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welcome.
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.
page 2
Table of contents
market study Detroit’s & Youth mapping the station THE & ARKPOD The Role & pInc.r o g r a m s The protest & t h hub e p. i .v. olympic park Vancouver case study Clark & Parkframework hub Eastern Market Corporation
04 | 10 | 16 | 24 |
32 | 40 | 50 |
page 3
using research and data to display information eastern market & residential: and feasible tell a marketstory residential study for eastern corporation report presented to EMC SEPTEMBER 2015
page 4
page 5
project team:
page 6
myles hamby
joongsub kim, ph.d
Project Advisor Food Access Coordinator Eastern Market Corporation
Faculty Advisor Professor Director of the Masters of Urban Design Program + Director of The Detroit Studio Lawrence Technological University
Meaghan markiewicz
Mike paciero
Project Manager Graduate Student Dual Masters of Urban Design & Architecture Lawrence Technological University
Project Engineer Graduate Student Masters of Architectural Engineering Lawrence Technological University
Brandon Olsen
Mena bebawy, ph.d
Project Designer Graduate Student Masters of Fine Arts in Graphic Design Rhode Island School of Design Bachelors of Science in Architecture Lawrence Technological University
Structural Advisor Assistant Professor Department of Civil and Architectural Engineering Lawrence Technological University
project partners:
3
lawrence tech Center for Design + technology
2
2 art Eastern market corporation
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
1 1
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Detroit wholesale produce
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 N Eastern Market.
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M RO S H F ED AT T SH P E IN RA ARK ST DE RN M E P STE EA
8
key # Featured ART # Featured industry # Featured Residential 12
3 OmniCorpDetroit The mural on the outside of the buildin representation of what takes place on th extensively with Ethe project team on hisis ideas for of mak OmniCorpDetroit a collection Y L L A designers, artist, andsome others of that come t redevelopment, even showing the team 6 learn, share, and create together.
A Mixed-Use Future Detroit Wholesale Produce, located at 2614 his own drawings. He already completed some Riopelle, Detroit, MI 48207, is a food wholesaler renovation of the existing retail space to further in Detroit’s Eastern Market4 district. The business 3 TRUC CK ING enhance thePARKI shopping experience provide services restaurants with large orders in early 4 The Cow atand Eastern Market Cold Storag the largest of art in the di HIIGH living space. The goal of One thisofstudy is topieces provide mornings, and individual patrons throughout LOW OW painted on one of the tallest buildings. A TRA T A IC AFFIC C direction for future development him with a the rest of the day. The existing retail space is DETR ROIT 1 made up of various vegetables looks do SURFACE U E 4 G OLESALE below. SURF FAC CEwill benefiWHO that t him, themarkets district, and future located in the left corner ofPARKING theI building on the PROD DUCE PARK KIN NG residents. first floor. Most of the rest of the building is 4 1 K AL EW FIRE HYDRANT 5 SID used for storage. The business owners, Greg and 7 DUMPSTER 5 Red Bull House of Art2 M eastern Market Corporation RO the Tom, are looking to rehabilitate S second floor This is an artist incubator that function H F HED 5 8 T PA ET Sas expand their gallery and curator to house local artist The mission of the Eastern Market Corporation into residential space, INas well RA ARK creative space that breaks down barrier STthroughout M (EMC) is to mobilize leadership and resources produce business the fi rst fl oor. Th e E N D artists and financial burdens, the Red B PE STER of Art is a one offor a kind to achieve the vision of stakeholders theartists institutio building is located in a prime location, directly EA provides the tools and space for visiting Eastern Market District. It’s goal is also to across from Eastern Market’s newly renovated unleash their creativity. TRUCK 3 TRAFFIC become the undisputed center for fresh and Shed 3, giving it a high level of visibility during 2 6 nutritious food in southeast Michigan. EMC the market. The owner, Greg, has worked MEAT 6 The Shark Mural at Kap’s Wholesale
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1 Detroit Wholesale Produce
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site analysis
INSPECTION
5
EASTERN COLD STORAGE BUILDING
2
BUILDING Los Angeles based contemporary artist, 2 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
page 7
private bathRESIDENTAL EXIT
PERMEABLE SURFACE ALLEY 7
69 sq ft
mech
97 sq ft
public bathroom 50 sq 50 sq ftt bike storage
RESIDENTAL ENTRANCE
RETAIL UP
1
RETAIL
STOREFRONT WINDOWS
8
EXISTING FIRE HYDRANT
5
RETAIL 2 ENTRANCE
resident lobby
PEDESTRAIN SIDEWALK
6
390 sq ft
OUTDOOR PRODUCE
Enclosure planters
PLANTERS
FORKLIFT TRAFFIC
3
mailboxes
2 Rooftop view of eastern Market
BENCHES
RETAIL PARKING 4 FORKLIFT TRAFFIC
Resident patio space
Greenroof vegetation
3 roof redesign
3
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 people to stand and sit. However, if the three story twofor bedroom two bedroom 792 sq ft plan is used, the new roof that is put on will be 792 sq ft development w/d a flat roof and raising the patio will not be necessary.
BAD
resident entrance
SITE PLAN REDESIGN
w/d
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mailboxes mailboxes
Studio
Studio
520 sq ft
520 sq ft
w/d
586 sq ft
586 sq ft
591 sq ft
27 28 27
606 sq ft
606 sq ft
Studio
Studio
One bedroom One bedroom
w/d
w/d
w/d
520 sq ft
520 sq ft
w/d
w/d
one bedroom one bedroom
Circulation Circulation Plan Details Plan Details • Stair on east side of building completely removed • Stair on east side of building completely removed • U-shaped stairs the square footage of the units. • U-shaped stairs maximized themaximized square footage of the units. • The existing stair will remain to save on the cost • The existing northeast stair northeast will remain to save on the cost of ea owner new stair. The owner requested keeping the existing of a new stair. Th requested keeping the existing in lieustair of a in u-shaped stairofinthe thefuture middle of the future stairway in lieustairway of a u-shaped the middle cold storage area.confi The proposed configuration saves cold storage shopping area. shopping The proposed guration saves money, provides exit an emergency exit and also creates a unique money, provides an emergency and also creates a unique southeast corner studio with loftthe ed space over the southeast corner studio with a proposed loftaedproposed space over exit stairs. exit stairs.
28
591 sq ft
30
w/d
w/d
w/d
w/d
One bedroom One bedroom
Apartment Overview Apartment Overview • (7) Total Units • (7) Total Units • (4) 450-520 • (4) 450-520 SF Studio UnitsSF Studio Units • (3) 600 SF One • (3) 600 SF One Bedroom, OneBedroom, Bath UnitsOne Bath Units Units on front utilize previous window openings • Units on front• utilize previous window openings overlooking theoverlooking market. the market. Units innew back requireopenings new window • Units in back•require window to be openings cut in to be cut in facade overlooking industrial existing facadeexisting overlooking industrial Eastern Market.Eastern Market.
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 page the 8forklift 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.
w/d
One bedroom One bedroom
N 2 Retail Entrance N 3 first Th e Redesign main retail entrance will be through floor floor living space 3 Second floor living space 3 Secondone 3 first floor Redesign 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.
Resident Entrance Entrance •Resident Placed at front left corner of the building after several • design Placed iterations at front leftand corner of the building after several discussions with owner. iterations and accessible, discussionsvisible, with owner. • design This location is most safe and furthest • from This location is most accessible, visible, safe and furthest major truck traffi c. majorinto truck traffic. • from Integrates owner’s plans to expand retail area, by • consuming Integrates into expand retail area, retail by justowner’s enoughplans floor to space in the existing consuming justand enough oor spacebut in keeping the existing retail for an elevator mainflstairway the the for ansquare elevator and main stairway but theof retail footage to a maximum onkeeping the firstthe floor retail square footage to a maximum on the first floor of the building. the building. Additional Updates Updates •Additional Addition of a residential, fire rated, emergency stair Addition of a residential, firecerated, stair •• Slight adjustment to the offi spaceemergency due to the removal • of Slight to the office space to the removal oneadjustment stair and a new entrance to thedue public bathroom of one stair a new entrance to the public entry bathroom • Removal of and cashier stand and new customer into • Removal of cashier stand and entry into the cold storage space from thenew drycustomer goods section cold storage space from the dry goodsofsection • the Addition of storefront windows in place the existing • front Addition of storefront in place of the existing rolling doors withwindows symmetrical to the storefront front rolling doors with symmetrical to the storefront windows installed on the opposite side of the building. windows installed on the opposite sidemain of thebuilding building. • Elimination of forklift traffi c from the • Elimination of forklift c from thespace main off building entry and moved to thetraffi loading dock of entry andStreet moved the loading dockWholesale space off ofProduce Adeliade toto the south. Detroit Adeliade Street all to their the south. Detroit Wholesale Produce will then bring product to the shelves from the will then bring all their product to front. the shelves from the back of the building instead of the back of the building instead of the front.
w/d
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w/d
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390 sq ft
retail entrance retail entrance
w/d
w/d
w/d
810 sq ft
810 sq ft
586 sq ft
586 sq ft
one bedroom one bedroom
N
591 sq ft
591 sq ft
w/d
retail
1003 sq ft retail 1003 sq ft
'1
w/d
w/d
retail
2219 sq ft retail 2219 sq ft
UP
two bedroom two bedroom
w/d
w/d
'1
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388 sq ft
UP
457 sq ft
457 sq ft
491 sq ft
491 sq ft
bike50 50storage sq sq ftt bike storage
resident entrance resident entrance
Studio
Studio
448 sq ft
448 sq ft
forklift traffic 388 sqtraffic ft forklift
1 Detroit Wholesale Produce Address: 2614 Riopelle, Detroit, MI. Retail space was expanded and residential was added to upper floors.
resident lobby 390 sqlobby ft resident
Studio
Studio
207 sq ft
Studio
Studio
public public bathroom 50 sq 50 sq ftt bathroom
office 207 sq ft office
UP
69 sq ft
UP
mech
97 sq ft mech 97 sq ft
private bath69 sq ftbathprivate
2 site plan
N
one bedroom one bedroom 605 sq ft
605 sq ft
N
N
N
6 Permeable Surface4 third Alley third space floor living space 4 living floor 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. Apartment Overview Apartment Overview • (6) Total Units • (6) Total Units • (1) Unit 520 SF Studio Unit • (1) 520 SF Studio • (3) 600 SF One • (3) 600 SF One Bedroom, OneBedroom, Bath UnitsOne Bath Units • (2) 800 SF Two • (2) 800 SF Two Bedroom, TwoBedroom, Bath UnitsTwo Bath Units • Floor plan nearly to 2nd oor except for two • Floor plan nearly identical to 2ndidentical floor except forfltwo units on backside instead of studios for variety. bedrooms unitsbedrooms on backside instead of studios for variety.
3rd FloorLogistics Construction Logistics 3rd Floor Construction • Unlike theallsecond floor,walls, all windows, walls, floors, stairs, • Unlike the second floor, windows, floors, stairs, roof will be new construction. new construction. and roof will beand • Addsmore considerable cost since current roof will • Adds considerable cost sincemore the current roofthe will need to removed, the beams leveled, new floor installed, need to be removed, thebebeams leveled, new floor installed, andwalls newand exterior walls roofexisting on top of the existing and new exterior roof on topand of the walls. All newwould construction be wood framed. masonry walls.masonry All new construction be woodwould framed. Construction calculations and return on investment • Construction• calculations and return on investment analysis found inpages. the following pages. analysis are found in theare following
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. Projected Projected Rental Rates Rental Rates • Studio$1.42/SF Apartments: $1.42/SF • Studio Apartments: • One bedrooms for $1.32/SF • One bedrooms for $1.32/SF • Two bedrooms for $1.22/SF • Two bedrooms for $1.22/SF
13
29
29
existing roof experience
3 first floor Rede
5 Exploded
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.
roof experience inspiration
Additional Updates • Additionweof iv dea dolpresidentia xE 5 • Slight adjustment to the of one stair and a new e • Removal of cashier stan the cold storage space fr • Addition of storefront w
two-Story option: 1 Two-Story Construction Cost summary
Design: two-story vs. three-story
Square Foot Cost Estimate Report Detroit Wholesale Produce Apartment Renovation
EsƟmate Name:
two-Story option:
2614 Riopelle St , Detroit , Michigan , 48207 Apartment, 2 Story with Brick Veneer/Wood Frame/Cement Board Exterior
Building Type: LocaƟon: Story Count: Story Height (L.F.): Floor Area (S.F.): EsƟmate Name: Labor Type:
DETROIT, MI 1 Two-Story Construction Cost summary 1 Resident Levels, 1 Retail Level 14 Square Foot Cost Estimate Report 5,185 Detroit Wholesale Produce Apartment STD Renovation No
Basement Included: Cost Per Square Foot: Building Cost:
*Costs are derived from a building model with basic components.
