WEST GRAND INN
Practice路Space // PS03
West Grand Inn
PRACTICE·SPACE /
PS03_West Grand Inn
About Practice·Space 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.
Production Notes Printer / Distributor Lulu Press, Inc. lulu.com
Copyright © 2014 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.
Program Director Justin Mast justin.mast@practicespace.org
Teresa Sanderfer tikithomas@gmail.com
Business Development Director Donald Hart donald.hart@practicespace.org
Design Team Leads
Advisors
Cara Ciaglo cciaglo@umich.edu
Program Advisor Christian Unverzagt christian@m1dtw.com
Project Leader
Alejandro Perez japer@umich.edu Residents Taylor Duman taylor.duman@gmail.com Alana Schwartz alana.r.schwartz@gmail.com
Copyright Practice·Space 2801 14th Street Detroit, Mi 48216 hello@practicespace.org
Practice·Space Team
Contributors Special thanks to all the experts, guest critics and speakers that contributed to this project: Emilie Evans, Michael Forsyth, Kyle Hoff, Shel Kimen, Garret Koehler, John Koller, Reed Kroloff, Monty Luke, Motown Museum, Alex O’dell, Pewabic Tile, ProsperUs, Skip Stackhouse, Lauren Vasey, and Lisa Waud.
Architectural Advisor Brian Hurttienne bvharch@gmail.com Community Development Advisor Virginia Stanard stanarvi@udmercy.edu Financial Advisor John Schoeniger jschoeniger@detroitdevelopmentfund.com Real Estate Advisor Ryan Cooley ryan@oconnordetroit.com
Practice路Space // PS03
West Grand Inn
[CHAPTER] /
[Subtitle]
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Table of Contents The Beginning
2-7
B&B: Design
8-21
History
22-53
Groundwork
54-77
B&B: In Context
78-89
Appendix I: Research Documentation
90-99
Appendix II: Precedents
100-109
Appendix III: Website
110-115
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The Beginning
2641 West Grand Blvd. was a size too big at first, but has proven to be just the right fit as West Grand Inn.
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Scaling Up When Teresa Sanderfer purchased 2641 W. Grand Boulevard, she had a well-developed concept for approximately 10% of her new space. Drawing on a lifetime of love for consignment retail, Teresa had sought out entrepreneurial training and created a thorough business plan for Tiki’s Treasures, her future consignment store. The business plan was built on the assumption that Teresa would rent a small retail space for the business, but when she came across 2641, a beautiful building in an incredible location, Teresa decided to take the leap.
lighted how the overall experience of visiting the store should feel and Teresa loved the idea of extending this environment throughout the entirety of her building.
Teresa came to Practice· Space as the new owner of a massive building, asking what she should do with all of its extra space. Early on it became clear that this project was never simply about finding an effective way to fill the capacity of 2641 W. Grand Boulevard. Teresa saw an opportunity to treat the entire building holistically while also continuing to develop her concept for Tiki’s Treasures. The concept for Tiki’s Treasures high-
2641 W. Grand Boulevard is in an area with a lot of people passing through, but it also lacks many amenities that would allow some of those people to stay longer and explore the neighborhood. As someone who grew up in the area and who has dedicated much of her life to improving her city, Teresa cared deeply from the start that whatever 2641 turned into, it should benefit the neighborhood in some way.
After a term with Practice·Space, many design strategies were considered and one chosen. 2641 W. Grand Boulevard will become West Grand Inn. The inn allows visitors to surrounding attractions to stay in the area, and also presents a creative way to integrate resale furniture into the entirety of the space. West Grand Inn expands the traditional Bed and Breakfast to a Bed and Bistro, with a full restaurant that is an attraction in its own right and provides people who visit and work in the area with a much needed option for healthy food in a comfortable space. PS03 _ WEST GRAND INN
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THE BEGINNING /
2641 W. Grand Blvd.
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THE BEGINNING /
Retail Throughout the Space
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Everything is for Sale West Grand Inn has a space reserved solely for retail, but the availability of so much space allows Teresa’s consignment business to expand beyond its original scope. The retail concept for West Grand Inn is essentially that it is a B&B in which everything is for sale. Teresa’s business concept is expanded to include furniture and other housewares, and these products are spread throughout the B&B. This innovative retail concept creates a new and exciting way of shopping, and also means that the furniture in the B&B is constantly changing as pieces are sold and replaced, preventing the environment from feeling old or boring, even for frequent visitors.
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7
DN
B&B: Design DN
UP
DN
DN
Ground Floor
The project evolves from a singular consignment store into a dynamic space for lodgers, diners and shoppers.
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The Concept From the way in which Teresa came to own 2641 W. Grand Boulevard, to the basic characteristics of the building itself, very little about this project’s story can be brushed aside as “ordinary.” It should come as no surprise, then, that our vision for the space takes something familiar, and adds a few fundamental twists. West Grand Inn is a B&B, but it’s not a traditional
Bed and Breakfast – it’s a Bed and Bistro in which everything is for sale. This unusual business form comes from a desire to address some of the needs of the surrounding neighborhood and to work with the unique character of the building, all while holding true to Teresa’s original vision for her consignment business. A standard bed and breakfast would already be a transformative addition to the neighborhood, allowing people who pass through every day to stay longer, and spend time exploring
the surrounding area. By replacing the traditional breakfast service with a full bistro open to the public (not just those staying at the B&B), West Grand Inn provides a much-needed healthy and enjoyable dining option in the area. Currently, people who work in or visit the area have few dining options, and often choose to leave the neighborhood to eat. The Bistro at West Grand Inn would be a huge addition to the neighborhood, keeping people in the area longer, as well as attracting even more visitors.
