We spend a lot of time working with the Incremental Development Alliance training folks to be small developers. One of our many goals is to help build community wealth through infill housing at a scale compatible with traditional neighborhoods, also known as Missing Middle Housing. This is housing that fits within a single-family neighborhood, but with more units than a single family home. This might be a home with an accessory dwelling unit, a duplex, fourplex, maybe even a six or eight plex.
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.
We’ve had a lot of time to think through housing challenges and opportunities facing Atlanta. La France Walk is a unique chance to explore this issue firsthand. From the beginning, the core question for La France Walk has been, “How do you create a place, and what type of housing would that place include?” – or from a technical standpoint, “What is the most appropriate type of housing to build on a site adjacent to a heavy rail transit station and surrounded by a two-family zoned neighborhood with a single-family feel?”
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.
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.
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.
If our last cliffhanger post didn’t get you pumped about ADUs, let’s hope this one can deliver. As mentioned in the previous post, we are excited to announce our very own ADU design / build /deliver service. We have designed two prototypes (floor plans and renderings shown above) and have done our due diligence on codes, constraints, financing and delivery methods. All of that to say, if you like what you see, you could have one of these in your backyard very soon!
Interested to know more?
We have some exciting developments taking place at Kronberg Wall, and I mean that literally. We are flexing our development muscles as we aim to launch our newest branch of design expertise: Accessory Dwelling Units. What does it all mean? Well, the short of it is: we see a problem, and instead of waiting around for a solution, we are going to create one.
KWA is back at it in New Orleans, with the latest Iberville Offsite Rehabilitation development underway. If you’re unfamiliar with the project, check out this previous post and this video for some background information.
The hard-at-work lady in the before and after photographs (yours truly) went from sweaty summer as-built visits in 2015 to mild winter construction administration visits in 2016/2017 (shout out to global warming). In the time period between these visits, the IOR team has dedicated their various skills to the rehabilitation of 16 historic single family homes in the Treme neighborhood into 30 new affordable housing units. The transformation that has taken place in these houses over the past year and a half is tremendous, and we are so excited to see them become homes very soon. We are very proud to be doing this important work in New Orleans, and we can’t wait to see these houses finished later this year!
Affordable housing is now and will continue to be an exceedingly important and challenging need for cities across the nation, and Atlanta is no exception. More and more people are looking to live closer to where they work, live, learn, and play. We have a very limited amount of land that qualifies as walkable urban, and not even all of that has access to MARTA rail. This scarce resource is rapidly becoming more expensive as a large and growing number of people compete for the limited amount of available housing. The Beltline is sparking further demand, speculation, hope, and price appreciation as single-family homes and commercial properties become more desirable within this hoped-for walkability.
We spend a lot of time talking about Missing Middle Housing and its critical role in developing healthy and inclusive neighborhoods. Discussing the theory and design behind Missing Middle Housing is essential, but we also need to consider the hands-on process of making these projects real. One major step in this process is selling Missing Middle Housing to the public – especially those that live near the project site. We are actively rezoning properties in Atlanta to Missing Middle pocket neighborhood development – and this gives us firsthand feedback on how communities perceive the benefits of these housing options, as well as the fears these projects generate.
There’s a lot of buzz about tiny houses right now, and as advocates for increased housing diversity and affordability, we thought it only right to jump into the conversation. Because we are based in Atlanta, and because tiny houses are not allowed under current zoning in Atlanta, we decided to search for a quick solution to get tiny houses in the mix right now. Why would we wait for our ordinances to be amended if we could find an interim code hack!?
The topic for this month’s CNU T3 event, happening Thursday, July 21, at 5:30pm in the KWA office, is “Tiny Houses & The Missing Middle: What’s the Big Deal?” With a host of other excellent speakers, our own Eric Kronberg will take an in-depth look at what Daniel Parolek calls America’s “missing middle” housing, the benefits of implementing this type of housing in urban areas like Atlanta, and the specific challenges to doing so in local neighborhoods. For now, take a look at the brief overview below, and get stoked for next week.
We’re happy to announce that KWA was recently selected as a recipient of a 2016 Fulcrum Award from Atlanta-based environmental advocacy and consultant group Southface! The Iberville Offsites in New Orleans were identified as a project that promotes Southface’s vision of a regenerative economy, responsible resource use, social equity and a healthy built environment for all.
Over the past year we have been exposed to a barrage of extremely interesting and eye opening reports, presentations, and books on demographics. These reports all indicate that the majority of Millennials and Baby Boomers want the same type of housing option – something located within a walkable community – and are increasingly willing to accept smaller, connected units to accomplish this.
We spend a lot of time talking about the specifics of placemaking – parking regulations, zoning ordinances, code clauses – but these are all pieces of a bigger picture. We find that before diving into the details, it is critical to understand the macro concepts behind placemaking. If you’re interested in creating great urban places, grab some popcorn (or a turkey sandwich) and take a look the videos below, the first of which are from our friends at Strong Towns, who do an excellent job of summing up these big ideas behind successful placemaking endeavors.
The City of Atlanta has engaged consultants to tackle a re-writing of our zoning ordinance. This is a highly political process for any city. Most current zoning ordinances are a combination of good intentions producing bad outcomes for most places, and Atlanta’s ordinance is no exception. It is important to think about positive examples of places that we love, and work backwards to allow those places to be legally built without special hurdles. It is also important to be aware that there are a range of these seemingly innocent under the hood items that result in bad outcomes for our neighborhoods. In an effort of transparency and sharing information, we’ve put together this blog post to outline our current thinking on a range of issues. This will be somewhat policy heavy, so you’ve been warned.
On October 14th, more than one hundred architects, engineers, developers, and community leaders gathered at the Center for Civic Innovation in downtown Atlanta for the Small Developer’s Bootcamp, hosted by the Atlanta Chapter of the Congress for the New Urbanism, the Georgia Conservancy, and Kronberg Wall Architects. This diverse group of individuals was on hand to hear two small-scale development experts – R. John Anderson and Jim Kumon – discuss the practicalities of development that fall within the “missing middle” spectrum: buildings in between the single family home and the looming apartment multiplex. Throughout the day-long workshop, topics ranged from efficient floor plans and building design to loan types and financial negotiation tactics.
The room was full of seasoned developers and designers well-versed in the vocabulary and methods of real estate development, but also present were a large number of newcomers for whom the Bootcamp was a whiplash introduction to the development world.
Three of those newcomers just starting their careers as professional designers at Kronberg Wall – Eric Bethany, Sanaa Shaikh, and Elizabeth Ward – took some time to reflect on the concepts and ideas from the Bootcamp that resonated most with them.
Read more for Eric Bethany’s thoughts on the demystification of the development process – check back later this week for more reflections.
I’ve been spending a lot of time mulling on both the small developer/builder Facebook group and the upcoming small builder/developer bootcamp coming to Atlanta. Part of the conundrum I have been trying to get my head around is this: what is a reasonable combination of experience, scale, and location that fits a small developer? We work primarily in Atlanta, with most of our clients being seasoned developers. We tackle really messy, hard projects, and we see countless ways that a newbie can get put through the buzzsaw, and quickly. However, we are seeing that there are folks involved in the industry – architects that design these projects, residential and commercial property brokers, and builders – that have experience with some, but not all, of the pieces needed to do their own deal.