$127.05 *Scope diīerences and market condŝƟŽns can cause 2614 Riopelle St , Detroit , Michigan , 48207 $658,754.25 costs to vary signiĮcantly. Apartment, 2 Story with Brick Veneer/Wood ** EsƟmate includes renovaƟon to exisƟng 2nd Ňoor space for apartment units Frame/Cement Board Exterior Building Type: LocaƟon: DETROIT, MI Story Count: 1 Resident Levels, 1 Retail Level Story Height (L.F.): 14 Floor Area (S.F.): 5,185 Labor Type: STD *Costs are derived from a building model with basic Basement Included: No components. Cost Per Square Foot: $127.05 *Scope diīerences and market condŝƟŽns can cause Building Cost: $658,754.25 costs to vary signiĮcantly. ** EsƟmate includes renovaƟon to exisƟng 2nd Ňoor space for apartment units
2 Operating revenues & programs
2 Operating revenues & programs 3 2 story program & rent assumptions
two-Story option: 1 Two-Story Construction Cost summary Square Foot Cost Estimate Report Detroit Wholesale Produce Apartment Renovation
EsƟmate Name:
2614 Riopelle St , Detroit , Michigan , 48207 Apartment, 2 Story with Brick Veneer/Wood Frame/Cement Board Exterior Building Type: LocaƟon: DETROIT, MI Story Count: 1 Resident Levels, 1 Retail Level Story Height (L.F.): 14 Floor Area (S.F.): 5,185 Labor Type: STD *Costs are derived from a building model with basic Basement Included: No components. Cost Per Square Foot: $127.05 *Scope diīerences and market condŝƟŽns can cause Square Foot Cost Estimate Report Building Cost: $658,754.25 costs to vary signiĮcantly. EsƟmate Name: Detroit Wholesale Produce Apartment ** EsƟmate includes renovaƟon to exisƟng 2nd Ňoor space for apartment units Renovation
two-Story option:
38
1 Two-Story Construction Cost summary
Building Type: LocaƟon: Story Count: Story Height (L.F.): Floor Area (S.F.): Labor Type: Basement Included: Cost Per Square Foot: Building Cost:
2614 Riopelle St , Detroit , Michigan , 48207 Apartment, 2 Story with Brick Veneer/Wood Frame/Cement Board Exterior DETROIT, MI 1 Resident Levels, 1 Retail Level 14 5,185 STD No $127.05 $658,754.25
2 Operating revenues & programs
# of
38
Miscellaneous Management fee Insurance Property Taxes Total Operating Expenses Total Operating Expenses/Unit Operating Revenues Net Operating Income (NOI) Potential Gross Income: Residential Replacement Reserves Potential Gross Income: Retail Return on Cost (NOI/Total Cost after Incentives) Potential Gross Income (PGI) Less Debt Service Stabilized Residential Vacancy Debt Service Coverage Ratio Stabilized Retail Vacancy Before Tax Cash Flow (BTCF) Total Vacancy BTCF Return on Equity (BTCF/Equity) Effective Gross Income (EGI) Capitalized value at: Operating Expenses Marketing and Advertising Remaining Mortgage:
Projected $/GSF $/NSF Year 1 Rate per Yr per Mo Monthly 3.0% $16.46 $1.37 $5,074 $60,888 3.0% $12.00 $3,309 $39,708 $8,383 $100,596 $9.70 7.00% $1.15 $355 $4,262 7.00% $0.84 $232 $2,780 $587 $7,042 $18.71 $7,796 $93,554 % of PGI 1.00% $0.10 $84 $1,006 2.00% $0.19 $168 $2,012 3.00% $0.29 $251 $3,018 6.00% $0.58 $503 $6,036 1.00% $0.10 $84 $1,006
Security Utilities (water, trash, common) Maintenance and Repairs Yard/Exterior Maintenance
Miscellaneous Management fee Insurance Property Taxes
Total Operating Expenses Total Operating Expenses/Unit Net Operating Income (NOI) Replacement Reserves Return on Cost (NOI/Total Cost after Incentives) Less Debt Service Debt Service Coverage Ratio Before Tax Cash Flow (BTCF) BTCF Return on Equity (BTCF/Equity) Capitalized value at: Remaining Mortgage:
Monthly Annual 9.19% P/NSF/mo $2,993 $35,915 $ 1.42 1.71 $875 $10,505 $ 1.42 9.51% $ 1.42 $ $614,208 $521,615 $ 1.42 $ $ 9,504 $ $ 1.32 $ 792 $ $ 9,504 $ $ 1.32 $ 792 $ $ 9,504 $ $ 1.32 $ 792 $ $ 725 $ 8,698 $ 1.37 $ 5,074 $ 60,888 $ 1.37
$ 7,668 450 $ 639$59.23 $ Capitalized value at: 10.00% Remaining Mortgage: $ 8,520 500 $ 710 $ 600 600 600 529 3700
$1,166 $2,332 $3,499 $6,997 $1,166
9.92% 10.22% $35,915 $1,132 $35,915 $1,166 1.85 1.90 $2,264 600 sf $2,332 $13,986 $3,397 $15,483 $3,499 12.66% $6,793 14.01% $6,997 $1,132 $682,805 $1,166 $662,917 $413,869 $1,132 $377,953 $1,166 $5,661 $5,831 $6,793 $6,997 $7,632 $7,861 $35,938 $37,016 $5,133.94 ######## $66,292 $68,280 $16,391 $16,883
500 sf
600 sf
600 sf
9.35% 450 sf $35,915 1.74 $11,121 10.06%
9.63% $35,915 1.79 $12,532 11.34%
9.92% 500 sf 10.22% $35,915 $35,915 1.85 1.90 $13,986 $15,483 12.66% 14.01%
$624,863 $485,699
$643,609 $449,784
$662,917 $682,805 $413,869 $377,953
450 sf
600 sf
w/d
500 sf
600 sf
600 sf
second floor units
rent assumptions
Year 2 $62,715 $40,899 $103,614 $4,390 $2,863 $7,253 $96,361
Year 3 $64,596 $42,126 $106,722 $4,522 $2,949 $7,471 $99,252
$1,067 $2,134 $3,202 $6,403 $1,067
$1,099 $2,198 $3,298 $6,595 $1,099
1.00% 5.00% 6.00% 77.4 mills 31.94%
$1,132 $2,264 $3,397 $6,793 $1,132
$1,166 $2,332 $3,499 $6,997 $1,166
$1,132 $1,166 $5,661 $5,831 $6,793 $6,997 $7,632 $7,861 $35,938 $37,016 $5,133.94 ######## Year 4 $66,292 Year 5 $68,280 $66,534 $16,391 $68,530 $16,883 $43,390 $44,692 9.92% 10.22% $109,924 $113,222 $35,915 $35,915 $4,657 $4,797 1.85 1.90 $3,037 $3,128 $13,986 $15,483 $7,695 $7,926 12.66% 14.01% $102,229 $105,296 $662,917 $682,805 $413,869 $1,132 $377,953 $1,166
1.00% 5.00% 6.00% 77.4 mills 31.94%
$0.10 $0.49 $0.58 $0.67 $3.10
$84 $419 $503 $582 $2,677.79
14.91%
$5.92 $1.45
$5,118 $1,250
$1,132 $1,166 $5,661 $5,831 $6,793 $6,997 $7,632 $7,861 $35,938 $37,016 $5,133.94 ######## $66,292 $68,280 $16,391 $16,883
$3.46
$2,993
$1.01
$875
$1,006 $1,067 $1,099 $5,030 $5,336 $5,496 $6,036 $6,403 $6,595 $6,984 $7,194 $7,410 $32,133 $33,875 $34,891 $4,590.50 $4,839.23 $4,984.41 $61,421 $62,486 $64,361 $15,000 $15,450 $15,914 9.19% $35,915 1.71 $10,505 9.51%
9.35% $35,915 1.74 $11,121 10.06%
9.63% $35,915 1.79 $12,532 11.34%
$614,208 $521,615
$624,863 $485,699
$643,609 $449,784
$2,264 $3,397 $6,793 $1,132
9.92% $35,915 1.85 $13,986 12.66%
Budget
P/GSF
P/Unit
Acquisition Land/Buildings/Parking Lot Total Acquisition Costs
$ Ͳ $ Ͳ
$ Ͳ $ Ͳ
$ Ͳ $ Ͳ
Uses of Capital Land/Building/Parking Lot Hard Cost Soft Cost Total
Hard Costs (Construction) Renovation Construction Building Permits Security Contingency (10%) Builders Risk Insurance Construction Manager Fee (10% of Const)
$ 658,754 $ 8,234 $ 10,000 $ 65,875 $ 6,588 $ 65,875
$ 63.53 $ 0.79 $ 0.96 $ 11.28 $ 0.64 $ 6.35
$ 94,108 $ 1,176 $ 1,429 $ 9,411 $ 941 $ 9,411
Sources of Capital Equity First Mortgage CRP Historic Tax Credits Eastern Market Façade Grant Total
$ 815,327
$ 83.55 $ 116,475
$ 6,500 Budget $ 5,000 $ 15,000 $ 15,000 $ Ͳ $ 6,984 $ Ͳ $ 10,000 $ 22,170 $ 15,000 $ 658,754 $ 150,000 $ 8,234 $ 10,000 $ 289,733 $ 65,875 $ 6,588 $ 1,105,060 $ 65,875
$ 4.25 $ 0.63 P/GSF $ 0.48 $ 1.45 $ 1.45 $ Ͳ $ 0.67 $ Ͳ $ 0.96 $ 2.14 $ 1.45 $ 63.53 $ 14.46 $ 0.79 $ 0.96 $ 27.94 $ 11.28 #REF! $ 0.64 $ 106.56 $ 6.35
$ 815,327
$ 83.55 $ 116,475
Item
Year 4 Year 5 $66,534 $68,530 $43,390 $44,692 $109,924 $113,222 $4,657 $4,797 $3,037 $3,128 $7,695 $7,926 $102,229 $105,296
$0.10 $84 $1,006 $1,067 $1,099 $0.49 $419 $5,030 $5,336 $5,496 $0.58 $503 $6,036 $6,403 $6,595 $0.67 $582 $6,984 $7,194 $7,410 $3.10 $2,677.79 $32,133 $33,875 $34,891 Projected $/GSF $/NSF $4,590.50 $4,839.23 $4,984.41 Year 1 Rate per Yr $5.92 per Mo Monthly $5,118 $61,421 Year 2 $62,486 Year 3 $64,361 3.0% $16.46 $1.37 $5,074 $60,888 $62,715 $64,596 14.91% $1.45 $1,250 $15,000 $15,450 $15,914 3.0% $12.00 $3,309 $39,708 $40,899 $42,126 9.19% 9.35% 9.63% $8,383 $100,596 $103,614 $106,722 $9.70 $3.46 $2,993 $35,915 $35,915 $35,915 7.00% $1.15 $355 $4,262 $4,390 $4,522 1.71 1.74 1.79 7.00% $0.84 $232 $2,780 $2,863 $2,949 $1.01 $875 $10,505 $11,121 $12,532 $587 $7,042 $7,253 $7,471 9.51% 10.06% 11.34% $18.71 $7,796 $93,554 $96,361 $99,252 10.00% $59.23 $614,208 $624,863 $643,609 % of PGI $521,615 1.00% $0.10 $84 $1,006 $485,699 $1,067 $449,784 $1,099 2.00% $0.19 $168 $2,012 $2,134 $2,198 3.00% $0.29 $251 $3,018 $3,202 $3,298 6.00% $0.58 $503 $6,036 $6,403 $6,595 1.00% $0.10 $84 $1,006 $1,067 $1,099
10.00% $59.23
1 1 1 1 1 1 7
$1,132 $2,264 $3,397 $6,793 $1,132
$1,132 $1,166 Year 4 Year 5 $5,661 $5,831 $66,534 $68,530 $6,793 $44,692 $6,997 $43,390 $7,632 $7,861 500 sf$113,222 $109,924 $35,938 $4,657 $37,016 $4,797 $5,133.94 $3,037 ######## $3,128 $66,292 $7,695 $68,280 $7,926 $16,391 $105,296 $16,883 $102,229
4 Acquisition & Development Costs
*Costs are derived from a building model with basic components. *Scope diīerences and market condŝƟŽns can cause costs to vary signiĮcantly.