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B&B: DESIGN /
The Bistro
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Bistro, not Breakfast The Bistro will be an integral part of the West Grand Inn. The bistro will serve small plates and will be a fitting place to have a full meal or just to stop by for a cup of coffee. The person who Teresa chooses to operate the bistro will be interested in developing his or her own
business that aligns with the overall vision and feel of West Grand Inn. The bistro could be run by someone who already has an established restaurant or cafe elsewhere and is looking to expand to a satellite location, or it could be someone’s first and only restaurant.
West Grand Inn, making it possible for the bistro owner to develop an independent identity, and also, if need be, making it easy to bring in a new owner to run a different bistro without confusing the identity of West Grand Inn as a whole.
The bistro will carry whatever name its owner chooses for it, but will be called [unique name] at
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B&B: DESIGN /
Elevation
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The existing building is a hybrid between the original Victorian residence and the 1960’s extension. Our proposal expands upon this multiplicity.
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B&B: DESIGN /
The Ramp System
Section
One
Five Three
Four Two
Zero
Section Plan One
Two
Zero
Three
Four
Five
Plan Axonometric
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On e
14
Th re e
Tw o
Fo ur
Axon
Five
Zero
Site Accessibility: ADA Ramp System
Site Accessibility Slope: 1/14 (0.0714) Landings: 0 = Ground Level 1 = Patio (Sub–Seating) 2 = Turn 3 = Patio (Street–Level) 4 = Turn 5 = First Floor
ADA Ramp System Slope
1/14_0.0714
Landings Zero Ground Level
One Patio_Sub_Seating
Two Turn
Three Patio_Stree Level
Four Turn
Five First Floor
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B&B: DESIGN /
Building New Access
Accommodating More Increasing the scale of Teresa’s project means expanding upon the existing site so that the culinary, lodging and retail components may grow to their greatest potential.
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We propose to build out the roof cavity so that the attic becomes a full floor in order to host bedrooms and suites for the inn. The ADA ramp system has a similar effect on the garden floor in which the intervention transforms the basement into a usable space for patrons of the inn.
Finally, the third floor spans out beyond the lower floors as this addition attempts to mimic the roof of the existing building to reference and accentuate its Victorian section.
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B&B: DESIGN /
Floor Plans
The Layout As it stands currently, 2641 is composed of a house that is a maze-like cluster of small rooms and an addition that contains two expansive rooms, one on the first floor and one on the second. The architectural design for West Grand Inn takes advantage of these current characteristics when possible and at times inverts the current floor plan, converting clusters of rooms into open spaces, and vice versa.
The design works to create lodging for B&B guests that feels comfortable and private, without feeling isolated or too removed from the community atmosphere created in other parts of the building. The ground floor is made up primarily of the bistro and Teresa’s retail space. The first floor is inviting and meant to
be wandered through by anyone stopping by to visit the bistro or to shop. West Grand Inn has a total of nine bedrooms and nine bathrooms spread between the basement, second, and third floors. In all, the Inn has space for up to 22 guests. Eight of the nine rooms are on the second and third floors, with the ninth (and largest) bedroom found in the basement, which is accessible by both ramp and by stairs, meeting ADA requirements.
UP
Garden Floor 0 ft
18
30 ft
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DN
DN
UP
DN
DN
Ground Floor
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B&B: DESIGN /
Floor Plans
The second floor has two suites and four bedrooms. Each suite has two beds, its own bathroom, a small kitchenette, and a seating area. Each suite is able to sleep up to four people, or possibly five, with the addition of a pull-out couch. Each one of the four additional bedrooms has a private bathroom and one bed which can sleep one or two people.
Second Floor 0 ft
20
30 ft
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On the third floor, there are two bedrooms, again each with a private bathroom. One of the two bedrooms has two double beds and can sleep up to four, and the other has one bed and a pull out couch, able to sleep up to three. Additionally, the third floor has a small rooftop patio with quiet seating areas, which is available to both overnight guests and bistro customers. The patio includes a garden, which could potentially be used to grow produce for the bistro, or flowers for the Inn.
TIKI'S TREASURES STORAGE
Third Floor
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History
Stories behind Teresa and the site are the foundation of the design process and approach to research.
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Histories Converging In order to generate a successful design strategy, learning from history is imperative. Uncovered here are strong narratives about Teresa as well as 2641 W. Grand Boulevard. When these histories are related to one another, it is clear to see the potential in how this project has developed.
If there is one person who is able to wrangle and reign in the formidable size of 2641, it is Teresa. Teresa represents many roles that inspire and create change. Her bonds to her family, her fellow fire fighters and her greater Detroit community have cultivated an individual able to develop a remarkable project in the urban landscape. Likewise, 2641 W. Grand Boulevard lends itself to play host to travelers and locals alike with is generous footprint, urban context, and close proximity to the
Motown Museum and Henry Ford Hospital. To better understand who Teresa is and the potential seen in 2641, an event was held inspired by Teresa and 2641 coming together. The event offered Teresa the opportunity to bring her world into her new space and hear how friends and family interpret the potential of her newly-acquired piece of property.
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HISTORY /
The Story of 2641 W. Grand Blvd.
A Building Over Time 2641 West Grand Boulevard's original structure was built in 1922 as a five-bedroom, one-anda-half bathroom singlefamily dwelling. Although the building was developed through two phases, it still contains much of its original detail and character.
