Graduate Degree Portfolio
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This is a culmination of my course work to complete my dual master degree in urban design and architecture.
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Graduate Degree Portfolio
- 1. 0 0.5 10.25 Miles µ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½¾¾½¾¾½¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½¾¾½¾¾½¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½ ¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½¾¾½¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½ ¾¾½ ¾¾½¾¾½¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ 0 0.5 10.25 Miles µ0 0.5 10.25 Miles µ0 0.5 10.25 Miles µ0 0.5 10.25 Miles µ Meaghan Markiewiczdual Master of urban design and architecture portfolio LAWRENCE TECHNOLOGICAL UNIVERSITY
- 3. As a young designer, I am interested in the many systematic processes that overwhelm and control the urban environments humans live in. One of the largest influences on these systems is the design of the built environment. Whether formal or informal, highly designed or organic, beautiful or lifeless, complicated or simple, the relationships and interactions between these elements are all important within design. There is no cookie cutter formula to addressing the many affected scales of particular design. For example, the design of a T-shirt, effecting how someone feels that day to the design of governmental process that changes the procedure of signing up for healthcare which effects over 9 million Americans are both problems of design yet on massively different scales. These may not be examples of the built environment but they are representative of the effect that one simple design can have within space. My fascination of the urban environment is due to this multiplying effect. Architecture contributes to this process but is only a piece in the many gears needed to make a city function. This process is rarely clear-cut, straight forward or easy. It involves a mixture of common sense, confident action, multi-scale thinking and a conscious mind-set to execute. Through the many people I have had the opportunity to learn from within and around the graduate program, this is my current view of architecture. This is not static and will change slightly as I continue through this profession. The following experiences have all shaped and challenged my questions to lead to my current perspective on architecture, the urban built environment and design. welcome.
- 4. page 2
- 5. page 3 04 | Eastern Market Corporation 10 | Detroit’s Youth 16 | THE ARKPOD 24 | The Role Inc. 32 | The protest hub 40 | Vancouver case study 50 | Clark Park hub &mapping &thestation market study &thep.i.v. &programs & framework olympic park Table of contents
- 6. page 4 using research and data to display information and tell a storyeastern market & residential: residential feasible study for eastern market corporation report presented to EMC SEPTEMBER 2015
- 7. page 5
- 8. page 6 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 Dual Masters of Urban Design & 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
- 9. page 7 PROJECT PARTNERS site analysis 8 project partners: lawrence tech Detroit wholesale produce Eastern market corporation Center for Design + technology 1 2 3 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 N 12 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 4 5 2 3 3 4 5 6 2 1 4 5 1 6 1 1 4 3 22 3 1 The Historic Eastern Farmer’s Market M Originally painted in 1972 and recently the Eastern Farmers Market painting is mural in the district, taking up about 6, square feet of space on the exterior wall 2 The Weird - The German/Austrian artist collective h their mark on the Market District. Thei character driven murals are easily recog and adorn the sides of multiple building Eastern Market. 3 OmniCorpDetroit - The mural on the outside of the buildin representation of what takes place on th OmniCorpDetroit is a collection of mak designers, artist, and others that come t learn, share, and create together. 4 The Cow at Eastern Market Cold Storag One of the largest pieces of art in the di painted on one of the tallest buildings. A made up of various vegetables looks do markets below. 5 Red Bull House of Art- This is an artist incubator that function gallery and curator to house local artist creative space that breaks down barrier artists and financial burdens, the Red B of Art is a one of a kind artists institutio provides the tools and space for visiting unleash their creativity. 6 The Shark Mural at Kap’s Wholesale Los Angeles based contemporary artist, Toof, adds to Eastern Market’s eclectic n by painting a shark into Detroit’s urban This mural embraces the sense of wond occupies Eastern Market and keeps visi their toes as they look around the next 2 art # # # Featured ART Featured industry Featured Residential key 7 8 9 10 N 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 6 7 5 5 8 3 2 2 4 1 3 1 2 4
