The document proposes a mixed-use development called 501 Flats in the North Loop neighborhood of Minneapolis. The development aims to provide housing and retail space to support growth in the area while achieving LEED Silver certification. It will follow various design guidelines to ensure compatibility with the historic warehouse district. A pro forma budget projects the development will have a positive cash flow within 11 years and achieve a 14% internal rate of return, above the desired 10% threshold.
ndmarkCenterProject-Narrative&FinancialSummary(02-18-15)henry gala
This document describes a proposed mixed-use development project called Landmark Center in Fort Walton Beach, Florida. The project will include a 112-room Hilton Home2 Suites hotel, 24 residential loft condos, 20,000 square feet of retail/restaurant space, a 6,000 square foot rooftop restaurant and bar, and a 344-space parking garage. An economic analysis found the project will generate over 100 jobs and millions of dollars in economic impact for the local community annually through construction, operations, and taxes.
This document provides information on designing building elevations, including:
- Elevation drawings show the vertical surfaces and exterior of a structure. Designing elevations involves applying elements of design like lines, form, and materials.
- Common roof styles that influence elevation design are gable, hip, flat, and shed roofs. Features like dormers, chimneys, and overhang size must also be considered.
- Elements like balance, emphasis, light/shadow, and texture impact the appearance of an elevation. Compatible materials and consistent lines are important.
- The process of elevation design involves choosing a style, sketching outlines, and experimenting with different designs through progressive sketches.
The document discusses alternative comprehensive plans for Boulder Valley including:
1. The current policy and three alternatives focusing growth in centers and corridors, light industrial areas, or managing nonresidential growth.
2. Each option has benefits and drawbacks related to housing affordability, business vitality, and transportation.
3. Developing a hybrid plan and further defining a future vision for corridors, centers, and industrial areas with input from the community will be important tracks of work in 2016.
To create an online meeting room using TodaysMeet, a teacher goes to the TodaysMeet website and chooses a unique room name and duration. They then click "Open your room" to create it and share the room address with students, who can join by entering a nickname and clicking "Join". Teachers and students can then have a live discussion by writing messages and clicking "Say", with the option to save a transcript.
Financial literacy content for business peopleLaja Shoniran
A major challenge to the survival and sustainability of small businesses is financial illiteracy. This content highlights a few tips for business people to become more aware of financial system in order to ensure access to right use of finance.
ndmarkCenterProject-Narrative&FinancialSummary(02-18-15)henry gala
This document describes a proposed mixed-use development project called Landmark Center in Fort Walton Beach, Florida. The project will include a 112-room Hilton Home2 Suites hotel, 24 residential loft condos, 20,000 square feet of retail/restaurant space, a 6,000 square foot rooftop restaurant and bar, and a 344-space parking garage. An economic analysis found the project will generate over 100 jobs and millions of dollars in economic impact for the local community annually through construction, operations, and taxes.
This document provides information on designing building elevations, including:
- Elevation drawings show the vertical surfaces and exterior of a structure. Designing elevations involves applying elements of design like lines, form, and materials.
- Common roof styles that influence elevation design are gable, hip, flat, and shed roofs. Features like dormers, chimneys, and overhang size must also be considered.
- Elements like balance, emphasis, light/shadow, and texture impact the appearance of an elevation. Compatible materials and consistent lines are important.
- The process of elevation design involves choosing a style, sketching outlines, and experimenting with different designs through progressive sketches.
The document discusses alternative comprehensive plans for Boulder Valley including:
1. The current policy and three alternatives focusing growth in centers and corridors, light industrial areas, or managing nonresidential growth.
2. Each option has benefits and drawbacks related to housing affordability, business vitality, and transportation.
3. Developing a hybrid plan and further defining a future vision for corridors, centers, and industrial areas with input from the community will be important tracks of work in 2016.
To create an online meeting room using TodaysMeet, a teacher goes to the TodaysMeet website and chooses a unique room name and duration. They then click "Open your room" to create it and share the room address with students, who can join by entering a nickname and clicking "Join". Teachers and students can then have a live discussion by writing messages and clicking "Say", with the option to save a transcript.
Financial literacy content for business peopleLaja Shoniran
A major challenge to the survival and sustainability of small businesses is financial illiteracy. This content highlights a few tips for business people to become more aware of financial system in order to ensure access to right use of finance.
Diana Moreno took a vacation in Neusa where she enjoyed various outdoor activities like cooking, camping, walking around the lake, telling scary stories, playing soccer, and taking pictures, which provided a fun and amazing experience in the natural paradise. While camping in tents in nature, the group ate hamburgers and drank beer during the trip.
Este documento contiene la bitácora de Natalia Quiroz del curso de tecnología durante 26 semanas del año escolar. Describe las actividades realizadas cada semana como presentaciones, proyectos grupales, talleres, explicaciones sobre cómo crear páginas web y más. También menciona eventos como paros de profesores que afectaron algunas clases. El propósito es llevar un registro de lo ocurrido en la materia de tecnología semana a semana.
