Northend Storehouse Concept Book by Practice Space

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Practice路Space // PS01

Northend Storehouse

PRACTICE·SPACE / PS01 Northend Storehouse

About Practice·Space

Project Leaders

Practice·Space Team

Practice Space is a platform for gathering and energizing the rebuilders of Detroit. Located in a former auto garage in North Corktown, Practice Space combines two programs. First, the Incubator program helps entrepreneurs reclaim old spaces for new uses. Second, the Residency program is a yearlong vocational training for young creatives looking to gain experience collaborating on place-based projects in Detroit. Practice Space creates the framework for these diverse connections As the city retools, so must we.

Eleni Zaharopoulos etzaha@gmail.com

Program Director Justin Mast justin.mast@practicespace.org

Copyright © 2013 by Practice·Space Practice Space offers all its contents under the Creative Commons Attribution Non-Commercial No Derivatives license, which means you’re free to redistribute anything in here as long as you don’t change it, don’t charge for it, and do credit us.

Jenile Brooks jenile.brooks@gmail.com

Residents Josh Lipnik josh.lipnik@gmail.com Katy Cutshall katycutshall@gmail.com Allison Kruske akruske@gmail.com Colin Packard colinmichael36@gmail.com

Contributors Special thanks to all the Experts, Guest Critics, and Speakers that contributed to this project: Brian Hurtienne, Devita Davidson, Jess Daniel, Shane Bernardo, Ben Newman, Eleanore Eveleth, Monica Chada, Ernie Zacahry, Alex O’Dell, Kyle Hoff, Todd Redden, Steve Wisinski, Chanell Scott, Amy Kaherl, Fresh Corner Cafe, Detroit Future City, Jerry Paffendorf, Bekah Galang, Giulia Ragnoli, Thom Moran, and Reclaim Detroit.

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Cultural Development Director Austin Kronig austin.kronig@practicespace.org

Financial Director Donald Hart donald.hart@practicespace.org

Advisors Program Advisor Christian Unverzagt cu@m1dtw.com Legal Advisor Brandon Weiner brandon@creative-rights.org Architectural Advisor Kaija Wuollet kaijaewuollet@gmail.com Real Estate Advisor Ryan Cooley ryan@oconnordetroit.com Community Advisor Virginia Stanard stanarvi@udmercy.edu

Printer / Distributor Lulu Press, Inc. lulu.com

Letter from the Program Director The Art of the Idea We live in an era of ideas, yet we rarely take our ideas seriously enough. We perceive them as abundant, get sidetracked, and loose interest. Criticism stands in the way. Or maybe we consume one idea after another, never savoring a single one. The more subtle danger, however, is skipping forward. The heart of the vision slips away as we jump into action mode. We forget the thing that inspired; we rush to the end. This concept book is an attempt to take an idea seriously, almost revel in it. Ideas are always grounded in something, and in this case it starts with a building—an old liquor store that’s been attached to an even older home. It’s a building that inherently asks: what if? Across the pages of this book, you’ll watch an exploration unfold. Ideas in Detroit—especially those rooted in neighborhoods— are complex. They impact communities and implicate a cast of characters, from architects and builders to entrepreneurs and developers. This project was no exception. The ambition to start a for-profit grocery store and a nonprofit food-based community center calls on a vast array of skill-sets. It takes courage to slow down and spend time with an idea. It is difficult to find the language to explore and express a project like this, holding on to a vision tightly, yet creating the space to listen and let the concept evolve. Over the course of four months, this group did that well. This book is a snapshot, a way to communicate a vision and provide something for people to respond to. This book is not the end of an idea, but rather the beginning. It’s the start of a conversation. - Justin Mast, Program Director

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Table of Contents Executive Summary

14–29

Groundwork

20–53

Design

54–73

Brand & Identity

74–83

The Opportunity

84–99

Appendix

100–105

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[CHAPTER] / [Subtitle]

Executive Summary

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â&#x20AC;&#x153;The Storehouse is a playful and versatile place that engages the community, strives for sustainability, and believes that through activity and participation people can learn. â&#x20AC;&#x153;

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Executive Summary / Vision and Mission Statement

â&#x20AC;&#x153; The vision

for the Storehouse is to develop two properties in a way where

one can support

the other.

By renting the store to a business,

the profits can be used to aid in facilitating and sustaining

a u n i q u e public space in the house.

The goal is to create a model of sustainability where

arts, education, & cultural programming

can exist with minimal dependance

on government funding.

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â&#x20AC;?

Originally built in 1937 as a two-bedroom, one-bath single-family home, 11720 Brush Street now lives as three separate spaces: a retail store, an upper floor apartment, and a main floor apartment. As the Northend Storehouse, 11720 Brush Street will serve to unify the area through retail ventures, community arts space, and a rental apartment. In the context of the neighborhood, the building’s location on the corner of Brush and Woodland makes its history a vital element to the overall mission of the project. By creating a space for community members to learn, shop, socialize, and be, the Northend Storehouse will be

a beacon of change within the neighborhood. In the store, tenant space is available for food-based retailers. The rental spaces within the store range in square footage, tending towards a shared-use model for the tenants. Food retailers, such as an owner of a small grocery or a delicatessen, are seen as potential tenants for the store. The house of the Storehouse will encourage performanc-

es, built-works, and small gatherings. The second floor will be a rental unit with the potential for housing an artist-in-residence who would lead programming on the first floor.

