Capstone rfp component i

The Micro Unit

LA PETIT MAISON

CAPSTONE 2016

La Petit Maison

THE MICRO UNIT DEVELOPMENT DEVELOPMENT TEAM: MARK MCKENZIE JOHN JANKUSKA KATYA HRISTOVA DESIGN TEAM: MARK FROEHLICH ALEX HAMRICK

MJK Ventures gratefully acknowledges the support of Auburn University MRED Program in preparation of this RFP.

COMPONENT I: DEVELOPMENT PROPOSAL

TABLE OF CONTENTS DEVELOPMENT TEAM DESRIPTION……………………………………………...2 SCHEDULE FORM 1………………………………………………………………..4 SCHEDULE FORM 2………………………………………………………………..5 MARKET ANALYSIS………………………………………………………………...6 DEVELOPMENT MASTER PLAN APPROACH………………………………….16 DEVELOPMENT SCHEDULE……………………………………………………...18 GREATER HOME MASTERPLAN/ SUBAREA 8 COMPLIANCE……………....19 QUALITY OF LIFE OVERLAY COMPLIANCE………………………………...…20 ARCHITECTURAL DRAWINGS…………………………………………...EXHIBIT I

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1. Development Team Description MJK Ventures, LLC is a sole purpose entity formed specifically to address the needs of this project. MJK Ventures is a subsidiary of MJK Development and Enterprises. Our team brings together extensive experience in complex mixeduse master planned development, and it includes a real estate broker/ senior financial analyst, a general contractor and an architect. The team members are leaders in their area of expertise and have implemented their individual tasks in a manner, consistent with the overall concept of the project.

Our vision is premised on the linkage between the existing uses in the area and the desire to create a center for the entire community. Our proposal incorporates a new product type, the micro unit, that we believe will fill in a demand gap, which hasn’t been addressed in secondary markets, such as Atlanta. We have the confidence that this new product type will be extremely well received and we are basing this conclusion on previous experience we gained in primary markets such as New York City, San Francisco and Washington, DC. MJK Development and Enterprises has more than 60 years of combined experience in mixed-use developments with residential and retail primary usage.

Our pipeline consists of 10 ongoing development projects in various stages ranging between $100MM and $350MM in total investment costs. We are currently actively pursuing a 120-unit mixed-use, residential development in Dallas, TX as well as two retail focused developments in Houston, TX and Orlando, FL. We have more than $1B in acquisition and development and are managing more than 1MM square feet of office, residential, and retail space.

Our main focus has shifted in the past two years and we have devoted an entire team of qualified professionals to pursue development opportunities in growing markets with influx of population, lower construction costs and lower basis of entry. We believe we are qualified to undertake this development and deliver a project with great returns for our investors, while providing superior community spaces and amenities.

The team in charge of the acquisition, development and stabilization of this micro unit development is lead by Mark McKenzie, CFO of MJK D&E as well as John Jankuska, CEO and Chief Construction Manager. Mark will be responsible for the overall financial health of the project as well as obtaining financing, debt and equity. John is primarily responsible for the successful completion of the construction project on time and on budget. Katya Hristova, President of MJK Ventures will be responsible for the procurement of the permitting and entitlement for the site as well as the stabilization and lease up of

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the property.

We are confident, our response to the FRP is financially viable, grounded in the existing site and infrastructure and greatly beneficial to the existing ownership and future residents of “Le Petit Maison – the Micro Unit” development.

Our team remains excited about the potential for this key site and the opportunity to create a remarkable place for Atlanta residents to enjoy. We look forward to the successful completion and stabilization of this large-scale microunit development.

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2. Schedule Form 1

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3. Schedule Form 2

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4. Market Analysis (Abbreviated)

Please refer to Exhibit II for detailed market analysis

Property Description and Productivity Analysis

A.

Site Analysis The Proposed site consists of three parcels in Midtown West Atlanta bordered by Howell Mill Road NW, Brady Avenue NW, and 11th Street NW. The area of the proposed site according to Fulton County Tax Records is a total of 3.0295 acres (131,965 square feet).