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In the mid-twentieth century 2641 was expanded. An addition was built and the site was converted into an adult foster care center that partnered with ProCare Rehabilitation in providing care to local residents recovering from drug and alcohol abuse. We have learned that 2641 has two preceding layers of development, and this makes our current intervention the third
epoch in the history of 2641 West Grand Boulevard. Our task is to explore the potential of this site as it enters a new stage of development.
HISTORY /
Components of the Building
The House…
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…and the Addition
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HISTORY /
Existing Floor plans
Ground Floor 28
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Second Floor
Attic 0 ft
30 ft
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HISTORY /
Teresa’s Story
TIMELINE TIMELINE secured business launch funds purchased 2641 w. grand blvd.
prosperUS idea for new training business
project leader at practice space
ENTREPRENEUR
union official
/rehab facility
PASSIONATE ABOUT RESALE PASSIONATE ABOUT RESALE grew up with went shopping grewresale, up with resale, went shopping with her family onfamily weekends with her on weekends
TERESA TERESA
daughter,daughter, granddaughter, granddaughter, mother, mother, grandmother, grandmother, sister, neice, sister, aunt neice, aunt
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PS03 _ WEST GRAND INN owned by Teresa residenceresidence
Teresa Teresa grew up routinely going on weekend shopping adventures with her mom, aunts and siblings. These childhood outings proved to be an education in learning how to determine quality of clothing pieces and collectibles. Teresa maintains that consignment stores,
garage sales and resale boutiques often hold unique, high quality items that would be hard to find at traditional retail shops or far beyond a reasonable budget. This was the primary inspiration behind developing a resale boutique.
ran Tiki’s Treasures several years ago with great success. However, she realized that in order to fully develop her boutique she needed a bit more time and guidance in creating a business plan.
Teresa realized the market potential in her idea to open up shop when she briefly
TIMELINE secured business launch funds purchased 2641 w. grand blvd. project leader at practice space
prosperUS idea for new training business ENTREPRENEUR
FIREFIGHTER
member of the phoenix
clothed family and furnished home resaling
union official
ran the first Tiki’s Treasures PASSIONATE ABOUT RESALE
TERESA
museum
adult foster care/rehab facility
daughter, granddaughter, grandmother, sister, neice
PS03 _ WEST GRAND INN 33 owned by Teresa residence
Firefighter In addition to being a prospective business owner, Teresa plays an important multi-pronged role with the Detroit Fire Department. Teresa is one of the few women in the Detroit Fire
Department. A current 17-year veteran, she worked her way up the ranks and became Senior Fire Engine Operator. Through her 17 years with the Detroit Fire Department, Teresa has become avid member of the Detroit Firefighter Association, recently becoming the Vice President of its union.
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HISTORY /
Teresa as Community Activist
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Community Activist Teresa’s spirit and energy have led to her becoming an inspiring fixture in the Detroit community, specifically with the Detroit Fire Department. Throughout her career with the fire department, Teresa has always found opportunities to give her time
to help fellow fire fighters whom she considers an extension of her family. Proof of the bond that Teresa sought and developed within the fire department may best be seen when Teresa was sent to Boston to represent fire fighters across the United States at the 2004 Democratic National Convention.
In 2004, Teresa also received the Phoenix of The Detroit Fire Department’s Community Service award namely for her leadership in acquiring the funds to develop the Youth Opportunity program, a project that seeks to positively impact Detroit’s youth through training and mentorship within the fire department.
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HISTORY /
Teresa as Business Owner
Business Owner In March 2014 Teresa came one step closer in achieving her dream of starting her own business when she purchased 2641 W. Grand Boulevard. However, the work toward opening up a consignment store began much earlier than acquiring the brick and mortar. Years after opening her first venture, Tiki’s Treasures, Teresa found the
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opportunity to develop a business plans and strategy through a local organization, ProsperUs.
the funds to purchase 2641 W. Grand Boulevard and partially subsidize her term with Practice·Space.
ProsperUs aims to support and cultivate small business growth in Detroit by connecting with aspiring entrepreneurs and offering education in writing a business plan as well as supplementary support for graduates to develop their ideas further.
Based on Teresa’s track record, it is easy to see how ProsperUs saw the potential in her and how she found a local organization passionate enough to give her the support she need to achieve her goal in becoming a successful business owner.
It was through ProsperUs that Teresa refined her business plan and acquired
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HISTORY /
The Event
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The Event With the purchase of 2641 W. Grand Blvd., Teresa looked for support in strategizing how to best inhabit the space. She reached out to Practice·Space to help her design and organize ambitions about the building’s use. Starting in the Spring of 2014, Teresa and a small team of design students began this project to achieve a robust vision for 2641 as West Grand Inn. First and foremost, Practice·Space held an event scheduled for the beginning of its summer term. Teresa’s wide range of supporters, spanning from Detroit Firefighters to family members to previous Tiki’s Treasure’s customers, came together to stand behind her in this new journey. Teresa’s goal for this event was to let people into 2641 and see the project “in the raw”. Thus, a BBQ was held in celebration of Teresa’s achievements as well as her new endeavors with 2641.
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HISTORY /
The Path and the Guide
The event also created an opportunity for attendees to tour throughout the building. This allowed people to have fun, learn about the project, and see what Teresa and Practice·Space are up to. The opportunity to bring family and friends to the site also provided valuable feedback by seeing potential in 2641 through the eyes of many. This set the foundation to generate strategies of development. Additionally the event activated the recently vacant space by bringing life and celebration into it. The diagram to the left indicates the pathway created so that party goers could travel through the space being led by Teresa’s sweet niece Isis and big florescent colored arrows and treasure chests.
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xonometric of the four floors of space with path of circulation.
