Winter 2013 Envision Willow Run Ypsilanti

envision WILLOW RUN Urban Planning Capstone 2013 Taubman College of Architecture + Urban Planning University of Michigan

Un ivers i ty o f M i c h i g an En gagin g Commu n i ty th ro u g h th e Cl a ss ro o m (M E CC) The project Envision Willow Run is part of University of Michigan’s multi-unit initiative, Engaging Community through the Classroom. The MECC framework leverages ongoing undergraduate and professional graduate courses involved in communityoriented, site specific research projects.

The goal is two-fold: improve learning opportunities for the students involved and provide service outreach to partnering communities.

The Winter 2013 project marks the first collaborative endeavor among four units on campus considering anticipated economic development activities for the former GM Powertrain Plant, Willow Run Airport, and surrounding environs in Southeast Michigan.

A c k n ow le d g e me nt s The st ud e nt s a nd fa cu l ty o f Tau b m an C o l le ge o f Archi te cture and Ur b a n Pl a nni ng wou l d l ike to ack n ow le d ge and thank our s p o ns o r , p a r t n e rs , an d co m m u n ity sta ke ho lde rs, who made t hi s ex p e r i e nce p oss ib le .

Spon s o r Ann A r b o r SPAR K Comm u n i ty Sta keh o ld e rs L uke B o nne r ,

V i ce Pre s i d e n t o f B u s in e ss D eve lopm e nt, Ann Ar bo r SPAR K Debo ra h H a w k i ns a n d L in d a M e a l in g,

N ew We st W il low Ne ig h bo rh o o d A ss oci ati o n Grant Tr i g g e r ,

R AC ER Tr ust Sean B ro s na n,

Di re c to r o f W il low Ru n A irpo rt Br yce K e l ley,

Wa yne Co un ty A irpo rt A u th o rity Joe L a ws o n,

Yp s i l a nt i Tow n s h ip P l a n n e r Mar k Pe r r y, Eco nom ic D eve lopm e n t,

Yp s i l a nt i Tow n s h ip

MECC Pa r ti c i pa ti n g U ni ve rs i t y o f M i c hi g an U n its Colle g e o f Eng i ne e rin g Ford Sc ho o l o f Pu b l ic Pol icy Scho o l o f Pub l i c H e a l th Ur ba n a nd R e g i o n a l P l an n in g P rogram , Tau b m an C o lle ge

Spon sor Statemen t Ann Ar bo r SPARK, wo r ki ng wi t h Wash ten aw Cou n t y and the State o f Mi chi gan, se eks t h e opport u n it y to par tne r wi th the Uni ve rsi ty of Mich igan to ex plo re the fe asi bi li ty o f re developin g t h e Former G M W i llow Run Powe r trai n P lan t , cu rren t ly own ed by the fe de ral gove r nm e nt-created RACE R Tru st , whi le leve ragi ng the i ncre di ble asset of Willow Run Ai r po r t and i ts sur ro undi ng en viron s (Willow Run Are a) i nto an Ae ro space tech n ology h u b. Su ch a hi gh wage / hi gh te chno lo gy i n du st ry will create a ro bust e nvi ro nm e nt fo r hi ghly skilled an d edu cated wo r ke rs whi le cre ati ng addi ti on al opport u n it ies fo r lowe r ski lle d, lowe r e ducated workers via local suppo r t i ndustr i e s.

It i s o ur i nte nti o n to ex am i ne n ot on ly t h e bu sin ess and e co no m i c deve lo pm e nt asp ect s of su ch an i nqui r y but to also de te r m i ne h ow to best in tegrate sur ro undi ng co m m uni ti e s, e nv iron men tal set t in g, acade m i c i nsti tuti o ns, and ex i st in g in frast ru ct u re i ssue s i nto the pro ce ss. The ult imate goal of such an e f fo r t i s to be st po si tion Willow Ru n to o nce agai n be an i nte gral par t of main tain in g ou r nati o n' s te chno lo gi cal le ade rsh ip in t h e skies whi le provi di ng hi gh quali ty j obs for gen erat ion s o f Mi chi gande rs i n a se tti ng that exceeds cu rren t be nchm ar ks fo r R&D deve lo pmen t .

Ann Ar bo r SPARK, Re gi o nal Econ omic Developmen t Engi ne . Uni ve rsi ty o f Mi chi gan E n gagin g Commu n it y thro ugh the C lassro o m ( MEC C) kick off meet in g, Octo be r 2 0 1 2 .

PR OJ E CT SU MMA R Y en v i s i on W i llow Run Willow Run embodies a rich industrial legacy that gave the region global relevance in the 1940s. The construction of the Ford Bomber Plant, which produced B-24 bombers during World War II, triggered the transformation of this rural setting into a wonderland of infrastructural and technological power. The economic activity generated by the plant was a catalyst for all other development in the area, including the Willow Run Airport, highways, and surrounding modest neighborhoods that grew in the shadow of the giant plant.

Ford, Kaiser-Frazer, and more recently the General Motors’ (GM) Powertrain Division operated the plant succesfully for many years.

In 2009, GM went bankrupt, leaving the plant vacant and the future of the area uncertain.

Section One in this document defines the project through the collection of data on the rich history and current conditions of the Willow Run site. Although the initial scope of the project was directed at the future of the Powertrain Plant, the

initial analysis unveiled greater complexities that require a more holistic approach to the definition of site. The interconnected nature of all the site components made clear at a very early stage of the project that any change occurring on the plant site would ultimately affect a much larger area.

Public Health, many lessons were drawn from the challenges faced by underserved neighborhoods in our region. Our interaction with the residents of the West Willow Neighborhood triggered important disciplinary questions about our role in the creation of equitable urbanization practices.

Hence, the Willow Run site came to include the former Powertrain Plant (currently managed by RACER Trust), the Willow Run Airport, West Willow Neighborhood, Willow Run Creek, and an industrial corridor South of the plant. Initially, the challenges of redevelopment seemed primarily economic in nature, further amplified by the long history of environmental pollution left behind by the industries operating on the site.

The initial analysis developed in collaboration with the School of Public Health revealed that social, environmental, political, and cultural factors would all play a part in developing promising future scenarios.

THE PROJECT

Together

with

the

School

of

SPARK, the sponsor of the initiative, introduced the idea of attracting a driver industry to encourage new economic growth.

After the initial analysis, we identified four key assets that would attract and support such growth: (1) The proximity of academic institutions eager to bring talent and resources to the site, (2) A location central to Detroit and Ann Arbor, home to numerous private sector actors that are capable of investing in new developments on site, (3) Connectivity of rail, air, and highway infrastructure, and (4) A large amount of contiguous, underutilized land that includes the plant site and surrounding areas.

The scope of the project leaves many uncertainties, inspiring the development of multiple planning scenarios to envision several open ended futures for the site.

Section Two presents the rationale for the scenario approach, and develops three different proposals for the site.

Overall, the scenarios offer three ways of synthesizing economic, political, social, environmental, and design strategies that inform some of the possible futures for Willow Run. The design of the scenarios have benefited from the collaboration with the other units in the UMECC initiative to develop a more rigorous account of the impacts of any future plans on the site and the surrounding communities. In this sense, the three scenarios presented here accept the plans for consolidation and runway expansion of the airport. We benefited from the leadership of the College of Engineering to address the changes already under development.

Similarly, the School of Public Health has

provided invaluable support discussing the implications of the scenarios following the Health Impact Assessment evaluation.

WILLOW NETWORK The Willow Network positions the site as an innovative destination for the research, design, and testing of advanced transportation solutions.

A dedicated testing facility provides flexible environments that take advantage of existing facilities and vacant land. Furthermore, new transportation systems provide access to spaces for research and development, technological innovation, as well as new engineering expertise.

emPOWER WILLOW RUN emPower Willow Run envisions the renewable energy industry as a possible catalyst for the transformation of Willow Run as the focal point of an economically stable and socially sound region.

As a research and manufacturing center for renewable energy technology, the Willow Run site

can develop a “diverse urbanity”one that supports, rather than separates, the development from its surroundings through technological innovation and social connection.

