Calling All Ideas For a Better Atlanta! Housing Choice Edition

Atlanta is changing demographically, but our housing stock isn’t keeping up.

Last Friday, the Atlanta City Studio asked us to present our ideas on housing choice at Design Over Donuts. Or, as Eric Kronberg preferred to call it, Design Over Missing Middle Pastries. Dad joke!

The conversation that ensued was passionate, and understandably so. We see concerns about change in our existing communities as legitimate. We also view passion as a legitimate emotion in these conversations, because we ourselves feel very passionately about it. We want the city that we live in and the neighborhoods where we work to be the best possible versions of themselves. This doesn’t just mean beautiful, this means equitable. And we firmly believe that it’s possible to have both in Atlanta. We are proud to live in a city that has a City Design Studio: that not only believes these conversations are important, but that has created a forum for them to take place.

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Unpacking the Pilot Project’s Prototype Pieces

In our previous post, we provided an example of how small-scale infill could work within a few house lots to provide a dynamic range of housing choices.  We are now going to break down the components parts of this design.

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When Actions Speak Louder Than Words: The Importance of Pilot Projects

 

Atlanta is facing an affordable housing crisis, as are most cities and towns around the state of Georgia, and the rest of the country. “Affordable housing” is a loaded term, as it means different things to different people. But one thing is evident: communities can’t grow if they can’t provide housing that is affordable to a variety of people, and they certainly can’t grow equitably. At KW, we believe that “housing choice” is a great start to combat the affordable housing crisis. What do we mean by housing choice? We mean that our communities should provide housing options that a variety of people – in all stages of life, of all sorts of family structures, in all income brackets – can afford. More importantly, communities need to provide housing choice in walkable (or transit accessible) places near goods and services. We’ve been saying this for a long time, but we’re tired of talking. We’re ready to do it already.

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ABCs of ADUs Recap + Presentation Download

A packed house at KWA HQ! photo credit: Terry Kearns

Last night’s ABCs of ADUs event was a huge success! Thanks to everyone who came out to learn more about ADUs and Tiny Homes, and a special thanks to Will and the Microlife Institute for co-hosting the event with us.

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Housing, Trees and Zoning Changes

The City of Atlanta is working hard on another update to our zoning ordinance. It’s another round of Quick Fixes to address smaller tweaks to areas that should not be overly controversial. However, you never know what is going to trigger resistance and outrage when discussing modifications to property rights.

One of the surprising areas of contention is a push to strike the provision allowing accessory dwelling units (ADUs) in the R-4 zoning category. A lot of the resistance to this change is coming from various groups that think this new provision will result in the clear cutting of a lot of Atlanta’s amazing tree canopy.

We are going to break down some of these zoning terms to hopefully shed some light on things…

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When Not to ADU?

There are a lot of reasons to build an ADU, and a lot of reasons to do this sooner than later.  There is one time that is less than ideal though- when you don’t have an income.

This may seem obvious, but it matters for folks thinking through Aging in Place strategies.  An ADU is a great way to be able to afford to stay in your neighborhood as you consider retirement, offering several options.  The first stage could be having supplemental rental income while you stay in your house, helping to defray property taxes and other costs.  Later, it offers the chance for you to rent out your main house, while downsizing into your ADU.  This allows you to keep a foothold in your community, greatly reducing or eliminating your housing costs, and providing freedom to travel the world.

If you plan to finance your ADU, your bank or mortgage broker will have a much easier time getting the loan approved if you still have an income.  Loan appraisers often struggle to properly value a proposed ADU, which means they may significantly undervalue it, or give it no value at all.  An undervalued appraisal can easily sink a loan approval.

Getting your ADU financed and constructed before retiring is exceedingly important for folks that don’t have easy access to all the cash necessary to pay for their ADU out of pocket. Food for thought.