2 Operating revenues & programs
38
Studio Studio 1 BD 1 BA 1 BD 1 BA 1 BD 1 BA 1 BD 1 BA 1 BD 1 BA 1 BD 1 BA Average Totals
Year 4 Year 5 $66,534 $68,530 $43,390 $44,692 $109,924 $113,222 $4,657 $4,797 $3,037 $3,128 $7,695 $7,926 $102,229 $105,296
second floor units
3rent 2 story program & rent assumptions assumptions
Return on Cost (NOI/Total Cost after Incentives) Unit Type Units Size (NSF) Rent/Unit (Y1) $3.46 Rent (Y1) Less Debt Service Debt Service Coverage Ratio 1 450 $ 639 $ $ 7,668 Studio Before Tax Cash Flow (BTCF) $1.01 1 500 $ 710 $ $ 8,520 Studio BTCF Return on Equity (BTCF/Equity)
** EsƟmate includes renovaƟon to exisƟng 2nd Ňoor space for apartment units Operating Revenues Potential Gross Income: Residential Potential Gross Income: Retail Potential Gross Income (PGI) Stabilized Residential Vacancy Stabilized Retail Vacancy Total Vacancy Effective Gross Income (EGI) Operating Expenses Marketing and Advertising Security Utilities (water, trash, common) Maintenance and Repairs Yard/Exterior Maintenance
Projected $/GSF $/NSF Year 1 Year 2 Year 3 Rate per Yr per Mo Monthly 3.0% $16.46 $1.37 $5,074 $60,888 $62,715 $64,596 3.0% $12.00 $3,309 $39,708 $40,899 $42,126 $8,383 $100,596 $103,614 $106,722 $9.70 7.00% $1.15 $355 $4,262 $4,390 $4,522 7.00% $0.84 $232 $2,780 $2,863 $2,949 $587 $7,042 $7,253 $7,471 $18.71 $7,796 $93,554 $96,361 $99,252 % of PGI 1.00% $0.10 $84 $1,006 $1,067 $1,099 2.00% $0.19 $168 $2,012 $2,134 $2,198 3.00% $0.29 $251 $3,018 $3,202 $3,298 6.00% $0.58 $503 $6,036 $6,403 $6,595 1.00% $0.10 $84 $1,006 $1,067 $1,099 Projected $/GSF $/NSF Miscellaneous 1.00% $0.10 $84 $1,006 $1,067 $1,099 Year 1 Year 2 Year 3 Operating Revenues Rate per Yr per Mo Monthly Management fee 5.00% $0.49 $419 $5,030 $5,336 $5,496 Residential (2nd Floor) 3.0% $16.46 Potential Gross Income: Residential $1.37 $5,074 $60,888 $62,715 $64,596 Insurance 6.00% $0.58Annual $503 $6,036 $6,403 $6,595 3.0% $12.00 Potential Gross Income: Retail $3,309 $39,708 $40,899 $42,126 # of Monthly Property Taxes $582 $6,984 $103,614 $7,194 $7,410 450 sf Potential Gross Income (PGI) 77.4 mills $0.67 $8,383 $100,596 $106,722 $9.70 Unit Type Units Size (NSF) Rent/Unit (Y1) Rent (Y1) $2,677.79 P/NSF/mo Total Operating Expenses 31.94% $3.10 $32,133 $33,875 $34,891 Stabilized Residential Vacancy 7.00% $1.15 $355 $4,262 $4,390 $4,522 Total Operating Expenses/Unit $4,590.50 1 450 $ $ 7,668 $ Studio 639 $0.84 $ Stabilized Retail Vacancy 7.00% $232 1.42 $2,780 $4,839.23 $2,863 $4,984.41 $2,949 $62,486 $64,361 Total Vacancy $587 1.42$61,421 $7,042 $7,253 $7,471 1 $ 8,520 $5,118 Studio Net Operating Income (NOI) 500 $ 710$5.92 $ $ Replacement Reserves 14.91% $1.45 $1,250 $15,000 $15,450 $15,914 Effective Gross Income (EGI) $96,361 $99,252 $ 7,668 $7,796 $ 1.42$93,554 Studio 1 450 $ 639$18.71 $ $ Return on Cost (NOI/Total Cost after Incentives) 9.19% 9.35% 9.63% Operating Expenses % of PGI 1 500 $ $ 8,520 $2,993 $ Studio 710 $3.46 $ $ Less Debt Service $35,915 $35,915 Marketing and Advertising 1.00% $0.10 $84 1.42$35,915 $1,006 $1,067 $1,099 Debt Service Coverage Ratio 1.71 1.74 1.79 Security 2.00% $168 1.32 $2,012 $2,134 1 BD 1 BA $ 9,504 $ $ 1 BD 1 BA 1 600 $ 792 $0.19 $ 450 sf w / d $2,198 Before Tax Cash Flow (BTCF) $875 $10,505 $11,121 $12,532 Utilities (water, trash, common) 3.00% $1.01 $0.29 $251 $3,018 $3,202 $3,298 1 BD 1 BA $ 9,504 $ $ 1 BD 1 BA 1 600 $ 792 $ 1.32 $6,036 BTCF Return on Equity (BTCF/Equity) 9.51% 10.06% 11.34% Maintenance and Repairs 6.00% $0.58 $503 $6,403 $6,595 1 BD 1 BA $ 9,504 $ $ 1 BD 1 BA 1 600 $ 792$59.23 $ Yard/Exterior Maintenance 1.00% $0.10 $84 1.32 $1,006 $624,863 $1,067 $643,609 $1,099 Capitalized value at: 10.00% $614,208 $521,615 Miscellaneous 1.00% $84 1.37 $1,006 $485,699 $1,067 $449,784 $1,099 Average 1 Remaining Mortgage: 529 $ 725$0.10 $ 8,698 $ Management fee 5.00% $0.49 $419 $5,030 $5,336 $5,496 Totals 7 3700 $ 5,074 $ 60,888 $ 1.37 Insurance 6.00% $0.58 $503 $6,036 $6,403 $6,595 Property Taxes 77.4 mills $0.67 $582 $6,984 $7,194 $7,410 Total Operating Expenses 31.94% $3.10 $2,677.79 $32,133 $33,875 $34,891 Total Operating Expenses/Unit $4,590.50 $4,839.23 $4,984.41 Net Operating Income (NOI) $5.92 $5,118 $61,421 $62,486 $64,361 Residential (2nd Floor) Replacement Reserves 14.91% $1.45 $1,250 $15,000 $15,450 $15,914 Operating Revenues Potential Gross Income: Residential Potential Gross Income: Retail Potential Gross Income (PGI) Stabilized Residential Vacancy Stabilized Retail Vacancy Total Vacancy Effective Gross Income (EGI) Operating Expenses Marketing and Advertising Security Utilities (water, trash, common) Maintenance and Repairs Yard/Exterior Maintenance
Total Hard Costs
4 Acquisition & Development Costs $ 44,078
Soft Costs Architectural & Engingeering Services Survey Item Utilities Environmental Assessments Acquisition Legal Ͳ Land Use/Lease/Acquisition Land/Buildings/Parking Lot Property Taxes During Construction Total Acquisition Costs Soft Cost Contingency
Financing Fees (2% of loan) Hard Costs (Construction) Historic Tax Credit Transaction Costs Renovation Construction Developer's Fee (8% of Total Cost) Building Permits Security Total Soft Costs Contingency (10%) Builders Risk Insurance Total Costs Construction Manager Fee (10% of Const)
$2,332 $3,499 $6,997 $1,166
Total Hard Costs
5 construction Costs
$ 6,297 $ 929 P/Unit714 $ $ 2,143 $ 2,143 $ 998 Ͳ $ $ Ͳ $ 1,429 $ 3,167 $ 2,143 $ 94,108 $ $ 21,429 1,176 $ 1,429 $ 41,390.38 $ 9,411 $ 941 $ 92,088 $ 9,411
Uses of Capital Land/Building/Parking Lot Hard Cost Soft Cost Total
Total % 0% 74% 26% 100.00%
Total $ $ Ͳ $ 815,327 $ 289,733 $ 1,105,060
10% 50% 17% 21% 1% 100%
$ 110,506 $ 557,530 $ 191,012 $ 236,012 $ 10,000 $ 1,105,060
Total % 0% 74% 26% 100.00%
Total $ $ Ͳ $ 815,327 $ 289,733 $ 1,105,060
10% 50% 17% 21% 1% 100%
$ 110,506 $ 557,530 $ 191,012 $ 236,012 $ 10,000 $ 1,105,060
Sources of Capital Equity First Mortgage CRP Historic Tax Credits Eastern Market Façade Grant Total
Soft Costs 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 % of Total Cost Per S.F. 19% 24.01 B Shell Legal Ͳ Land Use/Lease/Acquisition $ 15,000 $ 1.45 $ 2,143 Property Taxes During Construction $ 6,984 $ 0.67 $ 998 B1020 Roof Repair/Construction 1.7 Soft Cost Contingency $ $ 1,429 1.7 Wood roof, truss, 4/12 $ slope,10,000 24" O.C., 30' to0.96 43' span Financing Fees (2% of loan) $ 22,170 $ 2.14 $ 3,167 B2010 Exterior Walls 14.43 Historic Tax Credit Transaction Costs $ 15,000 $ 14.43 Brick veneer wall repair, insulaƟon & cement1.45 board$ 2,143 Developer's Fee (8% of Total Cost) $ 150,000 $ 14.46 $ 21,429
39
Cost 124,491.85 8,814.50 8,814.50 74,819.55 74,819.55 B2020 Exterior Windows 6.01 31,161.85 6.01 31,161.85 Total Soft Costs $ 289,733 $ 27.94 Windows, aluminum, sliding, standard glass, 5' x 3' $ 41,390.38 #REF! B2030 Exterior Doors 0.36 1,866.60 Total Costs $ 1,105,060 $ 106.56 $ no 92,088 0.36 1,866.60 Door, steel 18 gauge, hollow metal, 1 door with frame, label, 3'-6" x 7'B3010 Roof Coverings 1.51 7,829.35 1.34 6,947.90 Asphalt rooĮng, strip shingles, inorganic, Class C, 4" slope, 235-240 lbs/SQ 0.17 881.45 Flashing, aluminum, no backing sides, .019" 28% 35.23 182,667.55 C Interiors C1010 Partitions 10.36 53,716.60 6.81 35,309.85 Wood parƟƟon, 5/8" Įre rated gypsum board face, 1/4"sound deadening 3.55 18,406.75 1/2" Įre rated gypsum board, taped & Įnished, painted on metal furring C1020 Interior Doors 7.35 38,109.75 1.23 6,377.55 Door, single leaf, wood frame, 3'-0" x 7'-0" x 1-3/8", birch, solid core 6.12 31,732.20 Door, single leaf, wood frame, 3'-0" x 7'-0" x 1-3/8", birch, hollow core C1030 Fittings 3.38 17,525.30 Square Foot Cost Estimate Report 3.38 17,525.30 Cabinets, residenƟĂů, wall, two doors x 48" wide EsƟmate Name: Detroit Produce Apartment C2010 StairWholesale Construction 0.76 3,940.60 Renovation & Addition 0.76 3,940.60 Stairs, wood, prefab box type, oak treads, wood rails 3'-6" wide, 14 risers C3010 Wall Finishes 2.87 14,880.95 1.18 6,118.30 2614PainƟng, Riopelleinterior St , Detroit , Michigan , 48207walls & ceilings, roller work, on plaster and drywall, 0.98 5,081.30 Vinyl wall3 covering, medium weight Apartment, Story withfabric Brickback, Veneer/Wood Square Foot Cost Estimate Report 0.71 3,681.35 Ceramic Ɵůe,Board thin set, 4-1/4" x 4-1/4" Frame/Cement Exterior Building Type: EsƟmate Name: Detroit Wholesale C3020 Floor Finishes Produce Apartment 5.74 29,761.90 LocaƟŽn: DETROIT, MI& Addition Renovation 1.36 7,051.60 Carpet Ɵůe, nylon, fusion bonded, 18" x 18" or 24" x 24", 24 oz Story Count: 2 Resident Levels, 1 Retail 1.55 8,036.75 Carpet Ɵůe, nylon, fusionLevel bonded, 18" x 18" or 24" x 24", 35 oz Story Height (L.F.): 14 Carpet, 0.36 1,866.60 add ,to above, 2.7 density 2614 Riopellepadding, St , Detroit Michigan , 48207 0.43 2,229.55 Carpet, 3padding, addBrick to above, 13.0 density Floor Area (S.F.): 10,370 Apartment, Story with Veneer/Wood 0.37 1,918.45 Ɵůe, minimum Labor Type: STDVinyl, composiƟon *Costs are derived from a building model with basic Frame/Cement Board Exterior Building Type: 0.43 2,229.55 Vinyl, composiƟon Ɵůe, maximum Basement Included: No components. LocaƟŽn: DETROIT, MI 1.23 6,377.55 Tile, ceramic natural clay Cost C3030 Per Square Foot: *Scope diīĞrences and market condiƟons Story Count: 2$138.48 Resident 1 Retail Level CeilingLevels, Finishes 4.77 can cause 24,732.45 Building Cost:(L.F.): $1,436,037.60 vary signŝĮcantly. 4.77 24,732.45 Gypsum board ceilings, 1/2" Įre rated gypsum costs board,topainted and Story Height 14 Floor Area (S.F.): 10,370 to exisƟng 2nd ŇŽŽƌ space for apartment units, and addiƟŽn of a 3rd story for apartment units. ** EsƟmate includes renovaƟŽn Labor Type: STD *Costs are derived from a building model with basic Basement Included: No components. Cost Per Square Foot: $138.48 *Scope diīĞrences and market condiƟons can cause Building Cost: $1,436,037.60 costs to vary signŝĮcantly.
10.22% $35,915 1.90 $15,483 14.01%
$662,917 $682,805 $413,869 $377,953
38
Three-Story option:
39
Unit T Studio
Three-Story option:
SUMMARY:
3 3s
Reside
1 Three-Story Construction Cost summary
Studio 3 3Studio sto
Studio Residentia 1 BD 1 Unit Type 1 BD 1 Studio 1 BD 1 Studio 2 BD 2 2 BD 2 Studio 2 BD 2 2 BD 2 Studio Studio 1 BD 1 BA 1 BD 1 1 BD 1 1 BD 1 BA 1 BD 1 1 BD 1 1 BD 1 BA 1 BD 1 1 BD 1 2 BD 2 BA 2 BD 2 BA Averag 2 BD 2 BA 2 BD 2 BA Totals Studio 1 BD 1 BA 1 BD 1 BA 1 BD 1 BA 1 BD 1 BA 1 BD 1 BA 1 BD 1 BA Averages Totals
1 Three-Story Construction Cost summary
Rent
Rent a
** EsƟmate includes renovaƟŽn to exisƟng 2nd ŇŽŽƌ space for apartment units, and addiƟŽn of a 3rd story for apartment units.
2 Operating revenues & programs
1 Three-Story Option
2 story development finances
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%
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%
Key Ratios
Costs SUMMARY: + Revenue 1 building overview
Floor GSF 5,185 Floors 2 Building GSF 10,370
Residential NSF 3,700 Retail NSF 3,309 Building NSF 7,009 Residential Efficiency Retail Efficiency Building Efficiency
71.36% 63.82% 67.59%
Op. Expense Inflation
3%
Key Ratios
Financing Assumptions Total Cost CRP Grant EMC Façade Grant 20% Historic Tax Credit Total After Incentives
$ 1,105,060 (191,012) (10,000) (236,012) $ 668,036
Debt Equity Total
83.46% 16.54% 100.00%
$557,530 $110,506 $668,036
Interest Rate Amort Period Debt Service
Annual 5.00% 30 $35,915
Monthly 0.42% 360 $2,993
Floor GSF 5,185 Floors 3 Building GSF 15,555
Residential NSF 7,600 Retail NSF 3,309 Building NSF 10,909
Operating Revenues Potential Gross Income: Residential Potential Gross Income: Retail Potential Gross Income (PGI) Stabilized Residential Vacancy Stabilized Retail Vacancy Total Vacancy Effective Gross Income (EGI) Operating Revenues
Potential Gross Income: Residential Operating Expenses Potential Gross Income: Retail Marketing and Advertising Potential Gross Income (PGI) Security Stabilized Residential Vacancy Utilities (water, trash, common) Stabilized Retail Vacancy Maintenance and Repairs Total Vacancy Yard/Exterior Maintenance Effective Gross Income (EGI)
40
Debt Equity Total
90.00% 10.00% 100.00%
$1,112,557 $123,617 $1,236,174
146.58% 63.82% 70.13%
Interest Rate Amort Period Debt Service
Annual 5.00% 30 $71,669
Monthly 0.42% 360 $5,972
Op. Expense Inflation
3%
Studio
Square Foot Cost Estimate Report Detroit Wholesale Produce Apartment Renovation & Addition
42
42
LocaƟŽn: DETROIT, MI Square FootLevels, Cost Estimate Report Story Count: 2 Resident 1 Retail Level EsƟmate Name: Detroit Wholesale Produce Apartment Story Height (L.F.): 14 Renovation & Addition Floor Area (S.F.): 10,370 Labor Type: STD *Costs are derived from a building model with basic 2614 Riopelle St , Detroit , Michigan , 48207 Basement Included: No components. Apartment, 3 Story with Brick Veneer/Wood Cost Per Square Foot: $138.48 *Scope diīĞrences and market condiƟons can cause Frame/Cement Board Exterior Building Cost: Type: Building $1,436,037.60 costs to vary signŝĮcantly. LocaƟŽn: DETROIT, MI ** EsƟmate includes renovaƟŽn to exisƟng 2nd ŇŽŽƌ space for apartment units, and addiƟŽn of a 3rd story for apartment units. Story Count: 2 Resident Levels, 1 Retail Level Story Height (L.F.): 14 Floor Area (S.F.): 10,370 Labor Type: STD *Costs are derived from a building model with basic Basement Included: No components. Cost Per Square Foot: $138.48 *Scope diīĞrences and market condiƟons can cause Building Cost: $1,436,037.60 costs to vary signŝĮcantly.
