The enclosed report outlines the proposed residential development plans for Detroit Wholesale Produce located in the Eastern Market District, Detroit, MI. Lawrence Technological University completed this project in close collaboration with Eastern Market Corporation (EMC), the non-profi t organization that manages the market and serves as the economic development organization for the Eastern Market District.

1. 11Residential Feasibility Study

2. 32
Project Description
The enclosed report outlines the proposed residential
development plans for Detroit Wholesale Produce
located in the Eastern Market District, Detroit, MI.
Lawrence Technological University completed this
project in close collaboration with Eastern Market
Corporation (EMC), the non-profit organization
that manages the market and serves as the economic
development organization for the Eastern Market
District. This project aligns with one of EMC’s
missions to develop a section of the district into
mixed-use neighborhoods. The Eastern Market
District is building momentum as not only a
major food hub in southeast Michigan, but also
a hub where art mixes with industry, and food
entrepreneurship is thriving. The district’s limited
residential living opportunities are in high demand
as many millennials desire to live in one of Detroit’s
cornerstone communities. With many amenities in
the area and a unique cultural atmosphere not found
many places around the country, the Eastern Market
District is poised to explode with development over
the next decade. EMC recognizes this trend and is
actively working with property owners in the district
to carefully blend mixed-use structures without
displacing the job-producing food business that
anchor Eastern Market.
Detroit Wholesale Produce is well-positioned to join
the trend of adding residential living space to the
district. Currently, only the first floor of the building
is occupied with the second floor being used as
storage. The enclosed report is a full feasibility study
of redeveloping the second story and beyond into
residential living spaces. Included is a site context
analysis, architectural and engineering design
documents, financial analysis, and market analysis.
The goal of this study is to provide the building owner
with a direction for future development that will
benefit him, the district, and future residents.

3. 54
Introduction
project overview
Project Description | 3
Project Team | 7
Project Partners | 8-9
ANALYSIS
atmosphere analysis
Understanding Atmosphere | 11-12
Art | 13
Industry | 14
The Residential Market | 15
site/building analysis
Existing Condition | 17
Site Analysis | 18-19
Existing First Floor | 20
Existing Second Floor | 21
Structural Analysis | 22-23
Design
Residential/retail design
Building Overview | 25
Site Plan | 26
First Floor Re-design | 27
Second Floor Living Space | 28
Third Floor Living Space | 29
Roof Plan | 30
Exploded View | 31
Material Inspiration | 32
Exterior Improvements | 33
HVAC Design |34-35
cost + revenue
Two vs. three story option
Summary | 37
Two Story Option | 38-41
Three Story Option | 42-45
references
Sources | 46

4. 76
overview
Project
project team:
Brandon
Olsen
Project Designer
Graduate Student
Masters of Fine Arts in Graphic Design
Rhode Island School of Design
Bachelors of Science in Architecture
Lawrence Technological University
Mena
bebawy, ph.d
Structural Advisor
Assistant Professor
Department of Civil and Architectural
Engineering
Lawrence Technological University
Meaghan
markiewicz
Project Manager
Graduate Student
Masters of Architecture
Lawrence Technological University
myles
hamby
Project Advisor
Food Access Coordinator
Eastern Market Corporation
Mike
paciero
Project Engineer
Graduate Student
Masters of Architectural Engineering
Lawrence Technological University
joongsub
kim, ph.d
Faculty Advisor
Professor
Director of the Masters of Urban Design
Program + Director of The Detroit Studio
Lawrence Technological University

5. 98
project partners:
lawrence tech
Detroit wholesale produce
Eastern market corporation
Center for Design + technology
1
2
3
3
2
1
A Mixed-Use Future
Detroit Wholesale Produce, located at 2614
Riopelle, Detroit, MI 48207, is a food wholesaler
in Detroit’s Eastern Market district. The business
services restaurants with large orders in early
mornings, and individual patrons throughout
the rest of the day. The existing retail space is
located in the left corner of the building on the
first floor. Most of the rest of the building is
used for storage. The business owners, Greg and
Tom, are looking to rehabilitate the second floor
into residential space, as well as expand their
produce business throughout the first floor. The
building is located in a prime location, directly
across from Eastern Market’s newly renovated
Shed 3, giving it a high level of visibility during
the market. The owner, Greg, has worked
extensively with the project team on his ideas for
redevelopment, even showing the team some of
his own drawings. He already completed some
renovation of the existing retail space to further
enhance the shopping experience and provide
living space. The goal of this study is to provide
him with a direction for future development
that will benefit him, the district, and future
residents.
The mission of the Eastern Market Corporation
(EMC) is to mobilize leadership and resources
to achieve the vision of stakeholders for the
Eastern Market District. It’s goal is also to
become the undisputed center for fresh and
nutritious food in southeast Michigan. EMC
1
2
Detroit Wholesale Produce
eastern Market Corporation
Lawrence Tech university
the attraction and legacy of the Eastern Market
and build a dynamic, diverse, and unique urban
district by strengthening the identity of the
Eastern Market as a food-related district. This
is being achieved by enhancing the operations
of the existing public market and by developing
business opportunities for specialty food
retailers, food wholesale operations, restaurants,
food distributors, and food processors. Located
in a prime location to access in the city, Eastern
Market Corporation’s next step includes
developing sections of the District into a mixed-
use neighborhood that improves the business
atmosphere and enlivens streets and public
spaces by carefully blending in a variety of
residential forms. The ultimate goal is to ensure
these new uses support, respect, and integrate
into the existing food industries and food related
uses of the district.
Lawrence Technological University is one
of Michigan’s premier private universities,
and is recognized as a leader in sustainability
education, research and practice. Each of the
four Colleges reflect the encompassing focus
of the University. A multi-disciplinary team of
Lawrence Technological University students
and faculty from these colleges worked within
the project scope outlined in this proposal. A
collective report, consisting of the components
discussed in the project proposal and at past
meetings have been produced for EMC to
convey EMC’s goal of revitalizing the market to
include multi-use facilities. Detroit Wholesale
Produce has been identified by EMC as prime
candidates to develop existing space into
mixed-use developments. The feasibility study
includes architectural concepts, projected costs,
and marketability potential. The completion of
this report provides a basis for EMC’s future
master plan development in correlation with it’s
economic development.
3
N

6. 1110
analysis
Atmosphere
Art, Industry, and the Market
The atmosphere of a district can be difficult to describe.
If you were to ask someone to talk about atmosphere they
might start by listing off adjectives relating to the physical
area around them, but they also may gesture with their
hands to convey movement and energy, some might recall
a story that recounts interaction, or they might even mimic
familiar sounds and noises of the area. People have to rely
on more than words to describe how the neighborhood’s
atmosphere affects their feelings. Atmosphere is the feel
Understanding atmosphere:
The Historic Eastern Market District
The Eastern Market Historic District is located
approximately one mile northeast of downtown Detroit.
Originally located Downtown in Cadillac Square, it was
moved and was renamed in 1891; market sheds were built
to accommodate the growing farmer’s market. Today, the
Eastern Market Historic District was added to the National
Registry of Historic Places in 1978 and more than 45,000
people visit the market on Saturdays year round.
Throughout the mid-twentieth century, an increase of food
processors and wholesalers moved into the area, making
EM an important food hub to the region. The 4.3 acre
market district is centered around a six-block public market
space where the sheds are located. The surrounding area
is home to over eighty food oriented businesses including
restaurants, food processors, wholesalers and retail.
Today Eastern Market is the largest open-air flowerbed
market in the United States and the largest historic public
market district in the United States. More than 150 food
and specialty businesses are still located within the market
district selling all types of goods including produce, meat,
spices, jams, flowers, poultry, etc.
of the area. The sights, sounds, smells, people, movement,
activity, and energy all make up the feel of an area.
Understanding atmosphere is vital in understanding what
makes an area unique from neighboring communities, and
is important in fostering beneficial growth within the area.
The Eastern Market District has a very unique atmosphere.
Street art covers walls of buildings on every block, while
forklifts and semi trucks zoom in and out of loading docks
within the tightly packed space. These back roads are full of
unloading and processing of many different kinds of foods.
A couple blocks away, Russell Street provides the main
pedestrian artery through the sheds where visitors have
access to the many vendors during the weekly markets. This
diversity of activity between customers, industry, and retail
is classic Detroit. For decades, the atmosphere and resources
of the district has attracted people from all corners of Metro
Detroit. Now, as Detroit redevelops, Eastern Market is
prime for an additional typology, residential housing. All
of these qualities are attracting a resident that has a craving
for industrial and historical buildings, a love for art, music,
culture, and food. They know that they won’t find a sleek,
contemporary, newly constructed place to live here as they
may find in Downtown or Midtown; and that excites them.
A day in Eastern Market is never the same and in the near
future the residential real estate of the district won’t be
either.
-Bob, an Eastern Market Resident
“I love the hustle
and bustle of the
district.”

