NeumannSmith / Beyond Design: Mixed-Use Residential

mixed-use / residential

BEYOND DESIGN

a legacy built on your experience

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We value learning- from each other, from previous projects, and from our clients.

Our firm has designed for practically every market sector, from higher education and workplace, to religious and mixed-use—and numerous others in between. Our talented team pulls from this diverse experience to develop unique designs, ensuring our team is always challenged and our clients’ goals are achieved.

At our offices in Southfield and Detroit, we work together in open and flexible studio teams under the hands-on leadership of Principals and Associates who have been with Neumann/Smith for decades.

Our emphasis on mentorship results in well-rounded professionals who learn from—and with—each other every day.

/ WHO WE ARE

Neumann/Smith is comprised of creative problem solvers driven by pushing boundaries.

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02 55

YEARS IN BUSINESS

60 TEAM MEMBERS

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LOCATIONS

It also takes a in-depth understanding of the user.

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People naturally gravitate toward environments that are relevant to them. This philosophy drives our placemaking efforts - we design spaces that groups want to spend time in not just because they’re beautiful - but because it makes sense for them.

To understand what’s relevant, we put ourselves in the shoes of the user from the start. We leverage previous experience and ask them questions to understand their point of view. What design decisions would enhance their daily life? This practice ensures our projects delight the user without compromising function, resulting in relevant spaces.

/ OUR APPROACH

Creating a community takes more than great design.

MICHIGAN STATE UNIVERSITY / 1855 PLACE

OUR UNIQUE PERSPECTIVE

Our diverse portfolio shapes our perspective.

We have worked on projects large and small, and in practically every market sector — each having an impact on the firm we are today.

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The knowledge we’ve gained from working in so many different market sectors allows us to seamlessly cross between them, bringing effective strategies and trends from different projects. This flexible mentality shapes our perspective as a firm, and the unique, dynamic projects we deliver.

For example, our intensive retail experience shows itself in projects for higher education and healthcare, mimicking shopping layouts for ease of navigation.

For multi-family housing projects, we leverage our expertise from hospitality, bringing a high level of concierge and amenity to our designs.

PARC RESTAURANT

ZARAGON WEST / ANN ARBOR

SACHSE / DETROIT HEADQUARTERS

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HILTON / KINGSLEY INN

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BEDROCK / THE BELT

THE SPACE BETWEEN

At Neumann/Smith, we see negative space as an opportunity.

No matter what type of project our team takes on, we take every opportunity to maximize the space between. We glorify spaces that are often overlooked by others. Environments like alleys, hallways, and green spaces are seen as placemaking opportunities.

An example of this type of thinking is our transformation of parking decks. We have a track record of activating parking decks, turning them into cornerstones of their community.

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THE Z + THE BELT / This parking deck and adjacent alley have become a vibrant hub for public art, culture, and nightlife in downtown Detroit.

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SOMA / This mixed-use parking deck features a park that brings the community together in a previously unused space

BCBSM DECK / For Blue Cross Blue Shield of Michigan, we added a vegetated roof to their 9-story parking structure, the first in the City of Detroit and the second largest contiguous green roof in Michigan. Recently, we added a walking path so employees can take full advantage of this green space.

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MARKET TRENDS

Mixed-use projects are not just retail + living spaces.

They encompass all our expertise from education, workplace, housing, retail and hospitality. No matter the mix, the goal is to design an impactful building that enriches the urban context and the people who experience it.

These 5 design opportunities are what we encourage for our mixed-use projects collectively for a successful, holistic experience: on inclusive design. Factor universal 04 01 Focus design principles, support diversity, design for all types of disabilities and economic backgrounds.

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Mix up the mixed-use. Redefine uses and building types. Cater design to a specific experience + lifestyle. Reimagine what can activate at the street level.

Design community opportunities.

Landscaping is an inexpensive and effective solution for this. Create greenways and paths that activate urban settings. Integrate local art + culture to enhance the experience.

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Create immersive experiences. People are craving this more than ever. What story are you trying to tell? Create personal shopping experiences, pop-ups and attractions, and social media moments. Draw people in by becoming a destination.

Integrate biophilic design. This is instrumental in enhancing user physical and mental health, fitness and wellbeing. Design outdoor amenity spaces and increase usage of natural light, ventilation and materials.

Environmental forms result in enhanced health, ease and productivity.