At the request of the building owners, this section the building could look like from the street. includes two design options: A new cement fiber board material facade is 3 story development finances 2 story development finances (1) A 2 story rehabilitation that converts the proposed on the residential levels. This material second floor to residential living spaces and1 cost + revenue Conclusionschoice was an aesthetic and functional decision (2) a 3 story option that requires new which is further explained in this section. construction of a 3rd floor for additional Although a new facade was added to the upper apartments in addition to a 2nd story stories, the original facade was preserved on the rehabilitation. first floor to maintain the urban rustic appearance of the original and surrounding buildings in The design team suggests that a different floor the district. In addition, three new openings
2 **Operating revenues & programs EsƟmate includes renovaƟŽn to exisƟng 2nd ŇŽŽƌ space for apartment units, and addiƟŽn of a 3rd story for apartment units.
7 unit option rent Assumption
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% 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 Retail Efficiency Building Efficiency
71.36% 63.82% 67.59%
Op. Expense Inflation
3%
Key Ratios
Financing Assumptions Total Cost CRP Grant EMC Façade Grant 20% Historic Tax Credit Total After Incentives
$ 1,105,060 (191,012) (10,000) (236,012) $ 668,036
Debt Equity Total
83.46% 16.54% 100.00%
$557,530 $110,506 $668,036
Interest Rate Amort Period Debt Service
Annual 5.00% 30 $35,915
Monthly 0.42% 360 $2,993
Floor GSF 5,185 Floors 3 Building GSF 15,555
Residential NSF 7,600 Retail NSF 3,309 Building NSF 10,909
Residential Efficiency Retail Efficiency Building Efficiency
146.58% 63.82% 70.13%
Op. Expense Inflation
3%
Recommendation to building owner: •
Financing Assumptions Total Cost CRP Grant EMC Façade Grant 20% Historic Tax Credit Total After Incentives
$ 2,051,957 (380,391) (10,000) (425,391) $ 1,236,174
Debt Equity Total
90.00% 10.00% 100.00%
$1,112,557 $123,617 $1,236,174
Interest Rate Amort Period Debt Service
Annual 5.00% 30 $71,669
Monthly 0.42% 360 $5,972
• • • • • • •
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
Rate 3.0% 3.0%
Operating Expenses Marketing and Advertising Security Operating Revenues Utilities (water, trash, common) Potential Gross Income: Residential Maintenance and Repairs Potential Gross Income: Retail Yard/Exterior Maintenance Potential Gross Income (PGI) Miscellaneous Stabilized Residential Vacancy Management fee Stabilized Retail Vacancy Insurance Total Vacancy Property Taxes Effective Gross Income (EGI) Total Operating Expenses Total Operating Expenses/Unit Operating Expenses Net Operating Income (NOI) Marketing and Advertising Replacement Reserves Security Utilities (water, trash, common) Return on Cost (NOI/Total Cost after Incentives) Maintenance and Repairs Less Debt Service Yard/Exterior Maintenance Debt Service Coverage Ratio Miscellaneous Management fee Before Tax Cash Flow (BTCF) Insurance BTCF Return on Equity (BTCF/Equity) Property Taxes Total Operating Expenses Capitalized value at: Total Operating Expenses/Unit Remaining Mortgage: Net Operating Income (NOI) Replacement Reserves
% of PGI 1.00% 2.00% Rate 3.00% 3.0% 6.00% 3.0% 1.00%
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.
42
42
37
$/GSF per Mo $2.02
$31.50
Monthly $10,112 $4,000 $14,112 $708 $280 $988 $13,124
$0.11 $/GSF $0.22 per Yr $0.33 $24.27 $0.65 $12.00 $0.11 $10.89 $0.11 $1.12 $0.54 $1.02 $0.65 $0.45 $31.50 $3.17
% of PGI 1.00% 8.86% 2.00% 3.00% 6.00% 1.00%
$6.95 $0.11 $0.96 $0.22 $0.33 $0.65 $4.61 $0.11
$9,014 $141 $1,250 $282 $423 $847 $5,972 $141
1.00% 5.00% 6.00% 77.4 mills 29.12% 10.00%
$0.11 $0.54 $1.38 $0.65 $0.45 $3.17 $69.54
$141 $706 $1,792 $847 $582 $4,110.04
8.86%
$6.95 $0.96
$9,014 $1,250
Before Tax Cash Flow (BTCF) BTCF Return on Equity (BTCF/Equity)
Capitalized value at: Remaining Mortgage:
$/GSF per Yr $24.27 $12.00 $10.89 $1.12 $1.02
1.00% 7.00% 5.00% 7.00% 6.00% 77.4 mills 29.12%
Return on Cost (NOI/Total Cost after Incentives) Less Debt Service Debt Service Coverage Ratio
6 unit option rent Assumption Average unit SF: 650 SF Total Annual Rent Revenue: $60,456 P/NSF/mo: $1.29
7.00% 7.00%
2 Operating revenues & programs
Average unit SF: 529 SF Total Annual Rent Revenue: $60,888 P/NSF/mo: $1.37
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%
Operating Revenues Potential Gross Income: Residential Potential Gross Income: Retail Potential Gross Income (PGI) Stabilized Residential Vacancy Stabilized Retail Vacancy Total Vacancy Effective Gross Income (EGI)
10.00%
$/GSF per Mo $2.02
$141 $282 Monthly $423 $10,112 $847 $4,000 $141 $14,112 $141 $708 $706 $280 $847 $988 $582 $13,124 $4,110.04
$4.61
$5,972
$1.38
$1,792
$69.54
1.00% 5.00% % of PGI 6.00% 1.00% 77.4 mills 2.00% 29.12% 3.00% 6.00% 1.00% 8.86% 1.00% 5.00% 6.00% 77.4 mills 29.12%
$/GSF $31.50 per Yr
$/GSF per Mo $2.02
$24.27 $12.00 $0.11 $10.89 $0.22 $1.12 $0.33 $1.02 $0.65 $0.11 $31.50 $0.11 $0.54 $0.65 $0.11 $0.45 $0.22 $3.17 $0.33 $0.65 $6.95 $0.11 $0.96 $0.11 $0.54 $0.65 $4.61 $0.45 $3.17
$1.38 $6.95
Projected Monthly Year 1 Year 2 Year 3 $10,112 $121,344 $124,984 $128,734 $4,000 $48,000 $49,440 $50,923 $14,112 $169,344 $174,424 $179,657 $708 $8,494 $8,749 $9,011 $280 $3,360 $3,461 $3,565 $988 $11,854 $12,210 $12,576 Projected $13,124 Year 1 $157,490 Year 2 $162,215 Year 3 $167,081 Monthly $10,112 $121,344 $124,984 $128,734 $4,000 $48,000 $49,440 $50,923 $141 $169,344 $1,693 $174,424 $1,797 $179,657 $1,850 $14,112 $282 $3,387 $3,593 $3,701 $708 $8,494 $8,749 $9,011 $423 $5,080 $5,390 $5,551 $280 $3,360 $3,461 $3,565 $847 $10,161 $10,779 $11,103 $988 $11,854 $12,210 $12,576 $141 $157,490 $1,693 $162,215 $1,797 $167,081 $1,850 $13,124 $141 $1,693 $1,797 $1,850 $706 $8,467 $8,983 $9,252 $847 $10,161 $10,779 $11,103 $141 $1,693 $1,797 $1,850 $582 $6,984 $7,194 $7,410 $282 $3,387 $3,593 $3,701 $4,110.04 $49,320 $52,108 $53,672 $423 $5,080 $5,390 $5,551 $3,288 $3,474 $3,578 $847 $10,161 $10,779 $11,103 $9,014 $108,169 $110,106 $113,410 $141 $1,693 $1,797 $1,850 $1,250 $15,000 $15,450 $15,914 $141 $1,693 $1,797 $1,850 $706 $8,467 $8,983 $9,252 8.75% 8.91% 9.17% $847 $10,161 $10,779 $11,103 $5,972 $71,669 $71,669 $71,669 $582 $6,984 $7,194 $7,410 1.51 1.54 1.58 $4,110.04 $49,320 $52,108 $53,672 $3,288 $3,474 $3,578 $1,792 $108,169 $21,500 $110,106 $22,987 $113,410 $25,827 $9,014 17.39% 18.60% 20.89% $1,250 $15,000 $15,450 $15,914
800 sf
1
Projected Year 1 $121,344 $48,000 $169,344 $8,494 $3,360 $11,854 $157,490
Year 2 $124,984 $49,440 $174,424 $8,749 $3,461 $12,210 $162,215
Year 3 $128,734 $50,923 $179,657 $9,011 $3,565 $12,576 $167,081
Year 4 $132,596 $52,451 $185,047 $9,282 $3,672 $12,953 $172,093
Year 5 $136,574 $54,024 $190,598 $9,560 $3,782 $13,342 $177,256
$1,693 Projected $3,387 Year 1 $5,080 $121,344 $10,161 $48,000 $1,693 $169,344 $1,693 $8,494 $8,467 $3,360 $10,161 $11,854 $6,984 $157,490 $49,320 $3,288 $108,169 $1,693 $15,000 $3,387 $5,080 8.75% $10,161 $71,669 $1,693 1.51 $1,693 $8,467 $21,500 $10,161 17.39% $6,984 $49,320 $1,081,694 $3,288 $1,040,887 $108,169 $15,000
$1,797 $3,593 Year 2 $5,390 $124,984 $10,779 $49,440 $1,797 $174,424 $1,797 $8,749 $8,983 $3,461 $10,779 $12,210 $7,194 $162,215 $52,108 $3,474 $110,106 $1,797 $15,450 $3,593 $5,390 8.91% $10,779 $71,669 $1,797 1.54 $1,797 $8,983 $22,987 $10,779 18.60% $7,194 $52,108 $1,101,063 $3,474 $969,218 $110,106 $15,450
$1,850 $3,701 Year 3 $5,551 $128,734 $11,103 $50,923 $1,850 $179,657 $1,850 $9,011 $9,252 $3,565 $11,103 $12,576 $7,410 $167,081 $53,672 $3,578 $113,410 $1,850 $15,914 $3,701 $5,551 9.17% $11,103 $71,669 $1,850 1.58 $1,850 $9,252 $25,827 $11,103 20.89% $7,410 $53,672 $1,134,095 $3,578 $897,549 $113,410 $15,914
$1,906 $3,812 Year 4 $5,718 $132,596 $11,436 $52,451 $1,906 $185,047 $1,906 $9,282 $9,530 $3,672 $11,436 $12,953 $7,632 $172,093 $55,282 $3,685 $116,812 $1,906 $16,391 $3,812 $5,718 9.45% $11,436 $71,669 $1,906 1.63 $1,906 $9,530 $28,752 $11,436 23.26% $7,632 $55,282 $1,168,118 $3,685 $825,879 $116,812 $16,391
$1,963 $3,926 Year 5 $5,889 $136,574 $11,779 $54,024 $1,963 $190,598 $1,963 $9,560 $9,816 $3,782 $11,779 $13,342 $7,861 $177,256 $56,940 $3,796 $120,316 $1,963 $16,883 $3,926 $5,889 9.73% $11,779 $71,669 $1,963 1.68 $1,963 $9,816 $31,764 $11,779 25.70% $7,861 $56,940 $1,203,162 $3,796 $754,210 $120,316 $16,883
$5,972
450 $ 639 $ 7,668 $ 1.42 $1.38 $ 710 $ 8,520 $ 1.42
Before Tax Cash Flow (BTCF) Studio 1 500 BTCF Return on Equity (BTCF/Equity)
10.00%
1 BD 1 BA 1 Remaining Mortgage: 600 $ 792 Residential (2nd & 3rd Floor) 1 BD 1 BA 1 600 $ 792 2 BD 2 BA 1 800 $ 976 2 BD 2 BA # of $ Monthly 2 BD 2 BA 1 Size (NSF) $ 2Unit Type BD 2 BA Units 800 Rent/Unit (Y1) $ 976 Studio 11 500 450 $ $ 639 Studio 710 $ Studio 11 500 $ $ 710 1 BD 1 BA 1 BD 1 BA 600 $ 792 Studio 1 600 450 $ $ 639 1 BD 1 BA 792 1 BD 1 BA 1 $ Studio 11 500 $ $ 710 1 BD 1 BA 1 BD 1 BA 600 $ 792 1 BD 1 BA 1 600 $ Averages 1 585 $ 792 778 1 BD 1 BA 600 $ 792 Totals 131 7600 $ 10,112 1 BD 1 BA 1 600 $ 792 2 BD 2 BA 976 2 BD 2 BA 1 800 $ $ 2 BD 2 BA 2 BD 2 BA 1 800 $ $ 976 Studio 1 710 500 $ $ 1 BD 1 BA 1 BD 1 BA 1 600 $ $ 792 1 BD 1 BA 792 1 BD 1 BA 1 600 $ $ 1 BD 1 BA 1 BD 1 BA 1 600 $ $ 792 Averages 1 585 $ 778 Totals 13 7600 $ 10,112
Rent assumptions
$69.54
$ 9,504 $ 9,504 $ 11,712 $ Annual $ $ Rent (Y1) 11,712 $ 8,520 7,668 $ $ $ , $ 8,520 $ $ 9,504 $ 7,668 $ $ 9,504 $ 8,520 $ $ 9,504 $ $ 9,504 9,334 $ 9,504 $ 121,344 $ 9,504 $ 11,712 $ $ $ 11,712 $ $ 8,520 $ , $ $ 9,504 $ $ 9,504 $ $ 9,504 $ 9,334 $ 121,344
$ 1.32 $ 1.32 $ 1.22 $ P/NSF/mo $ $ 1.22 $ 1.42 1.42 $ $ $ $ 1.42 $ $ 1.32 $ 1.42 $ $ 1.32 $ 1.32 1.42 $ $ $ 1.32 1.33 $ 1.32 $ 1.33 $ 1.32 $ 1.22 $ $ $ 1.22 $ $ 1.42 $ $ $ 1.32 $ $ 1.32 $ 1.32 $ 1.33 $ 1.33
$1,081,694 8.75% $1,040,887 $71,669 1.51
$1,792
31 BD 1 BA 3 story 1program & rent792assumptions 600 $ $ 9,504 $ 1.32 Capitalized value at:
2614 Riopelle St , Detroit , Michigan , 48207
Average unit SF: 650 SF Total Annual Rent Revenue: $60,456 P/NSF/mo: $1.29
2.00% 7.00% 3.00% 7.00% 6.00% 1.00%
$/GSF per Mo $2.02
Monthly 8.86% Annual$0.96 Unit Type Units Size (NSF) Rent/Unit (Y1) Rent (Y1) P/NSF/mo
Apartment, 3 Story with Brick Veneer/Wood 1Building Three-Story Construction Cost summary Frame/Cement Board Exterior Type:
6 unit option rent Assumption
Rate 3.0% % of PGI 3.0% 1.00%
4 Ac $/GSF per Yr $24.27 $12.00 $10.89 $1.12 $1.02
Capitalized value at: 10.00% $69.54 Return on Cost (NOI/Total Cost after Incentives) Studio 1 Remaining Mortgage: 450 $ 639 $ 7,668 $ 1.42 Less Debt Service $4.61 Studio 1 500 $ 710 $ 8,520 $ 1.42 Debt Service Coverage Ratio
Three-Story option: EsƟmate Name:
7.00%
3 3 story program & rent assumptions
1 Three-Story Construction Cost summary
$ 2,051,957 (380,391) (10,000) (425,391) $ 1,236,174
Miscellaneous Management fee Operating Expenses Insurance Marketing and Advertising Property Taxes Security Total Operating Expenses Utilities (water, trash, common) Total Operating Expenses/Unit Maintenance and Repairs Net Operating Income (NOI) Yard/Exterior Maintenance Replacement Reserves Miscellaneous
