/<ÿ=2>?=/<@

ÿBCDEFGHÿCIIJÿKDGLÿMLIKHC ÿNOÿPLFCHQÿRSTURHQ

ÿVDWLÿMXHHQÿYDZ[D

ÿ\SF]DG^ÿUDG_LHTÿ`ÿMSXX]DHM ÿaIWFÿCIIJ

ÿbIZKICUDTWÿMXF_H ÿVHCRÿWFCQHT

ÿbCHFGDEHÿMXF_HM ÿVIJHÿ_DTHJF ÿcFSTQC^

ÿYHHU]^ÿ_]HFTDTW ÿdH_^_]DTW

ÿPI_DF]ÿHEHTGM

eN%# N$!

0120321405 6789 ÿ8

22789 9892 2

 ÿ "ÿ  #$

%&''()*+,-(.*&/-('0*0,12-(3

456ÿ89:;<;=:;>

0120321405 6789 ÿ8

22789 989278  021

 !"

#$%&$ÿ(&)*+,(ÿ-.,./.%0ÿ1&02ÿ,$2*)&3ÿ)4 5)6+7+,(ÿ5)889,+2+$0ÿ.,/ÿ+2ÿ02.&20ÿ&+(:2ÿ:$&$

+,ÿ;.,5)97$&<

=>?@AB@ÿ DE

FGHGI JKGLMÿ OPQÿ R PHGMSJLM

T+66$,,+.60ÿ.,/ÿU$,VWÿ&$X&$0$,2ÿYZ[ÿ)4

;.,5)97$&ÿ&$,2.6ÿ8.&3$2\ÿ#$%&$ÿ(&)*+,(ÿ2:$

1&02ÿ,$2*)&3ÿ)4ÿ5)6+7+,(ÿ5)889,+2+$0ÿ/$0+(,$/

0X$5+15.66]ÿ2)ÿ8$$2ÿ2:$+&ÿ,$$/0\

#$ÿ^9+6/ÿ6.02+,(ÿ:)8$0ÿ.,/ÿ*)&3ÿ56)0$6]ÿ*+2:

&$.6ÿ$02.2$ÿ)*,$&0_ÿ/$7$6)X$&0ÿ.,/ÿ+,7$02)&0 2)ÿ5&$.2$ÿ0902.+,.^6$ÿ5)6+7+,(ÿX&)X$&2+$0\ÿ#$

*)&3ÿ*+2:ÿ$`+02+,(ÿ0+,(6$ÿ4.8+6]ÿ:)8$0_

8962+X6$ÿ9,+2ÿ&$0+/$,2+.6ÿ^9+6/+,(0_ÿ.,/ÿ^)2:

&$,)7.2+),ÿ.,/ÿ,$*ÿ^9+6/ÿ5),02&952+),\ÿ#$ÿ.&$

$`X$&+$,5$/ÿ+,ÿ2:$ÿ/$7$6)X8$,2ÿ^90+,$00ÿ*+2:

6)5.6ÿ&$a),+,(0_ÿX$&8+22+,(ÿ.,/ÿ/$7$6)X8$,2 X&)5$/9&$0ÿ.&)9,/ÿ2:$ÿ6)*$&ÿ8.+,6.,/\

-)6+7+,(ÿ+0ÿ&$,2.6ÿ^.0$/ÿ.,/ÿ)b$&0ÿ8962+X6$ +,5$,2+7$0ÿ2)ÿ)2:$&ÿ4)&80ÿ)4ÿ&$,2.6ÿ:)90+,(\

c9&ÿ8)/$6ÿX&)7+/$0ÿ02.^6$ÿ2$,9&$ÿ.,/

dePf gf KOI f Sf GM

h:$ÿ5+2]ÿ)4ÿ;.,5)97$&ÿ:.0ÿX6$/($/ÿ2)ÿ0$$

iZ_ZZZÿ,$*ÿ&$,2.6ÿ:)90$0ÿ^9+62ÿ+,ÿ2:$ÿ,$`2ÿjZ ]$.&0\ÿh:+0ÿ0:+42ÿ:.0ÿX92ÿ+,,)7.2+7$ÿ&$,2.6 X&)k$520ÿ+,ÿ4)590ÿ.,/ÿ+,569/$0ÿ2:$ÿX)00+^+6+2+$0 )4ÿ4.02V2&.53+,(ÿX&)k$520ÿ.,/ÿX&)7+/+,(ÿ/$,0+2]