An exploded axono
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HISTORY /
The Place and the People
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HISTORY /
The Place and the people
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HISTORY /
[Subtitle]
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Groundwork
What we learned that led us to where we are today.
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Supporting the Neighborhood There was good reason behind Teresa’s move to invest and build her future business out of 2641 W. Grand Boulevard, we just need to find all of the ways to see it. The most immediate and inspiring aspect upon arrival to 2641 is to understand that directly across the big boulevard sits the Motown Museum, a site
that captured a historical era in American music. The development of 2641 is in proximity to and contingent upon an analysis of many surrounding projects, like Henry Ford Hospital, the largest project in this area of the city. Furthermore, we have tried to understand what kind of relationships may exist or be achieved between the site and its proximities. Beyond the immediate site, the area must be assessed as we attempt to intervene.
Once we have a clear read of what the area contains and its conditions, we may find ways of supporting the neighborhood’s progress along with the efforts of other parties involved. This research will help us achieve a clear representation of the site along with all of the activities it contains. This study is an attempt to render an image of the site in broad terms.
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RD WA OD WO EN AV
D
UE
AR EV
NEW CENTER n_d n_b
L OU DB
AN GR s_c STATION
n_c s_b
n_ VA LE
RD
s_a M1
OU DB
IL RA
N RA
G ST WE
MID TOWN WOODBRIDGE
CORKTOWN_N DOWNTOWN CORKTOWN
WEST GRAND INN_IN
CONTEXT
Grand Inn in Context: Context Boulevard_West Neighbors on the Boulevard Boulevard Facades north (a–d) North & South n_a North a-d BoULeVARD TeMPLe Center — Ciena Healthcare · n_a Care 2567 West Grand Blvd. BOULEVARD TEMPLE
n_b
Care Center_Ciena Healthcare 2567 WEST GRAND BLVD
WeST GRAnD Inn Bed & Bistro 2641 West Grand Blvd.
· n_b
WEST GRAND INN Bed & Bistro
n_c
2641 WEST GRAND BLVD
GAMMA PHI DeLTA Sorority Headquarters 2657 West Grand Blvd.
· n_c
GAMMA PHI DELTA
n_d
Sorority House_Headquarters
2657 WEST GRAND BLVD
HenRY FoRD HoSPITAL Health Care 2299 West Grand Blvd.
· n_d
HENRY FORD HOSPITAL Health Care
2299 WEST GRAND BLVD
South (a–c) s_a
South a-cJAMeS H. CoLe Funeral Home · s_a 2624 West Grand Blvd. s_b
JAMES H. COLE Home for Funerals
MoToWn MUSeUM Hitsville USA 2648 West Grand Blvd.
2624 WEST GRAND BLVD
· s_b
MOTOWN MUSEUM
s_c
Hitsville_USA
2648 WEST GRAND BLVD
· s_c
M1 RAIL STATIon new Center Light Rail Station Woodward Ave. & West Grand Blvd.
M1 RAIL STATION
Station_New Center_Grand Blv. & Grand Blv. West Woodward Avenue & Grand Bloulevard
GROUNDWORK /
Cross Section of W. Grand Blvd._West
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GROUNDWORK /
Longitudinal Section of W. Grand Blvd._South
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GROUNDWORK /
Cross Section of Grand Blvd._East
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GROUNDWORK /
Longitudinal Section of W. Grand Blvd._North
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FOOD DESTINATIONS on the BOULEVARD
M1
I RA
E NU VE DA L
AR DW
O WO
EV
s_3 s_2
s_4
N
n_1
IO AT ST IL RA
n_4 n_3 n_2
s_1
RD
A EV L U
ST E W
ND A GR
BO
NEW CENTER
AN R G
L OU B D
West Grand Inn in Context: Food on the Boulevard Food_IN CONTEXT Facades_North & South North 1-4
n_1
north (1–4)
South (1–4)
n_1
s_1
PAPA’S PIZZA & BBQ Pizza and more 2697 W. Grand Blvd.
KFC Fast Food Chain 2716 W. Grand Blvd.
PAPA’S PIZZA & BBQ Pizza & More
2697 WEST GRAND BLVD
n_2
s_2
SUBWAY (at the hospital) n_2 Sandwiches SUBWAY_at the HOSPITAL 2299 W. Grand Blvd. Build Your Own Sandwich
2299 WEST GRAND BLVD
n_3
n_3
n_c
DELTA AVALon onGAMMA THePHIBLVD. AVALON on the BOULEVARD Bakery 2299 W. Grand n_d Blvd. Bakery
2299 WEST GRAND BLVD
n_4
RICE BOWL Fresh Asian Kitchen
3031WEST GRAND BLVD
D
R VA
South 1-4
s_1
n_d
HENRY FORD HOSPITAL
RICe BoWL Fresh Asian Kitchen 3031 W. Grand Blvd.
BoULeVARD CAFe Restaurant 2648 West Grand Blvd.
s_3 CITY WInGS Wings Woodward & W. Grand
s_4 SUBWAY Sandwiches Woodward & W. Grand
s_a JAMES H. COLE Home for Funerals
KFC
Fast Food Chain 2716 WEST GRAND BLVD
s_2
2624 WEST GRAND BLVD
s_b MOTOWN MUSEUM Hitsville_USA
BOULEVARD CAFE Restaurant
2648 WEST GRAND BLVD
s_3
2648 WEST GRAND BLVD
s_c M1 RAIL STATION
Station_New Center_Grand Blv. & Grand Blv. West
CITY WINGS Flavored Wings
Woodward Avenue & Grand Bloulevard
s_4 SUBWAY
Build Your Own Sandwich Woodward Avenue & Grand Bloulevard
Woodward Avenue & Grand Bloulevard
* WeST GRAnD Inn Bed & Bistro 2641 West Grand Blvd.