Management fee Return on Cost (NOI/Total Cost after Incentives) Insurance Less Debt Service Property Taxes Debt Service Coverage Ratio Total Operating Expenses Total Operating Expenses/Unit Residential (2nd & 3rd Floor) Before Tax Cash Flow (BTCF) Net Operating Income (NOI) # of BTCF Return on Equity (BTCF/Equity) Replacement Reserves
Three-Story option:
Financing Assumptions Total Cost CRP Grant EMC Façade Grant 20% Historic Tax Credit Total After Incentives
2 Two-Story Option
Residential Efficiency Retail Efficiency Building Efficiency
Rate 3.0% 3.0%
2 Operating revenues & programs 7.00%
$21,500 17.39%
450 sf $1,081,694 w/d
$1,040,887
$1,101,063 8.91% $969,218 $71,669 1.54 $22,987 18.60%
$1,134,095 9.17% $897,549 $71,669 1.58 $25,827 20.89%
600 sf$1,134,095
$1,101,063 $969,218
$897,549
Year 4 Year 5 $132,596 $136,574 $52,451 $54,024 $185,047 $190,598 $9,282 $9,560 $3,672 $3,782 $12,953 $13,342 $172,093 Year 5 $177,256 Year 4 $132,596 $136,574 $52,451 $54,024 $1,906 $190,598 $1,963 $185,047 $3,812 $3,926 $9,282 $9,560 $5,718 $5,889 $3,672 $3,782 $11,436 $13,342 $11,779 $12,953 $1,906 $177,256 $1,963 $172,093
w/d
Hard Cos Reno Build Secu Acquisition Cont Land/Bu Build Total A Cons Hard Costs (C
$1,203,162 9.73% $754,210 $71,669 1.68
Tot Renovat Building Soft Cost Security Arch Conting Surv Builders Utilit Constru Envi Total H Lega Prop Soft Costs Soft Architec Fina Survey Histo Utilities Deve Environ Legal Ͳ L Tot Propert Total Cos Soft Cos Financin Historic Develop
$31,764 25.70%
Total Costs
$1,906 $9,530
$1,963 $9,816
$11,436 $1,906 $7,632 $3,812
$11,779 $1,963 $7,861 $3,926
$55,282 $5,718 $3,685 $11,436 $116,812 $1,906 $16,391 $1,906
$56,940 $5,889 $3,796 $11,779 $120,316 $1,963 $16,883 $1,963
$9,530 $9,816 9.45% 9.73% $11,436 $11,779 $71,669 $71,669 $7,632 $7,861 1.63 1.68 $55,282 $56,940 $3,685 $3,796 $28,752 $120,316 $31,764 $116,812 23.26% 25.70% $16,391 $16,883
800 sf
$1,168,118 9.45% $825,879 $71,669 1.63 $28,752 23.26%
600 sf
$1,168,118 $825,879
800 sf third floor units
450 sf
Acquisitio Land
To 4 Acq
Total S
600 sf
$1,203,162 $754,210
800 sf
600 sf
600 sf
600 sf
third floor units
Rent assumptions 4 Acquisition & Development Costs Item
Budget
Acquisition Land/Buildings/Parking Lot Total Acquisition Costs
$ Ͳ $ Ͳ
$ Ͳ $ Ͳ
$ Ͳ $ Ͳ
$ 1,393,638
$ 89.59 $ 1.12 $ 0.64 $ 11.28 $ 0.90 P/GSF $ 8.96
$ 107,203 $ 1,340 $ 769 $ 10,720 $ 1,072 P/Unit $ 10,720
$ 112.49 $ Ͳ $ Ͳ $ 5.95 $ 0.42 $ 89.59 $ 0.32 $ $ 1.12 0.96 $ $ 0.64 0.96 $ 11.28 $ 0.45 $ $ 0.90 0.64 $ $ 8.96 1.43 $ 112.49 $ 0.96 $ 9.64 $ 5.95 $ 21.74 #REF! $ 0.42 $ 131.92 $ 0.32 $ 0.96 $ 0.96 $ 0.45 $ 0.64 $ 1.43 $ 0.96 $ 9.64
$ 131,825 $ Ͳ $ Ͳ $ 7,122 $ 500 $ 107,203 $ 385 $ $ 1,340 1,154 $ 769 $ 1,154 $ 10,720 $ 537 $ 1,072 $ 769 $ $ 10,720 1,705
Hard Costs (Construction) Renovation Construction Building Permits Security Contingency (10%) Builders Risk InsuranceItem Construction Manager Fee (10% of Const) Acquisition Total Hard Costs Land/Buildings/Parking Lot Soft Costs Total Acquisition Costs Architectural & Engingeering Services Hard Costs (Construction) Survey Renovation Construction Utilities Building Permits Environmental Assessments Security Legal Ͳ Land Use/Lease/Acquisition Contingency (10%) Property Taxes During Construction Builders Risk Insurance Soft Cost Contingency Construction Manager Fee (10% of Const) Financing Fees (2% of loan)
$ 17,420 4 Acquisition & Development Costs $ 10,000
8.75% $71,669 1.51
8.91% $71,669 1.54
9.17% $71,669 1.58
9.45% $71,669 1.63
9.73% $71,669 1.68
Total Hard Costs Historic Tax Credit Transaction Costs Developer's Fee (8% of Total Cost) Soft Costs Architectural & Engingeering Services Total Soft Costs Survey Total Costs Utilities Environmental Assessments Legal Ͳ Land Use/Lease/Acquisition Property Taxes During Construction Soft Cost Contingency Financing Fees (2% of loan) Historic Tax Credit Transaction Costs Developer's Fee (8% of Total Cost) B Shell
$21,500 17.39%
$22,987 18.60%
$25,827 20.89%
$28,752 23.26%
$31,764 25.70%
Total Costs
$1,081,694 $1,040,887
$1,101,063 $969,218
$1,134,095 $897,549
$1,168,118 $825,879
$1,203,162 $754,210
5 construction Costs B1010 Total Soft Costs
B1020 B2010 B2020 B2030 B3010
C Interiors C1010
C1020
C1030
$ 139,364 $ 13,936 Budget $ 139,364
$ 1,713,722 $ Ͳ $ Ͳ $ 92,580 $ 6,500 $ 1,393,638 $ 5,000 $ $ 17,420 15,000 $ 10,000 $ 15,000 $ 139,364 $ 6,984 $ $ 13,936 10,000 $ $ 139,364 22,170
$ 1,713,722 $ 15,000 $ 150,000 $ 92,580 $ 338,235 $ 6,500 $ 2,051,957 $ 5,000 $ 15,000 $ 15,000 $ 6,984 $ 10,000 $ 22,170 $ 15,000 $ 150,000
P/GSF
P/Unit
$ 131,825 $ 1,154 $ 11,538 $ 7,122 $ 26,018.07 $ 500 $ 170,996 $ 385 $ 1,154 $ 1,154 $ 537 $ 769 $ 1,705 $ 1,154 $ 11,538
Uses of Capital Land/Building/Parking Lot Hard Cost Soft Cost Total
Total % 0.00% 83.52% 16.48% 100.00%
Total $ $ Ͳ $ 1,713,722 $ 338,235 $ 2,051,957
Sources of Capital Owners Equity First Mortgage CRP Historic Tax Credits Uses of Capital Eastern Market Façade Grant Land/Building/Parking Lot Total Hard Cost Soft Cost Total
6% 54% 19% 21% Total % 0% 0.00% 100% 83.52% 16.48% 100.00%
$ 123,617 $ 1,112,557 $ 380,391 $ 425,391 Total $ $ 10,000 $ Ͳ $ 2,051,957 $ 1,713,722 $ 338,235 $ 2,051,957
Sources of Capital Owners Equity First Mortgage CRP Historic Tax Credits Eastern Market Façade Grant Total
6% 54% 19% 21% 0% 100%
$ 123,617 $ 1,112,557 $ 380,391 $ 425,391 $ 10,000 $ 2,051,957
% of Total Cost Per S.F. 25.79% 35.72 Floor Construction $ 338,235 $ 21.74 $ 26,018.07 6.53 #REF! 2.47 Steel column, W8, 150$ KIPS, 10' unsupported height, 35 PLF 2,051,957 $ 131.92 $ 170,996 2.63 Floor, wood joist, 2 x 12 @12" O.C., 1/2" CDX subŇŽŽr 1.43 FireprooĮng, gypsum board, Įƌe rated, 3 layer, 1.5" thick, 8" steel column, Roof Construction 3.41 3.41 Wood roof, truss, 4/12 slope, 24" O.C., 30' to 43' span Exterior Walls 17.9 17.9 Brick veneer wall repair, 2x6 studs @ 16", insulaƟŽn & cement board Exterior Windows 6.01 6.01 Windows, aluminum, sliding, standard glass, 5' x 3' Exterior Doors 0.36 0.36 Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'-6" x 7'Roof Coverings 1.51 1.34 Asphalt rooĮng, strip shingles, inorganic, Class C, 4" slope, 235-240 lbs/SQ 0.17 Flashing, aluminum, no backing sides, .019" 25.45% 35.24 Partitions 10.36 6.81 Wood parƟƟŽn, 5/8" Įƌe rated gypsum board face, 1/4"sound deadening 3.55 1/2" Įƌe rated gypsum board, taped & Įnished, painted on metal furring Interior Doors 7.35 1.23 Door, single leaf, wood frame, 3'-0" x 7'-0" x 1-3/8", birch, solid core 6.12 Door, single leaf, wood frame, 3'-0" x 7'-0" x 1-3/8", birch, hollow core Fittings 3.38
Cost 370,384.11 67,755.46 25,653.31 27,227.99 14,874.16 35,328.10 35,328.10 185,605.13 185,605.13 62,280.85 62,280.85 3,730.29 3,730.29 15,684.28 13,934.80 1,749.48 365,480.13 107,479.83 70,633.99 36,845.84 76,220.82 12,786.83 63,433.99 35,101.82
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43
43
using research and data to display Detroit’s Youth afterinformation the bell rings: aand mapping narative tell a story
page 10
page 11
page 12
page 13
page 14
page 15
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 develop a a designto+also science + world issue challenge BOOKplant PUBLISHED SEPTEMBER 2015 mote distribution across
A speculative group project - the 1st atherarkpod c h& the i tstation: ectural graduate studio
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.
page 16
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.
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[Part 1]
The arkpod
ECOTARIUM || UNLIMITED UNLIMITED LIFE LIFE CYCLE CYCLE DESIGN DESIGN ECOTARIUM
ECO-CREATURE | THUNNUS GLYCINE MAX
The exploration is combining a Tuna fish and a Soy bean plant to address the lack in biodiversity. THUNNUS GLYCINE GLYCINE MAX MAX THUNNUS Latin Name: Name: Thunnus Thunnus Glycine Glycine Max Max Latin Common Name: Name: Arkpod Arkpod [ärk [ärk päd] päd] Common
LIFECYCLE OF OF CREATURE CREATURE LIFECYCLE typical Arkpod Arkpod will will have have aa lifecycle lifecycle of of 15-20 15-20 years years with with the the AA typical first year year of of maturity maturity occurring occurring in in year year 5-6, 5-6, giving giving the the Arkpod Arkpod first approximately 10 10 to to 15 15 years years of of reproduction reproduction as as well well as as seed seed approximately distribution. distribution. ECOTARIUM | THUNNUS GLYCINE MAX SEXUAL REPRODUCTION REPRODUCTION AND AND ACTIVITIES ACTIVITIES OF OF THE THE CREATURE CREATURE SEXUAL The Arkpod hasan anannual annualspawning spawningevent, event,guided guidedby byaabiological biological FOOD CYCLE The Arkpod has migration pattern to search out shallower waters, which is The Arkpod, although solely a water based creature, is able migration pattern to search out shallower waters, which is also combined with aavia pre-determination of data data tointegrated populate to absorbs nutrients photosynthesis, using theto also combined with pre-determination of populate and dispense of seed seedfor banks. The–female female Arkpod dispenses her soybean tendencies energy requiring 1-1/2dispenses to 2 hours of and dispense of banks. The Arkpod her eggs into the water water and the the male male Arkpod Arkpod fertilizes them while directinto sunlight to maintain/complete this food cycle.them In between eggs the and fertilizes while they are in in the the this water. periods were process is unavailable to the Arkpod, it is they are water.
able to compensate by a secondary method of carnivorous food HABITAT OF OF THE THE CREATURE CREATURE HABITAT intake. Juveniles feed on fish, squid, and crustaceans while The habitat habitat of of the the Arkpod Arkpod is is aa deep deep sea sea environment environment with with The adults feed on herring, bluefish, and mackerel. These dual varying water water temperatures temperatures including including the the range range found found in in the the varying abilities to obtain life sustaining nutrients coincides with the Atlantic ocean, ocean, Mediterranean Sea Sea and and Gulf Gulf of of Mexico. Mexico. These These Atlantic Arkpods naturalMediterranean manner of living near the surface in temperate waters maintain maintain the the optimum optimum temperature temperature and pressure pressure for for waters waters but frequently diving to depths of 500 and to 1,000 meters. the species. species. the ECO-GRAM Instantly recognizable graphic that that expresses expresses aa specific specific notion notion INTERACTION WITH ENVIRONMENT ECO-GRAM || Instantly recognizable graphic of moderntheir man’s natural relationship with the the environment. environment. Within environment, the Arkpod are the top of modern man’s relationship with
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 GLYCINE their enormous muscular strength, which it channels ECOTARIUM | THUNNUS MAX through a pair of tendons to its lunate shaped caudal fin for propulsion. In contrast to many other marine species, the body FOOD CYCLE stays rigid while the tail flicks back and forth, increasing stroke The Arkpod, although solely a water based creature, is able efficiency. The Arkpod has an efficient circulatory system which to absorbs nutrients via photosynthesis, using the integrated possesses a high blood hemoglobin concentration, allowing 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.
page 18
ECO-CREATURE | Anticipation of a future species, part plant and creature, complete with its unique life-cycle, habits, needs, and social patterns.