The site is triangular in shape with a rounded northwest border along Brady Avenue. The project site sits slightly higher than the surrounding parcels with it’s highest elevation at approximately 1000 feet and a slope of approximately 10 feet to the lowest point at the corner of Brady Avenue NW and Howell Mill Road NW. The entire area appears to be located on a bedrock and quartz foundation just below the surface. This fact determines the minimum excavation that is possible on the site.

No designated flood zones exist in the immediate vicinity of the proposed development site. The site lies in FEMA Map Zone X. This is any area determined to be outside of the 0.2% annual chance floodplain. Flood Insurance Rate Map number 13121C0241F, panel 241 of 490.

Current Fulton County Tax Information Parcel

Address

Owner

17 015000040396 1055 Brady Ave NW

UFFDA Holdings LLC

17 015000040313 1077 Brady Ave NW

Appraisals Area (Acres) Total

Improvements Land

Assessment

2015 Tax Paid Last Recorded Sale

1.65 $ 1,366,000

$ 287,900

$ 1,078,100

$ 546,400

$ 11,036

Glores Garage Inc

0.6965 $ 500,000

$ 44,900

$ 455,100

$ 200,000

$ 4,080

Jacobs, Joann F & 17 015000040289 1034 Howell Mill Rd NW Isaacson, Lisa Ann

0.683 $ 450,000

$ 104,000

$ 346,000

$ 180,000

$ 3,636

3.0295 $ 2,316,000

$ 436,800

$ 1,879,200

$ 926,400

$ 18,752

Totals

$ 2,500,000

Assessed Tax Value and Annual Taxes (Current Year)

The above table shows appraisal and tax-assessed values for the three parcels and the combined totals. The total tax assessment stands at $926,400 and $18,752 in property taxes were paid in 2015.

Upon review of the three parcels, permitting shows that each parcel has the water and electrical utilities supplied to that parcel. Additional fees for increasing the supply to the property should be considered.

There are five easement/encroachment issues to be addressed, three of which

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are relevant and require legal counsel.

The three tracts of land being developed all have existing buildings on them. All of these buildings will have to be demolished. Tract one has one 10,518 square foot concrete structure as well as two lumber storage sheds totaling 5,973 square feet. It also has 3,080 square feet of asphalt parking that can be recycled. Tract two has a 38,522 square foot metal building and 32,820 square feet of recyclable asphalt on it. Tract three has two concrete buildings totaling 10,052 square feet and redeemable asphalt of 7,900 square feet.

Legal Attributes Current zoning for the site is MRC-3 with max FAR of 7.2, comprised of residential FAR of 3.2 and non-residential of 4.0.

20% bonus area can be achieved for nonresidential component if retail usage spreads across 20% of the building frontage.

The max area allowable on the site is 756,182 gsf including the retail bonus, excluding affordable housing bonus and parking area.

The maximum height is 225’ above lowest grade on the site with min. of 25’ along the street frontage.

Title search reveals five easements, mentioned above.

Current city policies encourage the construction of residential structures in mixused developments. However, due to oversupply on the market, restriction could be expected in the near future. Alternative residential product type is recommended to avoid direct competition.

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Location Attributes The triangular shaped property is fronted on all three sides with roads. Howell Mill Road fronts the east side of the property and goes in a southeast – northwest direction. It is larger than the other two roads and would be considered a minor arterial thoroughfare.

Brady Avenue fronts the north side of the property and starting at the northeast corner at Howell Mill runs in a southwest direction. It is less traveled than Howell Mill and would be considered a collector. Eleventh Street fronts the south side of the property, runs in a northeast – southwest direction and terminates at Howell Mill in the east and Brady in the west. Smaller in size this would be another collector. Access to the nearest interstate is a 5-minute ride away across 10th or 14th street. Traffic flow at present is minimal due to the type of product on the existing site. Development on the site may create a possible congestion area where the two collector roads feed into Howell Mill. The incorporation of stoplights or roundabouts may become a necessity.