7. 1312
RussellSt.
RussellSt.
RivardSt.
RiopelleSt.
RiopelleSt.
RiopelleSt.
OrleansSt.
Adelaide St.
Adelaide St.
Adelaide St.
Division St.
Division St.
Alfred St.
Alfred St.
Wilkins St.
Division St.
Winder St.
Winder St.
Fisher Services Dr.
Site
6
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5
2
3
3
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6
2
1
4
5
1
6
1
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4
3
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3
1 The Historic Eastern Farmer’s Market Mural -
Originally painted in 1972 and recently restored,
the Eastern Farmers Market painting is the largest
mural in the district, taking up about 6,500
square feet of space on the exterior wall.
2 The Weird -
The German/Austrian artist collective has left
their mark on the Market District. Their odd,
character driven murals are easily recognizable
and adorn the sides of multiple buildings in
Eastern Market.
3 OmniCorpDetroit -
The mural on the outside of the building is a good
representation of what takes place on the inside.
OmniCorpDetroit is a collection of makers,
designers, artist, and others that come together to
learn, share, and create together.
4 The Cow at Eastern Market Cold Storage -
One of the largest pieces of art in the district is
painted on one of the tallest buildings. A cow
made up of various vegetables looks down on the
markets below.
5 Red Bull House of Art-
This is an artist incubator that functions as a
gallery and curator to house local artists’ work. A
creative space that breaks down barriers between
artists and financial burdens, the Red Bull House
of Art is a one of a kind artists institution that
provides the tools and space for visiting artists to
unleash their creativity.
6 The Shark Mural at Kap’s Wholesale
Los Angeles based contemporary artist, Shark
Toof, adds to Eastern Market’s eclectic nature
by painting a shark into Detroit’s urban context.
This mural embraces the sense of wonder that
occupies Eastern Market and keeps visitors on
their toes as they look around the next corner.
2 art
#
#
#
Featured ART
Featured industry
Featured Residential
key
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8
9 10
N

8. 1514
1 FD Lofts -
A converted Fire Station
Size of Units: 600 sq. ft. - 1500 sq. ft.
Monthly Rents: $1050 - $1500
Price per Square Foot: $1.00 to $1.75
2 E&B Brewery Lofts -
Tallest residential building in Eastern Market
Number of Units: 50 Lofts
Size of Units: 745 sq. ft. - 3300 sq. ft.
Monthly Rents: $750 - $3850
Price per Square Foot: $1.01 - $1.17
3 Rocky Apartments-
The First legal lofts in Detroit
Number of Units: 12
Size of Units: 1200 sq. ft.
Monthly Rents: $750, $800, $900
Price per Square Foot: $0.63 - $0.75
4 1345 Division-
Number of Units: 12
Size of Units: 1000 sq. ft.
Monthly Rents: $625
Price per Square Foot: $0.63
1
2
3
4
43 ResidentialIndustry
1
3 4
2Grobbel’s Corned Beef
Kaps Wholesale Foods & Detroit Wholesale Produce Wolverine Packing Co.
Eastern Cold Storage & International Border Meat Inspection
5
6
7 8
Bert’s
Supino, Mootown, Russell Street Deli, & Zeff’s
Eastern Market Corp. Shed Farmer’s Restaurant
109 Capital PoultryGermack

9. 1716
analysis
site/building
existing condition:
1. Detroit wholesale produce existing condition
The current structure is a green, masonry building
built in 1955. It’s total gross square footage is
10,370 square feet with 105 feet of store frontage on
Riopelle Street facing Eastern Market Shed 3. Detroit
Wholesale Produce operates out of the first floor
on the left corner. It is a small retail space that was
built out by the building owner when it was acquired
several years ago. The right side of the first floor is
cold storage, as well as the space behind the retail.
There is a small cashier counter and office also located
on the first floor. Upstairs is a wide open space with
blocked up window openings to be utilized as a more
effective storage space in the future. The second story
is the space that will be redesigned into residential
units. There is also the potential to add third story
residential units. This building is in a prime location
for residential development on the edge of the Eastern
Market sheds. In addition, having a produce market
on the first floor will be an amenity to residents.
Several updates to the second floor space are necessary
to make the building habitable. A complete build out
of the second story space will be needed including
partition walls, fire rated stairs, new HVAC, plumbing,
lighting, electrical, insulation, exterior finishes and
windows. In addition, the aging brick facade needs
repair in several places. The existing main entry to the
building will be reconfigured to allow for customers
and residents to enter the building at separate
locations. The heavy industrial traffic in front of and
around the corner from the building will be addressed
and redesigned to create a more pedestrian friendly
street scape. Lastly, updates to the existing retail space
will be proposed per the owners request as they look
to expand the retail space to the entire first floor. In
addition, the owners would like to consider the option
of adding a third story with residential on the second
and third floors.

10. 1918
PEDESTRAIN PATH FROM
EASTERN MARKET SHEDSDS
STERERNN MMAARARKET
HEDEDS
PEDESTRAIN PATH FROM
EASTERN MARKET SHEDS
EASTERN MARKET SHEDS
EASTERN MARKET SHEDS
SIDEWALK
SIDEWALK
SIDEWALK
ALK
WAL
SIDEW
TRUCK
TRAFFIC
ROITDETR
OLESALEWHO
DUCEPROD
SURFACEEEU
PARKINGGI G SURF CEFAC
PARK NGKIN
ALLEY
A
EASTERN COLD
STORAGE
BUILDING
MEAT
INSPECTION
BUILDING
DUMPSTER
FIRE HYDRANT
HIIGHI
LOWOWOW
CCCTRA CAFFICA CCICCTT
CKTRUC
INGPARKI
1 Detroit Wholesale Produce
Address: 2614 Riopelle, Detroit, MI. Produce
wholesaler looking to expand.
2 Neighboring Buildings
To the south is Eastern Cold Storage, that houses
many regional food inspections that requires
a lot of truck traffic and busy loading docks.
To the north is the bright red building of Kaps
Wholesale which is a similar business to Detroit
Wholesale produce.
3 Truck Traffic
There is heavy truck traffic around the building.
Eastern Cold Storage to the south has two
buildings and a total of five loading docks. The
trucks get very close to the Detroit Wholesale
Produce building when backing into the loading
docks making the area a hazard for pedestrians.
4 Parking
Parking is available right in front of the building,
across the street in one of the shed’s parking lot,
or 1 block northeast in the parking garage. There
is always plenty of parking on non-market days.
Residents would most likely park in the garage.
4 Eastern Market Sheds
Eastern Market Shed 2 and Shed 3 are both
visible from Detroit Wholesale Produce and the
other sheds are not much farther off. This close
proximity to the sheds will be an attractive feature
to future residents.
5 Alley
There is a gated alley between Kaps Wholesale
and Detroit Wholesale Produce. Functional and
aesthetic improvements to the alley are suggest-
ed as part of the project to make the area more
attractive for residents.
6 Storefront/Pedestrian Access
The current main customer entrance is also the
main forklift and loading and unloading zone.
This makes a less than desirable access point for
pedestrians and this conflict will need to be rec-
onciled in the design.
7 Rooftop Vantage Point of Market
While just a normal, black membrane rooftop
now, Detroit Wholesale Produce has a rooftop
overlooking Eastern Market that is ideal for a
rooftop space for residents and events.
2 site analysis
1
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5
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3
2
2
4
1
3
1
2
3
2
4
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11. 2120
Key Aspects of Layout:
• The left half is the retail business.
• The right half is extra cold storage.
• The trapezoidal space is where heavy Forklift
and pallet-jack traffic currently flow.
• The back Space is also owned by Detroit
Wholesale Produce and is used for more cold
storage for produce.
• The main entry includes the three overhead
rolling doors that open to the street, making
for an open, outdoor retail space during nice
weather.
Design Challenges
• Designing a resident main entrance that is
pedestrian friendly, can accommodate a main
stair and elevator, but also integrates with the
existing infrastructure.
• Diverting the current forklift traffic to provide
a safer and more accessible circulation path for
residents and customers.
• Eliminating the dusty air flow created from the
constant open doors and forklift traffic.
• The owner wants to expand the retail
component of the business by adding
storefront windows to replace overhead doors.
Existing first floor plan
Storage
4,760 sq ft
1
11
2
22
33 Existing second floor
UP UP
Retail
Cashier
Cold storage
Office
forklift
traffic
Toilet
Toilet
mech.
1393 sq ft
87sqft
2406 sq ft
150 sq ft
388 sq ft
Shaft Shaft
50 sq ftftft
69 sq ft
97 sq ft
haaf haafafhaa afhaa
1
2
Key Aspects of Layout:
• Window openings have been blocked off with
concrete masonry units (CMU).
• A rolling overhead door is located in the
northwest corner.
• Four different, industrial style structural
materials are present; wood (roof joists), Steel
(roof beams & columns), Brick (walls), and
concrete (floor).
• 14’-3” ceiling height at south end of building
and 10’-3” at the low end.
• Two stairways allow access to the second floor.
Design Challenges
• Integrating four to seven apartments of varying
sizes into the space.
• Designing effective circulation based on
existing conditions to maximize efficiency of
rent-able space.
• Creating designs that highlight the diverse
structural material to maintain the industrial
feel while integrating efficient insulation,
heating, and cooling systems.
N N