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 | UNLIMITED LIFE CYCLE DESIGN
Why even this
should we care about creature?
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
high diversity areas
EXTINCTION. THUNNUS GLYCINE MAX
2010
1980
2000
2020
2040
2080
2020
2060
human population marine biodiversity
high plant diversity areas
2130
2030
ark pod intervention
remediation process
arkpod population 2010
2020
2030
2080
2130
plant diversity vs. human population
Plant diversity
ark pod intervention on biodiversity
Marine bio-chain
page 19
[Part 2]
the eco-habitat
Designing the environment for the network of Arkpods
ECO-HABITAT | THUNNUS GLYCINE MAX
ECOTARIUM
TERMINUM NON VITA CYCLUS CONSILIUM UNLIMITED LIFE CYCLE DESIGN
ECO-HABITAT | THUNNUS GLYCINE MAX
habitat for this new species that supports its life
215
ECO-HABITAT | Design of a habitat for this new species that supports its life for at least one year.
ECO-HABITAT | Design of a habitat for this new species that supports its life for at least one year.
page 20
0
seeds
soypod
arkpod
podschool
netark arkpod relationships
network connection page 21
ECO-TRANSECT | THUNNUS GLYCINE MAX
natural experience
ECOTARIUM | PLAN VIEW dense -1,500
suburban -500 rural natural -1,000 0
hyper dense +1,000 dowel interpolation
maximum rod lengths 3 inch
5 inch
500
river
population change
1,500 1,000
3 inch
4 inch 6 inch
hyper dense
dense
suburban
-1,000
population change data set
cloud interpolation page 22
rural
natural
4 people
1”
8 people
2”
16 people
3”
20 people
4”
24 people
5”
30 people
6”
rural experience
suburban experience
dense experience
hyper dense experience
219
page 23
Understanding the impact role, inc: of the designed an architectural solution toenvironment a social problem and built
page 24
page 25
[Research]
Looking at the data
The exploration is understanding major global issues that can be seen at the local level, using Detroit, MI as a case study.
United States Teen Births (ages 15‐19) 5
Daughters born to teen mothers are
http://www.cdc.gov/nchs/data/databriefs/db89.htm
3x more likely To become teen mothers themselves
compared to women who wait until age 20 or later to have children
Detroit births by Mothers Education
34.6% Did not graduate high school 37.8% High school graduate 27.6% Education past high school page 26
United States Teen Births 5
http://www.cdc.gov/nchs/data/databriefs/db89.htm
(ages 15‐19)
[Research] Case studies
CASE STUDY After school program for young women at risk for teen pregnancy, poverty and homelessness.
The exploration is understanding major global issues that can be seen at the local level, using Detroit, MI as a case study.
CASE STUDY : Better man outreach ‐Weekend program for young Detroit males to reflect and play basketball
Case study 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 study http://detroitfoodacademy.com/what‐we‐do/quantifying‐impact0/
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What
Intervention is needed
to break the cycle
of lack of education in women to prevent the overuse of depleting resources such as food and energy? [problem] the grand challenge
The exploration was continued through the investigation of the following grand challenge question.
[addressing the problem] a possible answer
The exploration was continued through the investigation of the following grand challenge question.
page 28
ROLE INC. is an afterschool program for young women at risk of teen pregnancy in Detroit high schools.
[addressing the problem]
Program outline
an architectural intervention
ROLE INC, and it’s architectural intervention, will decrease over High School Partnerships population and address issues of depleting resources by offering Through partnerships with local schools, the students a program and “safe haven” for young women at risk of teenwill be involved in this afterschool program. pregnancy.
ROLE INC. College Partnerships University students provide mentorship, through the gathering component..
Professional Partnerships Local produce and restaurant owners provide educational and Entrepreneur components.
ROLE INC.
Gathering Component The Ship.
Educational Component The Ship.
Entrepreneur Component
Sense of Family
Through the gathering component, the intent in to create a comfortable welcoming environment for students.
Internships
The students are equipped with skills for higher education and job opportunities.
The Roleing Ship.
Ideas to business
The Roleing Ship & providing fresh food to community & selling at larger markets
3 main components to program
1. Gathering Component Entrepreneurial component Educational component Gathering component - Discussion - Mentorships This component is focused This component is focused on offering youth education in This component is focused on offering the students training on offering a place for sustainable, efficient business techniques, such as managing a techniques they can use after graduation. These can not only be - Informal youth to use as a “thirdActivity budget and addressing issues of packaging and transportation used in their community to bring fresh food to the area but also to within business models. The component also teaches students how place” and to promote excel their lives into higher education and professional careers. to become entrepreneurs. the program to other 2.youths. Educational Component - Sustainable Food Production Techniques Research Research Research - Effective Business Models and Practices page 29 - Entrepreneurial Skills - Discussion - Mentorships - Informal Activity
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
- Sustainable Food Production Techniques - Effective Business Models and Practices - Entrepreneurial Skills
- Experience with professionals - Leadership Skills - Ideas into action
According to a Harvard Family Research Survey, it has been proven successful to link fun activities to “hidden” educational components in afterschool programs. 12
Through the Food Lab Academy, 13
ROLE INC.
ROLE INC.
ROLE INC.
Program Elements
Program components
The Ship would be located close to a school, but provide an alternative location for the students to gather.
Kitchen
Lounge
Gathering Component
The Roleing Ship
Educational Component
ROLE INC.
Entrepreneurial Component
The Ship
Entrepreneurial Component Educational Component page 30
Gather Component
The Roleing Ship Merchandise display
Merchandise display
ROLE INC.
The Roleing Ship 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.
ROLE INC.
Removable Component
ROLE INC.
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.
The Roleing Ship
The Ship expanded 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.
Modular Design
The Ship was designed for expansion. page 31
A Individual Speculative Design Project | Public Exhibition December the protest hub: an architectural in intervention to address social issuesMI 2016 Detroit, presented at a Public Exhibition held in December 2016, Detroit, MI
page 32
page 33
hey! ya know, I would rather be a nice sweet thing then a black cup of coffee
What if no one could tell we were different?
mutha fucka VANILLA ICE, get away from the driver
oh you think you are better than me now?
This girl probably doesn’t eat pork... And this white chick probably doesn’t eats collar greens...
Would people still be able to THINK?
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!?!
!?!
Would people still be!able ? to THINK? !
What if everyone looked just the same?
[part 1]
the personal identity voider
who are you if you are all the same?
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.
INDIVIDUALISM
VOIDED Eye Color
Voice & Teeth Status
Fashion Accessories
Hair Color Choice
Skin Color
Type of Clothing
Weight
Body Mannerism
Shoes size
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.
page 35
“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
RACIAL RIOTS WATER SHUTOFF MARCHES DIE-IN PROTEST PUBLIC TRANSIT DEMAND DIE-IN Detroit Institute of Arts, Detroit MI
2015
MILLION HOODIE MARCH New York City, New York
2015
FERGUSON PROTESTS 1-75 Highway Blockage, Detroit, MI
2014
1955
BUS BOYCOTT Montgomery, AL
1960
“If you mobilize a mass action, you can change the world.” – Grace Lee Boggs
1967 | 1943 | 1863
DETROIT RACE RIOTS Detroit MI
1985
$7.4 BILLION
EDUCATION OPPORTUNITY EMPLOYMENT OPTIONS POPULATION IMPORTS AND EXPORTS
$3 BILLION
ECONOMIC STATUS
$1.4 BILLION
1950
NATIONAL & LOCAL CALL
2005
1970
MAJORITY CAUCASIAN
2010
DEMOGRAPHIC SHIFT
MAJORITY AFRICAN AMERICAN
1900
1920
1955
2008
DOWNTOWN HORSE & BUGGY
CADILLAC SQUARE BUS HUB
CAPITAL PARK BUS HUB
ROSA PARKS TRANSIT CENTER
THE MAPS TO THE LEFT SHOW THE DEMOGRAPHIC SHIFT THAT TOOK PLACE IN DETROIT FROM 1950 - 2010.
DEMOGRAPHICS INFRASTRUCTURE BUSINESS REGULATIONS PUBLIC AMENITIES TRANSIT OPTIONS
PHYSICAL ENVIRONMENT
^CHANGING LAYERS OF SYSTEMS
2015 DIE-IN
LANDSCAPE CHANGE
2014 FERGUSON PROTEST
MOBILIZATION ABILITY
PROTESTS, MARCHES AND SOCIAL MOVEMENT ADVOCACY LOCATIONS WITHIN THE CITY OF DETROIT, MICHIGAN
2015 RALLY, COLEMAN YOUNG BUILDING
RESTRICTED BOUNDARIES
page 36
[part 2]
The protest Hub
what do places for protest look like?
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?
page 37
“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
A CAMPUS DESIGNED TO PROVOKE SOCIAL MOVEMENTS
ROSA PARKS PROTEST HUB
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.
page 38
MOBILIZATION ABILITY
LANDSCAPE CHANGE
RESTRICTED BOUNDARIES
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
page 39
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page 41 ½ ¾ ½ ¾ ½ ¾
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[Olympic sec.1village ]research development Remediation of site contamination
SITE CONTAMINATION -12 Areas of Potential Environmental Concern (APEC)
1 ENVIRONMENTAL Responsibility
- 64 Olympic sized pools of excavated material
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.
taking control of water management
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.
- 38 Olympic sized pools of contaminated site material
- 9 Olympic sized pools of hazardous waste
Conserving energy
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.
before re-mediation
after remediation
Hazardous Waste Contamination
Information taken from: http://www.thechallengeseries.ca/chapter-03/environmental-remediation/#history
[Olympic sec.1village ]research development mixed use buildings
2 MIXED-USE COMMUNITY
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.
GREEN ROOF / GATHERING SPACE
RESIDENTIAL UNITS
MIXED USE zoning
page 42
COMMERICAL / RETAIL LEVEL STREET LEVEL RETAIL
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
[Olympic sec.1village ]research development anchor of community
3 PRESERVING HERITAGE
heritage buildings
The Salt building below was constructed in 1930 and remains one of the oldest industrial buildings in the neighborhood that remains. Now, it has been repurposed. Due to the age and historic value of the building, it has heritage designation.
example of heritage preservation shipyard plaza
While this is just one example of the development taking on preserving history, a much more extensive study is needed to fully understand whether a holistic approach to preserving the area’s history was met. However, the issue proved to be important enough to include in the overall plan. While it was not the primary focus, there was still effort made in recognizing the history of the area and building from that history.
Constructed in 1930
the
SWEEPING SHAPES The sweeping shapes were inspired from ship building, which was a heavy industry prior to the redevelopment of Southeast False Creek. This design move helps tell the story of the place and respects the people that used to inhabitat the place.
repurposed today
importance of heritage in the planning process “They were throwing around the word sustainability,” he says. “But in the process of planning an environmentally sustainable neighborhood they were going to demolish every trace of the existing neighborhood.” -Hal Kalman, Commonwealth Historic Resource Management, Ltd.
To expand on the views Kalman has, he talks about the importance of preserving history, “Heritage conservation is about learning from history, but it has to do with sustainability and culture too. Culture has to have roots and branches. If you cut off the roots the branches die. No one is saying, ‘Let’s freeze time and give us back the 1900s.’ In the real-life city we say, ‘Give us the 21st century – but give it to us with the knowledge that the 21st grew out of the 20th,which grew out of the 19th.’ We believe in keeping the best of the past and integrating it with the best of the present and future.” Hal Kalman, Commonwealth Historic Resource Management, Ltd. Information taken from: http://www.thechallengeseries.ca/chapter-03/environmentalremediation/#history | www.vancitybuzz.com
[Olympic sec.1village ]research development
Southeast False Creek Art Plan
shipyard plaza design
shipyard plaza CONSTRUCTED
The design move could have been more intentional and more informative. With additional information about the history, the forms could have told a holistic story without having to know any prior history.
shipyard plaza LIGHTPOLES
Information taken from: http://www.thechallengeseries.ca/chapter-03/environmental-remediation/#history | www.vancitybuzz.com
4 PLACEMAKING STRATEGIES
The sparrow was chosen as the topic of the art piece because the species is considered invasive. The decision is to represent the many challenges our earth faces in the future. This meaning speaks to the design intent of the project: sustainability. This theme is embedded in every decision made throughout the development. Does this create space? While it brings the topic of biodiversity into the public realm, there could be additional strategies to create place. The additional features that compliment the plaza such as benches, lighting, seating and trash cans help ease the pedestrian and provide comfort. It can be argued that the birds serve the intent they are trying to serve, as an art piece.