“The Northend Storehouse will be a beacon of change”

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EXECUTIVE SUMMARY / Project History and Context

“That’s where we came in.” Imagine, doodle, discuss, diagram, practice, repeat. The process of taking an idea from concept to a tangible, workable model requires iteration after iteration after iteration. And then another one. It is the time dedicated to experimenting and processing that can make or break a new idea or, more specifically, a concept for a business. A balance of time and patience with the ability to quickly create and re-create allows those amorphous ideas to find form in reality. 18

With 11720 Brush Street, Eleni knew that she wanted to create a flexible, artistically-driven community space. She imagined a fluid space that would find its form through the care of her North End neighbors in collaboration with local artists, performers, and herself. As she began work around the property, hanging around to clean up the store, her ideas for the space started evolving. From neighbors walking by on the street or driving back from the stores on Woodward Avenue, she got the same question: “Are you bringing the store back?” Her thinking turned more serious. With real needs of the neighbors starting to surface, she was convinced of the potential for creating

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a space that could meet the retail needs of the neighborhood as well as be home to community and arts activity. In the Spring of 2013, Eleni met Justin Mast, Program Director of Practice·Space. Eleni would lead a team of residents as the inaugural Project Leader within Practice·Space. The four residents would be her lead design and development team tasked with creating a detailed vision of her building at 11720 Brush Street, including everything from programming to interior design and layout to schematic drawings to a working business model.

That’s where we came in. For the past four months, our team of residents has converged on the development of what has come to be known as the Northend Storehouse, bringing the imaginative, even seemingly impossible, down to the ground to create a new reality for the space at 11720 Brush Street. The location of the Storehouse has remained at the front of our minds throughout the design process; it is the only commercial space within a half-mile radius of what is otherwise entirely residential buildings. That observation became the foundation of our explorations into the potential for the building. We spent

time around the building, exploring its presence in the neighborhood, talking with neighbors and learning the history of the area. We heard from neighbors about how the building has, does, and could impact their lives, and we used that insight to inform Eleni’s vision of a space with dual-capacity for food retail and community arts programming. During this process, sticky notes were our weapon of choice. The walls of our studio were covered by our multi-colored ideas. We sifted through those ideas, grouping complementary ones, and finding inspiration in unique outliers to build concepts around architecture, business, and

social impact. Eleni was envisioning a space that could support the various needs of the people who would use it. She was searching for a design that could be transformed between activities, one that had multiple personalities. With that, we embraced a concept of impermanence and constant re-imagination in the design process. By narrowing—and, in a sense, expanding—our focus around creating a malleable and transformational space out of the Storehouse, we were able to package and produce this book. We hope it serves as a tool for exploration, deeper thinking, and future collaboration around the Storehouse.

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Groundwork

What should we do with the building?

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GROUNDWORK / Mapping

HIG

R PA ND

K AC M A TR

Approximately 90 neighborhoods make up the city of Detroit and two separate townships - Highland Park and Hamtramck - are embedded within the city limits. The Northend Storehouse straddles the border between the city of Detroit and Highland Park Township. This presents a unique opportunity for creating a retail and community space that will engage the residents of both municipalities, activating a range of interests, skills, and motivations for coming together around the Storehouse. 22

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GROUNDWORK / Mapping

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GROUNDWORK / Market Research

Neighborhood Snapshot Modest Income Homes: 39.0% of households / This demographic comprises avid TV watchers and radio listeners, people who shop for discounts and cut out non-essential services like internet and health club memberships.

Social Security Set: 25.8% of households / This demographic, among other things, prefers shopping close to home and more than half do not have a vehicle at their disposal.

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The dominant age demographics suggest a generally sedentary population committed to the neighborhood and its livelihood; home equity is a significant factor in the net worth of a household.

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GROUNDWORK / Project Summary

“The ones who have stayed have no desire to leave. The North End is their home and they’re proud of it.” -Jerry Ann Hebron, Raised in the North End

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The Storehouse—the concept as it stands—cannot exist in a bubble. A drive through the North End and a quick glance to either side is not seeing the North End. To see the North End, you have to talk with the people who have lived there for decades; to the kids who are running around in search of a place to play that isn’t school or home; to the grandmas and granddads who share a home with their children and children’s children; to the electrician and the carpenter who passionately describe every house in the neighborhood on which they’ve done work. We knew for the Storehouse to be realized, it would need the support of the neighbors around it, who would be its primary users. We needed to establish our relationship with the neighborhood and

figure out how the Storehouse could be relevant. So, we turned to food as the universal connector and coordinated a community potluck at 11720 Brush Street. We built a makeshift bar on the exterior of the store for a buffet set-up. The planter boxes in the front yard, the parking posts along the sidewalk, the doors and the boards in the windows all received fresh coats of paint. The sidewalks and planters were rid of weeds that had overtaken them. A grill was placed in the rear, next to the buffet bar. Tables were set with candles and placed like small islands around the front yard, in hopes of fostering new bonds among the neighbors. Old theater seats were borrowed from a local art space to provide memorable seating. All that was missing were the people to fill the seats, set their

plates at the tables, and begin the conversations that would define the Storehouse. People from the neighborhood and from elsewhere in Detroit came out for the evening, eager to share and excited to feel the energy of something new. A long-time resident of the North End came with her four small children in tow, all carrying their contributions to the potluck. For us, she presented a young potted plant. This became a tangible manifestation of the neighbors’ care and enthusiasm for the potential of a new vision of the Storehouse and their community.

