CONSCIOUS URBAN PLACEMAKING Kronberg Wall is a boutique design practice, formed by a multidisciplinary team with expertise in architecture, planning, urban design, policy making and real estate development. We are contextual thinkers who consider the physical, social, and temporal conditions of the spaces we work on in a multifaceted approach to the creation of structures and spaces. We create distinctive places where people’s experiences are as elevated as our architecture— a reflection of our sensitivity to every transition, from the geography of a project, to its role and place in its community, to the moments people spend inhabiting it. WE ARE CONSCIOUS URBAN PLACEMAKERS APPROACH TO PLACEMAKING
NUMBER OF
CHILDREN, & ELDERLY WOMEN,
NETWORKS SOCIAL
OWNERSHIP
VOLUNTEERISM LOCAL BUSINESS LAND-USE PATTERNS
STEWARDSHIP
DIVERSE
COOPERATIVE PROPERTY VALUES
EVENING USE NEIGHBORLY FUN ACTIVE VITAL
PRIDE SPECIAL REAL RENT LEVELS FRIENDLY USEFUL
INTERACTIVE STREET LIFE USES & INDIGENOUS SOCIABILLITY ACTIVITIES CELEBRATORY RETAIL SALES WELCOMING SUSTAINABLE PLACE SAFE CONTINUITY ACCESS & COMFORT CLEAN CRIME TRAFFIC DATA LINKAGES & IMAGE “GREEN” STATISTICS PROXIMITY WALKABLE
SITTABLE CONNECTED SPIRITUAL
CHARMING ATTRACTIVE SANITATION
READABLE HISTORIC MODE SPLITS RATING
WALKABLE
CONVENIENT
ACCESSIBLE CONDITIONSBUILDING
ENVIRONMENTAL ORIGINAL DIAGRAM BY: TRANSIT USAGE
DATA
ACTIVITY PEDESTIRAN
PATTERNS
PARKING USAGE WE ARE CONSCIOUS URBAN PLACEMAKERS ATLANTA NEIGHBORHOODS & MOBILITY ARMOUR I-75 I-85
ARMOUR ATLANTIC M I-75 STATION I-85 BLANDTOWN I-85 N. DRUID HILLS I-75 M VIRGINIA HIGHLANDS ATLANTIC MMIDTOWN STATION DECATUR BLANDTOWN M M I-85 M PONCEY-HIGHLANDSN. DRUID HILLS I-75 M VIRGINIA HIGHLANDS MIDTOWN LITTLE 5 POINTS ENGLISH AVENUE M DECATUR AVONDALE INMAN PARK LAKE CLAIRE M M VINE CITY M M M ESTATES DIXIE HILLS M PONCEY-HIGHLANDS OLD FOURTH LITTLEM 5 POINTS MENGLISHM DOWNTOWNAVENUE M AVONDALE M M WARD INMAN PARK LAKE CLAIRE M OAKHURST M M VINE CITY REYNOLDSTOWNM ESTATES DIXIE HILLS MM OLD FOURTH KIRKWOOD CASTLEBERRY DOWNTOWN M M EDGEWOOD M M M WARD KWA OAKHURST M M HILL M REYNOLDSTOWNCANDLER PARK EAST LAKE KIRKWOOD WESTHAVEN CASTLEBERRY M M KWA EDGEWOOD WESTVIEW EAST LAKE HILL CANDLER PARK HIGHWAY WESTHAVEN M SUMMERHILL WESTENDWESTVIEW BELTLINE FUTURE TRAIL MECHANICSVILLEM GRANT PARK EAST ATLANTA WESTEND SUMMERHILL BELTLINE COMPLETED TRAIL MECHANICSVILLE GRANT PARK EAST ATLANTA MARTA RAIL LINE BEECHER HILLS M MARTA RAIL STATIONS BEECHER HILLS ADAIR PARK ORMEWOOD I -20 ADAIR PARK ORMEWOOD I -20 M M PARK M PARK WE ARE CONSCIOUS URBAN PLACEMAKERS ATLANTA NEIGHBORHOODS
THE BELTLINE CANDLER PARK SWEET AUBURN FOX THEATRE
LITTLE FIVE POINTS GRANT PARK FARMERS MARKET OLD FOURTH WARD PARK WE ARE CONSCIOUS URBAN PLACEMAKERS RECENT WORK
EDGEWOOD SUMMERHILL WEST MIDTOWN ORMEWOOD PARK GRANT PARK
DULUTH OTTLEY ARMOUR WEST END REYNOLDSTOWN WE ARE CONSCIOUS URBAN PLACEMAKERS PROJECT TYPES
NEIGHBORHOOD ACTIVATORS ADAPTIVE REUSE
PLACES OF ENCOUNTER TRANSFORMING PAST INTO FUTURE
PRESERVING CULTURE CURATING GREAT & HISTORY PLACES URBAN INFILL URBAN PLANNING RESIDENTIAL USE URBAN INFILL
IBERVILLE OFFSITE REHABILITATION 2014 NATIONAL TRUST AWARD FOR EXCELLENCE IN HISTORIC PRESERVATION
2015 CONGRESS FOR THE NEW URBANISM GRAND PRIZE CHARTER AWARD
2016 SOUTHFACE FULCRUM AWARD
2017 RUDY BRUNER AWARD SILVER MEDALIST LA FRANCE WALK URBAN PLANNING
GEORGIA AVE MASTER PLAN
BUILDING KEY Commercial: Existing Building Commercial: New Construction Residential: New Construction Existing Building Not in Scope Outdoor Patio HANK AARON DR
660 XX SF 1 story retail, 2 story office
670 21,510 SF 3 story office
690 35,560 SF 3 story office
GEORGIA AVE
19 6,000 SF 2 story restaurant / retail
25 776 SF* 1 story food stand: cheesteaks, hotdogs
33 3,910 SF 1 story retail / restaurant
39 6,636 SF* 2 story entertainment: music venue, movie cinema / restaurant, special events
59 2,564 SF* 1 story restaurant: family friendly
60 2,535 SF* 1 story w/ mezzanine + warehouse: brewery, brew-pub, artist space