[Olympic sec.1village ]research development
success in non-motorized options
solar trash can
seating
5 multi-modal connections
Below shows the experiential view of biker friendly lanes. While dedicated bike lanes would increase the safety for bikers, the sidewalk and painted lanes help promote biking.
struggle to provide adequate public transit While the development implemented a street car system within the village. the transit did prove to be a sustainable option. Unfortunately, it was not successful and has been put out of street car design service since.
Information taken from: http://www.thechallengeseries.ca/chapter-03/environmental-remediation/#history
page 43
city study
[Olympic sec.3 ]physical observations village development
The importance of studying the city >>>INFLUENCE ON DEVELOPMENT Due to the initiatives led by the city, much of the development focused on ‘green’ initiatives is supported by the city. This support not only helps projects such as False Creek Olympic Village become implemented but also encourage this type of development city wide. With backing from the city, it is much easier for developers to follow through and accomplish project goals. >>>PATTERNS AND TRENDS Due to the support from the city, the physical form reflects the pattern of development throughout the city. These patterns and trends spill over to the Olympic Village False Creek neighborhood. >>>COMMITMENT TO SUSTAINABILITY The city of Vancouver has a Renewable City Strategy Plan for 2015-2050 focused on the future of the city.
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Information taken from: http://data. Vancouver.ca/datacatalogue/index.htm | maps created in ArcMap
>>>LARGE AMOUNT This speaks to the importance that the city of Vancouver places on the history and remembering its heritage. The influence of this focus from the city is seen on a micro level through neighborhood elements and individual urban elements within the development of Olympic Village.
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>>>DOWNTOWN CENTER In addition to the other urban elements, the main focus on rapid transit leads to the downtown area. The major lines to the south and southeast connect in the north downtown area. This is a reasonable area to connect to do the dense urban area. In addition. Historic transit planning as been focused on the downtown area, as seen below.
>>>HEAVY ALONG COAST A major of the greenways are located around False Creek. This body of water is historically part of the development growth for the city. While the creek used to be much larger, the creek still acts as a destination spot. The greenway reinforces this notion.
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>>>DISPERSE OUTWARD From the downtown area out, heritage sites are still dense and find areas to cluster. However, they continue to be scattered throughout the city.
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>>>ORGANIZED BY GRID The bike lanes follow the city grid system. They also form a grid like pattern within the city grid. This allows easy access and easy development of additional bike lanes.
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>>>DOWNTOWN CLUSTER There is a large cluster of heritage locations in the downtown Vancouver area in the northern part of the city. This makes sense due to the urban nature of the downtown.
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Vancouver’s HERITAGE SITES
>>>COVERS LARGE AREA While there is a concentration of bike lanes near the downtown area, the system is fairly spread out throughout the city. This allows access to many areas, neighborhoods and people in the city.
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Information taken from: http://data.Vancouver. ca/datacatalogue/index.htm | maps created in ArcMap
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Bike Lanes
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>>>EVENLY SCATTERED The parks are evenly scattered throughout the city. This allows access across the city to this amenity. The exception is the large park located in the far north. This park is close to downtown and provides an additional amenity in proximity to the area near downtown. The focus on parks from a city perspective benefits the individual neighborhoods.
>>>ORGANIZED BY GRID The city is organized by a relevantly equal spaced grid system across the city. The exception is the angled street in the downtown area. Below are proposed streets that reinforce the grid. The grid makes planning easier.
Information taken from: http://data.Vancouver. ca/datacatalogue/index.htm | maps created in ArcMap
0 0.250.5
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page 45
neighborhood importance of studying the neighborhood study
[Olympic sec.3 ]physical observations village development The
>>>CONTEXT Similar to how the city influences in the neighborhood, the neighborhood additionally has an effect on each individual block. The trends and patterns seen in the neighborhood spill into the blocks through infastructure, public space, transit service, building typology and many other urban elements.
FALSE CREEK’S PARKS
FALSE CREEK’S GREENWAYS
>>>DOWNTOWN CONCENTRATION There is a heavier concentration of parks in the north, which is closer to downtown. The False Creek neighborhood benefits from this due to its close proximity to downtown.
µ
>>>MAJOR CONNECTION False Creek is a major connection point in the greenway path system. It provides acess to south Vancouver and to downtown Vancouver. This allows the neighborhood to act as a hub for the greenway and possible growth near it.
µ
>>>GRID INFILL The parks also follow the city and infill spaces between the street layout. This is a successful urban element due to the integration with the urban landscape.
legend City Boundaries
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page 46
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FALSE CREEK’S non-market housing
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FALSE CREEK’S non-market housing
>>>NEIGHBORHOOD CENTER The non-market housing is located in the center of the False Creek neighborhood. This indicates an integration of typologies within the neighborhood.
"
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Vehicle Streets
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>>>DOWNTOWN CONCENTRATION There is a heavier concentration of housing in the north, closer to downtown. The False Creek neighborhood benefits from this due to its close proximity to downtown.
"
>>>CLOSE PROXIMITY There is only one heritage site in the neighborhood. Fortunately there are many close to the neighborhood. The importance of heritage sites outweigh the economic benefits that come from these site. These sites strengthen community through history.
3 miles
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False Creek neighborhood, rapid transit is a not as close as it could be. While the fact that rapid transit is available is a good feature, there is a missed opportunity to connect the neighborhood to the system.
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0 0.02 0.04 0.08 Miles
" " " " " " " " " " " " " " """ " " " " " " " " "" " " " " " " " " " " " " " """"" " " " " " " " " " " " " " "" " " " " "" " " "" " " "" """ " " " " " "" " " " " "" " " " "" " "" " " """ "" """ " " " " " " " " " " "" " " " " " " " " " " " " " " " " FALSE CREEK’S RAPID TRANSIT " " " IN"NEIGHBORHOOD ACCESS >>>LACK " " there " While is a bus system that serves the south end of the
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[Olympic sec.3 ]physical observations village development
Olympic village
Olympic village COMMUNITY BUILDINGS
Olympic village housing
>>>CENTERED The main community building is centered in the site, with the residential and green space surrounding it. This is a sensible location for the community building because it provides quick and easy access to all those living in this neighborhood.
>>>ORGANIZED BY BLOCKS The residential housing buildings are organized by blocks and provide an efficient way to house many units. The blocks work well for efficiency. Unfortunately, the multiple residential housing buildings next to each other creates a homogenou series of blocks for the residents.
legend
legend
Residential Units
Residential Units
Olympic village false creek community buildings
N
Community Buildings Parks & Plazas
Olympic village false creek Residential housing
N
Community Buildings Parks & Plazas
Olympic village typology
Olympic village GREENSPACE
>>>ORGANIZED BY GRID The architectural building typologies follow the city street grid and continue to the block organization within the neighborhood. There is a balance between housing, community buildings and green space to allow amenities for the residents. While there could have been more diversity and less zoning in the planning process, the mixed use buildings help with this.
>>>NEIGHBORHOOD BOUNDARIES There is a large amount of green space that is integrated into and between the buildings. The multiple touches of green space are a beneficial way to add nature to the built form and makes the pedestrian experience comforting. The major green spaces bound the development site and are large, providing a benefital amenity for the residents.
legend legend
Residential Units
Residential Units
Olympic village false creek Parks & plazas
N
Community Buildings Parks & Plazas
conclusions success & failures of development goals Due to the very large focus on environmental sustainability, this was the most successful part of the development goals outlined in the beginning of the study. While the architectural design of the buildings incorporated mixed use, the overall development was zoned off. It could have been more successful in planning the integration of the uses. Due to the city of Vancouver’s heavy value on history, it is seen in this development through the many urban elements referencing historical periods and industries. There was an effort to create place in the development, however due to the heavy focus on sustainability placemaking was not put at the top of the list. Due to the lack of stability in maintaining the transit designs, this goal was not as successful as it could have been.
1 ENVIRONMENTAL Responsibility
Olympic village false creek
least successful
most successful
N
Community Buildings Parks & Plazas
2 MIXED-USE COMMUNITY 4 PRESERVING HERITAGE 5 PLACEMAKING STRATEGIES 6 multi-modal connections
page 47
[Olympic sec.3 ]physical observations village development key development wins
Olympic village planned neighborhood The
>> Environmental sustainability Due to the main focus of environmental sustainability, this goal was met with high expectations. It was close to overbearing the other goals made by the development.
>> Respecting history The development was successful in bringing attention to its historical roots through small details integrated into public space and through major developments and improvements to historical buildings.
page 48
N Information taken from: http://data.Vancouver.ca/datacatalogue/index.htm | maps created in ArcMap
[Olympic sec.4 ]summary & findings village development key development losses
>> social sustainability The project cut out 620 units of social housing throughout the
implementation of the project. Due to the fact that there was funding from the public that contributed to this project, the commitment to keeping the social housing should have been upheld. While there are many issues and logistical reasons this could have taken place, the environmental sustainability took a forefront on this issue. While the projects strived Social housing locations to accommodate three types of sustainability: social, economic and environmental many critiques of the project specifically target the lack in social sustainability.
>> economic sustainability Throughout the project, the original budget was far exceeded. While
the project was an experiment in sustainable development, economics was not priority. According to a city report, ‘additional funding of $15,070,000 for the Affordable Housing Development costs’ was needed in 2009.
http://Vancouver.ca/ docs/sefc/18-june2009-sefc-olympicvillage-report. pdf | http://www. vancouversun.com/ news/Social+housin g+Olympic+Village+ cost+unit/1318046/ story.html
[Olympic sec.5 ]design recommendations village development >> The need for unplanned and unpredicted >>>The growth of the urban landscape over time is important to the stability of urban environment. Time allows the integration of individual elements into the existing framework of the city. Clearly there are multiple building types, ages and uses within the picture shown to the left. Unlike Olympic Village, the image shows the infill and growth with this infill in the urban environment. This process is needed in Olympic Village and needs to happen over a long period of time.
new york city
>> less focus on environmental >> greater focus on multi-modal to public transportation is transit >>>Access sustainability >>>The vitally to a walkable community. With the environmental focus on sustainability, this should have damage humans
http://pixdaus.com/urban-landscape-nyc-america-usa/ items/view/19010/ | http://rabble.ca/podcasts/shows/ redeye/2016/03/people-disabilities-bc-given-choicebuy-food-or-take-bus | https://www.google.com/ur l?sa=i&rct=j&q=&esrc=s&source=images&cd=&v ed=0ahUKEwiI1ryn__jNAhVI4YMKHTxBDSMQjhwIB Q&url=http%3A%2F%2Fwww.cityclock.org%2F10neighbourhoods-highest-levels-cycling-workcanada%2F&psig=AFQjCNGzIe_YcbH3u0tY_oZJuYBbUb nGhQ&ust=1468793226285403&cad=rja
have caused on the planet is horrible and very drastically needs to be addressed. However the extreme focus and drive that environmental sustainability caused economic and social sustainability to lack. A balance between all three sustainability would have provided more amenities at a human scale to those living in the village.
been at the for-front of the development. Transit in additional to better walkability would have contributed to the social sustainability of the project and would have greater a deeper connection with the residents living there.
page 49
A urban public interest Design Project | Public presentation December Clark Park Hub: A2016 community framework in project Detroit, MI presented to community april 2016
page 51
Clark hub parkintroduction spring 2016
executive summary
project
Detroit Studio was approached by members of the Clark Park community in hopes to collaborate on a masterplan to strengthen the parks program and role as a hub in the community.
Informed by the results of the guided tours of the Clark Park and its larger context, community meetings, community workshop, our own site observations, case studies and other research investigations, we suggest the following two framework concepts or models to clarify the community’s priorities and key issues and to guide our next steps. While the two concepts may be regarded as two opposite ends in the spectrum of what the community prefers, the models do overlap in a number of aspects. We feel that understanding key differences between the two would help us and/or the community to find ways to come to a unified plan that may be desired by the community in the future.
Christopher Stefani
Meaghan Markiewicz
Anusree Sattaluri
Amin Toghiani
Graduate Student, Graduate Student, Graduate Student, Graduate Student, Architecture Architecture & Urban Design Urban Design Architecture & Urban Design page Dr. 52 joongsub kim, director of Detroit Studio & LTU professor
project goals to connect andgoals strengthen project
to connect and strengthen
Detroit Studio looks to connect and strengthen the existing conditions of Clark Park and the surrounding community with regards to five potential areas of focus; we propose these areas to be Education, Health and Wellness, Economic Development, Community Amenities and Cultural Celebration.
Detroit Studio looks to connect and strengthen the existing conditions of Clark Park and the surrounding community with regards to five potential areas of focus; we propose these areas to be Education, Health and Wellness, Economic Development, Community Amenities and Cultural Celebration.
Community Amenities
- Need for improvement of connectivity between the park with the neighborhood and schools - Provide better community amenities (gathering spaces; wellness programs) - Need a safe environment
Community Amenities
health & wellness
- Need for a dedicated medical center for the community - Latch on to existing medical partnerships in the neighborhood - Need for more health and wellness related programs for overall community wellness.
health & wellness
- Need for improvement of connectivity between the park with the neighborhood and schools - Provide better community amenities (gathering spaces; wellness programs) - Need a safe environment
education
- Need for a dedicated medical center for the community - Latch on to existing medical partnerships in the neighborhood - Need for more health and wellness related programs for overall community wellness.
education
economic development
economic development
- More opportunities for improved economic equity - Scope to develop and latch on to local entrepreneurship & existing BID district
Community Amenities
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Cultural celebration
- Scope for sharing of - More opportunities for - Opportunity to latch on to educational and recreational improved economic equity existing cultural assets resources and partnerships develop and latch - Need for inclusion cultural Detroit Studio- Scope lookstoto connect and strengthen the of existing - Opportunity to develop a Pre on to local entrepreneurship & elements incommunity any future conditions ofexisting ClarkBIDPark and the surrounding with K-16 Cradle to Career pipeline district development (to ensure we propose these area - Need for better safetyregards to five potential areas of focus; equity). to be Education, Health and Wellness, Economic Development strategies and connectivity with the park Community Amenities and Cultural Celebration.