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GROUNDWORK / Community Potluck

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GROUNDWORK / Community Potluck

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GROUNDWORK / Community Potluck

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GROUNDWORK / Community Potluck

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GROUNDWORK / Project History and References

The Inside Out Project In conceptualizing the Storehouse, the people around it proved to be our biggest inspiration. We considered who lives in the neighborhood; who might work at the store and who might shop there; what kind of person would be interested in occupying the second-floor apartment; and, who might engage with the community space and what kind of activities would attract them. To promote a connection between the people of the North End neighborhood and the Northend Storehouse, we took inspiration from the Inside Out Project, done by the artist JR. In a basic sense, the project places large scale portraits of people on sides of buildings, rooftops, and other public

spaces. The project highlights the significance of every member in a community. We felt this could be an effective and exciting way to build the trust of the neighbors and get them invested in the idea of the Storehouse. We remember faces. We might forget a name seconds after we hear it, but images stay with us. Covering building walls and structures with faces encourages a sense of community and safety out of simple visual familiarity. We wanted our neighbors to “own” the Storehouse, understanding that it exists for them, and to decorate the exterior with portraits of them felt like a place to start. Across the street from the Storehouse lives a woman who calls herself “Grandma” and opens her maternal arms to everyone. She is outspoken and a proud North End resident. She loved the idea of having her face on a wall and enthusiastically vol-

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unteered herself and some of her grandchildren to be featured in our version of the Inside Out Project. With the support of “Grandma,” we could feel momentum building. Photographs would bring excitement to the neighborhood, create new connections, and encourage neighbors to participate in a collaborative imagining of the Storehouse.

“The project highlights the significance of every member in a community”

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GROUNDWORK / Community Portraits

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GROUNDWORK / Community Portraits

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GROUNDWORK / Community Portraits

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GROUNDWORK / Project History and References

Exterior Facade Concept Insights we gained from the potluck guided the development of the Storehouse all the way through to the final stages of design. Looking to established architects for inspiration and reference, we found the team at LTL Architecture and their work on the Claremont University Consortium. They utilized a cedar fence facade to unify the architecture of a pre-existing building and their new addition. 46

Keeping this idea in mind, we considered wrapping the entire building in a fencelike wooden facade to cover the CMU of the Store, which would also tie it together with the brickwork on the House and other add-on materials. The materiality would continue into the parking pad space behind the Store (as shown in the sketches on the right). By treating the parking pad as a â&#x20AC;&#x153;fourth spaceâ&#x20AC;?, we believed that we could provide the community with an outdoor meeting and dining space. Furthermore, we considered opening up one of the exterior walls of the store to introduce a deli counter window that would look out onto the parking pad.

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GROUNDWORK / Project History and References

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GROUNDWORK / Project History and References

â&#x20AC;&#x153;Resourceâ&#x20AC;? Concept Another concept that we explored while developing the space at the Storehouse centered on it functioning as a resource. The building would be a food hub, specifically designed for small food-related businesses in need of space for operations, production, and storage. If it were to be a resource for food entrepreneurs, that meant creating space for both retailers of prepared foods and distributors of packaged products, which would require a combination of commercially licensed kitchen space, food preparation space, and room for both dry and cold storage. While the store would stand as a functional resource for food entrepreneurs, the house would serve as a neighborhood resource space, much like a dynamic community library. We considered including a food library in the house, along with large community work tables and multi-media 50

COLD STORAGE

COMMERCIAL KITCHEN

DISTRIBUTION CENTER

DELI COUNTER

collections to complement the library, with spaces for group activity and special interest collaborations. An open floor plan would allow interaction and circulation between the store and house, encouraging a symbiotic relationship between the business ventures of the store and the programming within the house. The concept for both spaces has evolved since; however, certain design elements, including the open floor plan of the house and a visual connection between the house and the store, have remained.

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OFFICE

EDUCATION BAR

LIBRARY RESOURCE CENTER PREP KITCHEN ISLAND

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GROUNDWORK / Project History and References

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Marketplace Concept The marketplace concept explores the idea of a retail space shared by multiple vendors, selling both prepared foods, and goods. This includes access to a small prep kitchen for creating prepared foods. In this concept, the store and the house are connected with a doorway, allowing

movement to circulate between the two spaces. The first floor of the house has the ability to function as a cafĂŠ and dining area during the day, while still being a flexible space for programming. By housing artisanal foods and goods from a variety of vendors, the marketplace creates a destination point by providing customers with a unique experience.

