you are invited to come and celebrate community at this open house:

to turn this apartment building into a co-housing community in the
next 6 months!

yes, the building is still a diamond in the rough:  still needs to be
made beautiful - with your ideas!
please come and look at the inside of the townhouses, and the possible
common space.

FOR RENT: these 2 apartments are actually for rent now

we'll have delicious refreshments and scintillating conversations
about co-housing!

date: sunday, november 5th
time: 2 pm until 6 pm
place: 3000 nicol ave, oakland (off fruitvale ave / coolidge , near 580)
apartments #1 and #3

who else would you like to have live here? please send this
invitation to them and to their lists.

for more info:  email me luverika@hotmail.com

directions: at the very end of this email.
please be respectful of the existing tenants.  
please park on the street.

see you there!

erika

here is more information:  a lot more information....

 THE FANTASY:
> > > So, i have this fantasy....
> > >
> > > ask the people who know me: my fantasies tend to be good ones. and
> > > they tend to come true. and they tend to include plenty of people. and
> > > those people tend to be very happy!
> > >
> > > CLOSE, BUT NOT TOO CLOSE
> > > this is a fantasy about living together with the people we enjoy - but
> > > not too close together:  close enough to have fun together easily
> > > without driving or planning way ahead.  but still have your own house
> > > that is all yours and is private. you can keep your very own kitchen
> > > as clean or not clean as you like.  you will not be cleaning anyone
> > > else's bathroom, or fighting over who does.  this is not intentional
> > > community,  it is not a commune:  it is an intentional neighborhood.
> > >
> > > PRIVACY AND SOCIAL INTERACTION
> > > i would love to have my own completely normal house to live in, to
> > > work in, to be solitary in. and then, whenever i feel sociable, walk
> > > outside into the common courtyard and hang out in the hot tub, at the
> > > picnic table, by the barbeque. catch up on how a friend's
> > > day is going, on news about cool things going on in the larger world, join the
> > > cuddle puppy pile in the common house living room, trade a massage, .
> > > would you love to have a house like that too?
> > >
> > > THIS IS THE PLAN:
> > > a co-housing community!
> > > a special alternative co-housing community for all of us who love community,
> > > dance, art, compassionate communication, burning man, HAI as well as
> > > financial stability and security and wise investment.
> > >
> > > sounds too good to be true, doesn't it:
> > > and yet:
> > > we can really do it right here and right now!
> > >
> > > HOW SOON?
> > > we can have this in 6 more months - maybe even may 2007.
> > > you can't believe it, right?  look at the timeline and see!
> > >
> > > IS IT POSSIBLE?
> > > i always assumed that these kind of communities would drive me nuts
> > > with too much closeness, they would be too ingrown, they would blow
> > > up.
> > > and guess what? they don't.
> > >
> > > DOES IT WORK?
> > > so i asked lots of questions on the co-housing tour.
> > > now it definitely does happen that some people have issues with other
> > > people - of course that happens.  however, it does not end up being a
> > > big deal.  as long as people join in with a desire for co-housing,
> > > issues seem to get worked out.  only very rarely does anyone leave
> > > because of interpersonal stuff.
> > >
> > > WHY DOES IT WORK?
> > > there are several reasons for this:
> > > there will be about 10 units, 10 sets of people - that is enough mass
> > > so that one does not need to be close with everyone. no pressure to be
> > > buddies with anyone.
> > > and also people like us tend to have busy outside lives too - so we
> > > have a larger community than the one we live in.  we get juice and
> > > stimulation from lots of different sources. and we also get support
> > > for dealing with issues from lots of different sources.
> > > this is just a very yummy place to live - it is not your whole world.
> > >
> > > THE BUILDING:
> > > i have a place in mind, although it's not a totally sure thing - it
> > > can't be sure until the units are actually for sale.