- 10. page 8 SITE PLAN REDESIGN 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. 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. 2 site plan UP Resident Entrance • Placed at front left corn design iterations and di • This location is most ac from major truck traffic • Integrates into owner’s p consuming just enough for an elevator and main retail square footage to the building. Additional Updates • Addition of a residentia • Slight adjustment to the of one stair and a new e • Removal of cashier stan the cold storage space fr • Addition of storefront w 3 first floor Rede 2 1 3 3 8 65 7 4 resident lobby 390 sq ft private bath- 69 sq ft mech 97 sq ft public bathroom 50 sq ft55 ssqq tt00 qq tt5050 sqsq ftfttttttttt bike storage resident entrance mailboxes N 30 5 Exploded 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 27 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 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 27 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 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 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 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 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 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 31 5Explodedview
- 11. page 9 two-story vs. three-story 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 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 1 Three-Story Option 2 Two-Story Option 38 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 42 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 sto33 Land/Bu Total A Renovat Building Security Conting Builders Constru Total H Architec Survey Utilities Environ Legal L Propert Soft Cos Financin Historic Develop Total S Total Costs Soft Costs Hard Costs (C Acquisition Rent a Studio Studio Studio Studio 1 BD 1 BA 1 BD 1 BA 1 BD 1 BA 2 BD 2 BA 2 BD 2 BA Studio 1 BD 1 BA 1 BD 1 BA 1 BD 1 BA Averages Totals Unit Type Residentia Studio 1 BD 1 BA 1 BD 1 BA 1 BD 1 BA 2 BD 2 BA 2 BD 2 BA 4 Acq 38 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 42 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 s33 Land To Reno Build Secu Cont Build Cons Tot Arch Surv Utilit Envi Lega Prop Soft Fina Histo Deve Tot Total Cos Soft Cost Hard Cos Acquisitio Rent Studio Studio Studio Studio 1 BD 1 1 BD 1 1 BD 1 2 BD 2 2 BD 2 Studio 1 BD 1 1 BD 1 1 BD 1 Averag Totals Unit T Reside Studio 1 BD 1 1 BD 1 1 BD 1 2 BD 2 2 BD 2 4 Ac 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 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 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 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 40 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 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 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 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 SUMMARY: 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 37 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
- 12. page 10 using research and data to display information and tell a storyDetroit’s Youth after the bell rings: a mapping narative
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- 18. page 16 A speculative group project - the 1st a r c h i t e c t u r a l graduate studio FOR ADAPTATION ticulous genetic fusion of two pecies – the bluefin tuna and s of both species to adapt to a o acquiring the characteristics om the former and a durable, thesis capabilities from the bridization to also develop a mote plant distribution across GER physiognomies from both the cs of soy pods are found within as analogues of seed banks. m and leaves integrate with fin. A strong propulsion tail is e appendages (male only). The na digestive system, allowing ergy by photosynthesis. the arkpod & the station: a design + science + world issue challenge BOOK PUBLISHED SEPTEMBER 2015
- 19. page 17 EVC | Mobile Moss | Design Lead: Jhana Frederiksen Design Team: Heather Woodcock, Emily Matt, Mingxue (Michelle) Huang, Futun Alhamed, Emmanuel (Manny) Rubio, Steven Romkema, John Brown, Nathaniel Ringholz, Matt Showalter. Sela-Tern | Design Lead: Aaron Jones Design Team: Dustin Altschul, Katherine Cahalane, Jad Chedid, Kyle Converse, Justin Lee, Hanna Matievich, Oliver Raupp, Katie Shelton, Joy Sportel, Michael Yakamovich. Threshingbird | Design Lead: Ross Hoekstra Design Team: Basmah Algadani, Jamie Mederer, Rachel Slagh, Thomas Apperson, John McGarry, Andrew Stone, Nicholas Strahle, Nathan Loree, Ray Embach. HPAD | Design Leads: Anirban Adhya, Alina Chelaidite Design Team: Ramya Jangamakote, Ruth Mashni, Rachel Kowalczyk, Shany Puthiya Kunnon, Eric Meyers, Michael Kemp, Brandon Calleja, Gabriel Ramirez, Ryan Alm, Thomas Williams. Arkpod | Design Lead: Wesley Taylor Design Team: Meaghan Markiewicz, Larry Carcoana, Ergys Hoxha, Rndah Baharith, Marianne Jones, Brian Keckan, Di Meng, Michael Neumann, Stephanie Kolpacke, Paul Vassos.