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[CHAPTER] / [Subtitle]

Design

Insights we gained from groundwork guided the development of the Storehouse all the way through to the final stages of design.

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Schematics 1

South and West Elevations

Exterior Renderings and Material Studies

Programmatic and Schematic Floor Plans

Interior Renderings and Material Studies

Roof Garden Study and Materials

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DESIGN / Schematic Elevations

Incorporating some of what we found from LTL Architectsâ&#x20AC;&#x2122; work with cedar facades, we have created a modular facade system that emphasizes architectural elements of the Storehouse. We have designed a cedar facade in three parts to enclose the store, add privacy for the apartment, and introduce a shaded overhang for the roof garden. The wooden materiality is continued throughout the exterior, making appearances in the house numbers, planter boxes, and front stair railings. Two oblong windows are introduced into the storefront, one of which opens from the inside to function as a walk-up deli

window. A mural has been added to the back left of the store, creating intrigue and a more interactive environment in the parking pad area. Architecturally, the house will remain relatively true to its original build. The cedar facade of the store does not stray far from the original aesthetic and will be used as a secondary palette for the architecture of the house. The only visible change to the house of the Storehouse will be the addition of an ADA wheelchair ramp.

11720 Brush

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SOUTH ELEVATION

503 Woodland

WEST ELEVATION

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DESIGN / Renderings

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DESIGN / Renderings

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DESIGN / Exterior Material Study

Existing Materials, New Direction The Storehouse material palette stems from the location, context, history, and needs of the building. Upon its purchase in 2010, the Storehouse building was a mix of the original structure and a number of additions that had been tacked onto the two-bedroom home and store. The original bungalow home was built in 1937 with red and eggplant brick and a poured concrete front step.

Sometime after initial construction, the house shifted to a two-story apartment building with an attached convenience store. The final addition comprised two back buildings at the rear of the convenience store made of CMU blocks. The end result is a mixture of red bricks, bright red shingles, a black shingle roof, and white CMU blocks. The material palette will reduce the number of materials and simplify the overall aesthetic vision. Seeing that the later additions to the house, like the rear space added to the store, ignored original building materials and architecture, we found ourselves

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with a broader existing palette to begin. Deviations from original design elements to incorporate new ones became a means to tie all aspects of the building together. The existing CMU block is a functional weather-barrier, so it will remain present in the design with a more aesthetic facade to cover it. That facade, a cedar fence-like piece, will be applied to all parts of the store, except around the parking pad. The introduction of the cedar facade unifies the material palette, finding its place in each part of the design, from the exterior to the interior to the brand identity. This material could be

reclaimed, pressure treated, or even slightly colored. The idea of being sustainable is expressed through the overarching presence of the cedar, with the intent to mirror the sustainable intentions of the programming with the building. The theme of sustainability will continue onto the upper apartment in the form of reclaimed shingles. Following suit, the material of the upper floor of the house will be replaced with a more natural equivalent to, again, create an organic tone. On the store, we intend to introduce a high-grade blue glass for the exterior windows facing Brush Street. While large storefront

windows make the store more susceptible to crime, we believe they establish an open, welcoming atmosphere that will be key to building a community space. Passersby, both neighbors and those coming from outside of the North End, will be drawn to the store and encouraged to look inside and explore. In maintaining the brick aesthetic of the house, combined with a new wooden facade, the Storehouse visually retains a look of being another house in the neighborhood while standing as a unique place of growth.

â&#x20AC;&#x153;The material palette will reduce the number of materials and simplify the overall aesthetic vision.â&#x20AC;&#x153;

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DESIGN / Programmatic Floor Plans

MAIN FLOOR PLAN

ENTRANCE RAMP

FIREPLACE

STAGE

FLUX SPACE

CLEAN-UP AREA

BATHROOM

STORE AREA

WALK-UP COUNTER

PREP KITCHEN/STORAGE

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1 4

First Floor Plan

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DESIGN /

KITCHEN

PANTRY

3 LIVING ROOM Programmatic Floor Plans 4

BEDROOM

ROOF PATIO

PERGOLA

BATHROOM UPPER7APARTMENT FLOOR PLAN

1 2 6

3 4

KITCHEN

PANTRY

LIVING ROOM

BEDROOM

ROOF PATIO

PERGOLA

BATHROOM

KITCHEN

2 PANTRY PS01 _ NORTHEND STOREHOUSE 3 LIVING ROOM 4

BEDROOM

PREP SPACE

Basement Plan

5 1 3 2

Second Floor Plan

BASEMENT FLOOR PLAN 1 2

LAUNDRY

STORAGE

BATHROOM

PREP SPACE

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Basement Plan

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DESIGN / Interior Material Study

INTERIOR MATERIAL PALETTE

BENJAMIN MOORE 2121-70 70

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DESIGN / Roof Garden Concept