> > > this property is actually 2 buildings with a courtyard in the middle.
> > > it has an urban feel to it.  there is not a lot of garden and field
> > > space (although that exists next door - perhaps one day that can be
> > > bought and annexed).
> > >
> > > THIS IS THE FANTASY FOR THE ACTUAL PLACE:
> > > 10 townhouses in 2 buildings. with a courtyard in between.  will be
> > > made pretty with climbing vines, trees, hanging flower baskets .  the
> > > cars are outside, not visible from the courtyard. each townhouse has a
> > > garage, which could also be used as a studio or workshop.
> > >
> > > THE TOWNHOUSES:
> > > the townhouses are 2 bedrooms, a walk-in closet in the master bedroom.
> > > a powder room downstairs. a full bathroom upstairs. each unit has a
> > > big outside patio or balcony.
> > > skylights upstairs. lots of sun and light in all the windows.
> > >
> > > the advantage of a townhouse is no one is on top of you or below you -
> > > dance and bounce all you want!  they are not huge: just under 900
> > > square feet. but you have a full kitchen (comes with fridge and stove
> > > and garbage disposal, some microwaves), a dining area, living room and
> > > stairs to upstairs.
> > >
> > > HOW LUXURIOUS ARE THEY?
> > > now, these townhouses are not luxurious right now, they are plain. and
> > > we probably will not be fixing them up before selling them.
> > >
> > > yes, we could fix them up and charge a lot more but we're guessing
> > > that you all are aesthetic types and know exactly what kind of organic
> > > flooring you want. and what kind of colors you want on your walls to
> > > complement your auras.
> > >
> > > so we'll trust that you have vision when you see your plain unit. and
> > > appreciate that the cost is way less so that you can make it beautiful
> > > in exactly the way that you want!
> > >
> > > COMMON SPACE, WHICH IS THE SHARED SOCIAL SPACE:
> > > we will however fix up the common space: the courtyard and the common
> > > house and the exterior of the buildings and the landscaping.  we will
> > > check the roof and the plumbing and the wiring and the laundry room.
> > > the budget is prepared by a professional budget preparer and contains
> > > provisions for things that need maintaining. and for thing that will
> > > need major maintenance or replacement in the future.
> > >
> > > TAKING CARE OF BUSINESS:
> > > who takes care of the whole complex: we do! that is we do as much as
> > > we want. the basic structure is laid out in legal documetns. however
> > > we decide whether we want things like the gardening and cleaning the
> > > common areas done by paid people or done by us.  same with the bill
> > > paying for the common bills: we can hire a management company or do it
> > > ourselves.
> > >
> > > TIME INVESTMENT:
> > > typically after the complex is settled down there is only one meeting
> > > a month for everyone (about 2 hours) plus some individual chores, that
> > > rotate, for another couple of hours a week plus the occasional work
> > > day. and these opportunities to work together are actually also
> > > opportunities to be together and become a more functional group.
> > >
> > > SOCIAL MEALS:
> > > and then there are meals together in the common house 2-3 times per
> > > week. people cook on a rotating basis. and people sign up to eat for
> > > each individual meal. so you only cook once every few weeks.  the
> > > meals range from put-together take-out to very gourmet.
> > >
> > > and, for example, the doyle street co-housing has a wine club.  so the
> > > wine does not come out of the common kitty but those who want can have
> > > nice wine.
> > >
> > > SOCIAL AND EDUCATIONAL EVENTS:
> > > and then, of course, there are opportunities to play together and
> > > those can be whatever the community wants.  however play is as
> > > important as work for bonding!
> > > the common house can be used on a sign-up basis by anyone to create
> > > events.  and it looks like it usually works out that the events are
> > > structured so that everyone feels included.
> > >
> > > THE COMMON HOUSE:
> > > we would be using a 3 bedroom 2 bath apartment as our common house.
> > > the kitchen is a good size and has a dishwasher. and the lliving /