WASTE MINING Waste Mining sees the Willow Run area as the focal point for a regional-scale solution to waste management and recycling in Southeast Michigan, a national leader in end-of-life aircraft recycling, and an engine for grave-to-cradle manufacturing of products from recycled raw materials.

The broader theme of ‘recycling’ is applicable not only to industry, but to the integrity of natural and cultural elements of the site, and to the re-manufacture of new amenities for the greater community.

Though the work undertaken by the students is a representation of their individual and collective thought, these scenarios hope to engage the aspirations of multiple stakeholders involved in and affected by changes to the area.

Credits, collaboration with the School of Public Health T he re search p resen ted in t his p ub l icat io n has b e e n d evelop ed i n col l a b ora ti on wi th th e S cho o l of Pu b li c Hea l t h ME C C g ro up . The ir co nt r ibu ti on s h ou l d b e s p eci a l ly n oted i n the s e ct i on s coveri n g t he ind ust r ial le g ac y o f p o l l uti on i n th e s i te, a n d th e d i s c u ss i on o n the h ea lt h i mp act ass e ss m e nt p ro to co l s and o t h er p u b l i c h ea l th i n d i ca tors . T h ei r input on t h e d evelop m e nt o f t he p l anning s ce nar io s h a s a l s o b een i n str u m en ta l d u r i n g the co u rse of t h e sem e ste r.

Pa t ri ci a Koma n , Se nio r P ro g ram Manag e r , E nv iron m en ta l H ea l th Sci en ces , O ffi ce of Pu b l ic He al t h P rac t ice , U nive rs it y of M i ch i g a n , U n i versi t y of Mi ch ig an S c ho o l o f P ub l ic He al t h G ra d u a te Stu d en ts : Pa mela Su e B a rcl ay ,

En vi ron men ta l He al t h S c ie nce s /S c ho o l o f N a tu ra l R es ou rces a n d E n v i ron m en t M elan i e Kri st i n e D uc he m in,

Hea lt h B eh a v io r and He al t h E d ucat io n N a i ma Ha ll,

En vi ron men ta l He al t h S c ie nce s An n a Hi n g ,

Hea lt h B eh a v io r and He al t h E d ucat io n Yasmi n Ma zloomdo o st ,

Hea lt h B eh a v io r and He al t h E d ucat io n/S c hool of Soc i a l Wor k Al li son K. Yee,

En vi ron men ta l He al t h S c ie nce s E mi ly Au n ly Yu ,

En vi ron men ta l He al t h S c ie nce s M eredi t h B u rke,

Research Ass istant , U nive rs it y o f Mic hig an, UR O P

TABL E O F C O N T E NT S M EC C : A c k now le d g m e n ts & S p on s or S tate m e nt. . 0 2 PR OJ ECT SUMM A RY. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0 4

SECTION ONE: RESEARCH..................................08 01 I N T R O DU C I N G W I L LOW RU N. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 0

05 D EV ELOP MENT OP P ORTUNITIES & CON SIDE RATION S..110

S i g ni fi ca nce

Eco no m i c Po te nti al

R e g i o na l Co n tex t

Stake ho lde rs Analysi s

De fi ni ng t he S ite an d its E le m e n ts

C o m m uni ty B e ne f i ts Agre e m e nt

S t r uc t ur i ng th e S ite E le m e n ts

He alth Im pact Asse ssm e nt

02 I N F R AS T R U CT U RE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . 2 0 T i me l i ne

SECTION TWO: PLANNING SCENARIOS.......................132

T he Pl a nt Wi l low R un A irpo rt

S0 1 _ W ILLOW NETWORK. . . . . . . . . . . . . . ...............................134

H i g hwa y a nd Rail s

S0 2 _ Em P OW ER W i llow Run. . . . . . . . . ...............................198 S0 3 _ WASTE-MINING . . . . . . . . . . . . . . . . . . . ...............................282

03 SOCIAL CONTEXT................................................42 T i me l i ne

LIST OF FIG URES

S o c i a l C o ntext

REFERENC ES

We st Wi l low Ne igh b orh o o d

B IOG RAP HIES

04 T H E C O N S T RU CT E D L A ND S CA P E . . . . . . . . . . . . . . . . . . . . . . . . . 8 4 T i me l i ne N a t ura l Fe a t u re s I nd ust r i a l L e g a cy

F i gure 1.1 . 1 : Google earth im ag e fo r W il low R un are a 0

2000

6000 ft.

Section R E S E A RC H

01

W il lo w Run’s complex i t y

The task of envisioning a new future for Willow Run presents a unique but daunting challenge.

Willow Run’s rich history, infrastructure and large scale make it a unique and exciting prospect.

However, current environmental, political and social conditions in the area throw light on the complexity of Willow Run and the conflicting expectations of the site.

Defining the scope and limits of this task involves identifying and analyzing Willow Run’s multiple aspects and complexities.

This process helps define the Willow Run site, provides a holistic and current image of the site, and informs future planning and design decisions.

The following chapters provide a comprehensive compilation of the research and analysis of Willow Run. Chapters 1. Introducing Willow Run 2. Infrastruct ure 3. Social Context 4. Constructed Landscape 5. Development Opportunities

INTRODUCING WILLOW RUN

C h a p te r 01

S i g ni fi cance R eg i onal C ontext Def ining the Site and i t s E lement s Struc turing the Si te E lement s

SIG N I FI CA N C E why W i llow R u n?

The name Willow Run does not represent a city, township, municipality, but it is indeed a place. Its significance lies in its industrial past. Originally a wooded land along a creek, with Native Americans and pioneers, Willow Run gradually transformed into farmland by the early 1900’s.

The story of Willow Run changed in the early 1940’s with the const ruction of the Ford Bomber Plant. The plant manufactured B-24 Liberator aircraft during World War II. After 1946, the plant changed hands, first to Kaiser-Frazer, who built automobiles, and later General Motors, who renamed it as the GM Powertrain Plant.

After GM’s bankruptcy, RACER Trust took over the plant to prime it for future development.

The changes in the Willow Run area reflect the s ite’s industrial legacy. The many challenges left behind by this industrial past make the site relevant and significant.

1 8 0 0-1920: Pion eer Cou n tr y

1920-19 4 0 : Fo rd Farms

F i g u re 1.1.2: Willow R u n : image s fro m h isto ry

1941 -1 9 45: Ford Bo mbe r Pla nt

1 9 4 6 - 1 9 5 3 : K a i s e r - Fra z e r

1953-2010 : G en eral M o to rs

REG I ON AL C O N T E XT reg i ona l a ss e t s Willow Run lies between the cities of Detroit, Ann Arbor and Ypsilanti in Southeast Michigan. Air, rail and road transportation networks connect the site nationally and internationally.

The DetroitWayne County Metro Airport (DTW), located 15 miles away, provides global connectivity. The Willow Run Airport (YIP) located within the Willow Run site serves freight and corporate clients. The proximity of research institutions, such as the University of Michigan in Ann Arbor, provides increased opportunities to study and engage the area.

Ann Arbor City Limits

1

Detroit City Limits

2

Ypsilanti City Limits

3

Detroit Metro Airport

4

Willow Run Airport

5

Port of Detroit

6

University of Michigan

7

Eastern Michigan University

8

GM Powertrain Plant

9

Willow Run Site Boundary

10

14 / RESEARCH

I-23

1

I-94

ANN ARBOR 7

YPSILANTI 3

8

5

YIP 9 AIRPORT

10

2

I-75

I-275

I-94

I-96

DETROIT

LAKE ST. CLAIRE 6

VE

AN A

IG MICH

WINDSOR CANADA I-94

DTW AIRPORT 4

DETROIT RIVER

I-75

0

2.5

0 5 miles

2.5

5 miles

F i g u re 1.1.3 : R e gio n al asse ts map I N T R O D UC ING WILLOW R UN / 15

DEFI N I N G T H E S IT E A N D IT S ELE M E NTS c u rre nt cond i tio ns For the purposes of this project, the Willow Run site is defined by Michigan Avenue to the North, Belleville Road to the East and the I-94 to the South and West.