FORD LAND / WAGNER PLACE

BEDROCK DETROIT / MONROE BLOCK

BEDROCK / THE BELT ALLEY

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TAUBMAN / THE WEBSTER

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MULTI-UNIT HOUSING / Neumann/Smith has designed over 10,000 units for apartments, lofts, and hotels. Our experience in both the public and private market sectors gives us an understanding of current trends and issues to meet the unique needs and interests of diverse populations. In addition to those listed we have numerous projects in various phases of development which are informing us in real-time the issues being faced in design and construction.

HOSPITALITY / Our team takes an inclusive, forward-thinking approach that results in experiential designs. Exploration, creativity, and innovation are the foundational elements of our design team who balance beauty, performance, and sense of destination in each environment they create.

RETAIL SPACES / We have robust experience providing professional services for mixed-use developments, specialty shops, shopping malls, dining facilities, and entertainment centers across the country. Our work has helped to change the course of the retail industry, transforming how people shop and establishing retail as a critical piece of thriving cities and communities.

/ OUR EXPERIENCE

Our diverse project portfolio inspires our mixed-use projects.

MORNINGSIDE GROUP / SKYLOFTS OF ROYAL OAK

PROJECT LIST

• The Gillespie Group, Outfield Lofts (84 loft-style apartments with floor-to-ceiling views of Cooley Law School stadium), Lansing, MI • Zaragon West Housing (182 Beds, 99 Units, Retail, Parking), Ann Arbor, MI

• Henry Street Development (historic renovation of 170 Units, MSHDA LIHTC and Federal Historic Tax Credits), Detroit, MI

• Zaragon Place Housing (248 Beds, 66 Units, 128,300 sf, 40 car parking garage, fitness center and retail), Ann Arbor, MI

• The Sterling Group, Residences at Water Square (450,000 sf residential , 500 units, 850 sf retail on former Joe Louis Arena site), Detroit, MI

• EdR, The Courtyards (900 Beds, 331 Units, 182 Car Parking Garage), Ann Arbor, MI

• Broder-Sachse, The Scott, (200,000 sf, 199 units, 14,000 sf retail), Detroit, MI

• First Martin Depot Street/ 27,136 sf office building /

• The Platform, Third and Charlotte (60,000 sf, 75 units), Detroit, MI

• Marriott, Ann Arbor Autograph Hotel, 9 stories, 140,000 sf, 162 rooms, 24 apartments, 252-space underground parking, Ann Arbor, MI • Perennial Development, APEX, multi-unit housing + retail, (Serving as Architect of Record in association with Elkus Manfredi Architects), 368,000 sf, West Bloomfield, MI • Perennial Development, Birmingham Pointe (Serving as Architect of Record in association with CJL Architecture), mixed-use residential, Birmingham, MI NEUMANN/SMITH ARCHITECTURE / 16

• Residences at Cass Lake (317,000 sf, 248 units, waterfront luxury development) Keego Harbor, MI

• Perennial Development, Corktown Apartments, (Serving as Architect of Record in association with Elkus Manfredi Architects) 214,000 sf, 188 units, Detroit, MI • Perennial Development, The Downs, mixed-use residential, Northville, MI • Godfrey Detroit PropCo, LLC, The Godfrey Hotel (Serving as Architect of Record in association with Elkus Manfredi Architects), Detroit, MI

• Soave, Mill Town Development Conceptual Study (750,000 sf, 264 units), Rochester, MI • Michigan State University, 1855 Place (mixed-use development of housing, office, retail and parking on a 39-acre site), East Lansing, MI • Gillespie Group, The Outfield Lofts (84 residential units overlooking the Cooley Law School Stadium), Lansing, MI • City of Ann Arbor, Library Plaza (143 rooms, 107,000 sf hotel, 130,000 residential, 240,000 total space), Ann Arbor, MI • Gillespie Group and Caddis Development Group, Midland East End Development (226,155 sf private development, includes retail shops, restaurants, offices, satellite campus, medical clinic and a wellness center), Midland, MI • River Caddis Development Group LLC , Trowbridge Lofts (15,000 sf of retail space on the first floor and 57 studio, one- and two-bedroom apartments on the remaining floors), East Lansing, MI

• Morningside Group, Skylofts of Royal Oak (70 Units), Royal Oak, MI

• Moch International, Residential Towers Study (271 Units), Grand Rapids, MI

• Main Place of Royal Oak, Royal Oak, MI

• Private Hotel Conceptual Design (166,937 sf, 118 Rooms, 196 space parking deck), Detroit, MI

• East Dearborn Downtown Development Authority (EDDDA), City Hall Artspace Lofts (mixed-use arts campus combining 53 units of live/work space, work studios, co-working space for entrepreneurs and artists), Dearborn, MI