GROUNDWORK /
Community Feedback
“I see all types of opportunities, this is the midtown area, it’s the growing area in the city. The opportunities are limitless.”
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“I just know everything is going to be beautiful, and I’m going to do whatever I can to back her up and help.”
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GROUNDWORK /
Community Feedback
“I think this is a great idea for the city – bring some youth into the neighborhood and do something positive. If you can bring in young girls and give them a new outlet, I’m all for it.”
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“This is in line with the person she’s always been, and I’m very happy for her. As for the house, I’ve heard it referred to as a gold mine – there are so many things that can be done with it, I’m just waiting to see.”
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GROUNDWORK /
Scheme I
Scheme I WOMEN–FOCUSED FOOD & FASHION Based on the research and site analysis, three schemes were developed in collaboration with Teresa and her team at Practice·Space. These schemes indicate the ideas found to be the most successful and dynamic. Scheme I focuses on supporting women in their entrepreneurial pursuits. 2641 is treated as a site where women realize retail and service projects specific to fashion and food while also serving as a space for mentorship and training opportunities between and amongst women in Detroit. This program gleans inspiration from Teresa’s interest in fashion and consignment as well as adding a culinary element, a much needed presence in the neighborhood. This scheme positions Teresa’s site to gain exposure as it appeals to Motown Museum visitors as well as local shoppers.
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ATRIUM ETIQUETTE SCHOOL BISTRO
EXTERIOR PATIO
FOOD PREP
TIKI'S TREASURES
SEAMSTRESS
Ground Floor
Ground Floor
DESIGNER STUDIO
TERESA'S OFFICE
DESIGNER’S APARTMENT
DESIGNER DESIGNER STUDIO STUDIO TERESA'S TERESA'S OFFICE
OFFICE
Event Space DESIGNER’S DESIGNER’S APARTMENT APARTMENT
EventSecond Space Event Space Floor
Third Floor Second Floor
Second Second Floor Floor Program Details:
Third Floor
Third Floor Third Floor
• Consignment store • Seamstress • Designer-in-residence studio • Designer-in-residence lodging • event space • Host to Dress for Success • Host to mentorship program • Bistro • Atrium • etiquette school
0 ft
0 ft
0 ft
30 ft
30 ft
30 ft
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GROUNDWORK /
Scheme II
Scheme II ATRIUM
BED & BISTRO As a B&B, 2641 would aim to play host to those visiting Detroit and support travelers interested in visiting the Motown Museum, Henry Ford Hospital and Detroit in general. As part of the B&B, a bistro would give neighbors and surrounding businesses an option for lunch and dinner. The neighborhood is in desperate need of a place that provides a quick bite to eat. Teresa’s consignment store will also provide opportunities for visitors to the Motown Museum a place to peruse while waiting for a tour. Likewise, this retail store will give local residents an opportunity to buy quality consignment items including furniture that premieres throughout the building. The overall goal is to develop 2641 W. Grand Boulevard into the best proposed idea that will have the highest impact on the local community. In this case, Scheme II was chosen and developed into West Grand Inn. 74
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ATRIUM EXTERIOR PATIO
FOOD PREP
EXTERIOR PATIO BISTRO
FOOD PREP B&B LOBBY
BISTRO
B&B LOBBY
Ground Floor
Ground Floor
Ground Floor
BEDROOM 6 BEDROOM 5
TIKI'S TREASURES BATH ROOM
BEDROOM BEDROOM 6 BEDROOM 5 BEDROOM 1
TIKI'S 3 BATH TREASURES ROOM
TERESA'S OFFICE
BATH BATH ROOM ROOM BATH ROOM BATH ROOM
BEDROOM BEDROOM 3 2 BATH ROOM
TERESA'S OFFICE
BATH ROOM
BEDROOM Floor Second 1
Third Floor
BATH ROOM
BATH ROOM
BEDROOM 2
Second Floor Program Details:
Second Floor
Third Floor
Third Floor
• Inn • Bistro • Consignment store • event space
0 ft
30 ft
0 ft
30 ft
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GROUNDWORK /
Scheme III
Scheme III PROSPERUS INCUBATOR Scheme III directly utilizes Teresa’s connection with ProsperUs to create a symbiotic relationship in which ProsperUs utilizes space within 2641 to send recent graduates of their program to open up shop and provide additional support. In turn this would cultivate a more robust local work force, develop partnerships with businesses as well ensure Teresa has the means to support her consignment store. Prospective users include Motown Museum visitors, hospital visitors and employees as well as local patrons around Detroit. The programmatic components would be both service (bistro, juice bar, photographer) and retail (consignment, seamstress, hair product manufacturer) in addition to the technical and educational support allocated for ProsperUs’s use.