Public Agriculture Residential Institutional Commercial Industrial Airport

The existing land use map shows the Willow Run site’s largely industrial nature. The site falls within Ypsilanti Township in Washtenaw County and Van Buren Township in Wayne County. This implies different allocations of public services and tax bases, multiple interests and sometimes, conflicting visions for the area’s future.

The airport occupies about 28% of the Willow Run site area, while buildings occupy less than 4%.

The Willow Run site also has scattered, low density residential development.

The p redominant natural features on the site include the Willow Run Creek and a few large areas of vegetation. The heavily polluted industrial landscape makes these features unsuitable for recreation or other uses.

16 / RESEARCH

0

2000

6000 ft.

Existing Land Use area in %

2.8

10.1

0.8 2.9 Public Agriculture Residential Institutional Commercial Mixed Use Industrial Airport

47.6 4.6

28.6

2.6

F i g u re 1.1.4: E x i stin g lan d u se map

68.1%

Airport

Unbuilt

2 Wi llow Ru n Air p o r t 3 West Wi llow N e ig hb o r ho o d 4 Wi llow Ru n Cre e k 5 Ypsi la n t i Waste Wate r Treat men t Pla nt

B ELLEVI LLE RD

1 GM Powert ra in P l ant

WAYNE COU NT Y Van Bu ren Town sh ip

Built area

28.6%

WAS HT E NAW COU NT Y Yipsil an ti Town sh ip

3.3%

6 Hydramat i c Waste Wate r Treat men t Pla nt

MI

C

A HIG

V NA

E

ECORS E RD

1 6 2 4

W I D E R RD

3

5

I-94 0

2000

5000 ft.

F i g u re 1.1 . 5 : M ajo r e le me n ts map I N T R O D UC ING WILLOW R UN / 17

SI TE E L E M E N T S st ru c tur i ng t he site a na lysis Defining the Willow Run site helped focus attention to the features within the site. The main site elements were then identified. These elements play an important role in shaping the planning scenarios.

Site Elements: - - Powertrain Plant site, - - Willow Run Airport, - - West Willow neighborhood - - Willow Run Creek.

The following chapters discuss these site elements under three topics.

- - Infrastructure includes the Powertrain Plant and transportation infrastructure.

- - Social Context includes a discussion on the site’s demographic composition and the West Willow neighborhood.

- - Constructed Landscape includes a study of the site’s natural elements and effects of the industrial legacy.

18 / RESEARCH

Fig ure 1.1.6: E x i sti n g con d i ti on s of m a j or elem en ts ( P h otog ra p h s fro m site visit, Fe bru ary 2 0 1 3 )

In f ra st r ucture

G.M. POWERTRAIN PLANT

ROADWAYS AND RAILWAYS

WILLOW RUN AIRPORT

Social Con text

WEST WILLOW NEIGHBORHOOD

AMENITIES: BUS STOP

RESIDENTIAL HOUSES

Con str u c ted L an d s cape

WILLOW RUN CREEK

VEGETATIVE REGENERATION

ACTIVE LANDFILL I N T R O D UC ING WILLOW R UN / 19

INF R A S T R U CT U RE

C h a pter 02 H i story The P lant : Genesi s Desi g n Feat ures T he Powe rt rai n Leg acy Wil low Run Ai rp ort : Int rod uct i on Future Pro po sal s for t he Ai rp ort Highw ays and Rai l

TIME L I N E W i l low R u n’s i nfra st ruc t ura l g row th 1941 Willow Run Airport built 1943 Airport built 6 new runways

41 42 43 44 45 46 47 48

WILLOW RUN AIRPORT

1900 01 02 03 04 05 06 07 08 09 1910 11 12 13 14 15 16 17 18 19 1920 21 22 23 24 25 26 27 28 29 1930 31 32 33 34 35 36 37 38 39 1940

1890

91 92 93 94 95 96 97 98 99

Extensive infrastructure development occurred at Willow Run during World War II, spurred by the Ford Bomber Plant construction in 1941. Changes in the plant’s ownership and use post World War II are reflected in the transportation infrastructure as well. Today, the infrastructure left behind by this industrial legacy remains mostly outdated and in need of optimization and repair.

GM POWERTRAIN PLANT 1941 Henry Ford commissioned the const ruction of the Bomber Plant; designed by Albert Kahn, built between 1941-1942

1942-1945 Bomber plant was operational for the production of B-24 Liberator Bombers. 8,685 B-24s were built and flown out of Willow Run Airport

1946 Kaiser-Frazer purchased the plant facility to make cars and farm equipment

1925 Passenger train between Ypsilanti and Detroit ceased operation due to the increased production of automobiles

1941 I-94 expressway under construction - connected Detroit to Willow Run’s bomber plant (completed in 11 months)

HIGHWAYS & RAILWAYS 1850s Railroad opened between Detroit and Ypsilanti, but Willow Run still rural with forest clearing practices 1892 Passenger train (Ypsi-Ann line) changed to electric power and connected Ann Arbor and Ypsilanti to Detroit 22 / RESEARCH

1941-1945 Bombers flown to Europe

11 12 13

2010

01 02 03 04 05 06 07 08 09

2000

1990

91 92 93 94 95 96 97 98 99

1966-present Cargo & executive aviation

81 82 83 84 85 86 87 88 89

1980

71 72 73 74 75 76 77 78 79

1970

61 62 63 64 65 66 67 68 69

1960

51 52 53 54 55 56 57 58 59

1950

49

1946-1966 Commercial passenger terminal

F i g u re 1.2.1: T i m el i n e of W i l low R u n airpo rt e piso de s

1953 General Motors purchased the plant and produced powertrain parts

1943 Marked one of the first regional planning efforts to prepare for the mass arrival of workers through construction of infrastructure and utilities to serve housing demands

1970’s At its peak, General Motors employed 14,000 workers at the Powertrain Plant

2003 GM spent at least $600 million to refurbish 1 million-square-feet of the Ypsilanti Transmissions Operations (YTO) building portion

1980 The plant was named a state historic site by Gov. William Milliken

2009 1,300 employees remained when General Motors declared bankruptcy 2010-present RACER Trust owns the former GM Powertrain Plant

INF R ASTR UCTUR E / 23

TH E PL A N T A l b e r t Ka h n a n d Willow Run The Willow Run Powertrain Plant was built by Albert Kahn Associates in 1942. An incredibly prolific architect, the office produced some 2,000+ buildings throughout the world. His works are also well represented on the University of Michigan campus, where he designed a number of important buildings, including Angell Hall, HIll Auditorium, and Burto n Memorial Tower.

After designing and building the iconic Packard Motors Plant in

Detroit, MI, Henry Ford enlisted Kahn for the design of his Highland Park Plant, and the two firms began a long, productive partnership. Kah n went on to design the world-renowned River Rouge Plant, and was selected to undertake the next massive project: Willow Run. This industrial plant, located some 34 miles from Detroit, contributed to t he recognition of the region as the ‘Arsenal of Democracy�.

F i g u re 1.2.2: A er i a l v i ew of W i l low R u n B om b er Plan t, lo o kin g East 24 / RESEARCH

to d a y After World War II, the plant’s use as a manufacturing facility for Kaiser-Frazer, then General Motors, contributed significantly to the evolution of the Willow Run area.

At one point the plant, as part of General Motors, was producing powertrain components for almost every major automotive manufacturer in the world.

Once the largest manufacturing facility in the world, today the plant remains a massive The Plant

structure, but one that many co nsider an economic, social, and environmental liability. It is currently owned by RACER Trust, a body formed by the US Federal Bankruptcy Court in 2011, which endeavours to maintain, reposition, and remediate former GM properties for redevelopment.

As an entity that operates solely on an initial endowment from GM and profits from sales, the urgency of addressing the Willow Run site becomes quite apparent.