12. 2322
5 Structural Analysis
Concrete floor (Figure 1 through Figure 5)
• The concrete in the floor appears to be structurally
sound. Rebound hammer test at multiple locations
through the floor shows an average concrete strength of
6,330 psi.
• There are multiple cracks in the floor. Some of these
cracks are structural cracks developed due to negative
moment action in the floor system. However, the cracks
seem stable and not propagating.
• To evaluate crack propagation, certain lengths of cracks
were cleaned with a pneumatic air gun and filled with
non-shrink concrete epoxy polymer. Pictures were
taken at the time of filling the cracks and three weeks
after. There were no signs of any crack propagation or
separation in the filled cracks.
• Overall, the floor is in good structural condition.
There are no spots of concrete damage that need to be
addressed or rehabilitated.
Steel columns (Figure 6 through Figure 8)
• Signs of mild rust were noticed at the floor and roof
connections and through the length of the columns.
Nevertheless, the rust appears to be only superficial and
has not been propagated through the thickness of the
steel.
• If additional floor is to be added, the columns need be
analyzed by a structural engineer to ensure the safety of
the building and their ability to resist the additional dead
and live loads from the new floor. Column strengthening
may be necessary if the current cross section of the
columns is proven insufficient.
Brick walls (Figure 9 through Figure 13)
• Several cracks, water damage, and spalling of the brick
walls were noticed especially near the roof. Before any
structural upgrade or story addition, the walls need to
be rehabilitated properly. Diagonal cracks in the walls
appear next to the beams supporting the roof. This
indicates differential settlement in the walls due to the
weight of the roof. The cracks appear to be stable in the
meantime. However, future upgrade in the building
such as addition of a new floor system may lead to crack
propagation and/or additional cracking in the walls. If
the walls are used to support an additional floor system,
the load shall be distributed evenly over the length of the
walls.
Roof system (Figure 14 through Figure 17)
• Water damage appears at multiple locations in the roof.
Old lumber has been replaced with newer lumber at a
few locations. However, signs of water damage appear
also on new lumber. Rigorous measurements need to
be taken to treat the roof system and water proof it. The
steel beams supporting the roof need to be checked for
structural adequacy if an additional floor is to be added.
1
2
3
4
5
6
Filling the cracks with non-shrink epoxy matrix
A crack filled with epoxy matrix
3-week old filled crack shows no signs of separation
Signs of rust at the base of the steel columns
No crack separation after three weeks
Concrete cracks in the floor
Top column connection shows mild signs of rust
Another top column connection with signs of rust
Diagonal cracks in the wall under the beam supporting the roof
Propagation of the wall crack relative to the beam
Diagonal crack in the wall and signs of water leak at the top of the wall
Wall locations that may need further assessment and rehabilitation
Wall with questionable structural capacity and apparent water leak
Signs of water damage in the roof
Signs of water damage in the roof
Water damage in old lumber
Widespread water damage in the roof
Areas of water damage
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15
16
17
18

13. 2524
design
residential/retail
Design:
1 building overview
At the request of the building owners, this section
includes two design options:
(1) A 2 story rehabilitation that converts the
second floor to residential living spaces and
(2) a 3 story option that requires new
construction of a 3rd floor for additional
apartments in addition to a 2nd story
rehabilitation.
The design team suggests that a different floor
plan is used on each floor to allow for a variety of
unit options for residents. In addition, a proposed
first floor plan design is presented based on
discussions with the owner and the need for a
resident entrance.
Aside from the new floor plans presented on
the following pages, two exterior renderings are
presented above to provide a visual aid for what
the building could look like from the street.
A new cement fiber board material facade is
proposed on the residential levels. This material
choice was an aesthetic and functional decision
which is further explained in this section.
Although a new facade was added to the upper
stories, the original facade was preserved on the
first floor to maintain the urban rustic appearance
of the original and surrounding buildings in
the district. In addition, three new openings
were added on the right side of the building
symmetrical to the original three on the first floor.
These openings are no longer overhead doors and
brick, but storefront windows that allow visibility
into the retail spaces. Lastly, updated signage is
located just above the main retail space on the
left side of the building. It is located lower on the
building to better imply the location of the main
entrance to the retail space on the first floor.
1 Three-Story Option
2 Two-Story Option

14. 2726
RETAIL
PERMEABLE
SURFACE
ALLEY
RETAIL
RESIDENTAL EXIT
RESIDENTAL
ENTRANCE
OUTDOOR PRODUCE
PLANTERS
BENCHES
PEDESTRAIN SIDEWALK
EXISTING FIRE HYDRANT
STOREFRONT WINDOWS
RETAIL PARKING
RETAIL
ENTRANCE
FORKLIFT
TRAFFIC
FORKLIFT
TRAFFIC
1 Detroit Wholesale Produce
Address: 2614 Riopelle, Detroit, MI. Retail space
was expanded and residential was added to upper
floors.
2 Retail Entrance
The main retail entrance will be through one
sliding glass door, replacing the existing overhead
doors. This will aid retail circulation and security
for the store as well as keep the retail space
cleaner by keeping out dirt.
3 Forklift Traffic
Forklift traffic was diverted from the front of the
building by moving the main loading location
to Adelaide street. The only exception is using
the forklift to set up displays and produce on the
sidewalk outside the building during market days.
4 Retail Parking
New diagonal parking is proposed in front of the
building to allow for customers to easily park and
shop in the produce market. This will also deter
trucks from resting in front of the building and
disturbing residents.
5 Residential Entrance
The resident entrance and lobby is at the front
left corner of the building as shown in the site
plan. Located here will be main circulation to the
apartments, mailboxes, and bike storage.
6 Permeable Surface Alley
The alley is re-done to be a green, permeable
surface alley to aid in the district’s water
management plan. Water from the roof will be
collected and responsibly diverted into the alley.
7 Improved Storefront/Pedestrian Access
The sidewalk outside of Detroit Wholesale
Produce was improved through new pavement
and the addition of benches, planters, and
outdoor produce displays. Elimination of forklift
traffic was key to this design element.
8 Rooftop
The rooftop is now a space open to the residents
for leisure purposes. The space proposed includes
a rooftop deck surrounded by vegetation from the
green roof that will help with heating and cooling
loads and storm water management.
2 site plan
UP
UP
Resident Entrance
• Placed at front left corner of the building after several
design iterations and discussions with owner.
• This location is most accessible, visible, safe and furthest
from major truck traffic.
• Integrates into owner’s plans to expand retail area, by
consuming just enough floor space in the existing retail
for an elevator and main stairway but keeping the the
retail square footage to a maximum on the first floor of
the building.
Additional Updates
• Addition of a residential, fire rated, emergency stair
• Slight adjustment to the office space due to the removal
of one stair and a new entrance to the public bathroom
• Removal of cashier stand and new customer entry into
the cold storage space from the dry goods section
• Addition of storefront windows in place of the existing
front rolling doors with symmetrical to the storefront
windows installed on the opposite side of the building.
• Elimination of forklift traffic from the main building
entry and moved to the loading dock space off of
Adeliade Street to the south. Detroit Wholesale Produce
will then bring all their product to the shelves from the
back of the building instead of the front.
3 first floor Redesign
2
1
3 3
8
65
7
4
retail
2219 sq ft
retail
1003 sq ft
resident lobby
390 sq ft
forklifttraffic
388 sq ft
office
207 sq ft
private bath-
69 sq ft
mech
97 sq ft
public
bathroom
50 sq ft55 ssqq tt00 qq tt5050 sqsq ftfttttttttt
bike storage
retail entranceresident
entrance
mailboxes
N
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15. 2928
3 Second floor living space
Studio
StudioStudioStudio
One bedroom One bedroom One bedroom
520 sq ft
457 sq ft491 sq ft448 sq ft
586 sq ft 591 sq ft 606 sq ft
w / dw / d
w / d
w / d w / d w / d
w / d
w / d
w / dw / dw / d
w / d
w / d
w / d
Studio one bedroom
two bedroom two bedroom
one bedroom one bedroom
520 sq ft 586 sq ft
810 sq ft 792 sq ft
591 sq ft 605 sq ft
4 third floor living space
Apartment Overview
• (7) Total Units
• (4) 450-520 SF Studio Units
• (3) 600 SF One Bedroom, One Bath Units
• Units on front utilize previous window openings
overlooking the market.
• Units in back require new window openings to be cut in
existing facade overlooking industrial Eastern Market.
Circulation Plan Details
• Stair on east side of building completely removed
• U-shaped stairs maximized the square footage of the units.
• The existing northeast stair will remain to save on the cost
of a new stair. The owner requested keeping the existing
stairway in lieu of a u-shaped stair in the middle of the future
cold storage shopping area. The proposed configuration saves
money, provides an emergency exit and also creates a unique
southeast corner studio with a proposed lofted space over the
exit stairs.
Apartment Overview
• (6) Total Units
• (1) 520 SF Studio Unit
• (3) 600 SF One Bedroom, One Bath Units
• (2) 800 SF Two Bedroom, Two Bath Units
• Floor plan nearly identical to 2nd floor except for two
bedrooms units on backside instead of studios for variety.
3rd Floor Construction Logistics
• Unlike the second floor, all windows, walls, floors, stairs,
and roof will be new construction.
• Adds considerable more cost since the current roof will
need to be removed, the beams leveled, new floor installed,
and new exterior walls and roof on top of the existing
masonry walls. All new construction would be wood framed.
• Construction calculations and return on investment
analysis are found in the following pages.
Projected Rental Rates
• Studio Apartments: $1.42/SF
• One bedrooms for $1.32/SF
• Two bedrooms for $1.22/SF
N N