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EVENT SPACE
CEREMONY MEETINGS CATERING GALLERY EXTERIOR PATIO
BISTRO
JUICE BAR
CAFE
Ground Floor
Ground Floor
MENTORSHIP SPACE
OUTDOOR TERRACE
TEACHING MODULES MENTORSHIP MENTORSHIP LECTURES SPACE SPACE
ACTIVITIES OUTDOOR OUTDOOR & EVENTS TERRACE TERRACE
TECHNICAL TEACHING TEACHING ASSISTANCE MODULES MODULES LECTURES LECTURES
ACTIVITIES ACTIVITIES & EVENTS & EVENTS
BUSINESS TECHNICAL TECHNICAL SERVICES ASSISTANCE ASSISTANCE HAIR CARE
CONSIGNMENT PLUS SEAMSTRESS
BUSINESS BUSINESS SERVICES SERVICES PHOTOGRAPHER
HAIR HAIR CONSIGNMENT CONSIGNMENT CARE CARE PLUS RETAIL PLUS SEAMSTRESS SEAMSTRESS TERESA'S & OFFICE SUPPORT
PHOTOGRAPHER PHOTOGRAPHER RETAIL RETAIL TERESA'S TERESA'SFloor Second && OFFICE OFFICE SUPPORT SUPPORT
Program Details: Second Second Floor Floor
Third Floor Second Floor
Third Floor
Third Third Floor Floor
• Consignment store • Seamstress • Hair care • Bistro • Juice bar • Business services • Photographer • event space • Technical support
0 ft
0 ft
30 ft
0 ft
30 ft 30 ft
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B&B: In Context
How the numbers behind the concept of West Grand Inn inform the scale of its development.
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Analyzing Possibilities There are several ways in which the inn can be implemented on the site. It can operate as a single part of the development, or have greater degrees of involvement or control over others. The scale of this
project may vary as well. A thorough analysis of certain possibilities of development begin to paint a picture of the potential that this project contains. Beyond lodging, these exercises explore possibilities of retail and food service.
at which the lodging component of the project might best be placed. It is imperative to understand the scope of development the project should take.
Financial pictures are constructed in order to understand the scale
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SHALL WE SHALL WE Cost of Development for Cost of Development for B&B: IN CONTEXT /
Operational Models
Should We Go Big? Cost of Development for Two Operating Models
Operating Models Operating Models A_ B & B-Run Restaurant A_B & B-Run Restaurant OPERATING MODELS
A: B&B Run Restaurant
Operational Revenue Streams: Breakdown Operational Lodging: Included Reveneu Breakdown Streams
B&B Retail
Reveneu Consignment: Included Lodging Streams Lodging Food Service: ConsignmentIncluded
Included Included
Food Service Catering Included Included
Catering
Service B&B
Consignment Catering: Included Food Service
B&B
Retail
Includded Includded Included
B&B B&B
B&B Service Service
Service Service Service B&B B & B Service
B&B
B&B
B&B
B&B
B&B
B&B B&B
B& &B B B
B&B B&B
Included
B&B
B&B B&B
B&B
B&B
Service
B_ B & B-Hosted Restaurant B_B & B-Hosted Restaurant B: B&B Hosted Restaurant
Revenue Streams: Operational Lodging: Included Breakdown Operational Revenue Consignment: Included Breakdown Streams
B&B Retail
Lodging FoodRevenue Service: Rented Streams Included
Lodging Consignment Catering: Rented B&B
Consignment Food Service Included Rented Rented Rented
Catering
B&B Service
Included Included
Food Service Catering
B&B B&B
Retail
B&B Service Service
Service Service Service B&B B & B Service
Rented
Service
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B&B
B&B
B&B
B&B
B&B
B&B B&B
B& &B B B
B&B B&B
B&B
B&B B&B
B&B
B&B
GO BIG? Two Two Operating Operating Models Models Cost of Development A_BB && B-Developed B-Developed Restaurant Restaurant COST OF DEVELOPMENT
Total Project Total Project
Food Service Food Service
Catering Catering
Consignment Consignment
$ 0.5 $ 0.5
Model_B Model_B
Cost_Millions Cost_Millions
Model_A Model_A
Lodging Lodging
A: B&B Developed Restaurant
$ 1.0 $ 1.0 $ 1.5 $ 1.5
1.5_Mil. 1.5_Mil.
B_BB && B-White-Boxed B-White-Boxed Space Space $ 0.5 $ 0.5 $ 1.0 $ 1.0 $ 1.5 $ 1.5
Total Project Total Project
Food Service Food Service
Consignment Consignment
Catering Catering
Model_A Model_A
Cost_Millions Cost_Millions
Model_B Model_B
Lodging Lodging
B: B&B White-Boxed Space
1.425_Mil. 1.425_Mil.
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B&B: IN CONTEXT /
Revenue Projections
Revenue Projections
@ 65% Occupancy Rate @ 65% Occupancy Rate
0.5_Mil.
il.
M
1_
1.0
Scheme a: 8 bedrooms Scheme a_8 bedrooms
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il.
M
4_
1.1
Yearly Revenue (Millions)
1.0_Mil.
Yearly Revenue_Millions
1.5_Mil.
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Scheme b: 10 bedrooms Scheme b_10 bedrooms
Revenue
M il. 1.6 5_ il.
M
5_ 1.3
Scheme c: 12 bedrooms Scheme c_12 bedrooms
Scheme d: 15 bedrooms Scheme d_15 bedrooms
Projections
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B&B: IN CONTEXT /
Development Schemes
Development Schemes
Development S Scheme a: 8 bedrooms
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Development Cost (Millions)
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Scheme b_10 bedrooms
1.5_Mil.
Scheme a_8 bedrooms
1.0_Mil.
Development Cost_Millions
0.5_Mil.
Scheme b: 10 bedrooms
1.0
_M
il. 1.1
5_
M
il.
Schemes Scheme c: 12 bedrooms
Scheme d: 15 bedrooms
Scheme d_15 bedrooms
Scheme c_12 bedrooms 1.2 6_
M
il.
il.