This document outlines the guidelines and process for outward quality control checks at a pre-invoicing stage. It describes 7 key checks to perform including product details matching, physical condition, packaging integrity, and empty parcels. There are two potential outcomes - acceptance and rejection. Rejected items are logged and put in a rejection bin for supervisor review. The process map details error resolution steps like replacing items or canceling orders if replacements are not available. Metrics like incorrect shipments, damages, and empty parcels will be tracked before and after implementing outward quality control to measure the impact.
In the novel Sophie's Choice, the narrator Stingo allows readers to understand aspects of American history like slavery and the Holocaust through his relatable voice. Stingo struggles with feelings of failure towards women he loves, mirroring how many readers feel. The novel highlights similarities between slavery and the Nazi regime, making readers acknowledge uncomfortable truths about America's past. By intertwining Stingo and Sophie's stories who live near each other, Styron shows how their experiences are connected. Stingo's empathetic narrative helps readers relate to the difficult content and understand America's history of slavery inspired future atrocities.
El documento presenta la red de ventas y locales de IPAC Acero en Ecuador, incluyendo las ciudades de Quito, Manta, Ambato, Guayaquil, Santo Domingo, Cuenca y Matríz. También proporciona detalles técnicos sobre los diversos productos y servicios que ofrece la compañía, como tubería estructural, mecánica y eléctrica, así como perfiles, planchas y servicios de galvanizado.
James W. Kendrick is an executive-level EPC bids, proposals, contracts, supply chain, and project manager with over 30 years of experience leading successful initiatives in industries such as defense, telecommunications, engineering, utilities, power, mining, and construction. He has managed projects valued up to $3 billion and negotiated over $100 million in total sales. Most recently, he served as a senior contracts manager and provided training on a $2.5 billion solar energy project. He has a proven track record of increasing profits and reducing costs and risks through contract negotiations and administration.
El documento discute el papel de los políticos en la toma de decisiones educativas. Los sistemas educativos enfrentan demandas crecientes con recursos limitados, por lo que los políticos deben asignar los recursos de manera equitativa y efectiva. También deben regular la educación a largo plazo y abrir un debate público sobre las decisiones. Se recomienda dar prioridad a la educación básica y utilizar las tecnologías de la información para ampliar el acceso a la educación.
El documento describe diferentes tipos de competencias para la vida, incluyendo competencias para el aprendizaje permanente, el manejo de la información, el manejo de situaciones, la convivencia y la vida en sociedad. Cada tipo de competencia requiere habilidades específicas como la lectura, comunicación en varios idiomas, resolución de problemas, trabajo en equipo, pensamiento crítico y participación ciudadana.
El documento presenta el plan de estudios y actividades para el tercer trimestre en un aula de segundo grado de primaria. Incluye las asignaturas de lengua, matemáticas, inglés, ciencias naturales y sociales, así como artes y manualidades. También detalla las salidas educativas programadas, como visitas de la policía y bomberos, y las jornadas culturales que tendrán lugar del 20 al 22 de abril en torno a Cervantes y Shakespeare. El equipo docente agradece la asistencia.
El documento trata sobre la planeación y gerencia estratégica. Explica que la planeación estratégica es el proceso de definir los objetivos y acciones de una organización a largo plazo, e involucra la formulación de estrategias considerando factores internos y externos. También describe que la planeación estratégica es un proceso continuo y debe revisarse periódicamente para adaptarse a los cambios en el entorno.
La educación sexual es un derecho para todos, incluidas las personas con discapacidad. La sexualidad es un aspecto central del ser humano que está presente a lo largo de toda la vida y que implica afectos, sensaciones, emociones y significados. Brindar educación sexual a las personas con discapacidad genera salud física y mental, fomenta la madurez y sentimientos positivos sobre sí mismos.
Este documento apresenta dois fotógrafos finos de arte, Maja Topicagic e Dimitri Lee. Maja é uma fotógrafa da Bósnia que gosta de fotografar pessoas e se inspira em sonhos e conversas. Dimitri é um fotógrafo autodidata brasileiro conhecido por suas imagens panorâmicas em preto e branco usando câmeras analógicas.
The CalExpo Masterplan document provides details on plans to redevelop the CalExpo site in Sacramento, California. It includes:
- An overview of the site location and existing conditions.
- Goals for the redevelopment to create a vibrant mixed-use community and regional entertainment destination.
- A proposed land use plan that includes residential, retail, office, entertainment and other uses totaling over 10 million square feet.
- Market studies that analyze trends, demand, and the synergies created by developing around a new sports arena.
- Concept plans, diagrams, and renderings that illustrate the proposed site layout, circulation, green spaces, and individual development areas.