- 20. page 18 THUNNUS GLYCINE MAX Latin Name: Thunnus Glycine Max Common Name: Arkpod [ärk päd] LIFECYCLE OF CREATURE A typical Arkpod will have a lifecycle of 15-20 years with the first year of maturity occurring in year 5-6, giving the Arkpod approximately 10 to 15 years of reproduction as well as seed distribution. SEXUAL REPRODUCTION AND ACTIVITIES OF THE CREATURE TheArkpodhasanannualspawningevent,guidedbyabiological migration pattern to search out shallower waters, which is also combined with a pre-determination of data to populate and dispense of seed banks. The female Arkpod dispenses her eggs into the water and the male Arkpod fertilizes them while they are in the water. HABITAT OF THE CREATURE The habitat of the Arkpod is a deep sea environment with varying water temperatures including the range found in the Atlantic ocean, Mediterranean Sea and Gulf of Mexico. These waters maintain the optimum temperature and pressure for the species. ECO-GRAM | Instantly recognizable graphic that expresses a specific notion of modern man’s relationship with the environment. ECOTARIUM | UNLIMITED LIFE CYCLE DESIGN THUNNUS GLYCINE MAX Latin Name: Thunnus Glycine Max Common Name: Arkpod [ärk päd] LIFECYCLE OF CREATURE A typical Arkpod will have a lifecycle of 15-20 years with the first year of maturity occurring in year 5-6, giving the Arkpod approximately 10 to 15 years of reproduction as well as seed distribution. SEXUAL REPRODUCTION AND ACTIVITIES OF THE CREATURE TheArkpodhasanannualspawningevent,guidedbyabiological migration pattern to search out shallower waters, which is also combined with a pre-determination of data to populate and dispense of seed banks. The female Arkpod dispenses her eggs into the water and the male Arkpod fertilizes them while they are in the water. HABITAT OF THE CREATURE The habitat of the Arkpod is a deep sea environment with varying water temperatures including the range found in the Atlantic ocean, Mediterranean Sea and Gulf of Mexico. These waters maintain the optimum temperature and pressure for the species. ECO-GRAM | Instantly recognizable graphic that expresses a specific notion of modern man’s relationship with the environment. ECOTARIUM | UNLIMITED LIFE CYCLE DESIGN FOOD CYCLE The Arkpod, although solely a water based creature, is able to absorbs nutrients via photosynthesis, using the integrated soybean tendencies for energy – requiring 1-1/2 to 2 hours of direct sunlight to maintain/complete this food cycle. In between periods were this process is unavailable to the Arkpod, it is able to compensate by a secondary method of carnivorous food intake. Juveniles feed on fish, squid, and crustaceans while adults feed on herring, bluefish, and mackerel. These dual abilities to obtain life sustaining nutrients coincides with the Arkpods natural manner of living near the surface in temperate waters but frequently diving to depths of 500 to 1,000 meters. INTERACTION WITH ENVIRONMENT Within their natural environment, the Arkpod are the top predators with larger creatures - sharks, marine mammals (including killer whales and pilot whales) – being their only ecological threats. The Arkpod is well adapted to the long ECOTARIUM | THUNNUS GLYCINE MAX FOOD CYCLE The Arkpod, although solely a water based creature, is able to absorbs nutrients via photosynthesis, using the integrated soybean tendencies for energy – requiring 1-1/2 to 2 hours of direct sunlight to maintain/complete this food cycle. In between periods were this process is unavailable to the Arkpod, it is able to compensate by a secondary method of carnivorous food intake. Juveniles feed on fish, squid, and crustaceans while adults feed on herring, bluefish, and mackerel. These dual abilities to obtain life sustaining nutrients coincides with the Arkpods natural manner of living near the surface in temperate waters but frequently diving to depths of 500 to 1,000 meters. INTERACTION WITH ENVIRONMENT Within their natural environment, the Arkpod are the top predators with larger creatures - sharks, marine mammals (including killer whales and pilot whales) – being their only ecological threats. The Arkpod is well adapted to the long distances it travels and the ability to escape potential risks with their enormous muscular strength, which it channels through a pair of tendons to its lunate shaped caudal fin for propulsion. In contrast to many other marine species, the body stays rigid while the tail flicks back and forth, increasing stroke efficiency. The Arkpod has an efficient circulatory system which possesses a high blood hemoglobin concentration, allowing ECOTARIUM | THUNNUS GLYCINE MAX The exploration is combining a Tuna fish and a Soy bean plant to address the lack in biodiversity. [Part 1] The arkpod ECO-CREATURE | THUNNUS GLYCINE MAX ECO-CREATURE | Anticipation of a future species, part plant and creature, complete with its unique life-cycle, habits, needs, and social patterns.