- Scope for sharing of educational and recreational resources and partnerships - Opportunity to develop a Pre K-16 Cradle to Career pipeline - Need for better safety strategies and connectivity with the park
CLARK PARK
project goa to connect and strength
- Need for improvement of connectivity between the park with the neighborhood and schools - Provide better community amenities (gathering spaces; wellness programs) - Need a safe environment
Cultural celebration
- Opportunity to latch on to existing cultural assets - Need for inclusion of cultural elements in any future development (to ensure equity).
health & wellness
- Need for a dedicated medical center for the community - Latch on to existing medical partnerships in the neighborhood - Need for more health and wellness related programs for overall community wellness.
education
- Scope for shar educational an resources and p - Opportunity to K-16 Cradle to C - Need for bette strategies and c with the park
page 53
THE COMMUNITY ENGAGEMENT PROCESS
Throughout the studio, many meetings, workshops, site visits, site tours, group discussions, etc were conducted to better understand the community of people we were working with. We engaged with Detroit Public Schools, Clark Park Coalition, Congress of Communities Southwest Detroit, local residents and many other professionals to gather this comprehensive view of the vision they saw for Clark Park and the surrounding environment.
process phase one project process community engagement
page 54
park & Community Centric
research concentrated hispanic population
regional connection to adjacent corridors Business Improvement Zone
Clark Park
Mexican Town Development
IN MICHIGAN
Spanish Language Population in Detroit
Spanish Speaking Households 0.00000000 - 62.0000000 62.0000001 - 226.000000 226.000001 - 764.000000 764.000001 - 1931.00000
63% limited english Âą
1931.00001 - 3672.00000
inverse relationship
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earnings vs education
62.6% making
< $35,000 per year
61.9% unobtained
educational goals
page 55
framework exploration framework exploration Park Centric Model: This plan focuses on the Clark Park. It envisions the parkCentric to be the center of the community Park Model: (e.g., a community an education hub, This plan focuses onhub, the Clark Park. It envisions
etc.). Theto model suggests that existing resources the park be the center of the community of the local organizations, agencies or institutions (e.g., a community hub, an education hub, be consolidated or sharedthat among them to etc.). The model suggests existing resources benefit the community in a more effective of the local organizations, agencies or institutions manner. This planor puts Clarkamong Park before the be consolidated shared them larger community, attempts to make the to best benefit the community in a more effective use of Clark Parkâ&#x20AC;&#x2122;s amenities, and maximizes manner. This This planplan putsisClark Park before the its potential. moreto suited shortlarger community, attempts makefor the best term incremental projects that could be use of Clark Parkâ&#x20AC;&#x2122;s amenities, and maximizes implementable in a relatively shorter time frame its potential. This planinvestment. is more suited for shortwith small or modest These projects term include incremental projects that could be may strengthening existing programs, implementable in aplaces/programs relatively shorter time frame renovating existing or creating with small or modest investment. These projects a new space for programs to exist. For example, may include strengthening this could include aplaces/programs central existing locationprograms, for medical renovating existing or creating professionals to practice, train and provide a new space for programs to exist. For service, a include center for performing arts, a example, center this could a central location for medical for vocational training, and a center for the professionals tobetter practice, train and provide DPS schools to communicate and share service, a center for performing arts, a center resources. for vocational training, and a center for the DPS schools to better communicate and share resources.
Community Centric Model: This plan focuses on the community as a whole. While the Clark Park still plays an important role Community in this plan, moreCentric emphasis isModel: given to bigger This plan focuses on the community asthis a whole.
picture, i.e., larger community. This plan puts the While the Clark Park stillClark playsPark an important role community before the and advocates in this plan, more emphasis is given to this bigger programs, or projects that benefit the picture, i.e.,services larger community. This plan puts community at large. This model explores waysthe community before the Clark Park and advocates in which Clark Park or could be athat conduit or athe programs, services projects benefit connecting agent across the community. This community at large. This model explores ways plan is better suited for long-term initiatives in which Clark Park could be a conduit or a or big idea projects whosethe implementation connecting agent across community. This may require comprehensive strategies, more plan is better suited for long-term initiatives partners, more time and more investment. These or big idea projects implementation projects may includewhose strengthening existing may require comprehensive strategies, more programs, renovating existing places/programs partners, more time and more investment. These or creating a new space for programs to exist. projects may include strengthening existing For example, this could include enhancing after programs, renovating existing places/programs school programs, aspace new recreation center, or creating a new for programs to exist. local businessthis assistance programs, increasing For example, could include enhancing neighborhood safety through lighting and after school programs, a new recreation center, park signage, improving walkability in area, local business assistance programs, increasing enhancing storefronts and skilled training neighborhood safety through lighting and programs. park signage, improving walkability in area, enhancing storefronts and skilled training programs.
page 56
urban typologies park centric & Community Centric facade improvements
streets adjacent to businesses
bike lanes
bike lanes
mid-block crossings
traffic diversion
bike lanes sidewalk
streets adjacent to schools lighting along paths
neighborhood watch program
wayfinding at major path connections
connectivity & safety Creating a network of spaces between clark park and the surrounding community
page 57
park centric model
Clark hub park EARHART MIDDLE/ ELEMENTARY
CLIPPERT ELEMENTARY
MAYBURY ELEMENTARY
WESTERN HIGH SCHOOL
UNIVERSITY PARTNERSHIP
PROFESSIONAL PARTNERSHIP
K-12 CAMPUS SHARED RESOURCES
COMMUNITY EVENTS
healthy educational campus
MEDICAL HUB
CAREER PREP INTIATIVE
ATHLETIC FACILITIES
HEALTHY LIFESTYLE CLASSES
ENGINEERING INFORMATION TECHNOLOGY
GOVERNMENT AGENCIES
AFTER SCHOOL PROGRAMS
PERFORMANCE ARTS
VISUAL ARTS
FUNDERS
PARK PROGRAMS
framework existing maintain existing amenities
CULINARY ARTS
COMMUNITY PARTNERS
COMMUNITY GROUP CLARK PARK
COMMUNITY
renovate enhance
1 Playground
Multi-Purpose Courts 2 Community Garden
-Tennis Courts -Basketball Courts -Multipurpose Function
3 Outdoor Art Gallery
1
3 Ice Rink
4 Athletic Fields
4
Sheltered Amphitheater
Athletic Management Office 2 -Ice Rental -Locker rooms -Facilities Support
new programs new proposed programs Park Office cp Clark -Management Office
-Afterschool Programs -Wellness Programs -Neighborhood News -Meeting Rooms -Multipurpose Space
pl Playground -School Specific Area
-Learning Playground
Prep Initiative ci Career -Visual Arts -Culinary Arts -Business and Information Technology -Engineering -Health -Performing Art Centre -K-12 Resource Center -Veterinary Program
LEGEND
ATHLETIC AREA COMMUNITY AMENITIES CHILDRENS PLAYGROUND INDOOR PROGRAMS
page 58
N
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healthy educational campus
Exercise Stations Health and Wellness Classes
Career Prep Initiative
Learning Playground
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page 59
community centric model
Clark hub park COMMUNITY WELL BEING COMMUNITY AMENITIES RECREATION / COMMUNITY CENTRE
IMPROVE ECONOMIC CORRIDOR
GOVERNMENT AGENCIES
AFTER SCHOOL PROGRAMS
economic & community
ECONOMIC IMPROVEMENT
LOCAL BUSINESSES
COMMUNITY
2
ymca
FUNDERS COMMUNITY PARTNERS
BUSINESS INCUBATOR
GATHERING SPACES SAFETY INTIATIVES
framework
CLARK
PARK STOREFRONT IMPROVEMENTS
COMMUNITY
existing maintain existing amenities
3
G RIN S HBO NITIE NEIGMMU O C
renovate enhance 3
1
2
1
1 4
new programs new proposed programs Incubator bi Business -Business Startup Assistance
2
pl Playground -School Specific Area
1
-Learning Playground
-Student Programs -Gathering Space
3 2
LEGEND
ATHLETIC AREA COMMUNITY AMENITIES
4
CHILDRENS PLAYGROUND INDOOR PROGRAMS ymca YMCA
RENOVATION
Clark Park Office
-Management Office -Afterschool Programs -Wellness Programs -Neighborhood News -Meeting Rooms -Multipurpose Space
Recreational Space
N
0’
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500’
750’
-Community Facilities -After School Exercise Programs -Wellness Classes
Community Office Space
-K-12 Central Resource Office -Neighborhood Watch -Local Organization Meeting Space
page 60
Residential Units -Youth Home -Hostel
N
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500’
750’
community centric model
economic & community
Community Work Space
Business Incubator
YMCA Recreation Centre
Afterschool Programs
Community Meeting Space
Exercise Classes
Medical Services
0’
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500’
750’
page 61
Clippert Elementary School
COMMUNITY CENTRIC MODEL
PARK CENTRIC MODEL
Phasing Map
Phasing Map
Clippert Elementary School
Outdoor Art Gallery
Western International High School
Sheltered Amphitheater
LEGEND
Phase 01
Career Prep Initiative
Phase 02
Sheltered Amphitheater
Phase 03 LIGHTING PATHS
Play ground
EXERCISE STATIONS
Maybury Elementary School
BENCH AREA
MultiPurpose Courts
phasing plan
SIGN-AGE LOCATIONS ECONOMIC CORRIDOR
Clark Park Office
Ice Rink
Play ground
IMPROVEMENTS
Clark Park Coalition
*******SYMBOLS NOT TO SCALE****** Community Garden
Athletic Management Office
Western International High School
Vocational Area
NEW PAVILION AREAS
Play ground Maybury Elementary School
Outdoor Art Gallery
YMCA
MultiPurpose
park centric & Community Centric Courts
Play Ice ground Rink
Athletic Fields
Earhart Elementary and Middle School
Earhart Elementary Middle School
Athletic Fields
N
N
phasing plan park centric & Community Centric 1
page 62
Research & Design Process Documentation >neighborhood in context research
2
Cultural 3 Diversity Documentation >esl services >neighborhood context
main outcomes Ethical and 4 Public Professional Judgment Documentation >Career PRep Intiative >access to amenities
Engagement Documentation
>timeline of community engagement meetings and events
Clark Clark hub hub park parkconclusion Clippert Elementary School
COMMUNITY CENTRIC MODEL
PARK CENTRIC MODEL
Phasing Map
Phasing Map
Clippert Elementary School
Outdoor Art Gallery
project
Western International High School
Sheltered Amphitheater
key findings & next steps LEGEND Key Findings:
YMCA
Outdoor Art Gallery
Detroit Studio, functioning within a public interest design (PID) framework, was enlightened to a multitude of topics and
project
Career Prep Initiative
conclusion
realities Phase 01present in this four month study and schematic framework creation. Below are our three key finding: The Presence Phase 02 of Community and Culture: The community and culture present in
key findings & next steps Play ground
Clark hub parkconclusion
Sheltered The Need to Pool Resources: Western The Functionality of Education: Amphitheater International There are multiple organizations Highand School A direct connection is present entities, public and private alike, between educational achievement that areVocational present in the community and income obtainment. The and prescribing resources to make relation shows that the higher level Area a meaningful impact. It is imperative of education obtained – the more that organizations present come likely one is to earn a higher income. together and amalgamate their While on the surface this may seem to efforts inPlay order to make the largest only tie educational achievement to positive ground impact possible. earnings, one must remember that it furthermore effects the health, safety Maybury and welfare of any given individual Elementary Multias well. Income can dictate access School to healthcare, healthy foods, well Purpose maintained and safe shelters, etc. Courts
this part of Southwest Detroit acts as Phase 03 that, has not only kept the the bedrock community intact throughout the history of Detroit, but will act as a vital and NEW PAVILION AREAS necessary base for all future development. Without their engagement it is highly LIGHTING PATHS likely that efforts towards revitalization, no matter what the scale, will be unsuccessful. EXERCISE STATIONS
Key Findings: Maybury BENCHframework, AREA Detroit Studio,Elementary functioningMultiwithin a public interest design (PID) was enlightened to a multitude of topics and School Purpose SIGN-AGE LOCATIONS realities present in this fourCourts month study and schematic framework creation. Below are our three key finding: Play ECONOMIC CORRIDOR
Ice
ground
Rink PlayCulture: The Presence of Community and The Need IMPROVEMENTS to Pool Resources: Clark Clark Park The Functionality of Education: ground Park Coalition Ice The community and culture present in There are multiple organizations and A direct connection is present Office NOT TO SCALE****** this part of Southwest DetroitRink acts as Community entities,*******SYMBOLS public and private alike, between educational achievement Fields the bedrock Athletic that, has not only kept the that are present in the community and Athletic income obtainment. The Garden Management community intact throughout the history and prescribing resources to make relation shows that the higher level Earhart Office Elementary of Detroit, but will act as a vital and a meaningful impact. It is imperative of education obtained – the more Middle School necessary base for all future that organizations present come likely one is to earn a higher income. Athleticdevelopment. Fields Without their engagement it is highly together and amalgamate their While on the surface this may seem to likely that efforts towards revitalization, efforts in order to make the largest only tie educational achievement to no matter what the scale, will be positive impact possible. earnings, one must remember that it unsuccessful. furthermore effects the health, safety and welfare of any given individual N N as well. Income can dictate access key findings & next steps to healthcare, healthy foods, well Key Findings: Detroit Studio, functioning within a public interest design (PID) framework, was enlightened to a multitude of topics and maintained and safe shelters, etc. realities present in this four month study and schematic framework creation. Below are our three key finding: Earhart Elementary and Middle School
project
The Presence of Community and Culture: The community and culture present in this part of Southwest Detroit acts as the bedrock that, has not only kept the community intact throughout the history of Detroit, but will act as a vital and necessary base for all future development. Without their engagement it is highly likely that efforts towards revitalization, no matter what the scale, will be unsuccessful.
1
The Need to Pool Resources: There are multiple organizations and entities, public and private alike, that are present in the community and prescribing resources to make a meaningful impact. It is imperative that organizations present come together and amalgamate their efforts in order to make the largest positive impact possible.
Research & Design Process Documentation
>neighborhood in context research
2
The Functionality of Education: A direct connection is present between educational achievement and income obtainment. The relation shows that the higher level of education obtained – the more likely one is to earn a higher income. While on the surface this may seem to only tie educational achievement to earnings, one must remember that it furthermore effects the health, safety and welfare of any given individual as well. Income can dictate access to healthcare, healthy foods, well maintained and safe shelters, etc.
Cultural 3 Diversity Documentation >esl services >neighborhood context
main outcomes Ethical and 4 Public Professional Judgment Documentation >Career PRep Intiative >access to amenities
Engagement Documentation
>timeline of community engagement meetings and events
page 63
t h e end. connect here:
page 64
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