This document provides an overview and strategic framework for the Louis Botha Avenue corridor in Johannesburg from 1938 to 2013. It discusses the history and development of the corridor over time. The strategic framework establishes a vision to promote connectivity, protect mixed-use economic zones, optimize social infrastructure, and drive sustainable densification along the corridor. It identifies priority intervention areas and preliminary projects through 2030 to implement the vision. Challenges to implementation include aligning different project streams to the common vision and dealing with reluctance to change.
Here are the key points relating the Economic Development Strategy to where development should be focused in Greater Downtown Waco given its large size:
- Focus initial catalytic projects in areas that will have the biggest impact, such as near existing assets like Heritage Square and City Hall. Smaller pilot projects can activate underutilized spaces.
- Prioritize areas with potential for high density, mixed-use development within walking distance of the core downtown and transit stops. This will support an 18-hour live-work-play environment.
- Direct growth along transit corridors to key activity centers like Baylor University, the Zoo, and the Waterfront to leverage planned transit investments and connect these destinations.
- Target entrepreneurial retailers/restaurants to
Here are some key considerations for organizing the City to help implement and incentivize place-based development:
1. Establish a dedicated development department or authority within the City structure that is focused solely on facilitating development projects from start to finish. This centralizes expertise.
2. Provide this group with dedicated funding sources and the ability to assemble land, write down deals, and offer targeted incentives to get priority projects off the ground. Land assembly and incentives are critical tools.
3. Engage in comprehensive planning for priority areas to establish a shared vision and guidelines for the types and intensities of development desired, along with supporting infrastructure needs. This provides predictability and coordination.
4. Proactively market sites and opportunities to
Here are the key points relating the Economic Development Strategy to where development should be focused in Greater Downtown Waco given its large size:
- Focus initial catalytic projects in areas that will have the biggest impact, such as near existing assets like Heritage Square and City Hall. Smaller pilot projects can activate underutilized spaces.
- Prioritize areas with potential for high density, mixed-use development within walking distance of the core downtown and transit stops. This includes areas near Baylor and along major corridors leading to other activity centers.
- Leverage Greater Downtown's assets like the Baylor campus, libraries, parks and open spaces by concentrating new development in surrounding areas to create active hubs connected by improved pedestrian and transit infrastructure.
Diana Moreno took a vacation in Neusa where she enjoyed various outdoor activities like cooking, camping, walking around the lake, telling scary stories, playing soccer, and taking pictures, which provided a fun and amazing experience in the natural paradise. While camping in tents in nature, the group ate hamburgers and drank beer during the trip.
Este documento contiene la bitácora de Natalia Quiroz del curso de tecnología durante 26 semanas del año escolar. Describe las actividades realizadas cada semana como presentaciones, proyectos grupales, talleres, explicaciones sobre cómo crear páginas web y más. También menciona eventos como paros de profesores que afectaron algunas clases. El propósito es llevar un registro de lo ocurrido en la materia de tecnología semana a semana.
This document outlines the guidelines and process for outward quality control checks at a pre-invoicing stage. It describes 7 key checks to perform including product details matching, physical condition, packaging integrity, and empty parcels. There are two potential outcomes - acceptance and rejection. Rejected items are logged and put in a rejection bin for supervisor review. The process map details error resolution steps like replacing items or canceling orders if replacements are not available. Metrics like incorrect shipments, damages, and empty parcels will be tracked before and after implementing outward quality control to measure the impact.
In the novel Sophie's Choice, the narrator Stingo allows readers to understand aspects of American history like slavery and the Holocaust through his relatable voice. Stingo struggles with feelings of failure towards women he loves, mirroring how many readers feel. The novel highlights similarities between slavery and the Nazi regime, making readers acknowledge uncomfortable truths about America's past. By intertwining Stingo and Sophie's stories who live near each other, Styron shows how their experiences are connected. Stingo's empathetic narrative helps readers relate to the difficult content and understand America's history of slavery inspired future atrocities.
El documento presenta la red de ventas y locales de IPAC Acero en Ecuador, incluyendo las ciudades de Quito, Manta, Ambato, Guayaquil, Santo Domingo, Cuenca y Matríz. También proporciona detalles técnicos sobre los diversos productos y servicios que ofrece la compañía, como tubería estructural, mecánica y eléctrica, así como perfiles, planchas y servicios de galvanizado.
James W. Kendrick is an executive-level EPC bids, proposals, contracts, supply chain, and project manager with over 30 years of experience leading successful initiatives in industries such as defense, telecommunications, engineering, utilities, power, mining, and construction. He has managed projects valued up to $3 billion and negotiated over $100 million in total sales. Most recently, he served as a senior contracts manager and provided training on a $2.5 billion solar energy project. He has a proven track record of increasing profits and reducing costs and risks through contract negotiations and administration.
El documento discute el papel de los políticos en la toma de decisiones educativas. Los sistemas educativos enfrentan demandas crecientes con recursos limitados, por lo que los políticos deben asignar los recursos de manera equitativa y efectiva. También deben regular la educación a largo plazo y abrir un debate público sobre las decisiones. Se recomienda dar prioridad a la educación básica y utilizar las tecnologías de la información para ampliar el acceso a la educación.