Presently, the area of the site is somewhat hostile to pedestrian traffic. Sidewalks are sporadic and in places nonexistent.

Three schools, Centennial Place Elementary School, Inman Middle School, and Henry W. Grady High School service West Midtown public education. All schools are high quality and received good ratings. All three schools are within three miles of the Howell Mill site and can be reached in twelve minutes or less by car.

There are twenty-two colleges and universities in the greater Atlanta area.

Georgia Tech is the closest to the site being a 3-minute drive or a 15-minute walk.

Hospitals and health care facilities are numerous. Within 3 miles one can find health care for every practical need. There is a Smart Care Urgent Care less than

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a mile from the site. It received a 5 star rating from its peers in the medical profession.

Atlanta’s MARTA (Metropolitan Atlanta Rapid Transit Authority) moves 425,000 people throughout the city every day. The bus and rail systems connect people to every part of the city. Atlanta’s rail system has three rail stations all within a five to ten minute drive or a forty-minute walk. Bankhead Station is to the southwest of the site, while North Ave and Midtown are to the east. There is a bus route that starts at Cumberland transfer station in the north, follows Howell Mill in a southerly direction and terminates at the Midtown Station in the south.

Midtown Atlanta is a magnet for young professionals. This part of Atlanta is home to numerous banks, insurance companies, law firms and credit agencies. Turner broadcasting, Coca-Cola, EarthLink, Equifax, Bank of America, BB&T, and many more make this there corporate headquarters.

Economic Attributes The Atlanta Metro Statistical Area ranks the highest in overall job growth compared with the top twelve MSA’s in the country according to the United States Bureau of Labor Statistics. As of December 2015, total nonfarm employment showed a 3.4% increase over the year compared to a 1.9% growth nationally and Atlanta’s unemployment rate stood at 4.9%.

The largest job sector in the Atlanta Metro Statistical Area is the Trade, Transportation, and Utilities sector with a total of 599,200 employees as of December 2015 with a 2.9% 12-month growth. Professional Business Services is the next largest sector at 496,500 employees while demonstrating a higher 12-month growth rate of 5.1%. Other noted sectors in order of size were as follows: Government at 334,400 employees and 2% growth; Education and Health Services at 322,000 employees and 2.6% growth; Leisure and Hospitality at 273,000 employees and 3.4% growth; Financial Activities at 165,800 employees and 1.7% growth; Manufacturing at 159,900 employees and 4.2% growth; Construction at109,900 employees and 7.4% growth; Other Services at 95,200 employees and -1.1% growth; and Information at 87,300 employees and -2.6% growth.

It is obvious from the above data that Atlanta has a diverse Economic Base with two sector at or above a half-million employees and three others with over a quarter-million all showing substantial growth over the year. It is believed that this diversity in employment sectors is the reason for Atlanta’s higher than national average growth and stability over the past several years.

At the current growth rates of the top two sectors, Professional Business Services

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will surpass the Trade, Transportation, and Utilities sector in number of employees over the next ten years. It may be assumed that the above average overall employment growth has created more building and development demand in the area and therefore contributed to the 7.1% Construction sector growth.

Location Quotients: Top Six Sectors, Atlanta LQi=(ei/e)/(Ei/E)

LQi

ei

e

Ei

E

Trade, Transportation, and Utilities

1.20

599.20

2644.50

27109

143147

Professional and Business Services

1.35

496.50

2644.50

19981

143147

Government

0.82

334.40

2644.50

22039

143147

Education and Health Services

0.78

322.00

2644.50

22369

143147

Leisure and Hospitality

0.96

273.00

2644.50

15338

143147

Financial Activities

1.10

165.80

2644.50

8192

143147

Totals

1.03

2190.90

15867.00

115028

858882

*Calculated using data from U.S. Bureau of Labor Statistics LQi= location quotient for sector in regional economy ei= employment in sector in regional economy e= total employment in regional economy Ei= employment in sector in national economy E= total employment in national economy

The above Location Quotient calculations of the largest six sectors in the Atlanta MSA indicates a surplus output in three of these sectors: Trade, Transportation, and Utilities; Professional and Business Services; and Financial Activities. The overall Location Quotient for all sectors also indicates a surplus of production and basic employment in the region.