Roof Garden

As a beacon, the Storehouse could be seen as a place for rejuvenation. To make plant growth and greenery a distinguishing characteristic of the Storehouse would be to set it apart from the traditional residential scene. We intend to introduce vegetation and greenery to the corner of Brush and Woodland. Green pavers may be included in the parking pad area, planter boxes and shrubs will highlight the front of the house, 72

and a rooftop garden will be a feature on the roof above the store. Utilizing existing roof access and space, we envision a private roof garden for apartment tenants. To help raise the appeal of a rental unit in the North End, a private outdoor space is created for tenants to enjoy. By continuing the cedar facade up to the roof, we can introduce shaded areas, trellises, and overhangs in the garden space. The wooden materiality would be continued in the railing that runs the perimeter of the garden and in non-fixed pieces, like planter boxes and benches. As a nod to the organic nature of plants, landscaping

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is laid out in a less-geometric manner, creating interest through subtle curves. On the roof, we have implemented several landscaping â&#x20AC;&#x153;islandsâ&#x20AC;? to be covered in sod and united by a cedar footbridge. In the non-sod areas, we would introduce a modern take on a Moroccan tile. Since the space is essentially removed from the rest of the building, allowing for deviations from the aesthetic design of the rest of the Storehouse to more modern pieces, including steel dining furniture and bold patterns. These unique, distinguishing elements would add to the appeal and help drive the rates of the rental unit.

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[CHAPTER] / [Subtitle]

Brand & Identity

A strong brand identity is needed to keep the various activities of the building cohesive and create a destination for the greater Detroit community.

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BRAND & IDENTITY / Sales & Marketing Strategy

Brand Concept The goal of the branding is to establish a single identity for the building. Instead of highlighting the various activities happening within the space, emphasis is placed on the building (Storehouse), and the location (North End), the two features we feel make this project unique and create the idea of a destination point. As a compound word, “Storehouse” has multiple meanings and plays with the understanding of what a “store” and a “house” could be. “Store” and “house” can be considered as nouns or as verbs; they can be read as one word or two; the

multiple meanings of each word brings greater depth to the compound word “Storehouse”. This allows the brand to be flexible, fit to the range of activities that will take place under its umbrella. The name “Northend Storehouse” is stacked into a square shape, creating a legible logo that is visually appealing in a variety of sizes. The stacked words “Store” and “House” are read as one word, due to the shared typography. However, the separation of the two words also presents the idea that there are two separate spaces that make up this building. While the two spaces host different programming, they are joined together by an overarching mission. The letters “t, h, and e” are emphasized here so that the logo can be read a few ways: “The Storehouse”;

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“Northend Storehouse”; or, “The Northend Storehouse”. To keep the various activities cohesive, a strong brand and identity is needed to create a destination point for the greater Detroit community. Additionally, the square design anticipates social media platforms, where a company must visually identify itself within a small square in many cases. The bold block letters used in the logo represent a strong base for this new activity, without being too modern or flashy for the older generation living within the neighborhood.

n o rth e n d

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BRAND & IDENTITY / Sales & Marketing Strategy

SULLIVAN regular Aa Bb Cc Dd EeFfG g HhIiJjKkLlMmNnOo P p Q q R r S sTt U u V v WwyXxYyZz

fill Aa Bb Cc Dd EeFfG g HhIiJjKkLlMmNnOo P p Q q R r S sTt U u V v WwXxYyZz 78

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th e

DELI th e

HOUSE PARTY

th e

MENU The Sullivan font used in the logo design can also be used throughout the building to identify various activities and locations. The typography can be used to visually identify the deli counter, used on event flyers, and could be placed directly onto the building facade.

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BRAND & IDENTITY / Sales & Marketing Strategy

Vertical Option for Business Cards

Business Card Layout

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Logo on company stationary

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BRAND & IDENTITY / Sales & Marketing Strategy

Invites for Community Events

Envelopes

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Building Signage

nor

STORE HOUSE

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[CHAPTER] / [Subtitle]

The Opportunity

Why the Northend Storehouse? Why Detroit? Why now?

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The Northend Storehouse is not just walls and a roof. Energy surrounds those walls, originating in the unique context of the building. The opportunity for a potential business tenant in the Storehouse lies in three key assets of the space, beginning with its home in the North End. The corner at Brush and Woodland has a legacy of supporting food businesses and the neighborhood has the economic viability to maintain a market of this size. The larger context of Detroit supports the launch and continued sustainability of food businesses in step with the cityâ&#x20AC;&#x2122;s emerging food scene. Finally, a central position within this comprehensive concept and the advantage of the subsequent momentum already generated behind it makes the Northend Storehouse an environment ripe for business.