- 21. page 19Plant diversity 1980 2000 2020 2040 2060 plant diversity vs. human population human population high diversity areas high plant diversity areas THREATS TO BIODIVERSITY ARE FOUND TO HAVE GLOBAL EFFECTS. HUMAN INTERVENTION OF THE GLOBAL ECOSYSTEM THRUSTS SPECIES TO THE BRINK OF TOTAL EXPLOITATION AND/OR EXTINCTION. THUNNUS GLYCINE MAX ECOTARIUM | UNLIMITED LIFE CYCLE DESIGN Why should we even care about this creature? ark pod intervention on biodiversity 2080 2130 2030 2010 Marine bio-chain remediation process ark pod intervention 2020 2010 arkpod population marine biodiversity 2130208020302020
- 22. page 20 ECOTARIUM TERMINUM NON VITA CYCLUS CONSILIUM UNLIMITED LIFE CYCLE DESIGN Designing the environment for the network of Arkpods [Part 2] the eco-habitat ECO-HABITAT | THUNNUS GLYCINE MAX ECO-HABITAT | Design of a habitat for this new species that supports its life for at least one year. 215 habitat for this new species that supports its life ECO-HABITAT | THUNNUS GLYCINE MAX ECO-HABITAT | Design of a habitat for this new species that supports its life for at least one year.
- 23. page 21 network connection arkpod relationships 0 soypod arkpod podschool seeds netark
- 24. page 22 ECOTARIUM | PLAN VIEW rural experiencenatural experience ECO-TRANSECT | THUNNUS GLYCINE MAX cloud interpolation population change data set dense suburban rural natural river -1,000 500 1,000 1,500 3 inch 6 inch 4 inch 5 inch hyper dense populationchange dowel interpolation 4 people 8 people 16 people 20 people 24 people 30 people 1” 2” 3” 4” 5” 6” maximum rod lengths hyper dense +1,000 dense -1,500 natural 0 rural -1,000 suburban -500 3 inch
- 25. page 23 219 suburban experience dense experience hyper dense experience
- 26. page 24 Understanding the impact of the designed and built environmentrole, inc: an architectural solution to a social problem
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- 28. page 26 United States Teen Births (ages 15‐19) 5 http://www.cdc.gov/nchs/data/databriefs/db89.htm United States Teen Births5 (ages 15‐19) http://www.cdc.gov/nchs/data/databriefs/db89.htm The exploration is understanding major global issues that can be seen at the local level, using Detroit, MI as a case study. [Research] Looking at the data 3xmorelikely Daughters bornto teenmothers are Tobecometeen mothers themselves comparedtowomenwhowaituntilage20orlatertohavechildren Detroit births by Mothers Education Did not graduate high school34.6% High school graduate37.8% Education past high school 27.6%
- 29. page 27 The exploration is understanding major global issues that can be seen at the local level, using Detroit, MI as a case study. [Research] Case studies CASESTUDY After school program for young women at risk for teen pregnancy, poverty and homelessness. CASESTUDY: Bettermanoutreach ‐Weekend program for young Detroit males to reflect and play basketball Casestudy DFA partners with local high schools, educators, and food entrepreneurs to facilitate a year-round afterschool and summer employment program that culminates in the design and launch of students' own triple-bottom-line food business. 13 Fall (“Mealshare”): Students gain experience in basic knife skills, nutrition fundamentals, smart grocery shopping, meal budgeting, culinary arts, and event planning in their effort to organize a community dinner for their family and friends. As part of this process, students develop cooking basics lessons to share with elementary and middle school students and their families. Fieldtrips include farm to fork explorations of the Detroit food community; workshops from local chefs, community leaders, and food professionals; and the opportunity to take, then lead, a smart shopping tour of a local grocery store. Each group is mentored throughout by a Detroit chef. 13 Spring (“Pop-up”): Students hone their craft by designing their own healthy, local food recipe in order to build a triple bottom line food business from the ground up. Throughout the semester, students participate in field trips, engage in workshops held by community leaders, and pilot their product by premiering their business at a ‘Market Day’ at their high school. 13 Case studyhttp://detroitfoodacademy.com/what‐we‐do/quantifying‐impact0/
- 30. page 28 ROLE INC. is an afterschool program for young women at risk of teen pregnancy in Detroit high schools. The exploration was continued through the investigation of the following grand challenge question. The exploration was continued through the investigation of the following grand challenge question. [problem] the grand challenge [addressing the problem] a possible answer What Intervention is needed to break the cycle of lack of educationin women to prevent the overuse of depleting resources such as foodand energy?