Niagara Falls

(84 acres)

3100 ft Fig ure 1 . 2 . 3 : Foot p ri n t o f t he Powe r t rain P l ant

RACER Trust Properties Owned: 89 Properties in MI: 65 Willow Run Operating Exp: $7 million/year

Disneyland, Cal. (85 acres)

3100 ft F i g u re 1.2.4: Sca le com p a r i s on : N i a g a ra Fa l l s

F igu re 1 . 2 . 5 : Scale co mpariso n : m a ster plan o f D isn eylan d

INF R ASTR UCTUR E / 25

TH E PL A N T : G E NE S IS b i rt h of t h e “B o mbe r Pla nt ” The L-shaped building was designed for the rapid const ruction of the B-24 bomber planes during the United States effort in World War II. Ford Motor Company in Detroit, MI was contacted by the Department of Defense for the construction of the planes in 1940. Ford Motor’s assembly line production capabilities made them ideal candidates for the massive production increase that was needed for full involvement in the European and Asian conflicts.

Building Construction Facts Total Assembly Line Length: 5460 ft.

Original Building Footprint: 63.5 acres Current Building Footprint: 84 acres Materials: - - Structural Steel: 32,000+ tons - - Non-Structural Steel: 6,000 tons - - Brick: 10,000,000 pieces - - Concrete: 317,000 cubic ft.

- - Coated Wood-Block Flooring, 16 million pieces - - Electrical Wire Cable: 2,000 miles - - Sheet Metal: 2,400 tons - - Water and Steam Pipe: 100 miles - - Monorail Track: 12 miles

At the time, aircraft manufacturers were producing the same planes at a rate of one B-24 per day.

After touring factories and examining production methods

by Ford’s leadership, Executive Vice President Charles Sorensen proclaimed that Ford would build a single factory capable of delivering one B-24 per hour.

Constructed in only 10 months, the plant started operation in 1941. Its construction employed 2200 workers.

F i g u re 1.2.6: E x ter i or v i ew of W i l low R u n Bo mbe r Plan t 26 / RESEARCH

“I saw no impossibility in such an idea even though mass production of anything approaching the size and complexity of a B-24 never had been attempted before. But who would accept such a notion?

Instead of one bomber a day by prevailing methods I saw the possibility of one B-24 an hour by mass production assembly lines.”

F i g u re 1.2.7: Ch a rles Soren se n’s o r ig inal s ke tc he s fo r t he B om b er P l a n t

- C h arle s So re n se n

F i g u re 1.2.8: C on cep t for th e 1- m i le lo n g pro du c tio n plan t INF R ASTR UCTUR E / 27

TH E PL A N T : D E S IG N F E AT U R ES s ec t i ons The major architectural elements of the building consist of the long, wide bays designed for the construction of the airplane fuselage and wings, and their assembly in the final stages of production. The High Bays, as they are called, run almost the entire length of the building on the East -West axis.

36 Ft. Floor to Beam 50 Ft. Clear Span

150’

36’

50’

F igure 1 . 2 . 9 : Sect i on o f Hig h B ay , G M Powe r t rain P l a n t

30 Ft. Floor to Beam 38 Ft. Clear Span

275’ 30’

Figure 1 . 2 . 1 0 : Sect i on o f Y TO p o r t io n, G M Powe r t rain P l a n t 28 / RESEARCH

38’

YTO:

High Bays:

North-South orientation 275 ft. width 1100 ft. length

Two side-by-si de bays 150 ft. width 2500 ft. length

Connected to office building on West Side Bisected by High Bays down the ce nter

Separated and flanked by mezzanine level shop and office space

Used originally for: - - Tooling and Machining - - Small Parts Assembly - - Pressing and Paint

Largest individual element of the building Used originally for: - - Fuselage Assembly - - Center Wing Skin & Stringer - - Center Wing Vertical Assembly - - Final Assembly

INF R ASTR UCTUR E / 29

TH E PL A N T : D E S IG N F E AT U R ES hi gh b a y s - s p ace fo r pla ne s The High Bays represent a unique space in the plant. The major assembly of the final plane began in the space as the unit moved the entire length of the 2500-ft bay. The famous ‘L’ curve of the building was made possible by the installation of enormous rotating platforms, which oriented the planes southward for delivery.

This space is what Charles Lindbergh was referring to when he called the plant the “Grand Canyon of the mechanized world.”

The High Bays were laid out sideby-side to allow maximum eastwest movement, and to provide structural stability should one portion be damaged in the event of an attack on the facility. The mezzanine levels on either side and down the center were meant to provide space for the small parts machining.

F i g u re 1.2.11: V i ew i n s i d e th e p l a n t alo n g th e H igh Bays 30 / RESEARCH

F i g u re 1.2.12: I n ter n a l str u c tu re of th e Power tra i n P l an t alo n g th e H igh Bays INF R ASTR UCTUR E / 31

TH E PL A N T : T H E P OW E R T R A IN LEGACY G en e ra l M otors a t Willow Run The portion of the building dubbed YTO represents a significant investment made by General Motors in the mid 2000’s.

Almost $65 million was spent to renovate the building to provide updated space for General Motors’ Transmission Division.

It was given the name Ypsilanti Transmission Operations, and YTO became its de facto moniker.

Under GM’s ownership, and even before the re-investment, the plant was home to more than 5,000 workers. In the early 2000s, the plant shifted its operations to transmission components, and employment dropped to around 1,350.

F i g u re 1.2.13: A er i a l v i ew of th e Powe rtrain Plan t 32 / RESEARCH

F i g u re 1.2.14: I n ter n a l str u ctu re of Y TO, G M Powe rtrain Plan t INF R ASTR UCTUR E / 33

TH E PL A N T : T H E P OW E R T R A IN LEGACY waste w a te r t re a t me nt pla nt At a high point in the Powertrain Plant history, GM was producing an enormous amount of effluent as a result of metal-cutting operations.

Simply, nitrogen and oil fluids are mixed with water and used as a lubricating material when metal is cut and used in manufacturing processes.

The runoff is collected and drained through a series of underground pipes, that feed into the facility located south of the GM Powertrain Plant.

Daily Capacity: 7,600,000 gal.

Peak Production: Daily Average: 4,500,000 gal.

Oil Produced*: ~40,000 gal./day Current: Dry Day Average: 150 gal./min.

Monthly Treatment: 6-8 million gal. *Oil captured was either sold or used as fuel for heating.

The Waste Water Treatment Plant (WWTP) continues to treat water contaminated with oil and other contaminants, even with the cessation of cutting operations.

Continued operation of the plant is necessary to prevent the contaminants from entering the creek or other groundwater sources.

Because the power source is routed through the GM Powertrain Plant, RACER Trust has expressed concern that any disruption to the power supply from deconstruction or demolition work could compromise the WWTP’s operations.

F i g u re 1.2.15: D i a g ra m of wa ter tre atme n t pro ce ss 34 / RESEARCH

F i g u re 1.2.16: A er i a l v i ew of W W T P

F i g u re 1.2.17: Stor m wa ter ta n k

F i g u re 1.2.18: Scene o f wate r tre atme n t INF R ASTR UCTUR E / 35

WI L LOW RUN A IR P O R T ( Y IP ) : I NT RODU CT I ON o p e ra t i on

histor y

The Willow Run Airport represents one of the strongest associations with the name Willow Run today. The Wayne County Airport Authority currently operates the 26,000-acre Willow Run Airport, located between Ann Arbor, Ypsilanti, and Detroit.

Designed and built in 1941 by Albert Kahn Associates, the Willow Run Airport originally served the Ford Bomber Plant.

It allowed bombers produced at the plant to fly directly to Europe during World War II. The design included an elaborate storm drainage system that emptied into the W illow Run Creek and allowed maximum water drainage, which prevented frost damage.

The airport supports more than 1,000 jobs on site and another 2,000 jobs throughout Michigan.

An estimated 16 of these jobs are held by West Willow residents.

The annual economic impact of these jobs, as well as revenue from airport operations, totals around $200 million.

After the war, the Defense Plant Corporation sold the airport to

the University of Michigan for $1. In the 1950’s, commercial air traffic moved to Detroit Metro Airport and Willow Run became a cargo, personal and executive aviation airport. In 1977, Wayne County purchased the airport for $1.

Willow Run’s Western Terminal was once part of the Bomber Plant, and designed to withstand shelling and debris with a chainmail curtain, the hardware for which still exists today.

In 2011, more than 125,000 tons of cargo were handled by the airport.