The average hourly wage in the Atlanta MSA as of May 2015 stands around 4% higher than national average according to the U’S Bureau of Labor Statistics.

(See Occupational and Wages Report in addenda) Delta Airlines remains as the largest employer in the area. The Metro Atlanta Chamber Report from December 2014 gives a count of 31,237 full-time employees at Delta. Delta operates its main hub, the largest in the world, at Hartsfield-Jackson Atlanta International Airport. This is considered the world’s busiest airport and has been a major economic driver since it was built in the

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1950’s.

The chart below lists the Top 7 Employers of the area. Atlanta is home for nearly 30 of the “Fortune 500” companies. Other major companies such as Coca-Cola and United Parcel Service are headquartered in Atlanta as well as 57 institutes of higher education including Georgia Tech and Georgia State University. The educational facilities of course not only provide an employment base but also inject a vast number of consumers in the form of students into the market.

According to the Atlanta Regional Council for Higher Education, more than 250,000 students are enrolled each year in the region and the sector generates a $10.8 billion impact on the state or 3.2 percent of Georgia’s annual gross product. The wealth brought to the area by the student population represents a very significant driver to the product demand within the area not necessarily indicated by employment numbers.

Top 7 Employers Atlanta 1 2 3 4 5 6 7

Full-Time Employees Delta Air Lines Inc 31237 Emory University/ Emory Healthcare 29937 Wal-Mart Stores Inc 20532 The Home Depot Inc 20000 AT&T Inc 17882 The Kroger Co 14753 Wellstar Health System 13500 *Metro Atlanta Chamber 12/2014

Market/Marketability Analysis

B.

Demand Forecast The expected user of the multi-family portion of the proposed development would primarily be the recent college graduate and/or young professional. The age demographic used for the demand calculations is the year 2020 projected 20-34 year old segment of the area population.

This same demographic would hold true for majority source of demand for all market segments of the proposed development including especially the storage and parking as well as the retail, co-work office space, and to a certain extent the hotel.

The demand for the storage component of the development is expected to

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primarily come from the residents of the micro-units. The general public will easily absorb any surplus. The same applies to the parking demand with additional demand created for parking by, but not limited to, retail customers, commuting office workers, and hotel guests.

Co-work office space is an interesting and rapidly growing trend. This holds especially true in the tech and startup industries dominated by the target demographic and age. It should be also noted that larger corporate clients are realizing productivity benefits associated with Co-work space and are now starting to embrace this type of arrangement.

Rent rates prove significantly higher on average per square foot for co-work office space compared to traditional office space. At the same time, this type of co-work arrangement allows for greater flexibility for both the client and the owners of the space.

This business snapshot indicates a strong volume of business currently existing in the area. With the addition of another 650 residents to this development alone, the demand for retail squarely points back to same demographic noted above for micro-units.

Hotel demand will be generated from visitors of micro-unit residents, Georgia Tech visitors, and sporting event patrons of the Georgia Dome and soon to be completed Falcons stadium as well as other sources as Midtown West continues to develop.

Major Demand Drivers and Supporting Data

2020 Estimated Housing (ESRI Data) 1-mile 3-mile 5-mile Population 17,501 148,569 326,190 Total Households 5,766 67,592 151,857 Persons / Household 1.70 1.80 1.95 Owner Occupied 991 21,858 57,553 Renter Occupied 4,775 45,734 94,304 Median HH Income $ 36,164 $ 52,831 $ 53,922 Target Rent (30% Rule) $ 904 $ 1,321 $ 1,348 Targeted Age Demographics (2020) 20-24 year olds 5949 22639 25-34 year olds 4453 34766 Totals 10402 57405 Target Age Percentage of Total Population

34755 69735 104490 32.03%

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Considering the above targeted demographic population projections, nearly one-third of the total area population will be potential users of the multifamily portion of the project.