M
2_ 1.4
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B&B: IN CONTEXT /
The Asset Metric
Asset Value Projections
AssetValue Value Asset 9.5_Mil. 9.0_Mil. 8.5_Mil. 8.0_Mil.
3.0_Mil. 2.5_Mil. 2.0_Mil. 1.5_Mil.
il.
3.5_Mil.
M
4.0_Mil.
2. 1_
5.0_Mil. 4.5_Mil.
1.65_Mil.
il.
5.5_Mil.
x
4.23
1.7 5_ M
6.0_Mil.
4
il.
6.5_Mil.
/
The Asset Metric
7.0_Mil.
16.91
The Asset Metric
7.5_Mil.
1.0
_M
1.0_Mil. 0.5_Mil.
16.91
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4.65
0.5_Mil.
215k
300k
+
5.83
+
630k
3.33
Asset Value
+
l. Mi 7.0 _ . Mil 3.7 3_
1.5_Mil.
1.0_Mil.
1.2_Mil.
Yearly ReveueRevenue _Yearly 1.65_Mil.
3.10
Projections
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B&B: IN CONTEXT /
The Website
The Website
will be highly dependent on the interest and support of a wide audience. 2641 W. Grand Blvd.
This web presence will be but Home overvieWcomposed UPDATES of separate pHoTos documents Creating a web presence not exclusive components. for the B&B will prove Although a website will be to be a vital component vital, our efforts begin with in the process of design a Tumbler account for the and development of this CReATIng A pATH purpose of documenting project. The early stages
KICK-oFF evenT
THe spACe: june
THe spACe: july
mAKIng pRogRess
HARd AT WoRK
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the stages of design and development of 2641. A collection of images, drawings and diagrams will initiate Help out! the impression the project is to make on the audience of the web. The progress of 2641 will be updated on the Tumbler as well as other components of social media.
Appendix I: Research Documentation
The finer points of our research.
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2641 Zoning Information BASIC INFORMATION ADDRESS: 2641 W. Grand Blvd., Detroit MI BUILT: 1922 SIZE: 8,500 sq. ft. PURCHASED: March 2014
ZONING B4 GENERAL BUSINESS DISTRICT: The B4 General Business District provides for business and commercial uses of a thoroughfare-oriented nature. In addition to these uses, other businesses which may benefit by drawing part of their clientele from passing traffic are permitted. Additional uses which may be successfully blended with permitted byright uses, are conditional.
SELECTED BY-RIGHT USES • Stores of a generally recognized retail nature whose primary business is the sale of new merchandise with or without drive-up or drive-through facilities • Child care center • Neighborhood center, nonprofit • Art gallery • Office, business or professional • Recreation, indoor commercial and health club • Recording studio or photo studio or video studio, no assembly hall • Restaurant, standard without drive-up or drive-through facilities • Retail sales and personal service in business and professional offices and in multiple residential structures • School or studio of dance, gymnastics, music, or art • Trade services, general
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APPENDIX I: RESEARCH DOCUMENTATION /
Detroit Future City: 50 Year Land Use
Detroit Future City: 50 Year Land Use With the priorities of Detroit Future City, future zoning of Detroit has become a key aspect for the transformation of the city. The overall city plan is divided into four main categories: Residential, Mixed-Use, Industrial and Landscape. With 2641 currently under B4 zoning, the 50 Year Land Use Plan has this site under the main header of Residential. Under Residential fall four subcategories: Green Residential, Traditional LowDensity, Traditional Medium Density and Green MixedRise. 2641 falls under the subcategory of Traditional Medium Density, which includes primarily residential as well as peripheral retail and other commercial spaces. Bordering a District Center, Live + Make and Innovation Ecological zone, retail and commercial will be very successful in a location such as 2641.
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Although the final plans and concepts are still in the developmental stage for 2641, the proposed ideas fit into the Detroit Future City 50 Year Land Use proposals as seen. This gives Practice•Space encouragement to move forward with our proposals and allows us to develop our plans without concern for what the future of Detroit may hold when it comes to zoning the neighborhood.
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APPENDIX I: RESEARCH DOCUMENTATION /
Detroit Future City Analysis
Economic Growth
Land & Building Assets
City Systems
· Local businesses to grow in an area that is developing to better Detroit, thus providing employment for local community members and these new businesses.
· Provides employment opportunities for the local community members.
· Location provides easy access between other businesses on Grand Blvd.
· Same shared vision of increasing one’s business awareness within the community, bettering the street activity which will then increase activity in 2641.
· The use of public transportation would benefit the area as well as 2641 W. Grand Blvd for easy access into and out of the area.
· Will benefit the city’s residents in the surrounding area as well as those who come in to the city to tour the Motown Museum, both feeding off of each other. · Necessary because its changing the street and giving more pedestrian opportunities while redeveloping a vacant building. · Tightens the key actors and assets within W. Grand Blvd (rather than the city) because it will bring in more people, will help surrounding businesses as well, and bring the street activity back to life. · Provides various job opportunities with its multiple offices and spaces for businesses to start and take root, very flexible with many opportunities to develop and grow with the city of Detroit and W. Grand Blvd.
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· A few bus routes (16, 18, & 29) all run off of W. Grand or have stops neighboring 2641 which gives easy access to the rest of the city for visitors as well as potential clients to come and use this transportation to explore other Detroit stops. · Has easy access to many businesses nearby: Motown Museum, Duffield Library, Henry Ford Hospital.
Land Use · Will connect with the neighborhood in helping to improve it one vacant building at a time. · Industrial in that it provides a place of work for community members and income for those workers. · Helps improve the street view and the landscape that surrounds it, gives life to the area again.