- 31. page 29 Programoutline Gathering Component TheShip. CollegePartnerships Universitystudentsprovide mentorship,throughthe gatheringcomponent.. ProfessionalPartnerships Localproduceandrestaurant ownersprovideeducationaland Entrepreneurcomponents. Entrepreneur Component TheRoleingShip. Educational Component TheShip. Ideastobusiness The RoleingShip&providing freshfoodtocommunity & sellingatlargermarkets Internships Thestudentsareequipped withskillsforhighereducation andjobopportunities. SenseofFamily Throughthegathering component,theintentinto createacomfortable welcomingenvironmentfor students. ROLEINC. HighSchoolPartnerships Throughpartnershipswithlocalschools,thestudentswillbeinvolvedinthisafterschoolprogram. ROLE INC, and it’s architectural intervention, will decrease over population and address issues of depleting resources by offering a program and “safe haven” for young women at risk of teen pregnancy. [addressing the problem] an architectural intervention ROLEINC. 3maincomponentstoprogram 1. Gathering Component - Discussion - Mentorships - Informal Activity 2. Educational Component - Sustainable Food Production Techniques - Effective Business Models and Practices - Entrepreneurial Skills Gatheringcomponent- Discussion - Mentorships - Informal Activity Research A variety of activities, such as sports, homework help, the arts, or community service, may attract a diverse group of participants. In neighborhoods with few alternatives, a mixture of activities is even more important, because students consistently state that activity choices matter to them.12 This component is focused on offering a place for youth to use as a “third place” and to promote the program to other youths. ROLEINC. Educationalcomponent- Sustainable Food Production Techniques - Effective Business Models and Practices - Entrepreneurial Skills Research According to a Harvard Family Research Survey, it has been proven successful to link fun activities to “hidden” educational components in afterschool programs. 12 This component is focused on offering youth education in sustainable, efficient business techniques, such as managing a budget and addressing issues of packaging and transportation within business models. The component also teaches students how to become entrepreneurs. ROLEINC. Entrepreneurialcomponent- Experience with professionals - Leadership Skills - Ideas into action Research Through the Food Lab Academy, 13 This component is focused on offering the students training techniques they can use after graduation. These can not only be used in their community to bring fresh food to the area but also to excel their lives into higher education and professional careers.
- 32. page 30 ROLEINC. Programcomponents Educational Component The Roleing Ship KitchenLounge Entrepreneurial Component Gathering Component Program Elements The Ship would be located close to a school, but provide an alternative location for the students to gather. ROLEINC. TheShip Gather Component Educational Component Entrepreneurial Component
- 33. page 31 ROLEINC. TheShipexpanded Modular Design The Ship was designed for expansion. TheRoleingShip Removable Component This element that fits into The Ship can be removed and set up independent of The Ship. This can be utilized at local markets or at neighborhood events. ROLEINC. TheRoleingShip Removable Component This element that fits into The Ship can be removed and set upindependent of The Ship. This can be utilized at local markets or at neighborhood events. ROLEINC. TheRoleingShip Removable Component This element that fits into The Ship can be removed and set up independent of The Ship. This can be utilized at local markets or at neighborhood events. Merchandise display Merchandise display
- 34. page 32 A Individual Speculative Design Project | Public Exhibition December 2016 in Detroit, MIpresented at a Public Exhibition held in December 2016, Detroit, MI the protest hub: an architectural intervention to address social issues
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- 36. page 34 oh you think you are better than me now? hey! ya know, I would rather be a nice sweet thing then a black cup of coffee mutha fucka VANILLA ICE, get away from the driver This girl probably doesn’t eat pork... And this white chick probably doesn’t eats collar greens... What if no one could tell we were different? What if everyone looked just the same? Would people still be able to THINK? Would people still be able to THINK?!?! !?! !?!