Below are several current comparable Co-work spaces. The almost double average rental rates for these types of environments indicate a strong demand for Co-work space.

Cowork Office Space Midtown Desk Office1 $ 370 $ 725 $ 220 $ 350 $ 400 $ 600 $ 275 $ 450 $ 260 $ 250 $ 700 Average Cost $ 296 $ 565 Estimated SF 100 100 Average Rates(SF/year) $ 35.50 $ 67.80 Combined Average Rates (SF/Year) $ 50.13 Assumption of 100sf per desk space including amentiy space.

Industrious Office Berthold Building Atlanta Tech Village Strongbox west Experience Rethink 5-Points Cowork

Office2 Office3 Office4 Office5 $ 1,025 $ 1,450 $ 1,700 $ 2,000 $ 450 $ 1,000 $ 850 $ 1,100 $ 1,420 $ 1,775

$ 1,200 $ 1,700 $ 881 $ 1,313 $ 1,560 $ 1,888 200 300 400 500 $ 52.88 $ 52.50 $ 46.80 $ 45.30 (Data compiled from current online offerings.)

Below is a snapshot of the current business activity within the 5-mile radius of the site.

Businesses 2015 Total Sales ($000) 2015 Daily Business Population Total Number of Businesses

$ 61,762,321 373,681 24,209

Supply Forecast The Atlanta Midtown and Midtown West submarket is very active and growing in terms of the apartment sector. The 27,201 units online in 151 buildings throughout this submarket maintain a 7.8% vacancy rate and an average rent of $1,194 per unit.

Atlanta Apartment 3Q2015 Submarket (Data: Reis Inc 2016)

Midtown Central I-75 West Totals

Inventory Buildings

Inventory Units 96 17,756 55 9,445 151 27,201

Free Rent Average Unit Rent Vacancy (months) Expenses Size Estimate $ 1,342.00 8.3% 1.11 38.1% $ 1,046.00 7.3% 0.99 38.4% $ 1,194.00 7.8% 1.05 38.3% 911

With the micro-unit being a newer trend in major urban areas and no exact product type to directly compare in the Atlanta area, rate analysis was approached from more than one angle. First, nearby studio and one-bedroom

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apartment data was gathered and found to average $2.03 per square foot.

Next, larger 2-bedroom units were analyzed arriving at a $1.82 average rate per square foot.

Midtown Current Market Apartment Offerings (Studio/1-bed) SF Elan Westside 691 14th St NW

1016 Lofts

1016 Howell Mill

The Brady Tenside

930 Howell Mill 1000 Northside Dr

The Exchange WestMar Lofts 935M

470 16th St NW 800 W Marietta St 935 Marietta St NW

M Street

950 Marietta NW Averages

Midtown Current Market Apartment Offerings (Larger/2-bed) SF Elan Westside 691 14th St NW

1016 Lofts

1016 Howell Mill

The Brady Tenside

930 Howell Mill 1000 Northside Dr

The Exchange

470 16th St NW

935M

935 Marietta St NW

M Street

950 Marietta NW Averages

611 734 672 735 803 780 720 972 972 765 771 843 750 425 520 600 585 600 561 706

Low$ High$ Average$/Unit $/SF $ 1,228 $ 1,263 $ 1,246 $ 2.04 $ 1,258 $ 1,358 $ 1,308 $ 1.78 $ 1,288 $ 1,839 $ 1,564 $ 2.33 $ 1,318 $ 1,832 $ 1,575 $ 2.14 $ 1,319 $ 1,851 $ 1,585 $ 1.97 $ 1,573 $ 2,129 $ 1,851 $ 2.37 $ 1,348 $ 1,724 $ 1,536 $ 2.13 $ 1,487 $ 1,755 $ 1,621 $ 1.67 $ 1,498 $ 1,908 $ 1,703 $ 1.75 $ 1,450 $ 1,525 $ 1,488 $ 1.94 $ 1,230 $ 2,025 $ 1,628 $ 2.11 $ 1,255 $ 1,720 $ 1,488 $ 1.76 $ 1,354 $ 1.81 $ 720 $ 765 $ 743 $ 1.75 $ 915 $ 1,170 $ 1,043 $ 2.00 $ 1,090 $ 1,440 $ 1,265 $ 2.11 $ 1,115 $ 1,505 $ 1,310 $ 2.24 $ 1,200 $ 1,420 $ 1,310 $ 2.18 $ 1,189 $ 1,586 $ 1,388 $ 2.47 $ 2.03