^),90$0ÿ4)&ÿ&$,2.6ÿX&)k$520\

#$ÿ^$6+$7$ÿ+,ÿ^9+6/+,(ÿ.b)&/.^6$ÿ:)90+,(ÿ2:.2 09XX)&20ÿ2:$ÿ6)5.6ÿ5)889,+2]ÿ.,/ÿ*)&3ÿ*+2:

89,+5+X.6+2+$0ÿ+,ÿ2:$ÿ6)*$&ÿ8.+,6.,/ÿ2)ÿ5&$.2$

8$.,+,(496ÿX&)k$520ÿ2:.2ÿ,)2ÿ),6]ÿ8$$2ÿ^92

$`5$$/ÿ2:$0$ÿ().60\

 !"ÿlm n

0120321405 6789 ÿ8

22789 989278  121

ÿ !"ÿ #$

%&'()*+%*,-ÿ'*/01'1%2/3ÿ*)2'/3ÿ41'5ÿ-162178/2' 0%42-10)ÿ(*%')8'1%29

:%,,&21 ';

<-'/=31-5126ÿ/20

-&((%*'126ÿ'5)ÿ2))0-ÿ%+

/ÿ8%,,&21';ÿ1-ÿ/2

%26%126ÿ(*%8)--ÿ'5/' 2))0-ÿ8/*)9ÿ>)ÿ-()2'

%?)*ÿ/ÿ;)/*ÿ0)?)3%(126 /20ÿ31?126ÿ12ÿ@4)0)2A- 7*-'ÿ8%31?126ÿ5%&-)ÿ-%

4)ÿ&20)*-'/20ÿ45/' 4%*B-ÿ/20ÿ45/'ÿ0%)-2A'9

C/2/6),)2'

>)ÿ(*%?10)ÿ/ÿ'&*2B);

8%31?126ÿ,/2/6),)2' -%3&'1%2Dÿ41'5

(*%(*1)'/*;ÿ')852%3%6;

'%ÿ-&((%*'ÿ'5)ÿ=&-12)--9

>)ÿ5/203)ÿ3)/-126D

*)(/1*-ÿEÿ,/12')2/28)D 8&-'%,)*ÿ-)*?18)D

=%%BB))(126Dÿ/20 ,/12'/12126

(/*'2)*-51(-ÿ'5/'

-&((%*'ÿ'5)ÿ8%,,&21';9

F)-1 62

:*)/'1?)ÿ-(/8)

&'131G/'1%2ÿ1-ÿ/ÿ8%*)ÿ(/*'

%+ÿ'5)ÿ(*%8)--ÿ/20ÿ%&*

')/,ÿ5/-ÿ)H')2-1?) )H()*1)28)ÿ12

/*851')8'&*/3ÿ/20 12')*1%*ÿ0)-162ÿ%+

5%&-126ÿ12ÿ'5)ÿ3%4)*

,/123/209ÿ>)ÿ4%*B 8*)/'1?)3;ÿ41'5

*)2%?/'1%2-ÿ/20ÿ2)4

=&130-ÿ/20ÿB2%4ÿ45)*) 1'-ÿ)--)2'1/3ÿ'%ÿ-()20 /20ÿ45)*)ÿ1'-ÿ2%'9

I"ÿ J Kÿ $LM

5)33%N?/28%&?)*8%31?12698%,

eCo-Housing strives to provide greater housing aff ordability while promoting vibrant community life and reducing overall environmental impacts. It supports design and processes geared for families to decrease alienation, promote social exchange, and increase resource sharing. Additionally, it supports connection to daylight and natural vegetation, and a holistic approach to sustainable living.

Social Innovation: The design of the mews layout with shared green space is to promote social exchange. It forms the heart of the community and helps to increase chance encounters and connectivity for residents. A crowdsourced or co-created landscape design is the fi rst step to enhancing community cohesion. Children and adults participate in curating the landscape realm (and hopefully take care of it too!) Additionally, a community amenity room is provided in the “fl ex corner” which can serve as either a foodsharing space, community living room, or child minding area. An urban garden serves the multigenerational aspect of the housing, and becomes celebrated during shared dinners and neighbour gatherings. A cozy fi repit, longtable dinners, hide & seek, foodsharing, co-creating, are all imagined here.

