We’ve been working on multiple projects lately that are dependent on Historic Renovation Tax Credits (HTC) to help cover the increased cost of historically compatible renovations. Currently, there is a federal tax credit, and Georgia is one of the states that also offers a state tax credit. Combining state and federal credits becomes a powerful financial tool to help make difficult projects possible. Through our experience with HTC’s over the years – and some recent changes – we’ve developed some thoughts on how the system could be adjusted to work for projects that have different scales and available resources.
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 hear that the City of Duluth is enjoying the ongoing revitalization of their historic downtown, which includes KWA’s work at Parsons Alley (recent recipient of a 2017 ULI Development of Excellence Award and CNU Charter Award). Like a lot of Atlanta suburbs, Duluth is experiencing rapid growth. The City recognized a need to grow and strengthen their core downtown to be an amenity for residents and to establish Duluth as a Place with its own identity – not just another suburb of Atlanta.
We recently had the pleasure of presenting some of our latest research on the Americans with Disabilities Act at CNU in Seattle. The ADA is an important part of our built environment, and we firmly believe that architecture and public spaces should be accessible for everyone. Sometimes, however, the ADA requirements can be financially onerous on small developers of buildings built before the ADA was law.
At Kronberg Wall, we view incremental development as a key path to equitable and meaningful neighborhood revitalization. Robert Stueteville of the CNU Public Square blog recently spoke with KWA’s Eric Kronberg and John Anderson of the Incremental Development Alliance about how they define incremental development and why they feel it should play a central role in the ongoing conversation on neighborhood development. Read the full interview – and many other great posts – at the CNU Public Square blog.
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.
Because we understand how difficult redevelopment can be, we’ve spent a lot of time and brain power researching ways to make it easier. One of the best tools we’ve discovered is utilizing the Live/Work occupancy classification, which provides great project flexibility and viability, as demonstrated in our previous post on Main Street Redevelopment. Click on to read the in-depth commentary and limitations on Live/Work, and be sure to thank CNU for lobbying the ICC to create the Live/Work section of the code!
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.
Urban redevelopment is our bread and butter at KWA, and we’ve come to understand that attempting to renovate a building built 50-100 years ago is full of challenges. Zoning requirements based on suburban development – but applied to urban areas as well – place tough restrictions and requirements on land use, parking requirements, and setbacks. Financing small mixed-use projects can be challenging even to those with deep pockets due to unanticipated obstacles. And if you manage to make it through all those hoops, our current building codes throw up a range of additional hurdles. We often see folks manage to overcome a range of challenges only to get bogged down in figuring out how to meet new building code requirements without breaking their budget. As we’ve navigated these obstacles ourselves we’ve developed a clear understanding of what to expect and how to best get through or around a lot of these issues. We recently put together a roadmap to help folks work through the code hurdles for a typical, two-story main street type building. Follow the link below to find the downloadable presentation file.
We are big fans of small development here at Kronberg Wall, which means we also understand how difficult it can be. Small, incremental development is critical to the success of urban areas – especially those trying to get their feet off of the ground. While the Ponce City Markets of the world are great drivers for redevelopment, not all development needs to have major capital backing or business savvy developers to be successful. In fact, a series of small yet conscientious steps can go a long way in making a place better. That part is easy to wrap your head around: that small development can be just as effective – if not more so – of a place making tool as large scale projects.
Located in Gwinett County, Duluth is a popular developed suburb of Atlanta with a diverse population of around 30,000. KWA, working with local developers Vantage Realty Partners and Fabric Developers, recently completed exterior designs for a multi-building redevelopment of Duluth’s downtown area. The project, which includes two 60-year old granite buildings, aims to incorporate twelve new commercial tenant spaces into Duluth’s existing downtown commercial district. Special attention was paid to site elements designed to promote walkability and enhance pedestrian experience.
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.
In a profile published last week by Curbed Atlanta, KWA’s Eric Kronberg discussed where he got his start as a designer, his thoughts on the creation of enjoyable urban spaces, and how he sees Atlanta’s urban evolution. Great read for anyone concerned about Atlanta’s design future, adaptive reuse architecture, or the development of walkable, bikeable, affordable and enjoyable urban spaces. You can find the article on the Curbed Atlanta site here.
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.