> > > dining area is large enough to easily seat everyone - plus friends for
> > > larger parties and to easily convert to a dance space or workshop
> > > space. it's not huge but a generous sized living room.
> > >
> > > the extra bedrooms could be guest room or massage room or rented out
> > > or computer center or ......
> > >
> > > ACCESSIBILITY:
> > > sadly each unit has interior stairs and the common social apartment
> > > has exterior stairs so that this is not a great building for someone
> > > who is mobility impaired.
> > >
> > > THE FINANCIALS:
> > > now, i'm no attorney, that's why an experienced attorney has written up
> > > all the agreements.  this is my understanding after significant
> > > research but please do your own research to satisfy yourself about
> > > everything:
> > >
> > > the building will be divided into tenant-in-common (TIC) units.
> > > TIC units are actually very similar to condos:
> > >
> > > when you buy one of the units, you legally own a percentage of the
> > > whole complex. and then you have the legal agreemetns between all the
> > > owners that spells out who owns which unit and all the financial
> > > details.
> > >
> > > FINANCIALLY YOU ARE ONLY RESPONSIBLE FOR YOURSELF:
> > > this is the wonderful thing; every owner has their own mortage, that
> > > they have to qualify for. so if someone else defaults, it does not
> > > effect you at all. also you can sell your unit to anyone except they
> > > also have to qualify for their own new mortgage.  i already have a
> > > lender lined up ready to go.  you can refinance. when you look at the
> > > co-housing communities, you will see that the resale value of the
> > > units is good.
> > >
> > > SELLING IN THE FUTURE:
> > > once a co-housing community is established, people love to buy into
> > > it.   the new buyers tend to self-select to fit into the community.
> > > this is why it's so cool for us to create this dream for ourselves: we
> > > can make it what we want. and we do not have to wait to move into
> > > someone else's dream!
> > >
> > > RENTERS:
> > > in existing co-housing developments it has worked for someone to rent
> > > one of the units. (they may end up buying in later .)  when an owner
> > > had to live somewhere else for a while. the communities said that the
> > > renters were a positive addition.
> > >
> > > PARAMETERS FOR TIC's:
> > > the loan terms are very slightly less favorable - like 1 point higher
> > > interest rates. and maybe an extra point when you get the mortgage.
> > > it appears that you cannot have a homeowner's line of credit at this
> > > time although that may change as these loans become more common.
> > >
> > > also all the units need to work with this same lender.  and if a unit
> > > is sold later, the new owner also needs to stay with this same lender.
> > >
> > > also the downpayment is 25% for TIC's.
> > >
> > > it is preferable to have condos. however it costs a huge amount to
> > > condo-ize a building so that the units would cost a lot more.  also in
> > > oakland you simply cannot condo-ize anymore, it's not allowed.  so
> > > this is one reason for the affordability: the TIC rather than condo
> > > arrangement.
> > >
> > > THE COST:
> > > ok, remember that this is all fantasy at this time.  if you give me
> > > your email, we will keep you posted as the fantasy turns into fact.
> > > real estate investments are a big deal and it is absolutely imperative
> > > to move as slowly as needed to make sure that everything is done
> > > properly. at this time there is no way for anyone to sign up for any
> > > units. there is no way to give money to anyone for any of this at this
> > > time.  the legal structure has to be in place before anything else
> > > happens.
> > >
> > > i have not done anything like this before. luckily some people have:
> > > i am hiring them!  there is some fabulous expertise and talent out
> > > there.  see the section about the team!
> > >
> > >
> > > GENERAL FIGURES:
> > >   it's possible that the units might go for as little as $ 250 000 ($
> > > 275 000 including the share for the common apartment) - the exact
> > > price will become more clear as the costs become more clear.
> > >