- - Annual Operational Budget: $3,750,000 - - Flight Types: Cargo, Corporate Aviation, Military, Personal Aircraft - - Flight Operations per Year: 65,000+

F i g u re 1.2.19: A er i a l v i ew of Wa y n e Co u n ty Airpo rt 36 / RESEARCH

c u r re nt sta te

Legend Decommission/Downsizing Expansion Access Points Land Swap Parcels* Airport Boundary

F i g u re 1.2.20: C u r ren t sta te of Wayn e Co u n ty Airpo rt INF R ASTR UCTUR E / 37

FUTURE PRO P O S A LS FO R T H E AI RP ORT a i rp or t op ti m iz a t io n pla n Future plans for the Airport incorporate proposals for optimized runway and taxiway infrastructure.

Figure 1.2.21 represents the product of the University of Michigan College of Engineering’s work to provide recommendations on optimal taxiway placements and operations consulting.

As part of its strategic plan, the airport has identified three main areas for growth: - - passenger and cargo air service, - - aviation-related business, and - - global marketing for the airport, the region, and Michigan.

Three runways will undergo reconstruction, extending one, while shortening two.

Additionally, the airport is considering construction at its entrance and at the cargo delivery system for both freight trains and trucks.

38 / RESEARCH

Using three dimensional models of the runway expansion, flight patterns of planes, and resultant pollution, the airport ensures that these expansions will not signif icantly impact the West Willow neighborhood. The longer runway will decrease noise pollution over the neighborhood as planes will now reach higher altitude when flying over the neighborhood.

As part of the future expansion of the runway system, a land swap between Willow Run Airport and RACER Trust has been negotiated to allow greater clearance at the end of the northernmost runway.

In exchange, RACER Trust will gain operational control of the GM Powertrain Waste Water Treatment Plant located to the south of the plant.

Although the final physical layout may be different from that shown here, the overall changes have been approved by the FAA and WCAA. The approved changes to the airport’s runways will improve operational efficiency and allow easier access for current airport traffic.

For the purposes of this project, all the planning scenarios assume the implementation of this proposal for airport optimization. In addition, the University of Michigan College of Engineering students are collaborating with the airport to develop optimizat ion and costing programs.

Legend Decommissioned runways Expanded runways and taxiways Airport entrances F i g u re 1.2.21: R i g h t s i z in g plan o f th e airpo rt INF R ASTR UCTUR E / 39

HIG HWAY AN D R A IL wel l - con ne cte d, hig h vo lume infrastr u ctu re Multiple modes of transportation provide connectivity to the Willow Run site. Interstate 94 and Michigan Avenue are major corridors with high volumes of traffic and year-round truck service. The Willow Run Airport (YIP) currently has no commercial passenger service but serves freight and corporate clients. The railroad, owned by CSX, conveys both freight and passengers between Chicago and Detroit.

TRAFFIC VOLUME High Traffic Volume Medium Traffic Volume Low Traffic Volume

F i g u re 1.2.22: Tra f f i c vol u m e of W i l low Ru n a re a majo r ro adways

No dedicated pat hs.

40 / RESEARCH

p e de s tria n

or

bik e

Ro u te 2 2 o f The Ri de o pe r ate d by A n n A r bo r Tr anspo r tati o n Autho r i ty (A A T A ).

Hi ghways and co un t y roads. Th e co unty r o ads ar e main t ain ed by t h e r e spe cti ve C o unty Road Commission s.

t ra f f i c study Current PASER (Pavement Surface Evaluation and Rating) results for the site indicate fair to poor pavement condition on the site, compromising pedestrian and bicycle friendliness.

TRAFFIC INCIDENTS High Accident Rate Deficient Bridges Area with High # Traffic Accidents Areas of High Congestion

Moreover, SEMCOG traffic analysis results for 2010 and 2011 show an annual average of 2 fatalities in both Ypsilanti and Van Buren Townships. However, the intersection of I-94 and Belleville Road at the southeast corner of the site shows a relatively high incidence of fatal crashes.

0

H i g hw a ys wi t h a l l - y e a r tru ck s e rv ice t r uc k ma i nt a i n e d by th e M ich igan De p a r t me nt of T ran s p orta tion ( M DO T ) .

2000

6000 ft.

F i g u re 1.2 . 2 3 : Traffic in c ide n ts

C S X C o r po r ati o n o wns the r ai lr o ad.

A mtr ak o pe r ate s the W o lve r i ne hi gh s pe e d passe nge r tr ai n se r vi ce .

F i g u re 1.2.24:

The W ayne C o un t y Airport Au t h orit y o pe r ate s the W i llow Ru n Airport .

D i a g ra m s for W i l low R u n a rea tran spo rtatio n mo de s I NF R ASTR UCTUR E / 41

SOCIAL CONTEXT

C h a pter 03 Ti meli ne Soci al C ontext : D emog rap hi cs Sc h ool D i st ri ct s Ameni t i es West Wil low Nei g hb orhood : Em ergence and Consoli d at i on Vi sual Tour Crim e and L ack of Access Neighbo rho o d Im provem ent St rateg y (2007) R esidential L o t and Buil ding Typ olog i es

42,331

TIME L I N E 29,880

W i l low R u n’s so c ia l co ntext Employment changes during the life of the GM Powertrain plant greatly affected the demographic characteristics in the Willow Run site.

Housing and supporting amenities developed to house and service the plant workers. Today, despite the plant’s closure, the residential developments remain.

22,410

2,490

Bomber-Plant Employment

41 42 43 44 45 46 47 48

1900 01 02 03 04 05 06 07 08 09 1910 11 12 13 14 15 16 17 18 19 1920 21 22 23 24 25 26 27 28 29 1930 31 32 33 34 35 36 37 38 39 1940

1890

91 92 93 94 95 96 97 98 99

1941-1945

1819 Governor Cass’s Treaty of Saginaw opens Ypsilanti to pioneer settlement

1940 Ypsilanti had 12,121 residents and the township had 4,153 residents

1945 In June 1,000 families moved out of Willow Run

1823 First settlers build cabins at Willow Run, hunting and harvesting

1942 The influx of 42,000 workers at the bomber plant were inadequately supplied with housing, leading to the construction of 940 temporary homes and trailers

1946 GI’s moved to Willow Run due to housing supply shortage in Ann Arbor, Ypsilanti, and the Detroit area

44 / RESEARCH

15,000

14,000 5,000

GM Employment

2,061

3,000

320

01 02 03 04 05 06 07 08 09

2000

91 92 93 94 95 96 97 98 99

1990

81 82 83 84 85 86 87 88 89

1980

71 72 73 74 75 76 77 78 79

1970

11 12 13

2010-2013

1953-2010

61 62 63 64 65 66 67 68 69

1960

51 52 53 54 55 56 57 58 59

1950

49

1946-1953

1,100

2010

Kaiser-Frazer Employment

F i g u re1.3.1: E m p loy m en t at th e plan t (1 9 4 1 -2 0 1 0 )

1964 West Willow neighborhood completed construction as a worker hous ing neighborhood near the plant

1980 Ypsilanti granted GM more than $200 million in incentives to keep two factories in the Willow Run area 1980s-2000s Michigan mayors and governors anxious about local jobs had agreed to GM’s demands for cash rewards, free buildings, worker training and lucrative tax breaks

2007 Strategic plan for the West Willow neighborhood 2011 Kaiser Elementary School closed in the West Willow neighborhood 2012 10 home foreclosures a week in Ypsilanti Township, highest foreclosure rate in the county 2012 Ypsilanti and Willow Run school districts consolidated 2012 Ypsilanti Township sued GM for departing Willow Run and stripping the township of jobs SOCIAL CONTEX T / 45

SO CI AL C ON T E XT : D E MO G R A PH I CS

The following pages provide a summary of the site’s demographic information by census tract.

The information selected for analysis includes race, age, household type, educational attainment, occupation and income. These help compare the social characteristics in different locations within the site and assist in locating disparities. It also facilitates a comparison of social conditions on the site to Wayne and Washtenaw Counties and the State of Michigan.

