Kathleen Johnson, MArch Jamie Prevo , MBA Natalie Wowk , MUP Brandon Jackson, MBA

Kathleen Johnson, MArchJamie Prevo , MBANatalie Wowk, MUPBrandon Jackson, MBA

Winter 2011

Kerrytown Crossing

2Kerrytown Crossing | JKNB Development

TABLE OF CONTENTS

I. LocationII. Key

StakeholdersIII. DesignIV. CostsV. Etc


EXECUTIVE SUMMARY

As taught by Douglas Kelbaugh, there are four E’s of Sustainability- Environmental, Equity, Economic, and Estetic (original spelling of aesthetic). Our project addresses each of these aspects, as all are necessary in order to create places which are well-loved and last.


LOCATION

Our site is located at the intersection of Catherine and Fourth, perfectly situated to connect the Kerrytown shopping district with Main street.

The site is currently two surface parking lots, and a BP gas station. These current uses are a terrible waste for such a strategic site.


SITE ANALYSIS

County Lot (southern) looking west toward Main(Washtenaw admin. Bldg in background)

City Lot (northern) looking east toward Market

The Site is adjacent to a small pocket park and the People’s Food Co-op


SITE ANALYSIS

A TRANSPORTATION GATEWAYOur site is well connected to multiple forms of public transit:• The site is less than half a mile from the Amtrak station• There are two bus stops at the site, and roughly nine walkable to the site. The walkable area is served by at least 8 routes. • In addition to these bus stops, the Blake Transit Center (BTC), central hub of AATA, is located just outside the walkable radius.• Cars entering Ann Arbor from the north often get to downtown from US-23 W Exit 3, which leads straight into downtown Ann Arbor via Main Street. • There are plans to build a rail line connecting Washtenaw and Livingston county. One of the proposed future station sites is near Kerrytown Court.• The Greyhound Terminal is walkable to our site.

AATA bus stop map showing a ¼ mile radius, our site, and various transportation avenues

to

Potential future WALLY station

Greyhound

Terminal

BTC


STAKEHOLDER ANALYSIS

CITY AND COUNTY GOVERNMENT

KERRYTOWN DISTRICT ASSOCIATION

The City and County government are key stakeholders, as they currently own the two surface lots. Moreover, we will need to work with them to supply alternative parking opportunities during construction. We met with Matt Kowalski, City Planner for Ann Arbor, to discuss the proposed development. He stressed poor use of space by the surface lots and was enthusiastic about the proposed building on the gas station site. Main Street’s walkable stretch dead ends at the BP, and creating a lively sidewalk in that area will be a boon to neighboring businesses.

We got feedback from the owners of five local businesses adjacent to our site. The businesses include Michael Susanne Salon, Aut Bar, Common Language, No Thai, and Birkenstock Shoes. These stakeholders were optimistic about a development that incorporated public space with additional parking while preserving the character of Kerrytown. The development should be respectful of existing businesses in the area.

Four of these businesses are members of The Kerrytown District Association, which actively supports local business, culture, and the overall “character” of the neighborhood. As spokespeople for the neighborhood, they have an interest in the new threshold to heart of their neighborhood.


STAKEHOLDER ANALYSIS

THE DOWNTOWN DEVELOPMENT AUTHORITY

THE AATA

The Downtown Development Authority works in tandem with municipal government to promote effective development in downtown Ann Arbor. We met with Amber Miller, Planning and Research Specialist with the Ann Arbor DDA. She believes the proposed development is “thoughtful and keeps with the historic character of the Kerrytown area - which is what is called out in the zoning. I also like the connectivity to Main Street - I think that it's important and will help increase the vitality of the area.”

There are two bus stops at our current site- and these will be preserved. The AATA has an interest in the project to make sure that passengers are comfortably accommodated along these routes(routes 12A, 12B, and 13).

OTHER STAKEHOLDERSOther stakeholders include local residents, Community High School, the Kerrytown Farmers Market, and the Kerrytown Market and Shops.


DESIGN

Bird’s-eye view from the southeast corner of the site, looking towards Main street


DESIGN

Program Breakdown

The layouts of the residential units would be similar to these.

RESIDENTIAL

RETAIL

OFFICE

UNDERGROUND PARKING

The target market for this development is the empty nester and young professional crowd, which indicates that we will offer a range of unit types. The smallest, for the young professional working downtown, would be a generously-sized studio. The other two types will be one bedrooms and two bedrooms. The shape and setbacks required in the zoning offer many opportunities to give balconies to many of the units; increasing their appeal.


DESIGN

View East down Catherine, showing the new gateway between Main street and the Kerrytown neighborhood.

Nana brand folding wall system


DESIGN

The brick motif in the intersection not only calls to mind the unique brick streets of Kerrytown’s neighboring Detroit and Fourth streets, they also serve as a traffic-calming device. As championed by the PPS, changes in pavement slows drivers and makes the area safer for pedestrians. To quote the PPS, traffic calming “is founded on the idea that streets should help create and preserve a sense of place, that their purpose is for people to walk, stroll, look, gaze, meet, play, shop and even work alongside cars – but not be dominated by them. Some traffic is desirable, it increases activity and provides necessary access to the retail.

The building on the southern site incorporates the existing bus stop into the public space; using the building overhang for shelter.

Traffic-calming, source: PPS.org


DESIGN

View West down Catherine, looking through Kerrytown Crossing towards Main street The southern site (building on left) includes an interior courtyard for the residents’ use. It also incorporates skylights, to bring natural light into the center of retail base; creating a more hospitable environment during the harsh Ann Arbor winters.


DESIGN

DEC 21- 11:30am - shortest day of the year, and the pocket park still gets morning sun

MAR/ SEPT 21- 11:30am JUN 21- 11:30am – longest day of the year

JUN 21- 3:00 pm – hottest part of the day, the public outdoor areas are shaded by the buildings.

This design shows sensitivity to the solar conditions of the site. The areas which will have the more plantings all have exposure to sunlight; no sidewalk trees are placed on the south side of Catherine.

The view into the pocket park on the northwest corner of Catherine and Fourth. The park incorporates hardscape for café dining as well as a play area for children and a small lawn


ENVIRONMENTAL

This development will use on-site rainwater retention and native landscaping to help create a sense of place.

Environmental

All three buildings have the ability to use green roofs to help mitigate storm water runoff and the urban heat island effect. The residential building have the special advantage of providing the possibility of edible gardens. Urban edible gardens in other cities have been a huge hit, such as the garden on the roof of Uncommon Grounds Restaurant in Chicago. This is especially important now, as the public becomes more aware of the value of locally-grown food. Uncommon Ground, Chicago

Green spaces on-site, plus green roofsThe view looking north into the rain garden on the southern lot


ENVIRONMENTAL

Cycle CenterThere is an opportunity to provide bicycle parking, storage, and maintenance facilities on-site.


ENVIRONMENTAL


MARKETING STRATEGY

THE TARGET AUDIENCE

US Census Bureau Population Pyramid, 2010


MARKETING STRATEGY


MARKET ANALYSIS


MARKET ANALYSIS


MARKET ANALYSIS


FINANCIAL ANALYSIS


FINANCIAL ANALYSIS


APPENDIX

Kathleen Johnson, MArch Jamie Prevo , MBA Natalie Wowk , MUP Brandon Jackson, MBA

Documents

marketthe site

strategic site

gas station site

character of kerrytown

kerrytown shopping district

near kerrytown court

walkable area

walkable radius