• Private Hotel Conceptual Design (182,177 sf, 118 Rooms, 542 space parking deck, 4 restaurants), Grosse Pointe, MI

• Denali Development, Loft322 (39,031 sf, 21 Units), Ann Arbor, MI

• Hilton Garden Inn 5-Story Hotel, Conceptual Design (75,260 sf, 129 Rooms, part of a large mixed use project with office, apartments, retail and structured parking, the” Gateway to Royal Oak”), Royal Oak, MI

• The JAR Group, LLC, The Terraces of Plymouth Conceptual Study (60 Units), Plymouth, MI

• Daily Planet, Mixed Use Development Study, Loft Renovations (24 Units), Mt. Clemens, MI

• Denali Development, Metro Lofts (125,036 sf, 75 Units, 90 Parking Spaces), Royal Oak, MI

• Catalyst Lofts, Conceptual Design (20 two-bedroom units in a six-story mixed-use structure with retail, galleries, cafes and fitness center), Pontiac, MI • Pontiac Gallery Lofts (conceptual design, 15,000 sf, 15 units adaptive reuse, affordable artist lofts), Pontiac, MI • Woodward Gateway, LLC, Gateway Plaza MixedUse Development Study (96 Units, 128 Hotel), Royal Oak, MI

• Etkin Equities, Bates Street Mixed-Use Development Study, Birmingham, MI • Talon Development, Lofts Study, Royal Oak, MI • Lofts on the Lake, Mixed Use Development Study (58 Units), Keego Harbor, MI

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• Orton Development, Argonaut Lofts Adaptive Reuse Study (244 Units), Detroit, MI

OUTFIELD LOFTS THE GILLESPIE GROUP / LANSING, MI

84 residential units / four stories

/ BUILDING COMMUNITY AT THE BALL FIELD The Outfield consists of modern residential units overlooking the Cooley Law School Stadium. Residents are able to watch baseball games from the comfort of their living rooms, and share in the excitement that the Lugnuts bring to the Capital City.

The apartments attract those who value active lifestyles and want to live in an urban environment. The building includes Market Rate Loft Apartments on Levels 2-4.

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(6) Studio Apartments, (42) one bedroom-one bathroom apartments, (15) two bedroom- one bathroom apartments and (21) two bedroom-two bathroom apartments are located on the upper levels of the building. A spacious lobby, with a covered entrance is located adjacent to the leasing office on the north side, while a multi-purpose game day viewing area and restaurant face the field to the south.

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/ SHOWCASING HOME RUN VIEWS All great rooms include large panoramic floor to ceiling windows that offer fantastic views of the ball field or to the north and include operable portions for ventilation. Most second level units have access to private roof terraces. Roof terraces on level 2 include a cast-in-place concrete surface. Most upper level units have access to a private balcony. Balconies include Trex decking. Select penthouse level units on level four include enhanced cathedral ceilings and clerestory glazing in their great rooms.

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THE RESIDENCES WATER SQUARE STERLING GROUP / DETROIT, MI 443,000 sf / 500 units / 25 stories Completion Date / February 2024 (Targeted)

/ HIGH-END APARTMENTS ON DETROIT’S RIVERFRONT Located on a prominent former Joe Louis Arena site, this high-rise development will combine apartment units, amenities and retail components for Detroit residents.

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The apartments are a 50/50 split between studios (586 sf) and one bedrooms (668 – 784 sf). The building floorplate for laid out for a most efficient unit count, shear-wall locations and floorplate thickness.

This gave it its rectangular shape, instead of a more desired, skinny appearance. In order to make the building appear taller, the exterior glazing is broken up with a metal fin, featuring different glazing on each side of the fin. Looking from afar, one might see the shape of a key.

/ ENHANCING THE RESIDENT EXPERIENCE Amenities for this project include a ground level sundry shop, a large indoor bike-storage room, a 2nd floor fitness center and second floor leisure pool and balcony with sliding glass doors. The rooftop will have two large community rooms with state-of-the art sound systems and a pool table.

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One of the community rooms will feature a large kitchenette with feature island, while the other community room will be great for watching movies and sports event with its multi-screen TV set-up. An outdoor terrace wraps two sides of the building, allowing views of downtown Detroit all the way to the Ambassador bridge. Two outdoor kitchens with grill areas allow for entertaining and multiple gas firepit allow for outdoor use even in the cooler months.

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TROWBRIDGE LOFTS EAST LANSING, MI

68,747 sf residential / 8,410 sf retail / four stories

/ HOUSING TO SUPPORT SPARTANS Trowbridge was crafted to expand the vitality of the City of East Lansing and to provide a high quality mixed-use commercial project that includes affordable housing options near the campus of Michigan State University.