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THE OPPORTUNITY / North End Community Assets

AN Y

PACES GREEN S FIC ORHOOD NEIGHB TRAF UTO OR N+A RID STRIA COR TS PEDE RD EN DWA SID S RE WOO ICT ED LES S TR ITT A DD DIS RCE N MM STR O C RIC SOU OW T E+ TO T OI D RE TIV HIS AC MI T R NT ITY + N RA DE R U VIB TE MM OF EN T CO C D AR W TE HE NE CA DI O T AL DE IC NT PH CE JA RA AD OG GE

SE NI GA OR TE NO S WA RT W HE Y HO CO ND SH MM ST OP RA UN TE NE IT GI Y CI AS AR PRO NV PR SO HO X IM ES OX C IM ITY TM M ITY TO EN IATI E TO FUT ON T DEM PL UR I-7 AND AN EM 5 +I FOR -1 L -94 IGH NEW TR RET AIL AIL OPT ION S

NORT

H END

S U O H E R O T S

ST RO N

AC TI

A RT W S AL + KCU UP G LT AR C UR AR CH IT R E Y EC OU PR ST TU O RO FO R AL T W GR OD NG -SA I A B P N RA RE FE M D ND CO SE OW MM N I D C ER CIA ENTI E TY LS PA CE

S ERIE ELIV CES D R R FO ESS SOU ST. ACC OD Y E O SH A L F U L AL R E B OCA AR ON ON OL G T G C E IN IN ITY AT BEA AC RK XIM PA SE D PRO T SP R E OO G RE OO H D ST N R T RI OU BO HE GH T I NE GA Y T I UN M M CO

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DETROIT

O W ET N

WELL-ORGANIZED PIPELINE OF SUPPORT WILLINGNES S TO TRAVEL FOR SHOPPIN COMM G ITTME NT TO I N TE LOCAL REST BUSIN ACC IN D ESSES ESTI ESS N LO ATIO T O C N SH GRA OPP SC AL M NTS ING ED + EM ARC I M A I C E A R E T O C BU TE R LOA OM NT NS SI GIN PE ION NE G T IT I FO SS ON DE OD S FO RG VE CE NE RO LO CE PM RS EN T RE SO UR CE S

O FO

R EP TR

EU RS PS01 _ NORTHEND STOREHOUSE

THE OPPORTUNITY / North End Community Assets

North End New Center

Woodbridge

Midtown

The North End’s location in Detroit is one of many assets that call attention to the it’s inevitable return to a thriving and dynamic place to live and do business.

North End Community Assets • Proximity to New Center and Midtown • Connection to Woodward, Light Rail, and Transit • Proximity to I-75 and I-94 • Engaged Residents, Non-Profits and Churches • Historic Architectural character • Potential green walkway along Brush St • Mixture of lot sizes • Density of intact housing stock • Solid street grid • Mixed use character SOURCE: North End Investment Strategy, August 2011 88

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For the past 30 years, 11720 Brush Street has been the site of a convenience store. While the Northend Storehouse concept offers a new architectural presence, and- with the addition of a grocery tenant- the potential for a new consumer experience around shopping for food, it capitalizes on the residents preexisting behavior to shop at that location.

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THE OPPORTUNITY / North End Community Assets

The grocery tenant will be a part of an existing legacy of small, yet profitable markets around the U.S. that serve their communities with delicious, responsibly-sourced food. Boxcar Grocer, Castleberry Hill, GA The brother-sister duo that opened The Boxcar Grocer describe the independent grocer store, which stocks local, organic, and whole foods, as being â&#x20AC;&#x153;at the intersection of food justice and high-concept retailâ&#x20AC;?.

Mandela Foods, Oakland, CA A worker and community-owned cooperative, Mandela Foods opened in 2009 and was the first full-service grocery store to the West Oakland area. The store is a part of a larger non-profit organization called Mandela Marketplace that serves as its entrepreneurship and food retail incubator.

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INCOME: Residents near the Northend Storehouse have a higher income than residents near the Boxcar Grocer.

$20,604 $22,316 Median HH Income

FOOD BUDGET: Residents near the Northend Storehouse spend more on groceries than those who shop at Mandela Foods.

$3,513,083 $4,052,642 Total Annual HH Budget Spent on Groceries

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THE OPPORTUNITY / North End Community Assets

Bi-Rite Divisadero, San Francisco, CA To continue the legacy of the original Bi-Rite, Sam Mogannam opened a second location in San Franciscoâ&#x20AC;&#x2122;s West Addition neighborhood. Like the original, Bi-Rite Divisadero is a chef-driven grocery store that builds community through healthy food in partnership with local farmers and kitchens.

Goodwells, Detroit, MI Packed into less than 1500 square feet of space, Goodwells serves its Detroit neighborhood with organic produce and top quality vegetarian, vegan and natural foods. It also features a carry out menu of made-to-order sandwiches, salads, and fresh juices.

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CAR TRAFFIC: There are more vehicles that drive alongside the Northend Storehouse than Bi-Rite Divisadero.

2,932 12,000 Vehicles per Day

COMPETITION: A lack of competition means the Storehouse has potential to reach a higher percentage of residents in its footprint vs. Goodwells, which has other full-service grocers in the neighborhood.