16. 3130
5 Exploded view
3 roof redesign
existing roof experience
roof experience inspiration
BAD
Rooftop gathering and living spaces are extremely common
in major urban cities such as New York and Chicago. These
spaces enhance the living experience of residents, provide
spectacular views of the city, and make buildings more
functional. Detroit Wholesale Produce has the opportunity
create this atmosphere in the Eastern Market District of
Detroit. Currently, the roof is one large open space sloped
towards the alley. Regardless if the two story or three story
development option is selected, the rooftop space can be
transformed into a vibrant, usable space for the residents,
building owner and public during large gatherings. The
proposed plan above consists of the installation of an
outdoor patio surrounded by green roof vegetation. The
vegetation will keep the roof cooler for patrons utilizing the
roof space. The vegetation will also aid with storm water
runoff from the building. There are many impermeable
spaces in Eastern Market and the district is under pressure
to better manage their storm water runoff. Detroit Wholesale
produce can be a pilot project for solving this issue in the
district. The concept is of course expandable per the building
owner’s desire. If used on the 2 story development plan, the
patio will likely need to be elevated off the roof to create a flat
surface for people to stand and sit. However, if the three story
development plan is used, the new roof that is put on will be
a flat roof and raising the patio will not be necessary.
22
Greenroof vegetation
Rooftop view of eastern Market
Enclosure planters
Resident patio space

17. 3332
3
5
4
1
1 Exposed Brick -
It is common to find exposed brick in many
rehabilitated, industrial, Detroit buildings.
and The brick in Detroit Wholesale Produce
would need some touch up to make this happen
but the exterior walls of the units are prime for
utilizing this natural interior finish.
2 Wood Finish -
Reclaimed wood is a hot commodity for interior
furnishings. Especially in Detroit where many
materials are harvested from houses that have
been taken down. Butcher-block counter tops
made from reclaimed wood are a trending
material found in many restaurants, bars, and
residences. In addition, cabinets, furniture, wall
finishes, and floors can all be created from wood,
particularly reclaimed wood. These interior
finishes are highly recommended for use in
Detroit Wholesale Produce.
3 Polished Concrete-
Like exposed brick, Concrete also speaks to
the industrial building atmosphere. Detroit
Wholesale Produce already has concrete floors
in the second story. Using the existing concrete
as a floor finish would be an economical and
sustainable option.
6
7
interior material inspiration
Exterior material inspiration
4 Cement Fiber Board-
A new exterior finish is needed due to the
decision to add insulation to the exterior of the
building on the upper floors. Therefore, a modern
material is needed to maintain an exterior
appearance that integrates with the surrounding
buildings, but also differentiates Detroit
Wholesale Produce as an updated building in
the district. Cement fiber board is a very viable
solution because it is easy to adhere to any
surface, and forms a pattern much like brick only
at a larger scale.
5 Exposed Exterior Brick
As with the exposed interior brick, it is important
to maintain some of the building’s original
appearance. The first floor is a great location to
keep the original brick, although it will likely
be painted a different color. to better match the
cement fiber board color selection.
1 South Elevation
2 West Elevation 3 East Elevation
Cement fiber board cladding
Exterior Cladding Attachment Diagram
1x4 wood furring attached
through rigid insulation to 2x4
wood furring.
Fluid-applied water control
layer and air control layer
Rigid Insulation
Masonry Wall
2x4 wood furring mechanically
attached to masonry.
Wall System and Exterior Finishes
Insulation is necessary for the comfort level and efficiency
of the apartment. It is common for insulation to be found in
the wall cavity. However, the design calls for insulation to be
added to the exterior of the building, with the cement fiber
board exterior finish added on top of that. A detail of this
strategy is shown in the figure on the right. Details about
this strategy are below:
• Exposed brick was desired on the interior of the
apartments, adding insulation to the interior would have
eliminated this option.
• Updates to the building exterior finish were wanted in
the design, fiber cement board over insulation fulfilled
this design component
• It is generally best to insulate existing masonry buildings
on the exterior. Condensation problems can occur
between the brick and an interior insulated wall since
the exterior brick will change temperature quicker than
inside.
• The extra wall thickness on the upper floors creates a
natural, protective overhang for the sidewalk below.
8 Exterior Improvements

18. 3534
6 Heating, Ventialation, And Cooling (Hvac) design Options
Solar Thermal Example
6
The benefit to using hot water for space heating (options 2-4) is
that it can easily be adapted to operate on renewable solar hot wa-
ter in the future. A different type of hot water tank would be paired
with solar thermal panels or evacuated tubes mounted on the roof
of Detroit Wholesale Produce as inspired by the pictured above.
CW In
CW In
Valve
Valve
Gas Line
Gas Burner Gas Burner
Hydronic
Furnace
Gas Line
Gas Line
Waterfrom
Furnace
HWto
Furnace
HWto
Floor
HW to
Fixtures
Water from
Floor
HW to
Fixtures
CW in
CW in
Gas Burner
or Solar Hot
Water Heat
Exchanger In
Future
Gas Burner or Solar Hot
Water Heat Exchanger
In Future
40° F - 50° F Cold
Storage
CW to Storage Tank Warm Water from Floor
Radiant Heating and
Cooling Coils in Floor
CoolWaterfromFloor
Heat Exchanger
Heat Dissipated to Cold
Storage
Gas Burner
or Solar Hot
Water Heat
Exchanger In
Future
Furnace
Gas Line
Gas Line
EA
EA RA
EA
EA RA
RA
RA
OA
OA SA
OA
OA SA
ERV
ERV
SA
SA
HW To
Fixtures
HW To
Fixtures
Condensing
Unit on Roof
Condensing
Unit on Roof
Condensing
Unit on Roof
Mini-Split
AC Unit
Cool Air Out
Hot Air In
Cooling Coil
Cooling Coil
Hot Water
Coil
Exhaust Air Exchanges
Heat with Outside Air
Exhaust Air Exchanges
Heat with Outside Air
Exhaust Air Exchanges
Heat with Outside Air
HW
Tank
HW
Tank
CW
Tank
HW
Tank
HW
Tank
1 Basic Option
• Heating: Utilizes a typical residential gas fired
forced air furnace.
• Ventilation: Provided through an outdoor air
intake that enters the furnace.
• Air Conditioning: Utilizes a typical direct
expansion (DX) cooling coil w/ condensing unit
on roof
• Hot Water: Utilizes a typical residential gas fired
hot water tank routed to water fixtures.
• Notes: This option will have low up front cost and
high operating cost and is least environmentally
friendly.
2 Intermediate Option
• Heating: Utilizes a forced air hydronic furnace.
Instead of gas combustion, it provides heat by
passing air over coils of hot water provided by the
hot water tank.
• Ventilation: Provided through an outdoor air
intake that enters the furnace but first passes
through an energy recovery ventilator (ERV)
that tempers the outdoor air prior to entering the
furnace, thus saving energy.
• Air Conditioning: Same as basic option
• Hot Water: Same as basic option, however hot
water is routed to the furnace as well as water
fixtures.
• Notes: This option will have mid-range upfront
cost and lower operating cost than the basic
option, it also is more environmentally friendly
since it uses half the combustion of the basic
option and pre-treats the ventilation air through
the ERV.
3 Intermediate Option
• Heating: Utilizes a radiant heat system in the
concrete floor. Hot water provided by the hot
water tank flows through the slab and heats the
space. A more efficient transfer of heat occurs
between the water and slab than water/gas and air
in the furnace option.
• Ventilation: Same as option 2, however outdoor
air no longer passes through a furnace. Only
required air for ventilation purposes is needed
which is less air than the furnace option, thus
saving energy because it takes more energy to heat
air than water.
• Air Conditioning: Instead of an integrated DX
cooling system, a high efficiency mini DX split
system or heat pump system can be mounted on
the wall thus saving space by eliminating space
needed for a furnace.
• Hot Water: Same as basic and intermediate
option, however hot water is routed to the radiant
floor as well as well as water fixtures.
• Notes: Slightly higher operating costs, and lower
operating costs than option 2, also will save more
energy since air is not the main cooling medium
and mini split system AC units are highly efficient.
4 Advanced Option
• Heating: Same as option 3
• Ventilation: Same as option 3
• Air Conditioning: This cooling option utilizes a radiant
cooling system in conjunction with the radiant heating
system. To use this system, a cooling plant is needed. Rather
than install an expensive, small chilled water system, this
system proposes to use the cold air in the large cold storage
spaces of Detroit Wholesale Produce below many of the
apartments to chill water. Water would be pumped through
the apartment floor and then into a heat exchanger located in
the cold storage spaces, chilling the water. This chilled water
would then be stored in a cold storage tank in the apartment.
• Hot Water: Same as option 3
• Notes: Highest upfront cost but lowest operating cost. Most
sustainable as it requires least amount of combustion.