El documento describe diferentes tipos de competencias para la vida, incluyendo competencias para el aprendizaje permanente, el manejo de la información, el manejo de situaciones, la convivencia y la vida en sociedad. Cada tipo de competencia requiere habilidades específicas como la lectura, comunicación en varios idiomas, resolución de problemas, trabajo en equipo, pensamiento crítico y participación ciudadana.
El documento presenta el plan de estudios y actividades para el tercer trimestre en un aula de segundo grado de primaria. Incluye las asignaturas de lengua, matemáticas, inglés, ciencias naturales y sociales, así como artes y manualidades. También detalla las salidas educativas programadas, como visitas de la policía y bomberos, y las jornadas culturales que tendrán lugar del 20 al 22 de abril en torno a Cervantes y Shakespeare. El equipo docente agradece la asistencia.
El documento trata sobre la planeación y gerencia estratégica. Explica que la planeación estratégica es el proceso de definir los objetivos y acciones de una organización a largo plazo, e involucra la formulación de estrategias considerando factores internos y externos. También describe que la planeación estratégica es un proceso continuo y debe revisarse periódicamente para adaptarse a los cambios en el entorno.
La educación sexual es un derecho para todos, incluidas las personas con discapacidad. La sexualidad es un aspecto central del ser humano que está presente a lo largo de toda la vida y que implica afectos, sensaciones, emociones y significados. Brindar educación sexual a las personas con discapacidad genera salud física y mental, fomenta la madurez y sentimientos positivos sobre sí mismos.
Este documento apresenta dois fotógrafos finos de arte, Maja Topicagic e Dimitri Lee. Maja é uma fotógrafa da Bósnia que gosta de fotografar pessoas e se inspira em sonhos e conversas. Dimitri é um fotógrafo autodidata brasileiro conhecido por suas imagens panorâmicas em preto e branco usando câmeras analógicas.
The CalExpo Masterplan document provides details on plans to redevelop the CalExpo site in Sacramento, California. It includes:
- An overview of the site location and existing conditions.
- Goals for the redevelopment to create a vibrant mixed-use community and regional entertainment destination.
- A proposed land use plan that includes residential, retail, office, entertainment and other uses totaling over 10 million square feet.
- Market studies that analyze trends, demand, and the synergies created by developing around a new sports arena.
- Concept plans, diagrams, and renderings that illustrate the proposed site layout, circulation, green spaces, and individual development areas.
This document provides an overview and strategic framework for the Louis Botha Avenue corridor in Johannesburg from 1938 to 2013. It discusses the history and development of the corridor over time. The strategic framework establishes a vision to promote connectivity, protect mixed-use economic zones, optimize social infrastructure, and drive sustainable densification along the corridor. It identifies priority intervention areas and preliminary projects through 2030 to implement the vision. Challenges to implementation include aligning different project streams to the common vision and dealing with reluctance to change.
Here are the key points relating the Economic Development Strategy to where development should be focused in Greater Downtown Waco given its large size:
- Focus initial catalytic projects in areas that will have the biggest impact, such as near existing assets like Heritage Square and City Hall. Smaller pilot projects can activate underutilized spaces.
- Prioritize areas with potential for high density, mixed-use development within walking distance of the core downtown and transit stops. This will support an 18-hour live-work-play environment.
- Direct growth along transit corridors to key activity centers like Baylor University, the Zoo, and the Waterfront to leverage planned transit investments and connect these destinations.
- Target entrepreneurial retailers/restaurants to
Here are some key considerations for organizing the City to help implement and incentivize place-based development:
1. Establish a dedicated development department or authority within the City structure that is focused solely on facilitating development projects from start to finish. This centralizes expertise.
2. Provide this group with dedicated funding sources and the ability to assemble land, write down deals, and offer targeted incentives to get priority projects off the ground. Land assembly and incentives are critical tools.
3. Engage in comprehensive planning for priority areas to establish a shared vision and guidelines for the types and intensities of development desired, along with supporting infrastructure needs. This provides predictability and coordination.
4. Proactively market sites and opportunities to
Here are the key points relating the Economic Development Strategy to where development should be focused in Greater Downtown Waco given its large size:
- Focus initial catalytic projects in areas that will have the biggest impact, such as near existing assets like Heritage Square and City Hall. Smaller pilot projects can activate underutilized spaces.
- Prioritize areas with potential for high density, mixed-use development within walking distance of the core downtown and transit stops. This includes areas near Baylor and along major corridors leading to other activity centers.
- Leverage Greater Downtown's assets like the Baylor campus, libraries, parks and open spaces by concentrating new development in surrounding areas to create active hubs connected by improved pedestrian and transit infrastructure.
