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Douglasville mTAPUrban Land Institute
Center for LeadershipMay 2019
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Glenda Krouse, AICPSenior Planning Manager
APD Urban Planning
Jennifer BassettAttorney
Alston & Bird
Wesley BrooksVP of Housing and
Neighborhood EngagementHabitat for Humanity
Sarah Weston, APRVice President
The Wilbert Group
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Part I Site’s History
The Georgia Western Cotton Mill
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Part IIAnalysis of Existing Conditions
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Context ● Recently completed plans
○ Downtown Masterplan
○ Northside Redevelopment Plan
○ Parks and Recreation Masterplan
● US 92 Highway construction
● Highway studies ○ Dallas Highway LCI
○ Fairburn Rd Study
● Upcoming Projects○ Redevelopment of Jail site
○ Improvements to Jessie Davis Park
and Willing Works Park (North Side)
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Site● 7-acre property
● Future Land Use:
Traditional
Neighborhood (2019
Comprehensive Plan)
● Zoning: Design Concept
Development District
(DCD)
● Environmental
Constraints: ○ Phase I - Completed
○ Phase II - Completed
○ EPD determination
pending
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Part IIISite Analysis
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Demographic AnalysisThree Major Segments:
20.5% Up-and-coming families 18.6% Soccer moms 10.5% Traditional living
● Median age: 31.4● Median HHI: $72,000● Mix of married-couple
families and singles● Ambitious, fast-growing
● Median age: 37.0● Median HHI: $90,500● Mostly two working
parents● Affluent, family-oriented
● Median age: 35.5● Median HHI: $39,300● Mix of married-couple
families and singles● Connected, brand-loyal
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Traffic Counts
0.45 Miles from Property
0.66 Miles from Property
● Street: Bankhead Hwy● Cross Street: Hagin Street● Avg. Daily Volume: 9,890
● Street: Bankhead Hwy● Cross Street: Duncan Street● Avg. Daily Volume: 21,800
● Street: Duralee Ln● Cross Street: E Field Dr.● Avg. Daily Volume: 4,190
0.04 Miles from Property
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SWOTStrengths:
● Gateway
● Accessibility
● Low acquisition cost
● Enthusiasm/focus from stakeholders
● Historical significance
● Largest single lot on Broad Street
● Existing materials
Weaknesses:
● Environmental issues
● Not included in downtown plan
● No vision for the site
● Connectivity
● Proximity
Opportunities:
● Trail access/connectivity
○ Potential through Broad Street
● Rerouting SR 92
● Creative freedom
● Zoning
● Millennial/Gen X Population
● Enthusiasm/focus from stakeholders
● Proximity to airport
● Broad Street/city character
Threats:
● Demographics
● Wants/needs – missed opportunity for workforce housing
● Underinvested housing stock surrounding site
● Train tracks – noise, physical barrier; safety
● Possible over-extension of city resources
● Rerouting SR 92
● Adjacent sites
● Connectivity to downtown
○ 20-minute walk to downtown; crossing Fairburn
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Part IVRecommendations
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Downtown Gateway
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Phase 0:Highlights:
● Site Cleanup
● $500,000 Allocated
Endstate:
● Safe site for future development
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Phase 1:Highlights:
● Infrastructure● Greenspace● Roads and sidewalks● Interim Site Development
Endstate:
● Activated site for surrounding residents,
lunchtime imports, and busy weekenders.
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Phase 1:
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Phase 1:
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Phase 1:
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Phase 2:Highlights:
● Anchor Tenant/Institution
● Development Ready Pads
● Single Family
Endstate:
● Activated site for surrounding residents,
lunchtime imports, and busy weekenders.