19. 3736
Revenue
Costs +
SUMMARY:
1 cost + revenue Conclusions
Recommendation to building owner:
• Our recommendation is to renovate the existing second
floor and build out a third story with new construction for
residential units.
• The 3 story option is recommended for long term investment
• Average quality wood frame construction
• Mid-range finishes and kitchen
• A variety of unit types and square footage sizes
• First floor existing exterior facade remains and is repaired
• Second and third story exterior facade is new construction
• First floor retail space upgraded to enhance the shopping
experience and market appeal for residents and shoppers
Explanation for recommendations:
Taking into account hard building costs, soft costs, financial
incentives and rent assumptions, it is estimated the building
owner will make back the initial investment on the building
renovations over a ten year period. This does not take into
account residential vacancy, operating costs or interest on
finance options. For a more detailed explanation of this see
the operating revenues and programs sections for the two
story and three story options.
Average unit SF: 529 SF
Total Annual Rent Revenue: $60,888
P/NSF/mo: $1.37
7 unit option rent Assumption
Average unit SF: 650 SF
Total Annual Rent Revenue: $60,456
P/NSF/mo: $1.29
6 unit option rent Assumption
Total SF: 10,370 SF
Cost per SF (hard costs): $138.48
Total Cost: $2,510,957
Total Cost after incentives: $1,236,174
Annual Rent Profit: $121,344
Year 1 R.O.I: 17.39%
3 story development finances
Total SF: 5,185 SF
Cost per SF (hard costs): $127.05
Total Cost: $1,105,060
Total Cost after incentives: $668,036
Annual Rent Profit: $60,888
Year 1 R.O.I: 9.51%
2 story development finances
Key Ratios
Floor GSF 5,185
Floors 2
Building GSF 10,370
Residential NSF 3,700
Retail NSF 3,309
Building NSF 7,009
Residential Efficiency 71.36%
Retail Efficiency 63.82%
Building Efficiency 67.59%
Op. Expense Inflation 3%
Key Ratios
Floor GSF 5,185
Floors 3
Building GSF 15,555
Residential NSF 7,600
Retail NSF 3,309
Building NSF 10,909
Residential Efficiency 146.58%
Retail Efficiency 63.82%
Building Efficiency 70.13%
Op. Expense Inflation 3%
Financing Assumptions
Total Cost 1,105,060$
CRP Grant (191,012)
EMC Façade Grant (10,000)
20% Historic Tax Credit (236,012)
Total After Incentives 668,036$
Debt 83.46% $557,530
Equity 16.54% $110,506
Total 100.00% $668,036
Annual Monthly
Interest Rate 5.00% 0.42%
Amort Period 30 360
Debt Service $35,915 $2,993
Financing Assumptions
Total Cost 2,051,957$
CRP Grant (380,391)
EMC Façade Grant (10,000)
20% Historic Tax Credit (425,391)
Total After Incentives 1,236,174$
Debt 90.00% $1,112,557
Equity 10.00% $123,617
Total 100.00% $1,236,174
Annual Monthly
Interest Rate 5.00% 0.42%
Amort Period 30 360
Debt Service $71,669 $5,972