63 4,678 SF* 1 story + basement: multi-concept in one-music, bar, speakeasy
68 1,578 SF* 1 story retail: coffee and/or roaster, cafe
70 8,135 SF 1 story retail / restaurant
71 5,512 SF* 1 story retail + warehouse: tea house, specialty food
73 911 SF* 1 story retail: ice cream, donuts, bakery, specialty food
85 4,619 SF* 1 story restaurant / bar
92 3,219 SF 1 story neighborhood market: small daily needs, locally sourced, grab-and-go
BASS ST, REED ST
20 5,000 SF 1 story office
674 1,600 SF 1 story retail / restaurant
*Indicates net area, all others are gross area GEORGIA AVE REDEVELOPMENT 1607 BELLWOOD MIXED USE URBAN INFILL - ATLANTA
THE ELWAY INLAND TRACT NEIGHBORHOOD ACTIVATORS
PARSONS ALLEY DULUTH SUMMERHILL REDEVELOPMENT ADAPTIVE REUSE - NEW ORLEANS
OC HALEY OFFICES AND CARRIAGE HOUSES NEW ORLEANS JAZZ MARKET ADAPTIVE REUSE - ALOCHOL BASED DEVELOPMENT
MONDAY NIGHT GARAGE WESTSIDE REDEVELOPMENT ADAPTIVE REUSE
ATLANTA URBAN DESIGN COMMISSION BIG NERD OFFICE KWA HQ WE ARE CONSCIOUS URBAN PLACEMAKERS INCREMENTAL DEVELOPMENT
Unit Program Area 4F: NOI and Cap Rate Analysis Static proforma Prepared July 2011 by Anderson|Kim 0.72 Floor Area Ratio (FAR) formula: Building SF / Land SF 1 1BR - First Fl. 1,024 SF 3 Project Costs
2 2BR - Second Fl. 1,024 SF Land Cost $51,072 6,384 SF parcel $8.00 per parcel SF 8% of project costs
3 1BR (#1) - Second Fl. 512 SF Direct Construction Costs $414,720 $90 per building SF 69% of project costs Indirect Construction Costs $138,240 $30 per building SF 23% of project costs 4 1BR (#2) - Second Fl. 512 SF Construction Costs Subtotal $552,960 $120 per building SF 92% of project costs Project Costs $604,032 Common Area 617 SF 2 4 Residential Subtotal 3,689 SF Net Operating Income
Revenue Assumptions: Rate SF monthly rent Annual Rent NR Non-Residential 919 SF
Total 4,608 SF #1: 1BR, First Flr. $1.17 1,024 $1,200 $14,400 #2: 2BR, Second Flr. $1.17 1,024 $1,200 $14,400 #3: 1BR, Second Flr. $1.37 512 $700 $8,400 #4: 1BR, Second Flr. $1.37 512 $700 $8,400 19.9% of the building is non-residential. Common Area 617 $45,600 Subtotal: Potential Income from Residential FHA mortgages allow for a maximum of Non-Residential (NNN) $1.36 919 $1,250 $15,000 20% non-residential. Total Building SF 4,608 $5,050 $60,600 Annual Rent $60,600 Gross Potential Income (GPI)
5% Vacancy rate 3,030
$57,570 Gross Operating Income (GOI)
Annual Operating Expenses (Res. Only; Non-Res is NNN)
Property management 5.00% 2,879 (assumed at 5% of rents) Accounting 300 NNN NR 1 Legal 300 NNN Insurance; property and GL 600 NNN Real estate taxes 1.00% 6,040 maintenance & supplies 500 NNN Utilities; water, trash 300 NNN Contingency 4,000 subtotal $14,919 $14,919
Operating Expenses as % of GOI 26% $42,651 Net Operating Income (NOI) formula; GOI less Operating Expenses Acquisition Cost/Project Cost $604,032
7.06% Cap Rate/ Cash on Cash return no leverage formula; NOI divided by the Acquisiton Cost
Cash Flow
Acquisition Cost/Project Cost 604,032 Down payment 20% 120,806 Assumes 30 year amorization. 483,226
Monthly payment P&I 5% ($2,594)
Annual NOI 42,651 Annual Debt Service (31,129)
Annual Cash Flow above debt service and operating expenses: $11,522 9.5% pre-tax return on equity (down payment) Debt Sevice Coverage ratio: 1.37
Annual depreciation @ 27.5 years $16,474 assumes 75% of project cost = value of improvements to land
Key inputs in yellow Key outputs in tan
234 West Third Street, Suite D Chico, California 95928-9424 THE 4F: REVISED PLAN “Form Follows Finance” Fourplex (530) 892-9197 v|f AK MAY 2012 Multifamily Housing for the New Economy ANDERSON|KIM [email protected] 0’ 8’ 16’ 32’ architecture + urban design www.andersonkim.com 2015 SMALL DEVELOPER BOOTCAMP WE ARE CONSCIOUS URBAN PLACEMAKERS PARTNERSHIPS & EVENTS
STREETS REIMAGINED text
CNU + GC COMMUNITY FORUM @ OUR OFFICE ATLANTA STREETS ALIVE WE ARE CONSCIOUS URBAN PLACEMAKERS KWA BLOG kronbergwall.com/blog 887 Wylie St, Atlanta, GA 30316 • 404-653 -0553 www.kronbergwall.com @kronbergwall