2018 Villanova Real Estate Challenge (2nd Place) - University of Southern Cal...LuisGonzalez1382
A real estate development proposal prepared by four (4) select USC Marshall undergraduate real estate finance students for Brandywine Realty Trust (NYSE: BDN).
Participating schools listed below:
California Polytechnical State University, Colorado State University, Drexel University, Florida State University, Georgetown University, Lehigh University Monmouth University, New York University, Ohio State University, Penn State University, Rutgers University, Temple University, University of North Carolina Chapel Hill, University of Pennsylvania, University of Southern California, University of Wisconsin, Villanova University and Virginia Commonwealth University
The document provides details about an academic professional with experience in urban design, architecture, illustration, and graphics. It lists completed projects including a background study for commercial land use in Kuwait, master planning sectors in Naya Raipur, India, and social housing development in Mumbai. It also provides details of a completed master plan for the Indian Institute of Technology campus in Mandi, India. The professional's areas of expertise include analysis and planning, urban design, architecture, thesis topics, and illustration.
The document outlines key strategies for redeveloping a riverfront site in Monona, Wisconsin into a market-ready project. The strategies include building a foundation for success through sustained planning, having the courage to seize opportunities, creatively gaining site control, establishing a strong yet adaptable vision, understanding market conditions, setting targets and metrics, utilizing a public-private partnership approach, and creating a predictable process. The site faces challenges like private ownership and lack of prior investment, but has assets like riverfront access and proximity to downtown Madison. The vision is to create an urban waterfront destination focused on recreation and gathering.
FDBIA Financial District Public Realm Strategy - Executive SummaryAmy M. Harrell
This document provides a strategy to improve the public realm in Toronto's Financial District. It finds the publicly owned spaces are in poor condition compared to privately owned areas. The strategy recommends:
1) The City allocate capital budgets to bring the public realm up to the highest standards outlined in the strategy.
2) Improvements must address the unique operational needs of the Financial District to support employment growth and private investment.
3) A collaborative, long-term planning approach is needed between the City, property owners, and other stakeholders to leverage projects and apply standards consistently.
Through this RFP, the City of Eagle Point is seeking proposals for the acquisition and redevelopment of the Old Fire Station Property located in Eagle Point's historic downtown area. The 1-acre property is zoned for mixed-use commercial and residential development up to 100% lot coverage and 3 stories tall. Proposals should include details on the proposed project, development team qualifications, project budget and schedule, and terms for acquiring the property from the city. The city aims to advance objectives like increasing downtown activity, benefiting the community, and completing redevelopment in a timely manner.
case study of World Trade Park, jaipur, rajasthan & Logix City Centre Noida.simrandeo3
The document provides details about two case studies of mixed-use commercial developments: the Logix City Center in Noida, India and the World Trade Park in Jaipur, India. For the Logix City Center, floor plans and specifications are given for the proposed 1.7 million square foot development containing retail space, office towers, and a hotel. An analysis of the site and project is also included. For World Trade Park, information is given about its unique architectural design and facilities as a high-end shopping destination, including details about its layout, nearby attractions, and features.
Amm 144654-10-152-1 scott point estate guideMichael Zhang
The document provides design guidelines for the Scott Point Estate development. It outlines the purpose to provide consistent high quality development and match aspects of Hobsonville Point's design guidance. Key design values identified include directness, openness, lightness, informality, variety, connectedness, greenness, and setting. The guidelines describe criteria for building placement, form, materials, and landscaping to achieve these values. Developers must go through a design review process to ensure proposals meet the standards in the document.
Wheels of Progress: Downtown Planning 2.0 Beyond the VisionOHM Advisors
The document outlines a Downtown Advance plan for Wooster and Medina, Ohio to guide redevelopment. For Wooster, the plan identifies redevelopment opportunities through community engagement and market analysis. It recommends projects like streetscape improvements, converting alleys to greenspace, and developing a downtown park. For Medina, the plan conducted outreach and identified target redevelopment sites. The market assessment found demand for apartments and office space. The plan recommends developing these sites to advance the cities' goals and catalyze continued private investment downtown.
This document provides draft design guidelines for the West Loop neighborhood in Chicago. It aims to help the neighborhood build on its identity as an employment, transportation, cultural and residential center while preserving urban character and scale. The guidelines cover general development strategies, tall building design, site-specific areas, the public realm, and parking/services. They are based on community input regarding concerns over loss of character, building density/height, solar access, lack of open space, and design monotony. The guidelines do not recommend zoning changes but provide principles to balance context, land use, open space, and building design.
The document outlines a development plan for The Square at Broadway Place, a mixed-use development in downtown Los Angeles. The plan proposes a three-phase development that will include retail, office, hotel, and residential units totaling over 1,000 units. Phase 1 will include a boutique hotel, apartments, and retail delivered by 2013. Phase 2 will include 340 apartments and retail delivered by 2016. Phase 3 will include additional residential and retail delivered by 2018. The development aims to capitalize on the revitalization of the South Park neighborhood while mitigating risk by leveraging existing structures and a staggered development approach.