Share of market size in neighborhood Comparisons based on ESRI 2010 data sets within 1 minute, 2 minutes and 5 minutes of each location

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THE OPPORTUNITY / Pipeline into Detroit’s Food Network

AVAILABLE RESOURCES FOR NEW AND EXISTING FOOD BUSINESSES Grown in Detroit

D-Town Farms

URBAN FARM SUPPLIERS

Earthworks Urban Farm

Michigan urban Farming Initiative

Brother Nature Produce

Plum Street Market Garden

Focus Hope

Colors

Detroit Micro-enterprise Fund

Hatch Detroit

Detroit Soup

FUNDING WORKFORCE DEVELOPMENT

InvestDetroit

KIVA Detroit Employment Solutions

CEED

Detroit Development Fund

DEGC

MEDC

SBTDC

STORE TENANT

SBA

GOV’T AGENICES IPH MDARD

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â&#x20AC;&#x153;The current structural environment does not allow entrepreneurs to grow on their own or overnight. It takes the collaborative efforts of a number of players, including the government, educational institutions, non-profits and foundations to create a strong and strategic entrepreneurial ecosystem.â&#x20AC;? -Devita Davison (right), Detroit Kitchen Connect, Jess Daniel (left), Foodlab Detroit Foodlab Detroit The Fair Food Network

Detroit Food Policy Council

Detroit Black Food Security Network

ADVOCACY

Detroiters Working for Environmental Justice

Michigan Regional Food Hub MSU Product Center

D:Hive Eastern Market

Michigan Manufacturing & Technology Center

TECHNICAL ASSISTANCE Michigan Corps

Tech Town

ProsperUS

WSU Law School Small Business Clinic Vanguard PS01 _ NORTHEND STOREHOUSE

THE OPPORTUNITY / Pipeline into Detroit’s Food Network

Image courtesy: El Guapo Grill

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Detroiters Travel for Good Food In Detroit, not only are people willing to travel to different parts of the city for unique food experiences and specific needs; alongside that, food culture and business is burgeoning as a main pillar in the growth of the city. Slows Bar BQ, Gonella’s, and the Polish Yacht Club are all food-based businesses that are situated in distinct, perhaps inconvenient, locations around Detroit; yet, all have sustained remarkable success.

Slows Bar BQ Before there was any real precedent for success in its particular area in Corktown, Slows Bar BQ moved into its location on Michigan Avenue and flourished. It

created a quality product and a sought-after experience; it became a destination. In its path, this block on Michigan Avenue became host to Sugar House, Astro Coffee, O’Connor Real Estate, and Mercury Bar across the street. The area around Slows has not only become a place to visit, but a place to seek housing as well.

Polish Yacht Club “...The neighborhood is, shall we say, less than optimal. In fact, “particularly desolate” is not an understatement. So what? They’ve managed to survive over 100 years in the same location. You have to respect that...once you step inside, you forget that you’re surrounded by empty lots and burned out buildings...” [Customer review]

Gonella’s “Part of the allure of Gonella’s is the whole experience, not just buying and eating a sub. You know that people have been enjoying their sandwiches for decades.” “Worth the drive no matter where you’re coming from in metro Detroit and points beyond.” [Customer reviews]

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THE OPPORTUNITY / Partner in the comprehensive concept

[CHAPTER] /

safe content area

trimmed out

[Subtitle]

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Partnership The physical elements of the space are strong assets for a tenant to consider: a strong architectural presence, shared green space, positioning on a corner lot, alley access, and a walk-up carry out counter. While property-owner Eleni Zaharopoulos intends to fuel the community arts programming in the house with revenue generated from the tenant in the store, the connectivity of the two spaces lends itself to a much more symbiotic relationship. Inherent in the Northend Storehouse concept is the ability for the grocery tenant to convert the continuous flow of residents, artists, and visitors to the house into paying customers. While each space carries its own identity, in the eyes of the larger community the identities intersect. The Northend Storehouse is to be a space where business happens, art is created, entrepreneurs collaborate, ideas are shared, and the place where the culture and livelihood of the neighborhood thrives. PS01 _ NORTHEND STOREHOUSE

[CHAPTER] / [Subtitle]

Appendix

100

[TERM PS01 _ NORTHEND _ PROJECT TITLE] STOREHOUSE

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APPENDIX / Startup Budget & Profit/Loss

RED BIRD INV. LLC

M10

INCOME Sales - Rent Store A (1000 sf) - Rent Store B (1000 sf) - Rent Store C (500 sf) - Rent Apartment (1000 sf) - Rent House 1st Floor - Event Revenue

$1.00 $1,500 $1,500 $1,500 $1,500 $1,500 $1,500 $1,500 $1,500 $1,500 $1,500 $1.00 $500 $500 $500 $500 $500 $500 $500 $500 $500 $500 $1.00 $500 $500 $500 $500 $500 $500 $500 $500 $500 $500 $1,100 $1,100 $1,100 $1,100 $1,100 $1,100 $1,100 $1,100 $1,100 $1,100 $500 $500 $500 $500 $500 $500 $500 $500 $500 $500 $250 $250 $250 $250 $250 $250 $250 $250 $250 $250

Total Income

$4,350 $4,350 $4,350 $4,350 $4,350 $4,350 $4,350 $4,350 $4,350 $4,350

Gross Profit

$4,350 $4,350 $4,350 $4,350 $4,350 $4,350 $4,350 $4,350 $4,350 $4,350

EXPENSE - Payroll & Payroll Taxes - Marketing/Promotion - Utilities - Insurance - Cleaning - Maintenance - Office Supplies - Trash Removal - Landscape & Snow Removal - Permits & Licenses - Property Taxes - Security - Professional Fees - Vacancies