- 37. page 35 This project is the exploration of individual expression, collective culture, structure and mobility through the elimination of personal identity by examining a variety of social interactions within the urban context. The Personal Identity Voider explores how the lack of individual expression can shape and eliminate collective culture. With a lack in personal identity, the P.I.V. challenges society to live without grouping. Due to this human desire, as quoted by Kalle Ksam in Culture Jam, “The most powerful narcotic in the world is the power of belonging.” This idea then challenges multiple facets of people’s daily lives. Can you still have emotion without identity? Is there still culture without grouping? Can you have collective culture without differences? The issues of understanding personal identity while questioning external identities take place while people in society engage with P.I.V.s. The Personal Identity Voider was created to bring attention to the history, current identity and social tensions occurring in the city of Detroit`s political, economic and societal layers. The issue of territory and boundaries within the city is also addressed through the Personal Identity Voider (P.I.V.). This takes place through multiple contexts within the city, especially through the daily life of citizens. [part 1] the personal identity voider Eye Color INDIVIDUALISM VOIDED Voice & Teeth Status Fashion Accessories Hair Color Choice Skin Color Type of Clothing Weight Body Mannerism Shoes size who are you if you are all the same?
- 38. page 36 “If you mobilize a mass action, you can change the world.” – Grace Lee Boggs “The real protests begin in the realm of everyday and domestic life... It is an insurgence that begins with the struggle for rights to have a daily life in the city worthy of a citizen’s dignity.”’ -MIT Dispatch -- Urban Design and Civil Protest, Places Journal, 2008 ^CHANGING LAYERS OF SYSTEMS PROTESTS, MARCHES AND SOCIAL MOVEMENT ADVOCACY LOCATIONS WITHIN THE CITY OF DETROIT, MICHIGAN PHYSICAL ENVIRONMENT INFRASTRUCTURE BUSINESS REGULATIONS PUBLIC AMENITIES TRANSIT OPTIONS DEMOGRAPHICS THE MAPS TO THE LEFT SHOW THE DEMOGRAPHIC SHIFT THAT TOOK PLACE IN DETROIT FROM 1950 - 2010. NATIONAL & LOCAL CALL RACIAL RIOTS WATER SHUTOFF MARCHES DIE-IN PROTEST PUBLIC TRANSIT DEMAND DIE-INDetroit Institute of Arts, Detroit MI 2015 MILLION HOODIE MARCHNew York City, New York 2015 FERGUSON PROTESTS1-75 Highway Blockage, Detroit, MI 2014 BUS BOYCOTTMontgomery, AL 1955 DETROIT RACE RIOTSDetroit MI 1967 | 1943 | 1863 ECONOMIC STATUS EDUCATION OPPORTUNITY EMPLOYMENT OPTIONS POPULATION IMPORTS AND EXPORTS CADILLAC SQUARE BUS HUB CAPITAL PARK BUS HUB ROSA PARKS TRANSIT CENTERDOWNTOWN HORSE & BUGGY 1920 1955 20081900 1950 1970 2010 MAJORITY CAUCASIAN DEMOGRAPHIC SHIFT MAJORITY AFRICAN AMERICAN 1960 1985 2005 $3 BILLION $1.4 BILLION $7.4 BILLION RESTRICTED BOUNDARIES 2015 RALLY, COLEMAN YOUNG BUILDING MOBILIZATION ABILITY 2014 FERGUSON PROTEST LANDSCAPE CHANGE 2015 DIE-IN
- 39. page 37 The exploration of spatial, societal and political influences of protests within an urban context and its role in collective culture and social policies. Through the investigation and research of how protests manifest and influence greater social societal policies and systems is explored in the non-fi realm. The critical investigation is understanding the effect these influences have on determining the built urban environment, social effects and collective identity. This inquiry attempts to answer questions such as: What determines collective identity? How do protests contribute the identity of a society? What causes protests to manifest and mobilize? How influential and essential are protests to the development of an urban environment? [part 2] The protest Hub whatdoplacesfor protest look like?