20. 3938
two-Story option:
1
2
Two-Story Construction Cost summary
Operating revenues & programs
Square Foot Cost Estimate Report
Detroit Wholesale Produce Apartment
Renovation
2614 Riopelle St , Detroit , Michigan , 48207
Building Type:
Apartment, 2 Story with Brick Veneer/Wood
Frame/Cement Board Exterior
Loca on: DETROIT, MI
Story Count: 1 Resident Levels, 1 Retail Level
Story Height (L.F.): 14
Floor Area (S.F.): 5,185
Labor Type: STD
Basement Included: No
Cost Per Square Foot: $127.05
Building Cost: $658,754.25
Es mate Name:
** Es mate includes renova on to exis ng 2nd oor space for apartment units
*Costs are derived from a building model with basic
components.
*Scope di erences and market cond ns can cause
costs to vary signi cantly.
Projected
Year 1 Year 2 Year 3 Year 4 Year 5
Potential Gross Income: Residential 3.0% $16.46 $1.37 $5,074 $60,888 $62,715 $64,596 $66,534 $68,530
Potential Gross Income: Retail 3.0% $12.00 $3,309 $39,708 $40,899 $42,126 $43,390 $44,692
Potential Gross Income (PGI) $9.70 $8,383 $100,596 $103,614 $106,722 $109,924 $113,222
Stabilized Residential Vacancy 7.00% $1.15 $355 $4,262 $4,390 $4,522 $4,657 $4,797
Stabilized Retail Vacancy 7.00% $0.84 $232 $2,780 $2,863 $2,949 $3,037 $3,128
Total Vacancy $587 $7,042 $7,253 $7,471 $7,695 $7,926
Effective Gross Income (EGI) $18.71 $7,796 $93,554 $96,361 $99,252 $102,229 $105,296
Operating Expenses % of PGI
Marketing and Advertising 1.00% $0.10 $84 $1,006 $1,067 $1,099 $1,132 $1,166
Security 2.00% $0.19 $168 $2,012 $2,134 $2,198 $2,264 $2,332
Utilities (water, trash, common) 3.00% $0.29 $251 $3,018 $3,202 $3,298 $3,397 $3,499
Maintenance and Repairs 6.00% $0.58 $503 $6,036 $6,403 $6,595 $6,793 $6,997
Yard/Exterior Maintenance 1.00% $0.10 $84 $1,006 $1,067 $1,099 $1,132 $1,166
Miscellaneous 1.00% $0.10 $84 $1,006 $1,067 $1,099 $1,132 $1,166
Management fee 5.00% $0.49 $419 $5,030 $5,336 $5,496 $5,661 $5,831
Insurance 6.00% $0.58 $503 $6,036 $6,403 $6,595 $6,793 $6,997
Property Taxes 77.4 mills $0.67 $582 $6,984 $7,194 $7,410 $7,632 $7,861
Total Operating Expenses 31.94% $3.10 $2,677.79 $32,133 $33,875 $34,891 $35,938 $37,016
Total Operating Expenses/Unit $4,590.50 $4,839.23 $4,984.41 $5,133.94 ########
Net Operating Income (NOI) $5.92 $5,118 $61,421 $62,486 $64,361 $66,292 $68,280
Replacement Reserves 14.91% $1.45 $1,250 $15,000 $15,450 $15,914 $16,391 $16,883
Return on Cost (NOI/Total Cost after Incentives) 9.19% 9.35% 9.63% 9.92% 10.22%
Less Debt Service $3.46 $2,993 $35,915 $35,915 $35,915 $35,915 $35,915
Debt Service Coverage Ratio 1.71 1.74 1.79 1.85 1.90
Before Tax Cash Flow (BTCF) $1.01 $875 $10,505 $11,121 $12,532 $13,986 $15,483
BTCF Return on Equity (BTCF/Equity) 9.51% 10.06% 11.34% 12.66% 14.01%
Capitalized value at: 10.00% $59.23 $614,208 $624,863 $643,609 $662,917 $682,805
Remaining Mortgage: $521,615 $485,699 $449,784 $413,869 $377,953
Operating Revenues MonthlyRate
$/GSF
per Yr
$/NSF
per Mo
2 story program & rent assumptions33
rent assumptions
Uses of Capital Total % Total $
Land/Building/Parking Lot 0% $
Hard Cost 74% 815,327$
Soft Cost 26% 289,733$
Total 100.00% 1,105,060$
Sources of Capital
Equity 10% 110,506$
First Mortgage 50% 557,530$
CRP 17% 191,012$
Historic Tax Credits 21% 236,012$
Eastern Market Façade Grant 1% 10,000$
Total 100% 1,105,060$
Budget P/GSF P/Unit
Land/Buildings/Parking Lot $ $ $
Total Acquisition Costs $ $ $
Renovation Construction 658,754$ 63.53$ 94,108$
Building Permits 8,234$ 0.79$ 1,176$
Security 10,000$ 0.96$ 1,429$
Contingency (10%) 65,875$ 11.28$ 9,411$
Builders Risk Insurance 6,588$ 0.64$ 941$
Construction Manager Fee (10% of Const) 65,875$ 6.35$ 9,411$
Total Hard Costs 815,327$ 83.55$ 116,475$
Architectural & Engingeering Services 44,078$ 4.25$ 6,297$
Survey 6,500$ 0.63$ 929$
Utilities 5,000$ 0.48$ 714$
Environmental Assessments 15,000$ 1.45$ 2,143$
Legal Land Use/Lease/Acquisition 15,000$ 1.45$ 2,143$
Property Taxes During Construction 6,984$ 0.67$ 998$
Soft Cost Contingency 10,000$ 0.96$ 1,429$
Financing Fees (2% of loan) 22,170$ 2.14$ 3,167$
Historic Tax Credit Transaction Costs 15,000$ 1.45$ 2,143$
Developer's Fee (8% of Total Cost) 150,000$ 14.46$ 21,429$
Total Soft Costs 289,733$ 27.94$ 41,390.38$
#REF!
1,105,060$ 106.56$ 92,088$Total Costs
Soft Costs
Hard Costs (Construction)
Acquisition
Item
second floor units
4 Acquisition & Development Costs
# of Monthly Annual
Units Size (NSF) Rent/Unit (Y1) Rent (Y1) P/NSF/mo
Studio 1 450 639$ 7,668$ 1.42$
Studio 1 500 710$ 8,520$ 1.42$
Studio 1 450 639$ 7,668$ 1.42$
Studio 1 500 710$ 8,520$ 1.42$
1 BD 1 BA 1 600 792$ 9,504$ 1.32$
1 BD 1 BA 1 600 792$ 9,504$ 1.32$
1 BD 1 BA 1 600 792$ 9,504$ 1.32$
Average 1 529 725$ 8,698$ 1.37$
Totals 7 3700 5,074$ 60,888$ 1.37$
Unit Type
Residential (2nd Floor)
Studio 1 450 639$ 7,668$ 1.42$
Studio 1 500 710$ 8,520$ 1.42$
Studio 1 450 639$ 7,668$ 1.42$
Studio 1 500 710$ 8,520$ 1.42$
1 BD 1 BA 1 600 792$ 9,504$ 1.32$
1 BD 1 BA 1 600 792$ 9,504$ 1.32$
1 BD 1 BA 1 600 792$ 9,504$ 1.32$
w / d
450 sf
450 sf
500 sf 500 sf
600 sf 600 sf 600 sf

21. 4140
5 construction Costs
19% 24.01 124,491.85
B1020 Roof Repair/Construction 1.7 8,814.50
1.7 8,814.50
B2010 Exterior Walls 14.43 74,819.55
14.43 74,819.55
B2020 Exterior Windows 6.01 31,161.85
6.01 31,161.85
B2030 Exterior Doors 0.36 1,866.60
0.36 1,866.60
B3010 Roof Coverings 1.51 7,829.35
1.34 6,947.90
0.17 881.45
28% 35.23 182,667.55
C1010 Partitions 10.36 53,716.60
6.81 35,309.85
3.55 18,406.75
C1020 Interior Doors 7.35 38,109.75
1.23 6,377.55
6.12 31,732.20
C1030 Fittings 3.38 17,525.30
3.38 17,525.30
C2010 Stair Construction 0.76 3,940.60
0.76 3,940.60
C3010 Wall Finishes 2.87 14,880.95
1.18 6,118.30
0.98 5,081.30
0.71 3,681.35
C3020 Floor Finishes 5.74 29,761.90
1.36 7,051.60
1.55 8,036.75
0.36 1,866.60
0.43 2,229.55
0.37 1,918.45
0.43 2,229.55
1.23 6,377.55
C3030 Ceiling Finishes 4.77 24,732.45
4.77 24,732.45
Windows, aluminum, sliding, standard glass, 5' x 3'
B Shell
Wood roof, truss, 4/12 slope, 24" O.C., 30' to 43' span
Brick veneer wall repair, insula on & cement board
% of Total Cost Per S.F. Cost
Vinyl wall covering, fabric back, medium weight
Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'-6" x 7'-
Asphalt roo ng, strip shingles, inorganic, Class C, 4" slope, 235-240 lbs/SQ
Flashing, aluminum, no backing sides, .019"
C Interiors
Wood par on, 5/8" re rated gypsum board face, 1/4"sound deadening
1/2" re rated gypsum board, taped & nished, painted on metal furring
Door, single leaf, wood frame, 3'-0" x 7'-0" x 1-3/8", birch, solid core
Door, single leaf, wood frame, 3'-0" x 7'-0" x 1-3/8", birch, hollow core
Cabinets, residen , wall, two doors x 48" wide
Stairs, wood, prefab box type, oak treads, wood rails 3'-6" wide, 14 risers
Pain ng, interior on plaster and drywall, walls & ceilings, roller work,
Ceramic e, thin set, 4-1/4" x 4-1/4"
Carpet e, nylon, fusion bonded, 18" x 18" or 24" x 24", 24 oz
Carpet e, nylon, fusion bonded, 18" x 18" or 24" x 24", 35 oz
Carpet, padding, add to above, 2.7 density
Carpet, padding, add to above, 13.0 density
Vinyl, composi on e, minimum
Vinyl, composi on e, maximum
Tile, ceramic natural clay
Gypsum board ceilings, 1/2" re rated gypsum board, painted and
50% 63.43 328,884.55
D1010 Elevators and Lifts 4.69 24,317.65
4.69 24,317.65
D2010 Plumbing Fixtures 15.14 78,500.90
2.23 11,562.55
0.38 1,970.30
0.64 3,318.40
3.4 17,629.00
8.49 44,020.65
D2020 Domestic Water Distribution 4.92 25,510.20
4.92 25,510.20
D2040 Rain Water Drainage 0.53 2,748.05
0.31 1,607.35
0.21 1,088.85
D3010 Energy Supply 9.3 48,220.50
9.3 48,220.50
D3030 Cooling Generating Systems 9.92 51,435.20
9.92 51,435.20
D4010 Sprinklers 3.76 19,495.60
1.7 8,814.50
2.06 10,681.10
D5010 Electrical Service/Distribution 4.87 25,250.95
1.01 5,236.85
2.5 12,962.50
1.37 7,103.45
D5020 Lighting and Branch Wiring 7.9 40,961.50
3.17 16,436.45
0.65 3,370.25
0.57 2,955.45
0.47 2,436.95
0.36 1,866.60
2.68 13,895.80
D5030 Communications and Security 2.2 11,407.00
0.97 5,029.45
0.61 3,162.85
0.62 3,214.70
D5090 Other Electrical Systems 0.2 1,037.00
0.2 1,037.00
3% 4.38 22,710.30
E1090 Appliances 4.38 22,710.30
7 Refrigerators @800 ea 1.08 5,599.80
7 Stoves @600 ea. 0.81 4,199.85
7 Dishwashers @550 ea. 0.73 3,785.05
7 Washer/Dryer Stacked @1,300 ea 1.76 9,125.60
100% $127.05 $658,754.25
$127.05 $658,754.25
Kitchen sink w/trim, countertop, PE on CI, 24" x 21", single bowl
D Services
Hydraulic passenger elevator, 3500 lb., 3 oors, 10' story height, 125 FPM
Internet wiring, 2 data/voice outlets per 1000 S.F.
Overhead service installa on, includes breakers, metering, 20' conduit &
Laundry sink w/trim, PE on CI, black iron frame, 24" x 20", single compt
Service sink w/trim, PE on CI, corner oor, 28" x 28", w/rim guard
Bathroom, lavatory & water closet, 2 wall plumbing, stand alone
Bathroom, three xture, 2 wall plumbing, lavatory, water closet &
Gas red water heater, residen , 100< F rise, 30 gal tank, 32 GPH
Roof drain, DWV PVC, 4" diam, diam, 10' high
Roof drain, DWV PVC, 4" diam, for each addi onal foot add
Apartment building hea ng system, n tube radia on, forced hot water,
Packaged chiller, air cooled, with fan coil unit, medical centers, 20,000 SF,
Wet pipe sprinkler systems, steel, light hazard, 1 oor, 5000 SF
Wet pipe sprinkler systems, steel, light hazard, each addi onal oor, 5000
Central air condi oning power, 3 wa s
Motor installa on, three phase, 200 V, 15 HP motor size
Incandescent xtures recess mounted, type A, 1 wa per SF, 8 FC, 6
Communica on and alarm systems, re detec on, addressable, 25
Fire alarm command center, addressable without voice, excl. wire &
Feeder installa on 600 V, including RGS conduit and XHHW wire, 600 A
Switchgear installa on, incl switchboard, panels & circuit breaker,
Receptacles incl plate, box, conduit, wire, 10 per 1000 SF, 1.2 wa s per SF
Wall switches, 2.5 per 1000 SF
Miscellaneous power, 2 wa s
E Equipment & Furnishings
SubTotal
Total Building Cost
**** Indicates Assemblies or Components have been customized.
Generator sets, w/ba ery, charger, mu er and transfer switch,