46 / RESEARCH

WASHT ENAW CO UNT Y

Understanding the Willow Run site’s social context called for a detailed analysis of its demo graphic data.

The site is comprised of seven census tracts and these facilitate a finegrained analysis of the site’s social composition.

WAY NE COUN TY

s i te ce ns u s t ra c t s 1

5881

2

5645.03

3

9840

4

4119

5

4120

6

4130

7

4123

1 0

2000

6000 ft

4

2

5 7

3

6

F i g u re1.3.2: West W i l low a n d s u rro u n din g ce n su s trac ts SOCIAL CONTEX T / 47

SO CI AL C ON T E XT : D E MO G R A PH I CS s i te ce ns u s t ra c t co mpa riso n

755

<18

923

268

35-64

1,101

18-34

606

<18

553

>65 35-64

48 / RESEARCH

TOTAL: 36 4

772

Householder Not Alone

Householder Living Alone

Female Householder

Male Householder

Married Couple

Hispanic

Multi-Racial

Asian

528 49

TOTAL: 2,528 >65

731

65

140

354

89

10 4

18-34

84 1,631

154

35-64

637

67

150

358

1

5

84

1

3

283

276 38

2

>65

2 , 04 4

1

Black

TOTAL: 3,592

Miles 3

HOUSEHOLD TYPE

2 ,0 40

1.5

19

18-34

6

<18

7

35

0

RACE

White

AGE

9

0

0

HOUSEHOLD INCOME MEDIAN

EDUCATIONAL ATTAINMENT

OCCUPATION

Top 3 Occupations 52 29

< High School

$84,625

High School

326

312

% of workforce

Management, business, & financial operations

22.9 %

Professional & Related

17.7 %

Production

16.7 %

Professional & Related

14.7 %

Production

14.5 %

Office & Administrative Support

12.5 %

Production

34.6 %

Professional & Related

34.6 %

Sales & Related

30.8 %

Some College Bachelor’s

609

746

Master’s 587

Professional School Doctorate

< High School

$50,322

High School Some College

86 17 181

11 237

Bachelor’s Master’s

528

Professional School

696

Doctorate < High School High School

$85,000

Some College

9

Bachelor’s Master’s Professional School Doctorate

18 9

SOCIAL CONTEX T / 49

SO CI AL C ON T E XT : D E MO G R A PH I CS s i te ce ns u s t ra c t co mpa riso n

1,562

50 / RESEARCH

Householder Not Alone

Householder Living Alone

Female Householder

Hispanic

378

Male Householder

Multi-Racial

Married Couple

Asian

<18

920

TOTAL: 3,876 >65

373

35-64

1,519

18-34

970

<18

1,014

312

543

158

536

112

327

408

105

14 8

33 957

100

92

6

1,438

18-34

507

674

35-64

TOTAL: 3,740 425

40

>65

908

1 , 73 8

5

950

2,3 5 5

<18

40 819

35-64 18-34

160

359

161

>65

1 54

4

Black

TOTAL: 3,779

Miles 3

HOUSEHOLD TYPE

2 , 69 5

1.5

1 ,8 1 7

0

RACE

White

AGE

490

91

383

476

116

HOUSEHOLD INCOME MEDIAN

EDUCATIONAL ATTAINMENT

OCCUPATION

Top 3 Occupations < High School High School

$33,716

Some College

96 25 14 286

621

917

874

Bachelor’s Master’s Professional School Doctorate

< High School

11 30

High School

$35,734

Some College

224

Professional School

949

High School

$37,417

Some College

84 233

382

Bachelor’s Master’s

729

18.1 %

Production

17.2 %

Office & Administrative Support

11.8 %

Professional & Related

20.0 %

Office & Administrative

17.4 %

Sales &Related

16.6 %

Office & Administrative Support

15.2 %

Professional & Related

14.8 %

612

Doctorate

< High School

Professional & Related

484

Bachelor’s Master’s

% of workforce

837

Professional School

Management, business,

Doctorate

& financial operations

12.7 %

SOCIAL CONTEX T / 51

SO CI AL C ON T E XT : D E MO G R A PH I CS West W i llow n e ig hbo rho o d

35 - 6 4

1,047

18 - 3 4

662

<18

878

The seventh census tract coinc ides with the West Willow neighborhood - one of the site elements identified for detailed study. The last part of this chapter undertakes a deeper analysis of this neighborhood, studying its genesis, current conditions, and building typologies.

West Willowâ&#x20AC;&#x2122;s demographic analysis highlights some

52 / RESEARCH

Householder Not Alone

Householder Living Alone

Female Householder

Male Householder

Married Couple

Multi-Racial

Asian

Hispanic

81

341

109

>65

5

7

Black

TOTAL: 2,928

Miles 3

615

1.5

2 , 1 02

0

HOUSEHOLD TYPE

RACE

White

AGE

disparities when compared to other census tracts within the Willow Run site. In particular, the neighborhood has a higher percentage of female headed households, a large percentage of youth under 18, and high unemployment.

These, among others, indicate some social considerations within the neighborhood when assessing potential changes.

328

61

372

237

42

VEHICLE OWNERSHIP

No Vehicle 1 Vehicle

15.88% 28.84%

2 Vehicles 37.89% 3 or more

17.39%

HOUSEHOLD INCOME MEDIAN

EDUCATIONAL ATTAINMENT

OCCUPATION

Top 3 Occupations

< High School 74 15

High School 165

Some College

$ 38, 255

368

% of workforce

Building-grounds, cleaning & maintenance

16.8 %

Office & Administrative Support

16.7 %

Healthcare Support

11.8 %

Bachelor’s Master’s

698

Professional School

464

Doctorate

EMPLOYMENT

VACANCY STATUS Vacant E m ploye d

84 %

5 4 uni ts

OCCUPIED UNITS TENURE Re nte r - Occupi ed

262 u n it s

76%

95%

of 1,0 91, 2 units 092

of 1,146 u n its

UN ITS U n e m ploye d 1 6 %

Occupi e d

1 ,0 9 2 uni ts

Owne r - Occupi ed

830 u n it s

SOCIAL CONTEX T / 53

SO CI AL C ON T E XT : D E MO G R A PH I CS sta te a n d cou nt y co mpa riso ns

18-34

19,005

<18

12,136

>65

TOTAL: 41,735 3,739

35-64 18-34 <18

9,730 10,308

27 ,4 61

17,958

54 / RESEARCH

Multi-Racial

Hispanic

230,319

147,029

Black

19,501

2, 6 83

35-64

7 49

TOTAL: 56,431 5,789

419

>65

2,3 5 1

1,907,543

1,2 0 3

<18

1, 6 43

2,579,630

1 3,2 0 1

18-34

7 ,803,120

4,042,409

Wayne County

Asian

35-64

Washtenaw County

238,199

1,354,059

9, 7 47

- West Willow has a higher percentage of households with no vehicle compared to Washtenaw County. The lack of public transportation infrastructure highlighted in the previous chapter make this especially problematic.

TOTAL: 9,883,640 >65

1,400,362

Michigan

- West Willow has a higher percentage of youth under age 18 compared to Washtenaw and Wayne Counties and Michigan State.

- West Willow has more than twice the percentage of Femaleheaded households compared to both counties and the state.

RACE

White

AGE

3 3 ,21 9

Comparing the West Willow demo graphic data with county and state data helped add perspective and regional context to the social analysis. Some main differences that stood out include the following:

Householder Not Alone

VEHICLE OWNERSHIP

Householder Living Alone

Female Householder

Male Householder

HOUSEHOLD TYPE Married Couple

HOUSEHOLD INCOME MEDIAN

No Vehicle 1 Vehicle

$45,413

7.83% 35.22%

2 Vehicles 38.76% 1,857,127 185,363

511,583 1,079,678 237,757

$55,880

3 or more

18.19%

No Vehicle

8.98%

1 Vehicle

36.70%

2 Vehicles 38.87% 7,222

1,092

3,958

7,860

2,836

$ 3 9, 408

3 or more

17.45%

No Vehicle

13.64%

1 Vehicle 42.07% 2 Vehicles

7,852

822

2161

4758

1150

3 or more

31.53% 12.76% SOCIAL CONTEX T / 55

SO CI AL C ON T E XT : S C H O O L D IST RI CTS co n s oli d a te d , ye t fra g me nte d sc hool s The Willow Run School District which served the West Willow neighborhood and its surroundings included 6 schools.