The project served as a catalyst in the district by providing renovated and new commercial space that includes mixed-uses with housing options to promote the region, and support MSU. This vibrant urban village features Studio, 1, and 2 bedroom lofts. Each unit will include a small foyer, a full sized dual-galley kitchen, and a great room with large panoramic windows facing north of south. Many include a spacious roof terrace off the great room accessed by a sliding door wall.

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Floor finishes include stained and sealed exposed concrete throughout the loft units. Levels 3-5 include luxury vinyl flooring in the great room, kitchen and bathrooms, and carpeting in the bedrooms. Each kitchen includes a large single compartment stainless steel sink, full-sized dishwasher, full sized side-by side refrigerator/freezer, garbage disposal unit, slide in electric range, wood base storage cabinets with drawers, and wood upper storage cabinets with an over the range mounted microwave oven.

Bathrooms include one or more private bathrooms with water closet and a white acrylic tub shower unit.

CORKTOWN DEVELOPMENT PERENNIAL DEVELOPMENT / DETROIT, MI

APARTMENTS 214,000 sf / 188 units / 7 stories HOTEL + RESTAURANT 143,205 sf / 227 rooms TOWNHOMES 17,500 sf / 7 units / 3 stories PARKING 216 spaces / 3 stories / 3,200 sf retail

/ CORKTOWN APARTMENTS Designed to revitalize Corktown while honoring the neighborhood’s history, the Corktown Apartments are one component of a bond that includes three other new Corktown projects: the Godfrey Hotel, the Corktown Townhomes, and a three-story mixed-use parking structure that features ground-floor retail.

The first floor of the apartment building features two retail spaces. The second floor is where all amenities are located, including a pool, outdoor game area, yoga studio, fitness center, wine lounge and great room, complete with a demo kitchen.

In addition, co-working and study zones on this floor give residents a place to focus outside of their apartment. Studio and multi-bedroom units can be found on floors 2-7 of the building.

As the Executive Architect and Architect of Record, Neumann/ Smith Architecture provided a proposal in conjunction with Elkus Manfredi Architects to provide design, documentation, and construction administration services for the ground up hotel in Corktown. Furthermore, The Gettys Group was Lead Interior Design for the project along with multiple specialized consultants.

The Godfrey Hotel provides guests with a full-service large ballroom for corporate events, weddings, and more. A first floor restaurant will provide fine dining for guests and the community.

Additionally, a seventh floor indoor/outdoor bar and restaurant will offer spectacular views overlooking the City of Detroit and the Detroit River.

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/ THE GODFREY HOTEL

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APEX PERENNIAL DEVELOPMENT / WEST BLOOMFIELD, MI 368,000 sf / 5 stories

/ MIXED-USE HOUSING WITH A COMMUNAL FEEL Apex is a multi-story, mixed-use development located in West Bloomfield. The development is approximately 368,000 square feet of enclosed building and four stories of residential built over an open parking deck. On-site parking and parking deck comprises a total of 347 parking spaces and includes 124 bicycle parking spaces.

Designed to achieve LEED certification, interior amenities include club rooms, fitness center, work from home spaces and demo kitchens.

The residential units feature one bedroom, two bedroom and three bedroom configurations and feature private balconies. The second floor features an amenity deck with a pool, spa and open areas for the tenants to be in a private outdoor area.

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This project’s targeted completion date is April 2024.

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BIRMINGHAM POINTE HUNTER PASTEUR / BIRMINGHAM, MI

235,475 gsf / 151 luxury units / 6 stories

/ REINVIGORATING THE TRIANGLE DISTRICT The largest Birmingham project in recent history, Birmingham Pointe offers a unique and exciting living experience that combines modern amenities with a prime location in one of Birmingham’s most sought-after neighborhoods.

Located to the east of Woodward Avenue, Birmingham Pointe is situated within the vibrant “Triangle District” of Birmingham, Michigan. The sixstory, multi-family building is designed to foster a sense of community among its tenants by providing a convenient and accessible location to downtown Birmingham.

Residents can enjoy a range of top-notch amenities, including a fitness facility on the first floor, secure bike parking, and self-service parking.

The rooftop pool and event spaces provide a setting for socializing and relaxation.

This project is currently under construction. Neumann/Smith is serving as AOR on this project, which is LEED Certified.

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In addition to the 152 luxurious apartment units, two commercial tenant spaces will be available on the ground floor, providing an opportunity for businesses to thrive in this bustling area.