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Phase 2:
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Phase 2:
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Phase 2:
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Phase 3:
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Future OpportunitiesPotential anchors: Education focus
Secondary tenants: Coffee/coworking space; nightlife; grab-and-go; office supplies/printing and home goods; fitness use; restaurants (fast-casual)
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Part VFinancial Analysis
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Financial AnalysisPhase One Estimated Costs
I. Construction / Site Prep
Hard Costs:
• General Conditions – $235,380.36
• Foundations – $60,539.29
• Site Accessories – $71,111.07
• Landscaping – $18,071.43
• Utilities – $152,251.79
• Sitework – $36,323.57
• Hard Costs Contingency – $18,071.43
Hard Cost Total – $591,748.93
Soft Costs:
• Architecture/ Engineering Fees – $63,250.00
• Geotechnical Testing – $7,951.43
• Phase I Environmental Test – $2,710.71
• Permitting & Inspections – $7,499.64
Soft Cost Total – $85,929.64
Total Construction / Site Prep Costs: $677,678.57
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Financial AnalysisPhase One Estimated Costs
II. Container Fabrication Cost
40’ Retail Container (White Box) – $51,886.81 * 4 = $207,547.24
40’ Food Service/Restaurant Container – $82,112.14 * 4 = $328,447.55
40’ Tower Container – $3,022.53 * 2 = $6,045.07
Total Container Fabrication Costs: $542,040.86
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Financial AnalysisPhase One Estimated Costs
III. Other Suggested Site Infrastructure Improvements
For Greenspace:
• Sod – $2/ square foot = $261,360.00
• Trees – 30 @ $3,000/each = $90,000.00
Greenspace Total – $351,360.00
Streets and streetscapes:
• Streetscape trees – 120 @ $3,000/each = $360,000
• Streetlights – 70 @ $20,000/each = $1,400,000
• Asphalt (Parking) – 3,200 sy @ $40/sy = $128,000
• Asphalt (Streets) – 3,500 sy @ $40/sy = $140,000
• Curbs – 28,000 lf @ $30/linear foot = $840,000
• 6- foot Sidewalks – 3,500 lf = $168.000
Streets and Streetscapes Total – $3,036,000.00
Total Other Suggested Site Infrastructure Improvements: $3,387,360.00
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Financial AnalysisPhase One Estimated Costs
I. Construction / Site Prep = $677,678.57
II. Container Fabrication Cost = $542,040.86
III. Other Suggested Site Infrastructure Improvements = $3,387,360.00
Total Estimated Costs for Phase One: $4,607,079.43
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Financial AnalysisPotential Income from Phase One
General Retail/ Office and Restaurant Rent
Possible Rent per Square Foot: Ranging from $0.88 to $1.00
Rent Per Month per 320-Square-Foot Container: Ranging from $281.60 to $320.00
Annual Rent per Container: Ranging from $3,379.20 to $3,840.00
Potential Annual Rent for Eight Containers: Ranging from $27,033.60 to $30,720.00
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Financial AnalysisOther Potential Income Sources
Farmers’ Market Vendor / Permit Fees
Sports Clubs Rental Fees
Special Use / Event Fees
Basecamp Parking for Film Industry
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Part VICase Studies
Review of Comparable/Aspirational Sites
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Case Study: Beacon
The Beacon project reshaped six former industrial buildings into a keystone of nine walkable acres.
● 110,000 square feet of restaurants, bars, a coffee shop, a bakery, market and more● $20M revitalization project● Sits on proposed Southside BeltLine Trail through Grant Park
www.thebeaconatlanta.com
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Case Study: The Jane
The Jane is a mixed-use redevelopment project of an elevator factory located in Historic Grant Park
● 42,000 square feet of restaurants, bars, a coffee shop, a bakery, salon and more● Currently, only 1,600 square feet of loft office is available at $3,000/month plus CAM, taxes
and insurance
www.thejaneatgrantpark.com
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Case Study: iVillage
The iVillage @ MLK is a transit-oriented development made of repurposed shipping containers at H.E. Holmes MARTA Station.
● 14 shipping containers used to create approximately 6,500 square feet of commercial space; includes sizable lawn and deck areas for public events
● Provides affordable retail and office space for small businesses
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Case Study: SteelCraft
SteelCraft is a Long Beach-basedoutdoor eatery made with repurposed shipping containers.
● 10 food and beverage tenants and an organic farm, which grows produce for the on-site eateries.
● Tenants include a pizza place, brewery, juice shop, coffee show and ramen restaurant, among others
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Special Thanks● Douglasville team
○ Chelsea Jackson, Assistant City Manager○ Patrice Williams, Community Development Director○ April McKown, Economic Development Manager○ Marcia Hampton , City Manager○ City of Douglasville
● Andrew Pearson, Seven Oaks Company● Chris Pierre, Trinity Development Partners● Jenny Lynn Rudder, PLA, ASLA, Dix.Hite + Partners● Holder Construction● Jacobs● Julie Secrist, Planners and Engineers Collaborative● David Egetter, EPA● ULI mTAP team and ULI staff
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