10%

$0 $0 $0 $835 $0 $300 $50 $82 $100 $66 $190 $0 $42 $435

Total Expense

$2,100 $2,100 $2,100 $2,100 $2,100 $2,100 $2,100 $2,100 $2,100 $2,100

OTHER EXPENSE - Other Expense - Loan Payments - Dividends

$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $1,110 $1,110 $1,110 $1,110 $1,110 $1,110 $1,110 $1,110 $1,110 $1,110

Net Other Income

$1,110 $1,110 $1,110 $1,110 $1,110 $1,110 $1,110 $1,110 $1,110 $1,110

NET INCOME

$1,140 $1,140 $1,140 $1,140 $1,140 $1,140 $1,140 $1,140 $1,140 $1,140

102

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M11

M12

Total

NOTES:

$1,500 $1,500 $500 $500 $500 $500 $1,100 $1,100 $500 $500 $250 $250

$18,000 $6,000 $6,000 $13,200 $6,000 $3,000

34% 11% 11% 25% 11%

$4,350 $4,350

$52,200

100%

$4,350 $4,350

$52,200

100%

$0 $0 $0 $835 $0 $300 $50 $82 $100 $66 $190 $0 $42 $435

$0 $0 $0 $10,020 $0 $3,600 $600 $984 $1,200 $792 $2,280 $0 $504 $5,220

0% 0% 0% 40% 0% 14% 2% 4% 5% 3% 9% 0% 2% 21%

$2,100 $2,100

$25,200

100%

$0 $0 $1,110 $1,110

$0 $13,323

$1,110 $1,110

$13,323

$1,140 $1,140

$13,677

$0 $0 $0 $835 $0 $300 $50 $82 $100 $66 $190 $0 $42 $435

All store rents based on $1/s.f. estimate See above See above Rent estimate based on similar units with private roof garden Income being lost by not renting out the house space Low-end estimate of performance / dining space rental

No employees on building payroll Long-term tenants; word of mouth marketing Utilities are divided among the building's tenants Tentative estimate of $10,000 yearly insurance payment Tenants are responsible for cleaning their respective spaces of the building. 10% of net income Small amount set aside for office supplies each month Waste Management (dumpster + pick-up) $100/month used to pay neighborhood teen for landscape/snow removal Based on estimation of yearly licensing/permit fees Based on previous years' property taxes Security is the responsibility of the tenants $500/year set aside for unforeseen professional fees (accts., lawyers, etc.) Assumed vacancies built into expenses

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APPENDIX / Code Summary

STOREHOUSE 11720 BRUSH STREET

K OA D LAN

LAN

SH BRU

OD WO

JOH

NI CA

104

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IFF

CODE REVIEW PROJECT | LOCATION

North End Store House | 11720 Brush Street

APPLICABLE CODES: 2009 MICHIGAN BUILDING CODE 2009 MICHIGAN REHABILITATION CODE - CODE FOR EXISTING BUILDING 2009 MICHIGAN ELECTRICAL CODE 2009 MICHIGAN PLUMBING CODE HANDICAPPED REQUIREMENTS: STATE OF MICHIGAN BARRIER FREE

ZONING CITY PLANNING REQUIREMENTS/LIMITS R1

Single Family Residential

BUILDING CODE REQUIREMENTS (PER TABLE NO 503 - MBC 2009) OCCUPANCY

B, R1

CONSTRUCTION TYPE

BASEMENT

800 SQ.FT.

OCCUPANT LOAD FACTOR

(PER TABLE NO 1004.1.1 - MBC 2009) RESIDENTIAL = 200 GROSS 800 SQ.FT. / 200 = 4 OCCUPANTS BUSINESS = 100 GROSS 2,500 SQ.FT. / 100 = 25 OCCUPANTS EDUCATION (CLASSROOM AREA) = 20 NET 800 SQ.FT. / 20 = 40 OCCUPANTS STORAGE (BASEMENT) = 300 GROSS 800 SQ.FT. / 300 = 3 OCCUPANTS

TOTAL OCCUPANT LOAD FACTOR: 72 PERSONS

Code Review

FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING (PER TABLE NO 601 - MBC 2009 FOR TYPE 5B) STRUCTURAL FRAME BEARING WALLS, EXTERIOR NON-BEARING WALLS, INTERIOR FLOOR CONSTRUCTION ROOF CONSTRUCTION SEPARATION BETWEEN B AND R3

0HR 0HR 0HR 0HR 0HR 2HR

MINIMAL NUMBER OF PLUMBING FACILITIES

(PER TABLE 403.1 - MICHIGAN PLUMBING CODE 2009) B OCCUPANCY TOTAL OCCUPANTS = 168 PERSONS

WATER CLOSETS WATER CLOSETS SERVICE SINK DRINKING FOUNTAIN

REQ REQ REQ REQ

4 3 3 3

PROVIDED PROVIDED PROVIDED PROVIDED

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