> > > HERE IS INSPIRATION FOR YOU:
> > > so this is the time to start organizing your finances to collect the
> > > downpayment . get a credit report, and clean up your credit if needed.
> > > talk to family about possible help from there.
> > >
> > > just think:  you are creating your secure financial and social future.
> > >   once you own the place where you live, you are so much safer in
> > > middle and older age.
> > >
> > >
> > > LET'S BUILD OUR GROUP NOW:
> > > what we can do at this time. and this is a very good thing to do for
> > > building the group;  we can start forming a group or groups. we can
> > > get together and talk about dreams and fantasies and hopes and wishes.
> > > we can educate ourselves and each other on what's possible here. we
> > > can learn about legal and financial aspects. we can learn about
> > > co-housing.  so do leave your email on this website and let us know if
> > > you want to be part of a group now.  and if you'd like to help
> > > organize a group.
> > >
> > > BUS TOUR TO LEARN ABOUT CO-HOUSING:
> > > we could even organize bus tour of the local co-housing communities in
> > > the east bay! oakland has more of them than any other city in the
> > > whole country.
> > >
> > > LOCATION:
> > > the building that i have my eye on for this purpose is in the
> > > fruitvale area of oakland. a few blocks off 580 on the bay side of the
> > > freeway. amazingly one does not hear the freeway.  the area is not a
> > > great area, however it is getting cleaned up.  a new huge gourmet health
> > > food store , farmer joe's has just opened 6 blocks away.
> > >
> > > there is an advantage to being in a not-so-great area: the neighbors
> > > are more welcoming.  in a fancy area, the neighbors might get anxious
> > > about something unusual happening in an apartment buildig. in this
> > > area, the neighbors would welcome us as the good neighbors that we
> > > will be. and they would be more tolerant of people who wear unusual
> > > clothes or who like to chant with their windows open.
> > >
> > > we would be 1.5 miles from the fruitvale bart station on
> > > bicycle-friendly streets. and 5 blocks from the new farmer joe's. the
> > > local area, the dimond area, has a neighborhood association and email
> > > list and activities.
> > >
> > > itis 5 miles to berkely and to the bay bridge.
> > >
> > > this area is mixed with all ethnic groups. and has owner-occupied
> > > single family homes as well as other apartment buildings.
> > >
> > > PROPOSED TIME LINE :
> > > the TIC process is starting now.  in 2-3 months the california
> > > department of real estate (DRE) gives us the 'pink paper' which means
> > > that we can start marketing but we cannot actually sell. in about 6
> > > months we get the final papers from the DRE and we can then actually
> > > sell the units.
> > >
> > > this process includes the legal and the financial structure for the tic.
> > >
> > > and then we also need to work with the existing tenants to see which
> > > of them would want to buy in and which of them would like to receive
> > > financial and organizational help in relocating to another rental.
> > > luckily there are lots of wonderful and affordable rental units
> > > available in oakland right now.
> > >
> > > TO DO IN THE MEANTIME:
> > > in the meantime we all can work on collecting a group, on creating the
> > > co-housing part of the structure (lots of amazing people resources
> > > available for that too!).
> > >
> > > help prospective buyers (once we have the pink paper) get ready to
> > > apply for a loan and prepare the downpayment.
> > >
> > > we have some good ideas for improving the exterior of the building and the          > > > landscaping - there will be some pictures available.
> > > if you like to be involved in that, that would be great!
> > >
> > >
> > > THE TEAM:
> > > please do not contact these people in regards to this project at this
> > > time until we have more definitive information for you.
> > >
> > > the attorney:  andy sirkin    www.andysirkin.com has great info about TIC's
> > >
> > > the surveyor:  richard langford surveying
> > >
> > > the budget preparer:  wendy franklin of ford, donegan & associates, inc.
> > >
> > > the title company:  stephanie brochier of old republic title, san francisco
> > >
> > > the realtor: diane ohlsson, a realtor who was involved with existing
> > > retro-fit (which means using existing buildings vs building new)
> > > co-housing projects in the east bay
> > >
> > > the loan officer:  beth hoffman, owner of alternative mortgage sources
> > > at sources.com
> > >
> > > consultants:  the authors of the classic book "cohousing", kathryn
> > > mccamant and chuck durrett do consulting and may
> > > consult on this project
> > >
> > > plus lots of experienced cohousing folks from the area have offered to
> > > be resources and to support this project.
> > >
> > > FOR MORE INFO:long
- send me your email for periodic updates at luverika@hotmail.com
- you will receive no more than 2 emails per month
- the website is under construction

RESOURCES:
- the co-housing association: www.cohousing.org/default.aspx
- books:
            - Cohousing, A Contemporary Approach to Housing Ourselves
            by Kathryn McCamant, Charles Durrett, Ellen Hertzman
            The Cohousing Handbook
            - Building a Place for Community
             by Chris ScottHanson, Kelly ScottHanson

DIRECTIONS:
- 580 from the north: exit at fruitvale,turn right onto fruitvale.
take the 4th left onto nicol ave. on the left, 3 blocks. white
building with blue balconies.  3000 nicol ave.
- 580 from the south: exit at coolidge ave. turn left onto coolidge.
right after 3 blocks onto nicol ave. first block on your right. white
building with blue balconies. 3000 nicol ave
- 880 : exit fruitvale, go east about 1.5 miles, turn right onto nicol
ave. on the left, 3 blocks - white building with blue balconies. 3000
nicol ave.

please park on the street.