- 40. page 38 MOBILIZATION ABILITY RESTRICTED BOUNDARIES LANDSCAPE CHANGE POINTS OF FICTION The Rosa Parks Transit Center represents Detroit`s future transit goals and the ongoing advocacy history put forward by Rosa Parks. While Rosa Parks had a large influence on racial discrimination throughout the United States due to her role in the 1951 Montgomery bus boycott, she carried on her advocacy work , along with many other civic leaders, while living in the Virginia Park Neighborhood on Detroit`s north side. Grace Lee Boggs was one the these civic leaders in the city of Detroit. “The Montgomery bus boycott was not only about transforming the system but an example of how we ourselves change in the process of changing the system.” -Grace Lee Boggs ROSA PARKS PROTEST HUB A CAMPUS DESIGNED TO PROVOKE SOCIAL MOVEMENTS
- 41. page 39 PROJECT INFLUENCES The following is a list of literature and media that influenced the overall project: -Rebel Cities by David Harvey -The Promise of the City by Kian Tajbaksh -American Revolutionary: The Evolution of Grace Lee Boggs directed by Grace Lee -The Giver directed by Phillip Noyce -The Aesthetics of Equity by Craig Wilkins -Hyper City by Nas -Spaces of Contention, Spatialities and Social Movements by Walter Nicholls, Byron Miller and Justin Beaumont -Culture Jam, the uncooling of America by Kalle Lasn -Archigram, Architecture without Architecture by Simon Sadler o Protest in an Information Society: A Review of Literature on Social Movements and New ICTs Article by R. Kelly Garrett -MIT Dispatch -- Urban Design and Civil Protest, featured in Places Journal, 2008 -Invisible Cities by Italo Calvino
- 42. page 40 Aurbandesignresearch project based in vancouver, Canada 0 0.5 10.25 Miles µ0 0.5 10.25 Miles µ0 0.5 10.25 Miles µ0 0.5 10.25 Miles µ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½ ¾¾½ ¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½ ¾¾½¾¾½¾¾½ ¾¾½ ¾¾½ ¾¾½ 0 0.5 10.25 Miles µ short term planning, long term effects: An urban design case study
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- 44. page 42 [sec.1]researchOlympic village development ENVIRONMENTAL Responsibility 1 Due to the heavy rainfall Vancouver receives, the development strived to include storm water management in the plan. This was done through bioswale installation. Part of the design was to make the management of water present to people as they walk down the street to celebrate the process. LARGE FOCUS Sustainability of the environment was the largest focal point of the development. Without an extensive study on the damage done to the earth through this development, the project took every step possible in reducing the footprint of the construction and maintenance. Through this aspect this focus was extremely successful. Unfortunately, this causes unbalance among other aspects of sustainability. A series of processes were considered to reduce the amount of energy being used within the site. In addition, there were systems used to capture renewable energy cleanly. Information taken from: http://www.thechallengeseries.ca/chapter-03/environmental-remediation/#history Remediation of site contamination taking control of water management Conserving energy SITE CONTAMINATION -12 Areas of Potential Environmental Concern (APEC) - 64 Olympic sized pools of excavated material - 38 Olympic sized pools of contaminated site material - 9 Olympic sized pools of hazardous waste before re-mediation Hazardous Waste Contamination after remediation [sec.1]researchOlympic village development MIXED-USE COMMUNITY 2 mixed use buildings MIXED USE zoning From an architecture standpoint the building were designed to be mixed use. This incorporated street level retail and, residential units and gathering / green space all in the same building. There were many of these types of buildings located in close proximity to each other. This aspect of the architecture was successful in providing options for the residents. Living an urban lifestyle includes covenant and accessibility needs and amenities within walking distance. Designing mixed use buildings contribute to this urban initiative. From a planning perspective, the site was split into zones. While each of these zones was not strictly one typology, there is a large divide in the zones. Unfortunately this does not allow for spontaneous diversity within the urban space. While each GREEN ROOF / GATHERING SPACE RESIDENTIAL UNITS COMMERICAL / RETAIL LEVEL STREET LEVEL RETAIL