Presentation from architectural firm Perkins+Will on the status and progress of the projects for Citizens Tower (formerly known as the Omni Building), located at 1208 14th Street, and the City Hall facilities at 1625 13th Street; and discuss other City facilities.
Tim Hays is an urbanist based in Australia with experience in urban planning, design, and healthy placemaking. His CV outlines his educational background and work experience in both the public and private sectors. He has worked on projects such as strategic master plans, public realm designs, policy development, and healthy streets assessments. His areas of expertise include active transport, policy development, urban planning and design, mobility planning, and healthy placemaking.
The document provides details about the reconfiguration of the Six Points Interchange project in Etobicoke Centre, Toronto. It outlines the project timeline from 2007 to 2014, including environmental assessments, design initiatives, and public space plans. It also describes the existing conditions and proposed designs for road cross sections, including typical designs for Dundas Street, Bloor Street West, Kipling Avenue, Dunbloor Road, and Beamish Drive within the project area. The goal of the interchange reconfiguration is to support development in the area and improve access for all modes of transportation.
The document provides details about Marvin Clermont's work experience and responsibilities at various organizations:
- At Midtown Alliance, his responsibilities included coordinating landscape enhancements, managing a tree adoption program, enhancing parks, deploying street furniture, coordinating annual tree replacement, and enhancing wayfinding signage.
- At the Atlanta Regional Commission, he performed data analysis and reporting on development patterns in Livable Centers Initiative (LCI) areas.
- Additional experience includes working with the Historic District Development Corporation and Tapestry Development Corporation.
The document outlines the 16 steps involved in planning a housing scheme in Pakistan. It details each step from acquiring land and khasra plans, conducting surveys, designing the layout, assigning plots and facilities, calculating areas and land usage, and finalizing submission drawings. The planning process involves dividing the land into neighborhoods, placing roads and infrastructure, considering expansion needs, and ensuring self-sufficient communities with access to basic amenities like schools, parks and commercial areas.
1. 501 FLATS
501 Washington Ave. N.
Minneapolis, MN 55401
An urban loft and mixed use
development proposal for the North
Loop in Minneapolis.
2. GOALS OF 501 FLATS
• FIRST AND FOREMOST WE AIM TO ACHIEVE THE HIGHEST AND BEST USE OF EACH
PROJECT WE TAKE ON
• LEED SILVER CERTIFIED BUILDING
• MINIMAL ENVIRONMENTAL DAMAGE
• FIT INTO THE FOLD OF THE NEIGHBORHOOD
• DESIGN GUIDELINES TAKEN FROM THE NORTH LOOP NEIGHBORHOOD
• WAREHOUSE DISTRICT NORTH LOOP NEIGHBORHOOD DESIGN GUIDELINES
• NORTH LOOP SMALL AREA PLAN: UPDATE TO THE DOWNTOWN EAST/
NORTH LOOP MASTER PLAN
• MINNEAPOLIS WAREHOUSE DISTRICT DESIGN GUIDELINES
• METROPOLITAN COUNCIL 30 YEAR PLAN
• 501 FLATS AIMS TO PROVIDE THE NORTH LOOP NEIGHBORHOOD WITH
HOUSING AND RETAIL SPACE NECESSARY TO MAINTAIN AND CONTINUE
GROWTH IN THE AREA
3. LEED SILVER
LEED SILVER IS THE SECOND LEVEL OUT OF FOUR LEVELS OF THOSE CREATED BY
LEADERSHIP IN ENERGY & ENVIRONMENTAL DESIGN. IT REQUIRES BETWEEN 50-59
POINTS. THEY CAN BE EARNED IN THE FOLLOWING CATEGORIES:
• INTEGRATIVE PROCESS
• LOCATION & TRANSPORTATION
• MATERIALS & RESOURCES
• WATER EFFICIENCY
• ENERGY & ATMOSHPERE
• SUSTAINABLE SITES
• INDOOR ENVIRONMENTAL QUALITY
• INNOVATION
• REGIONAL PRIORITY CREDITS
OUR PLAN:
• HIGH EFFICIENCY APPLIANCES & HVAC
• LOW IMPACT CONSTRUCTION
• LOCATION
• NEAR GROCERY STORE, PARKS, & RECREATION
• HIGH WALK/BIKE SCORE LOCATION WITH PUBLIC TRANSPORTATION
5. 501 WASHINGTON AVE N.
CURRENT CONDITIONS
(8)
EMPTY LOT SITE FOR THE
501 FLATS DEVELOPMENT.
ADJACENT SITE (CUZZY’S)
WILL POSSIBLY BE BOUGHT
WITH A SEPARATE
PROJECT FOR SMALL
PARKING. WAREHOUSE
BEHIND SITE WILL BE PHASE
2 OF THE 501 FLATS
DEVELOPMENT.