1093 1133 1172 1128 1225 972 1218 1053 1068 1121 1138 989 1051 1090 1205 980 1205 1300 1165 955 1166 1116

Low$ High$ Average$/Unit $/SF $ 1,780 $ 1,815 $ 1,798 $ 1.64 $ 1,900 $ 1,960 $ 1,930 $ 1.70 $ 1,948 $ 2,937 $ 2,443 $ 2.08 $ 1,973 $ 2,996 $ 2,485 $ 2.20 $ 2,030 $ 2,105 $ 2,068 $ 1.69 $ 1,533 $ 1,690 $ 1,612 $ 1.66 $ 1,810 $ 2,074 $ 1,942 $ 1.59 $ 1,930 $ 1,935 $ 1,933 $ 1.84 $ 1,700 $ 2,945 $ 2,323 $ 2.17 $ 1,775 $ 3,090 $ 2,433 $ 2.17 $ 1,920 $ 3,115 $ 2,518 $ 2.21 $ 1,655 $ 1.67 $ 1,892 $ 1,902 $ 1,897 $ 1.80 $ 1,938 $ 1,968 $ 1,953 $ 1.79 $ 2,286 $ 1.90 $ 1,500 $ 1,820 $ 1,660 $ 1.69 $ 1,610 $ 1,970 $ 1,790 $ 1.49 $ 1,730 $ 2,220 $ 1,975 $ 1.52 $ 1,650 $ 2,010 $ 1,830 $ 1.57 $ 1,642 $ 2,219 $ 1,931 $ 2.02 $ 1,764 $ 2,424 $ 2,094 $ 1.80 $ 1.82

By using the ratio between the differences in average rates versus differences in average square footage, a baseline was established to project the

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average potential rate that a micro-unit may demand.

From this point, in order to establish a better understanding of the micro-unit market nationwide, comparable product was examined in New York, Washington DC, and Seattle. Seattle by far has the largest number of micro-units of different variety with 782 units currently online and another 1598 planned. The Seattle comps were compiled to achieve an average rate and the Consumer Price Index was applied to arrive at a higher than above projected average rate for Atlanta of $2.70 per square foot.

Micro-unit Rate Calculations Rate Increase From 2- to 1-Bed Units 36.69% Decrease in Unit Size 11.54% Increase in Unit Rate Therefore Average Micro-unit Size 400SF 43.36% Decrease in Unit Size 13.64% Increase in Unit Rate Therefore Average Micro-unit Rate $ 2.31 SF/Month

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5. Development Master Plan Approach Building Program The new development, branded “La Petit Maison” will house 650 residential micro units, prefabricated on a module of 10’ width and varied length. The smallest of the units is 350 sf (10’x30’), the middle sized is 400 sf (10’x40’) and the larger unit is 450 sf (10’x45’). Some of the units will be offered furnished and some will be provided individual parking space. (Refer to pro forma).

The micro-unit development is premised on the idea of separate functions within a larger built volume. Thus, secondary activities such as storage, office, food preparation and relaxation are taken out of each residential unit and offered as a larger common building function or retail tenant. The tables below summarize the total area for each of these uses.

The storage component consists of 50 - 5’x10’ units and amounts to 43,333 gsf. This function will be offered on first come, first serve basis with the market absorbing any vacant units. The commercial space includes shared office concept space of approximately 22,000 gsf; rented by chair/desk space with conference rooms, phone boots and kitchenette as support spaces.