- - Holmes Elementary School - - Ford Elementary School - - Kaiser Elementary School - - Chaney Academy - - Willow Run Middle School - - Willow Run High School In 2011, Willow Run school officials implemented a comprehensive redesign plan aimed at enhancing student achievement and saving district funds. The plan resulted in the closure of Kaiser Elementary School and Cheney Academy, with their students redistributed to four school buildings outside the West Willow neighborhood.

Student redistribution: 1)Pre-kindergarten through first grade students attend the Willow Run Primary Learning Center (formerly Henry Ford Elementary School) 2)Second through fourth grades attend Willow Run Elementary Learning Center (formerly Holmes Elementary School) 3)Fifth through seventh grades attend Willow Run Intermediate Learning Center (formerly Willow Run Middle School) 4)Eighth through twelfth grades attend Willow Run Secondary Learning Center (formerly Willow Run High School)

For West Willow, the consolidation resulted in the loss of one of its few public amenities - the Kaiser Elementary School. The closed Kaiser Elementary School is currently vacant and not routinely maintained.

Repurposing of the school infrastructure for community benefit programs could provide a possible future for this building.

In February of 2013, the Michigan Department of Education awarded a $6.5 million dollar grant to help consolidate the Willow Run Schools and Ypsilanti Public Schools. The new school district has been named â&#x20AC;&#x153;Ypsilanti Community Schools.â&#x20AC;?

West Willow Neighborhood Access Points Existing Schools Closed Schools Bus Stops

56 / RESEARCH

Henry Ford Elementary 272 stu d en ts ( 2008) Holmes Elementary School 2 1 8 st u d en t s (20 0 8 )

Willow Run Middle School 3 8 3 st ud en ts ( 2008)

Willow Run High School 5 5 4 st ud e nt s ( 2 0 0 8 )

Formerly Kaiser Elementary School 232 students (2008)

0

2000

$

6000 ft F i g u re 1.3.3: Sc h o o l distribu tio n map SOCIAL CONTEX T / 57

SO CI AL C ON T E XT : AC C E SS TO AM E NI T I ES a m eni t y d i st r i but io n A number of amenities exist within and around the Willow Run site.

However, most of these are located either in the City of Ypsilanti, along the Michigan Avenue or around major I-94 intersections.

Willow Run residents remain primarily dependent on private transportation and the limited public transit sy stem to access these amenities.

West Willow Neighborhood Access Points Parks Recreational Opportunities Banks Restaurants Gas Stations

The mapping of amenities undertaken here not only helps understand the liveability of the site but also informs decisions about the type of development required on the site. Observations from the amenities distribution $ map also indicate more urgent concerns like limited access to fresh food, few recreational opportunities and a lack of health care centers.

58 / RESEARCH

Bus Stops Coffee Shops Urgent Care Centers Grocery Stores Churches

$

$

$

$

$

F i g u re 1.3.4: A m e n itie s distribu tio n map SOCIAL CONTEX T / 59

WES T WI L LOW NE IG H B O R H O OD: EM ERGE NCE AND CONSOLI DATIO N u r b a ni z a t i on pa t te rns t hro ug h t ime West Willow neighborhood construction began in the 1950s and finished in 1964. As manufacturing jobs flourished, so did the demand for housing in the area. This residential development came as a response to worker housing shortage in the Willow Run site when the Bomber Plant was being operated by Kaiser-Frazer.

1949 60 / RESEARCH

1956

In 1961, with West Willow neighborhood construction near completion, I-94 underwent rerouting to connect to M-12.

This modification bounded the West Willow neighborhood into its current triangular shape.

0

1961

10 0 0

3 0 0 0 ft

1997 F i g u re 1.3.5: Wa y n e Sta te DT E A er i a l Ph o to graph y Co lle c tio n SOCIAL CONTEX T / 61

WES T WI L LOW NE IG H B O R H O OD: VI SU AL TOU R c u rre nt cond i tio ns

1 7

6

1

West Willow Entry

2

The Spiritual Israel Church

2

3

Whitehead Memorial Church

8

4

10

11

9 3

5

4

5

8

62 / RESEARCH

East end of Tyler Road, looking East

6 7

5 - Tyler Road, looking East

New Covenant Missionary Baptist Church

West end of Tyler Road, looking East West end of Tyler Road

9

Kaiser Elementary

10

West Willow Park

11

AATA Bus Stop

6 - West end of Tyler Road, looking East

1 - West Willow entry on Wiard Road

7 - West end of Tyler Road

2 - The Spiritual Israel Church

3 - Whitehead Memorial Church

4 - New Covenant Missionary Baptist Church

8 - Kaiser Elementary

9 - West Willow Park

10 - AATA Bus Stop

F i g u re 1.3.6: C u r ren t con d i ti on of West W i l low (site visit, M arc h 2 0 1 3 ) SOCIAL CONTEX T / 63

WES T WI L LOW : C R IME A N D LACK OF ACCESS c r i m e sta t i sti c s

l ack of access to am en i ti es

Crime statistics in the West Willow neighborhood and its surroundings show a high incidence of crime. However, the active West Willow Neighborhood Watch has helped reduce crime incidence in recent years, making neighborhood residents feel safer.

Willow Run siteâ&#x20AC;&#x2122;s walk-score of 17 out of 100 indicates very low pedestrian friendliness.

This walk-score combines pavement condition, block length and traffic volume information. This means that residents remain dependent on private transportation and the limited bus transit options to access most amenities.

Oct 2012 - April 2013 (224 crimes)

Pedestrian Friendliness: -0.8

- - Burglary (61) - - Assault (58) - - Vandalism (26) - - Theft/Larceny (20) - - Drugs/Alcohol Violations (13) - - Sex Crimes (11) - - DUI (10) - - Motor Vehicle Theft (9) - - Vehicle Break-In/Theft (9) - - Robbery (7)

64 / RESEARCH

Walkscore: 17 out of 100

We st W i l low Pa r k B u rg l a r y loca ti on W it hin a 1 m i le ra d i u s of We st W i l low N ei g h b or h ood Fig ure 1.3.7: Recen t West W i l low b urg l ar i es , D ec 2012 - J a n 2013

Amenities accessed in 15 mins travel from West Willow Park 0 Mi.

0.5 Mi.

1.0 Mi.

1.5 Mi.

2.0 Mi.

4.0 Mi.

12.0 Mi.

WEST WILLOW PARK

YPSILANTI CITY

ANN ARBOR CITY

DTW

YIP

$

F i g u re 1.3.8: A m en i ti es a ccess i b i l i ty fro m We st Willow Park SOCIAL CONTEX T / 65

WES T WI L LOW : NE IG H B O R H O OD I M P ROVE M E NT STRATEGY (2 0 07) d ef i ni ng t h e p ro ble m

The Neighborhood Improvement includes both social and physical Strategy developed in 2007 characteristics manifested by by the New West Willow the people, land and buildings of Neighborhood Association, the the West Willow neighborhood.

Washtenaw County Office of It involved broad neighborhood Community Development and participation, and the design the Ypsilanti Charter Township, called for annual updates to highlights the improvement benchmark completed tasks.  opportunities of the West Willow neighborhood. It sets a three- In forming this plan, the selfyear implementation strategy for assessment conducted by the  physical improvements. steering committee was shared with the neighborhood at large.

Starting from the neighborhood’s Over 90 participants attended. prominent history, the document Surveys were conducted focusing





on senior citizens , youth, elected officials, and township and county agencies to assess the needs and impressions of West Willow.

Ideas and comments were also solicited for topics of interest.

From there, st rategies were developed and refined over three months with a final presentation to the neighborhood in May, 2007.

The plan was prepared by Hamilton Anderso n Associates.