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HENRY STREET OLYMPIA / DETROIT, MI

7 historic buildings / 170 for-rent units

/ RESTORING HISTORY + COMMUNITY Located in The District Detroit, this mixed-use, mixed-income development features six residential buildings and one community building. Since all seven buildings are located on one block, Neumann/Smith wanted each project to feel connected to the next, fostering community gathering and togetherness.

To achieve this, our firm conducted in-depth community engagement efforts to understand what users and stakeholders are seeking with this development. Another key part of this development is its affordability - it features affordable and market rate units funded by LIHTC (4% and 9%) and Michigan State Housing Development Authority (MSHDA).

Due to the historic nature of these structures, Neumann/Smith worked with the City of Detroit Historic Commission, State Historic Preservation Office (SHPO), and National Parks Service (NPS) over the course of this project.

These apartments also fall into the Enterprise Green Communities category.

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The Henry Street project is currently in bidding.

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THE SCOTT BRODER SACHSE / DETROIT, MI

200,000 sf / 200 apartments / five stories

/ RESTORING HISTORY + COMMUNITY The Scott is a mixed-use residential building that includes incredible amenities, such as a courtyard with a swimming pool, recreation space, and underground parking. Containing approximately 200,000 square feet, the modern building fills an entire block with retail and residential lofts.

The development is primarily residential, with 200 loft-style apartments on the upper four floors, including studio and up to 3-bedroom units. A small section of the building faces Woodward Avenue, but the majority of the footprint travels down Erskine and then parallel to John R.

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The building’s U-shape wraps around an interior area featuring parking (some underground) topped with a roof terrace, pool included. The multiple colors break up the facade of the structure to scale the building to the block.

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SKYLOFTS OF ROYAL OAK MORNINGSIDE GROUP / ROYAL OAK, MI

160,727 sf residential / 16,700 sf retail / 70 units

/ RESTORING HISTORY + COMMUNITY Adjacent to the Main Place complex that houses Buffalo Wild Wings and other casual dining restaurants, Skylofts Royal Oak offers 70 dramatic residences atop a new eight-story building that also includes private parking, a fitness center and ground-floor retail. The sleek, contemporary structure has five residential floors sheathed entirely in glass with distinctive trim and balconies.

Inside, each loft boasts an open-plan layout affording flexible living spaces, thanks in part to 10-foot exposed concrete ceilings and island kitchens.

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In addition to the panoramic city views from each home’s floor-to-ceiling windows and private balcony or terrace, sophisticated touches like hardwood floors, granite countertops, and a gas fireplace are the norm.

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Built in 1916 and 1908 respectively, the iconic Fourteen56 and 1515-1529 buildings line Woodward Ave. in downtown Detroit. Neumann/Smith Architecture provided core and shell improvemets, interior renovations, and exterior facade restoration for these memorable historic buildings, allowing today’s Detroiters to be a part of the city’s history.

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HISTORIC WOODWARD / FOURTEEN56 + 1515-1529

THE Z + THE BELT BEDROCK / DETROIT, MI

535,000 sf / 33,000 sf retail / 1,287 spaces / 10 stories

/ A VISION PAST PARKING The Z isn’t just a place to park. Bedrock teamed up with Library Street Collective and 27 world-renowned street, mural and graffiti artists to create a unique destination where you would least expect it in Detroit. From its three-dimensional facade with LED lighting to its walls showcasing breathtaking murals, the Z will be a place to visit time and time again.

The 10-story Z-shaped structure is precast concrete with a bold geometric “picture frame” design. Iconic glass-enclosed stair towers and glass-backed elevator towers at the corners provide wayfinding and safety for users. The deck also features LED lighting inside and out, ticketless/cashless parking and QR code validation, digital signage that can be customized for specific events, charging stations for electric cars, and badge access for monthly parkers. The ground level offers 33,000 sf of retail and restaurant space.

Scan to see how people are talking about the Belt on social media.

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The deck spans a public alley with crossovers above level 3 to allow users to enter and exit onto two major arteries (Grand River and Gratiot Avenues) into and out of the City. The alley will have enhancements that support the existing neighboring galleries and restaurants and future tenants.

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The Z Parking Deck and The Belt Alley are two of 50+ projects Neumann/Smith has worked on with Bedrock within the City of Detroit. This relationship has allowed us to activate communities throughout the city on a grand scale and at the pedestrian level.

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NEUMANN/SMITH + BEDROCK

MIKE WEST AIA, LEED AP VICE PRESIDENT mwest@neumannsmith.com / 248.497.4129

a legacy built on your experience