Aff ordability Innovation: (Density Mix) By converting 2 single family homes to 17 family homes of 2-4 bedrooms, greater aff ordability is attainable while not sacrifi cing the quality of indoor and outdoor environment. When

structured between 16-17 units, project hard cost of 6,907,060 result in average cost per sf of $294 to the consumer, well below market averages. Hard costs build in passive house and “lanescaping” costs. The proposal requires

setbacks relaxation for this confi guration, however further density confi gurations can be included without aff ecting scale and character by exploring half levels within the roof and half sunk fl oors.

(Lot Optimization) The vast majority of Surrey residential lots do not contain laneways. This means that adjoining 2 long corner lots off er the most street facing area per square foot of land. In this confi guration, a fi ner grain of higher density is possible than alternative lot confi gurations. By reducing the land cost factor in the development, resources can be allocated to service value-added design, community amenity, and support aff ordable housing solutions and partnerships.

(Soft Savings) Dedicated car share and bike-share locations reduce the cost of car ownership. Additionally, the nature of co-housing is community living with areas for urban gardening, food, and resource sharing.

(Financing Structure) There are multiple pathways to fi nancing. Traditional single source private development is one way, or alternatively owners can form a co-housing group for shared equity fi nancing. Thirdly, various arrangements for partnerships between private-public sector could work in combination.

Unit Design:

The units have been designed to form both a direct and visual connection to interior garden pathway while al so avoiding overlooks to protect privacy.

Stoops and porches are blended into the pathway to form a range of semi- private to private zones.

The organization of the housing

promotes mixture for different family types and needs, ranging from

multigenerational families on 3 fl oors to younger families benefi ting from single fl oor layouts.

Construction Design:

Higher standards in insulation also mean thicker walls. The idea is to pull structural loading to the facade to allow fl exibility of renovations for the needs of future residents or changing demographics.

Underground garage is not proposed in order to reduce foundation and concrete costs.

20 % Market Mew (Multi-generational)

30% Rental 10% Support

45% Market Townhouse 80 m

A’

Section A’

Section B’

B’

20 m

0.6 m 1 m

4.2 m 3.0 m

Around the Corner :

eCo-Housing for young families

Surrey lots Vancouver lots

66’ x 263’

(20 x 80 m) 33’ x 120’

(10 x 36.6m)

100’ x 120’

(30.5 x 36.6m) lane

street street

2 families to

17 families

Mew House Townhouse Rental Apartment Flex Corner

Neighborhood Cafe Bike + Car Share

Co-working Space

Caretaker Unit

Community fl ex space

The 1 1/2 storey mew house is designed with the possibility of bedrooms on each level for multi- generational families.

It’s low height is intended to limit obstruction and shadowing onto the neighbouring backyard

AreaSq.M AreaSq.f Cost$ Mobility # Constructioncosts

Sitearea 1557 16,759 1,975,000 Parking 15 $210persf 4,932,060

(Plot1) 788 8481 Carshare 2 (incl.+$5/sfpassivehouse)

(Plot2) 769 8277 BikeStorage 16 (incl.+$10/sf"lanescaping")

BuildingArea 2182 23,486

FSR 1.40 UnitsTypes 2Bed 3Bd+den 4Bed 4Bed+den 5Bed+Den

Front Back Side 850Ͳ950sf 1050sf 1480sf 1130Ͳ1510sf 2250sf

PropertySetback 6 6 2 SubsidizedRental 1Ͳ2* 1

ProposedSetback 4.2 / 0.6 MarketRental 1 2

Townhouse 4 2 2

Buildingfootprint 846 MewHouse 1 2

PermeableArea 708

16Ͳ17Units 7 1 2 4 2

*Flexcorner:1000sfcommunity,retail,orresidential 50% 3Ͳ4BD 50%4Ͳ5BD

The expanded cooridor allows fl exibility for unit layouts and ensures

adequate facade surface area in anticipation of adjacent lot development.

These spaces become niches for bike storage, planting, and social space while providing sight-lines through the mews.

Street

reduced scale in cross-section to reduce shadow impact on neighbouring backyard

2017035