7. DESIGN GUIDELINES
Guiding Principles of the Design Guidelines
The following guiding principles were developed collectively by the public who participated in the planning process.
Mission: Protect the Integrity of the Warehouse Historic District
1. Collective Impression. The character of the district is created by the collective impression of numerous elements that
date from the period of significance, 1865 to
1930. In addition to buildings, these elements include railway corridors, streets, alleys, retaining walls, loading docks, signs,
structures and other features.
2. Industrial Heritage. The historic character of the district is largely based in its historic industrial uses. Alterations in the
district should reflect this industrial heritage, while allowing for the livability improvements necessary to support a growing
urban neighborhood.
3. Compatible Design. New construction in the district shall be compatible with the historic district. Compatibility is the
ability of different components, whether similar or dissimilar, to function together and stand together without disharmony
or conflict. New structures shall be true to themselves and not replicate existing structures.
4. Distinctive Features. Distinctive features, finishes, materials, spaces, construction techniques or examples of
craftsmanship that characterize a property shall be preserved, and alterations to such features shall be avoided.
5. Compatible Infrastructure. The introduction of infrastructure including plantings, trees and amenities shall be
thoughtfully integrated with the fabric of the district and preserve the relationships between the buildings and historical
landscape features of the district.
6. Clear Purpose and Application. The guidance offered by the design guidelines will be clear enough to provide a
reasonable assurance of review expectations, while allowing for creativity in design. (5)
8. DESIGN GUIDELINES
• LAND USE: DEVELOP A CRITICAL MASS OF ACTIVITY WITH A COMPACT MIX OF
USES.
• COMMUNITY CONTEXT: DEFINE THE NORTH LOOP NIEGHBORHOOD AS AN
IDENTIFIABLE DISTRICT WITHIN THE CITY OF MINNEAPOLIS AND THE TWIN CITIES
REGION
COMPONENTS OF GOOD DESIGN:
• CIRCULATION
• OPEN SPACE
• HISTORIC PRESERVATION
• ARCHITECTURE
• FAÇADE TREATMENTS
• GROUNDLEVEL EXPRESSION
• BUILDING MATERIALS
(3)
15. Current Neighborhood
Residential
Development Projects.
1. Pacific Flats
2. The Reserve
3. Intl. Harvester Metro
Homes
4. SOHO
5. Herschel Lofts
6. 730 Lofts
7. Twins Stadium
8. Two Twenty Two
(3)
DEVELOPMENT TRENDS IN THE
NORTH LOOP
17. 501 FLATS BUDGET
WHAT DO ALL THESE NUMBERS MEAN?
• OUR PROJECT IS PROFITABLE
• IT TAKES INVESTORS AND DEDICATED
DEVELOPERS UP FRONT IN ORDER TO
SUCCEED
• LET US INVESTIGATE FURTHER…
(10)*Assumptions of interest rates and percentages based on this source
18. 501 FLATS BUDGET: SIMPLIFIED
Financing VALUES 501 FLATS
Purchase Price (plus closing costs) 250000 $250,000
Demolition $3,000 $3,000
Tenant Improvement Allowance for Retail/Office @ $25/SF $8,000 $8,000
Soft Costs (@2.5%) 2.5% $6,525
Total Acquisition Costs $267,525
Construction Loan 11,500,000.0 $11,500,000
Down Payment -250,000 $(250,000)
Debt $(10,982,475)
Income
Net Rent: Residential $614,250 $614,250
Vacancy Factor @ 2% -2% $(12,285)
Net Rent: Commercial 80,000 $80,000
Vacancy Factor @ 5% -5% $(4,000)
Tenant Contributions 6,000 $6,000
Other Income $6,000.00 $6,000
Operating Expenses $(133,946.00) $(133,946)
Total Monthly NOI $46,334.92
Total Annual NOI $556,019
Debt Service
Interest Rate 4.00%
Term 30
Total Monthly Debt Service $(55,421)
Total Annual Debt Service $(665,046)
Cash Flow / year $(9,086)
Cash Flow / Year
Return on Equity 4%
Cap Rate 4.7%
THE PURCHASING COST WITH
DEMOLITION UP FRONT IS
RELATIVELY LOW:
• NO EXISTING STRUCTURES ON
SITE AND A SMALLER LOT IN
NORTH LOOP
• THE PROPERTY WILL MAKE
MONEY, BUT APPROXIMATELY 10
YEARS BEFORE REAL RESULTS: A
NORMAL AMOUNT IN
DEVELOPMENT PROPERTIES
• THE RETURN ON EQUITY IS
ESTIMATED AT 4%. TYPICALLY
INVESTORS LIKE TO SEE FOUR
TIMES THEY INVESTED OVER 30
YEARS. THIS PRO FORMA DŒS
NOT ACCOUNT FOR GRANTS
AND TAX BREAKS.
