Cohousing-L Mailing List: Re: affordable cohousing

[Rod Lambert (rod]

The 2nd Neighborhood at EcoVillage at Ithaca NY was heavily customized 
and built with permits as well although not strictly a lot development 
model. It is a coop legal model built with a construction management 
method rather then contracts which allowed for customization and 
owner-built homes - we have 2 strawbale houses for instance). Allowing 
appropriate owner participation can be a great affordability strategy. 
People were allowed to build their "dream home" or customize starter 
designs which I had generated as long as they fit within mutually agreed 
on parameters, especially size, green materials and tech.

The First nbhd (FRoG) was built with the conventional method (pick from 
4 models - don't make changes or it will cost ya ) which provides a good 
comparison of methods. While some people spent significantly more then 
they intended (mostly due to "feature creep" - discipline is a 
prerogative if affordability is the _primary_ goal), everyone got good 
value for their money according to the bank appraiser. Comparing to 
FRoG:  the most expensive house is in SoNG and the least expensive, the 
largest house and the smallest. Cost per sf: equal to or better then 
FRoG for 80% of the homes. The appraiser said that while he categorized 
the overall state of houses in FRoG as "satisfactory" he appraised those 
in SoNG as "good" - with "excellent" being generally reserved for big 
estate homes. I prefer to just say that the neighborhoods are very 
different not superior or inferior which is the case. We were also able 
to get a HUD grant for 5 lucky households of ~18k to help with downpayments.

I recommend the method to other groups for which I have consulted as it 
still allows the "call-me-when-it's-done" contract method for an 
individual or a cluster of homes but gives freedom to those who desire 
it, broadening the market base. We were having difficulty getting going 
on the 2nd nbhd until I suggested letting people have much more control 
of what got built. Several people from the first nbhd switched to the 
2nd when the option became available. Another coho group, which I 
designed for, was able to build a 1240sf home for 150k total, including 
common costs, using this method even though they did no "sweat equity".
Much more could be said but I agree with Rob S. that, while it may not 
be for every group,  it is a method that should be considered.

Rod Lambert
Whole Community Design
EcoVillage at Ithaca. NY


> Date: Sun, 27 Sep 2009 20:43:22 -0700
> From: "Rob Sandelin" <floriferous [at] msn.com>
> Subject: Re: [C-L]_ affordable cohousing
> To: "'Cohousing-L'" <cohousing-l [at] cohousing.org>
> Message-ID: <BLU0-SMTP82A1B89F07E188456D1B79A3D60 [at] phx.gbl>
> Content-Type: text/plain;       charset="us-ascii"
>
> Yes all were permitted. In Snohomish County you can use recycled building
> materials and there is no minimum size to a self built/financed residence,
> it's the banks who make you build a house worth 2.5 times your lot.  Also
> any living unit without running water under 200 square feet does not require
> a permit.
>
> Rob 
>
> -----Original Message-----
> From: Grace Kim [mailto:grace [at] schemataworkshop.com] 
> Sent: Sunday, September 27, 2009 8:22 PM
> To: cohousing-l [at] cohousing.org
> Subject: [C-L]_ affordable cohousing
>
>
> Thanks Rob!
> It's good to have the additional context.
> Although I too wonder about the code implications of self built
> projects- were they engineered or permitted?
>
> And I encourage others to share similarly.  Also I'd encourage everyone to
> complete the survey even if you didn't end up with affordable units in the
> end.
>
> grace h. kim
> schemata workshop
> (sent via mobile messaging)
>   
> > >
> > > From: "Rob Sandelin" <floriferous [at] msn.com
> > >
> > > I filled out the survey but it didn't really cover how we operate and 
> > > since there is strong bias against lot development in cohousing 
> > > circles I thought it was at least worth mentioning that lot 
> > > development allows people to build their own homes, using recycled 
> > > free materials, and alternative designs at very low cost.  We have two 
> > > residences which are very small and cost less than $40,000 including 
> > > the cost of the lot.  We have another which is owner built which cost 
> > > less than $120,000 to build. Of course there are some hugely expensive 
> > > homes built here as well but we do have a good mix, and some of the 
> > > larger homes host our 10 rental apartments which also provide 
> > > opportunities for non-owners to live here.
> > >
> > > Rob Sandelin
> > > Out in the woods of Sharingwood
> > > Snohomish County, WA
> > >