Additionally, a middle-sized specialty grocery store of 30,000 gsf will be included (ex. Trader Joe’s, Wholefoods, The Fresh Market). A space for local Culinary School with state of the art gourmet kitchen of approximately 15,000gsf is envisioned. 15,000 gsf of retail space will be offered to smaller, boutique sized local retailers (8 retailers @ 1,600 nrsf). 20,000 gsf of the remaining commercial space will be allocated to Omni type retailing supporting the needs of the micro units residents and neighboring residential district. Lastly, the top floor of the residential/hotel tower will have a 360- view restaurant space with16,000 net rentable area (20,000 gsf) and will be offered to a local upscale French restaurant “La Petit Maison” to secure the branding. Exterior sculptural garden

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will be designed, offering exhibit space for artists and fashion designers residing in Atlanta.

To alleviate congestion and reduce the number of parking spaces, bicycle facilities will be provided on the ground floor, including covered bike storage, shower rooms and a small repair shop, totaling 6,000 gsf (3,357 sf for bike storage only).

The hotel function was determined by the surrounding amenities and the site’s close proximity to Georgia Tech. We are allocating 100 of the micro units to the hotel function. The same management company will service the furnished residential units and the hotel rooms. The hotel brand will be smaller boutique hotel similar to Hotel Vermont, see images below

or Hotel 21C Museum, where art is integral to the design, image and feel of the hotel, see images below.

Site Plan Approach The site is positioned on the corner of Howell Mill Road and Brady Avenue, therefore the logical orientation of the larger retail tenants are along either of the two roads. The two exclusionary sites, the Architects Building and the site of the Northside Tavern dictate the location of the storage and garage components. The necessity for structural and fire separation from the two adjacent sites leads to the lack of any fenestration along the interior property lines. Multiple schemes were investigated for the micro-unit structure. A single tall building increases efficiency and allows for shorter construction period due to

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the “plug and connect� concept of the prefab micro units. Two separate entrances and their associated lobbies of the residential and hotel component are designed along the 11th Street and so it the entrance to the garage. Due to the significant change in grade, approximately 10’ from the southeast to the northwest parts of the site, multiple levels of concealed parking structure were achieved without the need for site excavation, eliminating significant cost due to high bedrock elevation and quartz foundation.

The V-shaped high-rise micro unit structure provides excellent views of Atlanta downtown and near-by Buckhead. All of the units are oriented to have city views, increasing furthermore the leasing rate.

6. Development Timeline

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7. Subarea 8 Compliance Land use and Design section of the Atlanta Beltline Subarea 8 master plan specifies the need for the existing light industrial properties to be redevelop into medium-density mixed-use residential and retail that capitalizes on access to transit. Our proposal is rooted into the concept of car-free, pedestrian oriented, community empowering mixed-use development. The program is designed to address the needs of Subarea 8 10year development program as well as proposed street framework. With compliance to established dimensional requirements, we ensure uniformity in the design of the pedestrian pathways and vehicle heavy avenues. We are allocating 3% of the construction cost to site improvements and providing 5’ green zone along the edge of the Howell Mill Road, Brady Avenue and 11th street with 10’ of pedestrian paved walkway and 1’ for curbing.

In terms of the program, we are extending the residential corridor along Brady Ave and 11th and introducing retail along Brady and Howell Mill to take advantage of the city’s established and in-place plan for pedestrian sidewalk improvements and the proximity to the new proposed Amtrak Station on 17th St.

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8. Quality of Life Compliance We believe that “La Petit Maison- The Micro Unit� addresses the Quality of Life Overlay district requirements since the goal of the Mixed Use/Live Work developments is to support the conversion of the existing industrial building stock into non-traditional housing, artists’ studios, galleries, and neighborhood-oriented, pedestrian-scale retail. The introduction of the micro unit as a new residential type achieves the goal of providing non-traditional housing type on the market.

Furthermore, the inclusion of small scale, local retail along 11th street as well as the open to the street, actively engaging passers-by retail along Brady and Howell Mill was designed to address and exemplify the values of the Quality of Life overlay requirements.