22. 4342
Three-Story option:
1
2
Three-Story Construction Cost summary
Operating revenues & programs
Square Foot Cost Estimate Report
Detroit Wholesale Produce Apartment
Renovation & Addition
2614 Riopelle St , Detroit , Michigan , 48207
Building Type:
Apartment, 3 Story with Brick Veneer/Wood
Frame/Cement Board Exterior
Loca n: DETROIT, MI
Story Count: 2 Resident Levels, 1 Retail Level
Story Height (L.F.): 14
Floor Area (S.F.): 10,370
Labor Type: STD
Basement Included: No
Cost Per Square Foot: $138.48
Building Cost: $1,436,037.60
Es mate Name:
** Es mate includes renova n to exis ng 2nd space for apartment units, and addi n of a 3rd story for apartment units.
*Costs are derived from a building model with basic
components.
*Scope di rences and market condi ons can cause
costs to vary sign cantly.
Projected
Year 1 Year 2 Year 3 Year 4 Year 5
Potential Gross Income: Residential 3.0% $24.27 $2.02 $10,112 $121,344 $124,984 $128,734 $132,596 $136,574
Potential Gross Income: Retail 3.0% $12.00 $4,000 $48,000 $49,440 $50,923 $52,451 $54,024
Potential Gross Income (PGI) $10.89 $14,112 $169,344 $174,424 $179,657 $185,047 $190,598
Stabilized Residential Vacancy 7.00% $1.12 $708 $8,494 $8,749 $9,011 $9,282 $9,560
Stabilized Retail Vacancy 7.00% $1.02 $280 $3,360 $3,461 $3,565 $3,672 $3,782
Total Vacancy $988 $11,854 $12,210 $12,576 $12,953 $13,342
Effective Gross Income (EGI) $31.50 $13,124 $157,490 $162,215 $167,081 $172,093 $177,256
Operating Expenses % of PGI
Marketing and Advertising 1.00% $0.11 $141 $1,693 $1,797 $1,850 $1,906 $1,963
Security 2.00% $0.22 $282 $3,387 $3,593 $3,701 $3,812 $3,926
Utilities (water, trash, common) 3.00% $0.33 $423 $5,080 $5,390 $5,551 $5,718 $5,889
Maintenance and Repairs 6.00% $0.65 $847 $10,161 $10,779 $11,103 $11,436 $11,779
Yard/Exterior Maintenance 1.00% $0.11 $141 $1,693 $1,797 $1,850 $1,906 $1,963
Miscellaneous 1.00% $0.11 $141 $1,693 $1,797 $1,850 $1,906 $1,963
Management fee 5.00% $0.54 $706 $8,467 $8,983 $9,252 $9,530 $9,816
Insurance 6.00% $0.65 $847 $10,161 $10,779 $11,103 $11,436 $11,779
Property Taxes 77.4 mills $0.45 $582 $6,984 $7,194 $7,410 $7,632 $7,861
Total Operating Expenses 29.12% $3.17 $4,110.04 $49,320 $52,108 $53,672 $55,282 $56,940
Total Operating Expenses/Unit $3,288 $3,474 $3,578 $3,685 $3,796
Net Operating Income (NOI) $6.95 $9,014 $108,169 $110,106 $113,410 $116,812 $120,316
Replacement Reserves 8.86% $0.96 $1,250 $15,000 $15,450 $15,914 $16,391 $16,883
Return on Cost (NOI/Total Cost after Incentives) 8.75% 8.91% 9.17% 9.45% 9.73%
Less Debt Service $4.61 $5,972 $71,669 $71,669 $71,669 $71,669 $71,669
Debt Service Coverage Ratio 1.51 1.54 1.58 1.63 1.68
Before Tax Cash Flow (BTCF) $1.38 $1,792 $21,500 $22,987 $25,827 $28,752 $31,764
BTCF Return on Equity (BTCF/Equity) 17.39% 18.60% 20.89% 23.26% 25.70%
Capitalized value at: 10.00% $69.54 $1,081,694 $1,101,063 $1,134,095 $1,168,118 $1,203,162
Remaining Mortgage: $1,040,887 $969,218 $897,549 $825,879 $754,210
Operating Revenues MonthlyRate
$/GSF
per Yr
$/GSF
per Mo
3 story program & rent assumptions33
third floor units
Uses of Capital Total % Total $
Land/Building/Parking Lot 0.00% $
Hard Cost 83.52% 1,713,722$
Soft Cost 16.48% 338,235$
Total 100.00% 2,051,957$
Sources of Capital
Owners Equity 6% 123,617$
First Mortgage 54% 1,112,557$
CRP 19% 380,391$
Historic Tax Credits 21% 425,391$
Eastern Market Façade Grant 0% 10,000$
Total 100% 2,051,957$
Budget P/GSF P/Unit
Land/Buildings/Parking Lot $ $ $
Total Acquisition Costs $ $ $
Renovation Construction 1,393,638$ 89.59$ 107,203$
Building Permits 17,420$ 1.12$ 1,340$
Security 10,000$ 0.64$ 769$
Contingency (10%) 139,364$ 11.28$ 10,720$
Builders Risk Insurance 13,936$ 0.90$ 1,072$
Construction Manager Fee (10% of Const) 139,364$ 8.96$ 10,720$
Total Hard Costs 1,713,722$ 112.49$ 131,825$
Architectural & Engingeering Services 92,580$ 5.95$ 7,122$
Survey 6,500$ 0.42$ 500$
Utilities 5,000$ 0.32$ 385$
Environmental Assessments 15,000$ 0.96$ 1,154$
Legal Land Use/Lease/Acquisition 15,000$ 0.96$ 1,154$
Property Taxes During Construction 6,984$ 0.45$ 537$
Soft Cost Contingency 10,000$ 0.64$ 769$
Financing Fees (2% of loan) 22,170$ 1.43$ 1,705$
Historic Tax Credit Transaction Costs 15,000$ 0.96$ 1,154$
Developer's Fee (8% of Total Cost) 150,000$ 9.64$ 11,538$
Total Soft Costs 338,235$ 21.74$ 26,018.07$#REF!
2,051,957$ 131.92$ 170,996$Total Costs
Soft Costs
Hard Costs (Construction)
Acquisition
Item
w / d
Rent assumptions
# of Monthly Annual
Units Size (NSF) Rent/Unit (Y1) Rent (Y1) P/NSF/mo
Studio 1 450 639$ 7,668$ 1.42$
Studio 1 500 710$ 8,520$ 1.42$
Studio 1 450 639$ 7,668$ 1.42$
Studio 1 500 710$ 8,520$ 1.42$
1 BD 1 BA 1 600 792$ 9,504$ 1.32$
1 BD 1 BA 1 600 792$ 9,504$ 1.32$
1 BD 1 BA 1 600 792$ 9,504$ 1.32$
2 BD 2 BA 1 800 976$ 11,712$ 1.22$
2 BD 2 BA 1 800 976$ 11,712$ 1.22$
Studio 1 500 710$ 8,520$ 1.42$
1 BD 1 BA 1 600 792$ 9,504$ 1.32$
1 BD 1 BA 1 600 792$ 9,504$ 1.32$
1 BD 1 BA 1 600 792$ 9,504$ 1.32$
Averages 1 585 778$ 9,334$ 1.33$
Totals 13 7600 10,112$ 121,344$ 1.33$
Unit Type
Residential (2nd & 3rd Floor)
Studio 1 500 710$ 8,520$ 1.42$$ ,$ $
1 BD 1 BA 1 600 792$ 9,504$ 1.32$
1 BD 1 BA 1 600 792$ 9,504$ 1.32$
1 BD 1 BA 1 600 792$ 9,504$ 1.32$
2 BD 2 BA 1 800 976$ 11,712$ 1.22$
2 BD 2 BA 1 800 976$ 11,712$ 1.22$
450 sf
800 sf 800 sf
600 sf 600 sf 600 sf
4 Acquisition & Development Costs