19. 501 FLATS BUDGET: BROKEN DOWN
PRO FORMA (Page 3 of 5)
AFTER-TAX CASH FLOW ANALYSIS
DETERMINING TAXES YR 1 YR 2 YR 3 YR 4 YR 5 YR 6 YR 7 YR 8 YR 9 YR 10 YR 11
=========== =========== =========== =========== =========== =========== =========== =========== =========== =========== ===========
Cash Flow (102,814) (101,924) (105,651) (92,145) (78,249) (63,948) (49,227) (34,072) (18,468) (2,397) 14,157
- Depreciation Expense 549,788 549,788 549,788 549,788 549,788 355,927 355,927 355,927 355,927 355,927 355,927
- Amortization of Fees 7,755 7,755 7,755 7,755 7,755 7,755 7,755 7,755 7,755 7,755 7,755
- Accrued Interest 0 0 0 0 0 0 0 0 0 0 0
+ Amortization of Principal 198,833 206,786 215,058 223,660 232,607 241,911 251,587 261,651 272,117 283,002 294,322
+ Funded Reserves 0 0 0 0 0 0 0 0 0 0 0
= Earnings (Loss) Before Tax (461,524) (452,681) (448,136) (426,028) (403,185) (185,719) (161,322) (136,103) (110,033) (83,077) (55,203)
x Tax Rate 35.00% 35.00% 35.00% 35.00% 35.00% 35.00% 35.00% 35.00% 35.00% 35.00% 35.00%
___________ ____________ ___________ ___________ ___________ ___________ ___________ ___________ ___________ ___________ ___________
= Tax Incurred (Saved) (161,533) (158,438) (156,848) (149,110) (141,115) (65,002) (56,463) (47,636) (38,511) (29,077) (19,321)
Cash Flow (102,814) (101,924) (105,651) (92,145) (78,249) (63,948) (49,227) (34,072) (18,468) (2,397) 14,157
- Tax Incurred (+ Saved) (161,533) (158,438) (156,848) (149,110) (141,115) (65,002) (56,463) (47,636) (38,511) (29,077) (19,321)
___________ ____________ ___________ ___________ ___________ ___________ ___________ ___________ ___________ ___________ ___________
Cash Flow After-tax 58,719 56,514 51,197 56,964 62,866 1,054 7,236 13,564 20,044 26,680 33,478
After-tax Benefits Analysis
Cash Flow (102,814) (101,924) (105,651) (92,145) (78,249) (63,948) (49,227) (34,072) (18,468) (2,397) 14,157
- Taxes (161,533) (158,438) (156,848) (149,110) (141,115) (65,002) (56,463) (47,636) (38,511) (29,077) (19,321)
+ RTC 0
+ LIHTC 35,465 35,465 35,465 35,465 35,465 35,465 35,465 35,465 35,465 35,465
+ Net Sales Proceeds 0 0 0 0 0 0 0 0 0 0 0
__________________________________ ______________ ___________ ____________ ___________ ___________ ___________ ___________ ___________ ___________ ___________ ___________ ___________
Net Cash Flow After-tax 94,184 91,978 86,661 92,429 98,330 36,518 42,700 49,028 55,508 62,145 33,478
Ltd. Partners 500,000 93,242 91,059 85,795 91,505 97,347 36,153 42,273 48,538 54,953 61,523 33,144
IRR Equity 670,321
Desired IRR 10.00%
Actual IRR 14.34%
WE SEE A POSITIVE
CASH FLOW IN YEAR 11IRR: INTERNAL RATE OF RETURN – IT CAN BE THOUGHT OF AS THE RATE OF
GROWTH A PROJECT IS EXPECTED TO GENERATE. THE HIGHER THE IRR, THE
MORE DESIRABLE THE PROJECT. AS WE CAN SEE THE DESIRED IRR IS 10% AND
WE ARE EXPECTING ABOUT A 14.5%
20. SOURCES
1. Northloop.org
2. City of Minneapolis Zoning Code
3. “Warehouse District North Loop Neighborhood Design Guidelines”. northloop.org/
developers. October 2006. Warehouse District North Loop Neighborhood
Association. PDF/Web. March 2014.
4. “North Loop Small Area Plan: Update to the Downtown East/North Loop Master
Plan”. northloop.org/developers. 16 April, 2010. City of Minneapolis: Department of
Community Planning and Economic Development. PDF/Web. March 2014
5. “Minneapolis Warehouse District Design Guidelines”. northloop.org/developers. 2
March, 2010. City of Minneapolis: Department of Community Planning and Economic
Development. PDF/Web. March 2014
6. U.S. Department of Housing and Urban Development; portal.hud.gov/hudportal/HUD
7. “Minneapolis Neighborhood Profile: North Loop”. http://www.mncompass.org/. PDF/
erb. 26 April, 2014.
8. Google Maps: 501 Washington Avenue N. google.com/maps/. 29 April, 2014.
9. Ivestopedia.com
10. Pat Connelly’s “URBS 3500: Real Estate: Real Numbers”