AARP, ADUs and You

We just had the chance to participate in an amazing roundtable discussing ADU policy in Washington, DC hosted by AARP.  Why is AARP bringing people to DC to talk about ADUs?  AARP has spent a solid 20 plus years advocating for housing choice as an important way for people to age in place in their communities, and realizes that ADU play a really important role in providing this choice.  Their website has a wealth of resources for folks interested in learning more.

What do we mean by housing choice?  Read more

Decatur Tiny House Festival

Curious about owning an ADU? Kronberg Wall Architects has partnered with local designers and builders to create the ATL ADU CO, a complete design/build/deliver service. The ATL ADU CO offers several ADU designs that meet a variety of price points, space needs, and site conditions, and our team of experts provide step-by-step guidance to buyers. Learn more at www.atladuco.com, or email us at info@atladuco.com.

We enjoyed the opportunity to share our thoughts on ADUs at the Decatur Tiny House Festival this past weekend. For those who couldn’t make it and are interested in learning more about why we give a hoot and what we’re doing about it, click below to download our presentation.

Link to KWA Tiny House Presentation

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So You’re Running for Office…

Dignified Missing Middle housing and single family housing coexisting peacefully in Candler Park, Atlanta, a stone’s throw from a thriving commercial node and a 10-minute walk from a heavy rail station.

I recently had the opportunity to sit down with a young, hopeful person who has decided to run for city council.  This candidate has focused on issues of inclusion and equity as cornerstone principles.  While I fully support these principles in the abstract, I want to know immediately what specific policies would be rolled out to promote these goals.   I treasure these opportunities to change minds and dismantle perceptions and expectations.  It also gives me a chance to work through theories bouncing around in my head in real time as well.

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ADU Update + Call to Action!

Curious about owning an ADU? Kronberg Wall Architects has partnered with local designers and builders to create the ATL ADU CO, a complete design/build/deliver service. The ATL ADU CO offers several ADU designs that meet a variety of price points, space needs, and site conditions, and our team of experts provide step-by-step guidance to buyers. Learn more at www.atladuco.com, or email us at info@atladuco.com.

If you’re wondering what happened to our ADU dreams, you’ll be happy to hear that we have been working diligently over the past few months to make them a reality. First, we are wrapping up construction document sets for our two ADU prototypes and hope to have final pricing on these in the next few weeks. Stay tuned! Second, we have been working with the city to revise the R-5 zoning legislation to allow ADUs as-of-right, in addition to the already allowed Guest Houses (check out the map or the City of Atlanta website to see where R-5 zoning exists). The proposed zoning changes passed ZRB last night and will now move on to the City Council Zoning Committee for review. Read on to find out the specifics of the zoning changes and how you can help make sure they happen! And if you’re still unclear on the benefits of ADUs / why we think this is important legislation, check out our previous post.

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ADU Math

Curious about owning an ADU? Kronberg Wall Architects has partnered with local designers and builders to create the ATL ADU CO, a complete design/build/deliver service. The ATL ADU CO offers several ADU designs that meet a variety of price points, space needs, and site conditions, and our team of experts provide step-by-step guidance to buyers. Learn more at www.atladuco.com, or email us at info@atladuco.com.

One of the things that gets us most excited about ADUs is the financial math.  Here’s why.  Cities across the nation are struggling to find ways to provide more affordable housing to meet growing demand, both little ‘a’ affordable housing and big ‘A’ Affordable Housing.  Little ‘a’ housing is often also called workforce housing.  This housing is intended to be accessible to people making up to 80% of the area median income (AMI in housing speak).  Housing for police, firefighters, teachers, recent college grads with a lot of student debt.  For Atlanta, this translates into monthly rents of $764 for an efficiency, $820 for a one bedroom, and $949 for a two bedroom.

Let’s talk about approximate costs for the ADUs we are designing.  While we are still working through costing with our builder, we are expecting that the one bedroom version should cost somewhere between $95,000-$115,000 depending on specific site conditions.  The two bedroom is expecting to cost somewhere between $125,000-$145,000.  These numbers are the all-in cost.  Design, permitting, construction, utility hookups, etc. etc. are included in these numbers.

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