23. 4544
5 construction Costs
25.79% 35.72 370,384.11
B1010 Floor Construction 6.53 67,755.46
2.47 25,653.31
2.63 27,227.99
1.43 14,874.16
B1020 Roof Construction 3.41 35,328.10
3.41 35,328.10
B2010 Exterior Walls 17.9 185,605.13
17.9 185,605.13
B2020 Exterior Windows 6.01 62,280.85
6.01 62,280.85
B2030 Exterior Doors 0.36 3,730.29
0.36 3,730.29
B3010 Roof Coverings 1.51 15,684.28
1.34 13,934.80
0.17 1,749.48
25.45% 35.24 365,480.13
C1010 Partitions 10.36 107,479.83
6.81 70,633.99
3.55 36,845.84
C1020 Interior Doors 7.35 76,220.82
1.23 12,786.83
6.12 63,433.99
C1030 Fittings 3.38 35,101.82
3.38 35,101.82
C2010 Stair Construction 0.76 7,887.99
0.76 7,887.99
C3010 Wall Finishes 2.87 29,796.33
1.18 12,284.16
0.98 10,131.90
0.71 7,380.27
C3020 Floor Finishes 5.74 59,485.30
1.36 14,145.47
1.55 16,084.93
0.36 3,682.86
0.43 4,477.72
0.37 3,876.49
0.43 4,480.59
1.23 12,737.24
C3030 Ceiling Finishes 4.77 49,508.04
4.77 49,508.04
Ceramic e, thin set, 4-1/4" x 4-1/4"
Carpet e, nylon, fusion bonded, 18" x 18" or 24" x 24", 24 oz
Carpet e, nylon, fusion bonded, 18" x 18" or 24" x 24", 35 oz
Carpet, padding, add to above, 2.7 density
Carpet, padding, add to above, 13.0 density
Vinyl, composi n e, minimum
Vinyl, composi n e, maximum
Tile, ceramic natural clay
Gypsum board ceilings, 1/2" e rated gypsum board, painted and
Vinyl wall covering, fabric back, medium weight
Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'-6" x 7'-
Asphalt roo ng, strip shingles, inorganic, Class C, 4" slope, 235-240 lbs/SQ
Flashing, aluminum, no backing sides, .019"
C Interiors
Wood par n, 5/8" e rated gypsum board face, 1/4"sound deadening
1/2" e rated gypsum board, taped & nished, painted on metal furring
Door, single leaf, wood frame, 3'-0" x 7'-0" x 1-3/8", birch, solid core
Door, single leaf, wood frame, 3'-0" x 7'-0" x 1-3/8", birch, hollow core
Cabinets, residen al, wall, two doors x 48" wide
Stairs, wood, prefab box type, oak treads, wood rails 3'-6" wide, 14 risers
Pain ng, interior on plaster and drywall, walls & ceilings, roller work,
Windows, aluminum, sliding, standard glass, 5' x 3'
B Shell
Steel column, W8, 150 KIPS, 10' unsupported height, 35 PLF
Floor, wood joist, 2 x 12 @12" O.C., 1/2" CDX sub r
Fireproo ng, gypsum board, e rated, 3 layer, 1.5" thick, 8" steel column,
Wood roof, truss, 4/12 slope, 24" O.C., 30' to 43' span
Brick veneer wall repair, 2x6 studs @ 16", insula n & cement board
% of Total Cost Per S.F. Cost
50% 63.43 328,884.55
D1010 Elevators and Lifts 4.69 24,317.65
4.69 24,317.65
D2010 Plumbing Fixtures 15.14 78,500.90
2.23 11,562.55
0.38 1,970.30
0.64 3,318.40
3.4 17,629.00
8.49 44,020.65
D2020 Domestic Water Distribution 4.92 25,510.20
4.92 25,510.20
D2040 Rain Water Drainage 0.53 2,748.05
0.31 1,607.35
0.21 1,088.85
D3010 Energy Supply 9.3 48,220.50
9.3 48,220.50
D3030 Cooling Generating Systems 9.92 51,435.20
9.92 51,435.20
D4010 Sprinklers 3.76 19,495.60
1.7 8,814.50
2.06 10,681.10
D5010 Electrical Service/Distribution 4.87 25,250.95
1.01 5,236.85
2.5 12,962.50
1.37 7,103.45
D5020 Lighting and Branch Wiring 7.9 40,961.50
3.17 16,436.45
0.65 3,370.25
0.57 2,955.45
0.47 2,436.95
0.36 1,866.60
2.68 13,895.80
D5030 Communications and Security 2.2 11,407.00
0.97 5,029.45
0.61 3,162.85
0.62 3,214.70
D5090 Other Electrical Systems 0.2 1,037.00
0.2 1,037.00
3% 4.38 22,710.30
E1090 Appliances 4.38 22,710.30
7 Refrigerators @800 ea 1.08 5,599.80
7 Stoves @600 ea. 0.81 4,199.85
7 Dishwashers @550 ea. 0.73 3,785.05
7 Washer/Dryer Stacked @1,300 ea 1.76 9,125.60
100% $127.05 $658,754.25
$127.05 $658,754.25
Kitchen sink w/trim, countertop, PE on CI, 24" x 21", single bowl
D Services
Hydraulic passenger elevator, 3500 lb., 3 oors, 10' story height, 125 FPM
Internet wiring, 2 data/voice outlets per 1000 S.F.
Overhead service installa on, includes breakers, metering, 20' conduit &
Laundry sink w/trim, PE on CI, black iron frame, 24" x 20", single compt
Service sink w/trim, PE on CI, corner oor, 28" x 28", w/rim guard
Bathroom, lavatory & water closet, 2 wall plumbing, stand alone
Bathroom, three xture, 2 wall plumbing, lavatory, water closet &
Gas red water heater, residen , 100< F rise, 30 gal tank, 32 GPH
Roof drain, DWV PVC, 4" diam, diam, 10' high
Roof drain, DWV PVC, 4" diam, for each addi onal foot add
Apartment building hea ng system, n tube radia on, forced hot water,
Packaged chiller, air cooled, with fan coil unit, medical centers, 20,000 SF,
Wet pipe sprinkler systems, steel, light hazard, 1 oor, 5000 SF
Wet pipe sprinkler systems, steel, light hazard, each addi onal oor, 5000
Central air condi oning power, 3 wa s
Motor installa on, three phase, 200 V, 15 HP motor size
Incandescent xtures recess mounted, type A, 1 wa per SF, 8 FC, 6
Communica on and alarm systems, re detec on, addressable, 25
Fire alarm command center, addressable without voice, excl. wire &
Feeder installa on 600 V, including RGS conduit and XHHW wire, 600 A
Switchgear installa on, incl switchboard, panels & circuit breaker,
Receptacles incl plate, box, conduit, wire, 10 per 1000 SF, 1.2 wa s per SF
Wall switches, 2.5 per 1000 SF
Miscellaneous power, 2 wa s
E Equipment & Furnishings
SubTotal
Total Building Cost
**** Indicates Assemblies or Components have been customized.
Generator sets, w/ba ery, charger, mu er and transfer switch,

24. 46
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2. “Eastern Market.” Eastern Market. N.p., 2015.
Web. 07 Aug. 2015. <http://www.easternmarket.
com/>.
3. “Detroit Historical Society | Where the past Is
Present.” Detroit Historical Society | Where the
past Is Present. N.p., 2015. Web. 07 Aug. 2015.
<http://detroithistorical.org/>.
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<http://buildingscience.com/>.
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