Neighborhood
Civic Capacity
· If the etiquette proposal of the space follows through, the quality of life will change in that young women will learn how to act in public, how to carry themselves, and how to dress properly when it comes to finding a job or their future.
· “Detroiters should be recognized as our most precious asset, and the capacity and vibrancy of individuals and institutions deserve support and renewal. This civic infrastructure - strong residents, strong leaders, strong organizations, and strong sectors - will enable Detroit to make ongoing, continual progress on pervasive, long-term community issues, such as public safety, equitable job access, education, or health.”
· Revives an abandoned building, which helps bring life to the W. Grand Blvd street. The development of an abandoned building will give residents less to worry about when it comes to safety of the neighborhood. · The previous use of the building was able to give back to those in need of Medicare assistance, until that turned south, the organization was able to provide when necessary. 2641’s new use will again return the favor in giving back, but in a different way. It will allow all community members to come and eat, shop in the consignment shop, or use the small businesses additionally located in the space.
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APPENDIX I: RESEARCH DOCUMENTATION /
STEEP Report
steep report
social
cons
pr o s
· Motown Museum offers an excellent opportunity for prospective shoppers and diners.
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· Henry Ford Hospital employees may seek retail opportunities before or after work in close proximity to their workplace.
· West Grand Blvd is an unfriendly expanse to cross in relation to the Motown Museum.
technological · 2641 W. Grand Blvd is located near Tech Town; this may offer opportunities to host events and may specifically support female led tech projects such as Girl Develop It. · Social media offers more immediate exposure for events.
economic · Henry Ford expansion may lead to urban renewal and a better rate of retaining professionals in the area. · Grants offered through Midtown Co-Lab and other organizations may be easier to attain based on site’s locale.
ecological · The burgeoning urban farming phenomenon may support access to fresh and inexpensive foods for culinary projects. · MLK park may host food trucks which opens opportunities to create park presence.
political · Mayor Mike Duggan takes a position on strong community development. · Teresa maintains a voice within political circles through her work the fire department. This may lead to sources of support.
· Motown Museum tours 65,000 visitors a year.
· The area surrounding 2641 W. Grand Blvd is considered a food desert in which there are few dining amenities and even fewer grocery stores.
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APPENDIX I: RESEARCH DOCUMENTATION /
Parking Potential
OW DR
O WO N
LSO
WI LVD B D
N
A GR . W
NEW CENTER
MIDTOWN WOODBRIDGE
CORKTOWN_N DOWNTOWN CORKTOWN
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PARKING POTENTIAL There are four prospective parcels near 2641 that may serve as parking sites. Based on current city code, Detroit requires a healthy amount of parking allocated for many commercial endeavors. The largest parking area sits across the street and is an often empty, secure lot that is part of the Gamma Phi Delta Sorority headquarters. We are currently discussing the possibility to lease these spaces to serve the patrons of 2641 W. Grand Blvd. Slightly north of 2641, there is a recently cleared lot that may serve to hold around 10 to 15 cars if a lease or sale is negotiable. We have identified two lots behind neighboring lots that may serve as employee or limited customer parking.
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Appendix II: Precedents
Inspiration lies in projects of the past.
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APPENDIX II: PRECEDENTS /
Mixed Use
Precedent: Mixed Use Mixing programmatic intents opens many possibilities of design in a space; it may also be daunting. Here, we study examples of dynamic commercial spaces in
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Detroit. We also study Arata Isozaki’s 1962 drawing, Clusters in the Air that imagines holding entire parcels of land floor by floor in a skyscraper.
Below left: Trinosophes holds many identities in a near undelineated space. Below right: Goodwells succeeds with two retail outlets in an open storefront.
This page: Arata Isozaki, Clusters in the Air, 1962. PS03 _ WEST GRAND INN
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APPENDIX II: PRECEDENTS /
Display
Precedent: Display The event to take place at the site will have on display some of Teresa’s pieces that she will soon sell in the resale shop that will inhabit a portion of the site. We look for inspiration in how to best exhibit clothing in a thoughtful, curated manner.
This page: Showcased pieces accentuated by careful placement (above). Exhibition through photos (below). Opposite page: An example of folded clothing pieces displayed on platform (above). Racks and mannequins (below).
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APPENDIX II: PRECEDENTS /
Alleyways
Precedent: Alleyways In our pursuit to maximize commercial potential at 2641 W. Grand Blvd, we look for inspiration through precedents that activate unconventional spaces. In this study, we reference the rebirth of urbanism in Melbourne Australia through re-appropriated alleyways. As suburbia flourished, Melbourne waned in population and consequently felt deserted due to its vacant, large scale avenues and buildings. By activating alleyways, Melbourne regained the dense, bustling features associated with thriving urbanism.
This page: Wide, vacant streets in Melbourne (above), and an empty, typically used alley in Chicago (below). Opposite page: Two alleyways in Melbourne activated by commerce.
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APPENDIX II: PRECEDENTS /
Constructed Paths
Precedent: Constructed Paths 2641 W. Grand Blvd. is an expansive, four story building that circulates through multiple rooms, squeezes you into dark, small spaces and rearranges all sense of direction. During the event, guest will have the opportunity to walk through the site. For this reason, we are considering how best to direct their journey so they may see the potential of the space without getting lost in it.
This page: Footsteps become a path (above). Balloons curate direction and limit access (below). Opposite page: Christo and Jean Claude’s Running Fence imposes a barrier (above). Objects sculpted by Walter de Maria create a path (below).
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Appendix III: Website
A web presence will allow others to share in the progress of development and follow the transformation of 2641 West Grand Boulevard.
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