One of the biggest challenges that our development addresses is the need for a single-tenant housing. The overlay plan recommends working with the City to revise the Home Park SPI to limit to three the number of unrelated occupants living in a dwelling unit. By offering smaller, inexpensive, independent housing we provide the means to integrate young professionals right after college and provide them with the opportunity to become equally responsible and contributing members of the community.

Micro Unit Interior Section View

We believe, the development contributes to the external visual and physical linkages along Howell Mill Road and Marietta Street and serves as a natural connection between the existing warehouse district and the surrounding developments, such as the Midtown Arts District.

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EXHIBIT I: ARCHITECTURAL DRAWINGS

Part I: Exterior Renderings

PROPOSED EXTERIOR VIEWS NOT TO SCALE

EXHIBIT I: ARCHITECTURAL DRAWINGS

Part I: Exterior Renderings

PROPOSED EXTERIOR VIEWS NOT TO SCALE

EXHIBIT I: ARCHITECTURAL DRAWINGS

Part I: Building Program SCULPTURAL ROOFTOP GARDEN La Petit Maison 360-VIEW RESTAURANT

PREFAB MICRO UNITS

SMALL SCALE RETAIL 24-H HOTEL GARAGE COMMUNITY TERRACE STORAGE & BIKE FACILITY LARGE SCALE RETAIL

SPACE ALLOCATION PERSPECTIVE NOT TO SCALE

EXHIBIT I: ARCHITECTURAL DRAWINGS

Part I: Building Program SCULPTURAL ROOFTOP GARDEN La Petit Maison 360-VIEW RESTAURANT

PREFAB MICRO UNITS

24-H HOTEL RESIDENTIAL AMENITIES TERRACE GARAGE STORAGE & BIKE FACILITY OMNI RETAIL COMMUNITY TERRACE LARGE SCALE RETAIL SPACE ALLOCATION PERSPECTIVE NOT TO SCALE

EXHIBIT I: ARCHITECTURAL DRAWINGS

Part II: Site Plan

RETAIL AT STREET LEVEL OPEN OFFICE AT 2ND LEVEL

RETAIL AT STREET LEVEL

AMENITIES FLOOR COMMUNITY GARDEN RESIDENTIAL TOWER

PROPOSED SITE PLAN NOT TO SCALE

EXHIBIT I: ARCHITECTURAL DRAWINGS

Part III: Exterior Elevations 225’-0” AF GRADE

16 FLOORS @ 10’ FTF

205’-0” AF GRADE

45’-0” AF GRADE

10’-0” AF GRADE GRADE

PROPOSED NORTH ELEVATION NOT TO SCALE

EXHIBIT I: ARCHITECTURAL DRAWINGS

Part III: Exterior Elevations 225’-0” AF GRADE

16 FLOORS @ 10’ FTF

205’-0” AF GRADE

45’-0” AF GRADE

10’-0” AF GRADE RESIDENTIAL ENTRY

GARAGE ENTRY

GRADE

PROPOSED SOUTH ELEVATION NOT TO SCALE

EXHIBIT I: ARCHITECTURAL DRAWINGS

Part III: Exterior Elevations 225’-0” AF GRADE 205’-0” AF GRADE

16 FLOORS @ 10’ FTF

LA PETIT MAISON 360-VIEW RESTAURANT

PREFAB MICRO UNITS

45’-0” AF GRADE

10’-0” AF GRADE GRADE CULINARY SCHOOL

GROCERY STORE

PROPOSED EAST ELEVATION NOT TO SCALE

EXHIBIT I: ARCHITECTURAL DRAWINGS

Part III: Exterior Elevations 225’-0” AF GRADE 205’-0” AF GRADE

MICRO UNITS FLOORS

HOTEL FLOORS

45’-0” AF GRADE

GRADE

10’-0” AF GRADE OMNI RETAIL CO-WORK OFFICE SPACE

11TH STREET SMALLER SCALE LOCAL RETAIL

PROPOSED WEST ELEVATION NOT TO SCALE

EXHIBIT I: ARCHITECTURAL DRAWINGS

Part IV: Micro Unit Layouts

UNIT MIX LAYOUTS NOT TO SCALE