 





 

Figure 1 . 3 . 9 : West Wil low Ne ig hb o r ho o d Im p rove m en t Stra teg y 66 / RESEARCH



f i nd i n g s Physical - - The road infrastructure that boarders West Willow isolates it from the surrounding region - - 45 residential blocks with streets arranged in a mo dified grid pattern - - 6 points of access to West Willow - - Comprised almost entirely of single-family houses - - 4 places of worship - - 4 public facilities in the neighborhood; West Willow Park, a community center, Dodge Court (a small grassy area), and Kaiser Ele mentary School - - No vacant property for infill development but 4 large vacant sites exist around the periphery of the neighborhood - - Housing stock generally sound, but rental housing in need of repair.

Fi gu re 1 . 3 . 1 0 : P hy s ical fi n di n gs from We st W il low

Social

Fi gu re 1 . 3 . 1 1 : So c ial f ind ing s from West Wi llow

- - Higher percentage of youth under the age of 15 and a lower percentage of young adults (ages 15-34) than Ypsilanti Township and Washtenaw County - - Higher percentage of African Americans and less Asian and white races than Ypsilanti Township and Washtenaw County - - Larger average family size in West Willow than the Ypsilanti Township and Washtenaw County - - Lack of supervised places for teen to â&#x20AC;&#x2DC;hang outâ&#x20AC;&#x2122; - - No physical, social, and learning programs for seniors - - No opportunities for adults to retrain for higher-income jobs - - High concentration of single family rental housing - - No convenient shopping within the neighborhood - - Youth walk across busy US-12 and Dorset Avenue to reach stores SOCIAL CONTEX T / 67

WES T WI L LOW : NE IG H B O R H O OD I M P ROVE M E NT STRATEGY (2 0 07) c r i t i ca l a ss e ssme nt The improvement strategies developed for West Willow were anticipated for implementation in a 3 year time frame. Now, 6 years after the preparation of the strategic plan, few improvements have been realized.

Some of the changes in the neighborhood since the 2007 West Willow Neighborhood Improvement Strategy are: --A community center was established - - A community garden has been created at the community center - - The residents have established a citizen patrol program to combat crime issues - - More street lights are operating - - Neighborhood s ecurity cameras have been insta lled - - More police arrests from public fighting incidents - - More recreational and social programs have been established by the neighborhood association

 F i g u re 1.3.12: N ei g h b or h ood I m p roveme n ts

68 / RESEARCH



Strate gy Plan

           



                

i m p le m e nta t io n st ra te g ie s BUILT IMPROVEMENTS - - Build attractive entrances to the community - - Improve landscape/streetscape on US12, Service Rd. and Wiard Rd. - - Improve condition of owner-occupied homes - - Establish community gardens - - Conduct neighborhood clean-up events - - Redesign the West Willow Park to be highly visib le Figu re 1 . 3 . 1 3 : Vi ew o f Ty le r R o ad

MEASURES TO IMPROVE SAFETY - - Improve fire safety through maintenance of infrastructure - - Crime prevention: frequent sheriff presence and enforcement - - Improve pedestrian and vehicle safety - - Eliminate stray and unlicensed dogs - - Maintain street lighting & trees to improve night visibility 

Figu re 1 . 3 . 1 4 : Ci t ize n Pat ro l in We st W il low

ESTABLISH NEW PROGRAMS - - Partner with schools to provide education programs in the neighborhood - - Construct a community center to offer physical recreation and education programs for age groups - - Provide a better selection of recreation programs and equipment in the neighborhood - - Develop a rental code enforcement program Figu re 1 . 3 . 1 5 : Kai s e r E le m e ntar y S c ho o l SOCIAL CONTEX T / 69

RES I D E N T I A L LOT A ND B U ILDI NG T Y P OLOGI ES lo t t y p olog y Studying West Willow neighborhoodâ&#x20AC;&#x2122;s layout and design typologies help understand the architecture, building materials and current condition of the houses.

The West Willow neighborhood has a grid organization, with curvilinear roads and bound by heavy infrastructure. The pattern of the road network in West Willow creates many differently shaped lots. Despite the shape, many of the lots in the neighborhood share similar building and driveway layout.

F i g u re 1.3.16: West W i l low N ei g h b or h ood c u r ren t co n ditio n : ae rial view 70 / RESEARCH

C orn er Lot large parce l size f ro nt, m i ddle an d side yard stre e t f ro ntage at t h e fron t an d si de o f ho use garage to the back of t h e h ou se

M id d le Lot sm alle r parce l size f ro nt and back yard stre e t f ro ntage at t h e fron t of ho use garage to the left of h ou se

M od if ied M id d le L o t

Road Network

large st parce l size

Parcels of Interest

f ro nt yard and large back yard

West Willow Park

stre e t f ro ntage at t h e fron t of ho use

Civic Infrastructure Single Family Homes 0

1000

garage to the left of h ou se 3000 ft

Fi gu re 1 . 3 . 1 7 : We st W il low ne ig hb o r ho o d lo t t y p olog y SOCIAL CONTEX T / 71

RES I D E N T I A L LOT A ND B U ILDI NG T Y P OLOGI ES o n e stor y b a s i c Single story housing is the most commonly found housing typology in West Willow. This typology presents itself in many different variations.

Figure 1 . 3 . 1 8 : O n e stor y ho us e s ( b as ic ) 72 / RESEARCH

ele m e n t s a nd de ta ils

Figu re 1 . 3 . 1 9 : O ne sto r y ho us e s ( b as ic ) e levat i on

SOCIAL CONTEX T / 73

RES I D E N T I A L LOT A ND B U ILDI NG T Y P OLOGI ES vari a ti on s on a t he me

Figure 1 . 3 . 2 0 : O n e stor y ho us e s ( var iat io ns ) 74 / RESEARCH

ele m e n t s a nd de ta ils

VARIABLE ELEMENTS window bays window height and size shutter detail eaves and gables roof line/detail roof height front door placement and style porch/front entrance detail chimney facade

F i g u re 1.3.21: O n e stor y h ou s es (variatio n s) e levatio n s SOCIAL CONTEX T / 75

RES I D E N T I A L LOT A ND B U ILDI NG T Y P OLOGI ES o n e stor y m od ifie d ro o f This housing ty pology is also very prevalent throughout the neighborhood. While very similar to the One Story Basic typology, it has a very different style roof.

F igure 1 . 3 . 2 2 : O n e sto r y ho us e s ( w it h m o d if ie d ro o f ) 76 / RESEARCH

ele m e nt s a nd de ta ils VARIABLE ELEMENTS window size and height window and door placement eaves, gables and bays porch detailing Fi g u re 1 . 3 . 2 3 : O n e sto r y ho us e s ( w it h m o d if ie d roof ) eleva ti on s

chimney facade

SOCIAL CONTEX T / 77

RES I D E N T I A L LOT A ND B U ILDI NG T Y P OLOGI ES s p l i t leve l The split level is a very common housing typology in many American neighborhoods. In West Willow this typology is popular though not as prevalent as either the One Story Basic or One Story Modified Roof.

Figure 1 . 3 . 2 4 : Sp li t leve l ho us e s 78 / RESEARCH

ele m e n t s a nd de ta ils VARIABLE ELEMENTS window detail style of door porch detailing chimney facade Fi g u re 1 . 3 . 2 5 : S p l it leve l ho us e s e levat io ns

attached garage

SOCIAL CONTEX T / 79

RES I D E N T I A L LOT A ND B U ILDI NG T Y P OLOGI ES t wo stor y In West Willow, two story homes are a rare find. Many of those found have a common style with very l ittle variation. This is unlike both the One Story Basic and One Story Modified typologies.

Figure 1 . 3 . 2 6 : Two sto r y ho us e s 80 / RESEARCH

ele m e n t s a nd de ta ils

VARIABLE ELEMENTS window si ze and height window placement awning over front entrance awning and porch detail front door style chimney facade

Fi g u re 1 . 3 . 2 7 : Two sto r y ho us e s e levat io ns

SOCIAL CONTEX T / 81

RES I D E N T I A L LOT A ND B U ILDI NG T Y P OLOGI ES l an ds ca p e : lot ma te ria ls The materials, textures and colors throughout the neighborhood vary widely. Many of the houses use similar siding material.

Wood paneling, brick, or stone const itute the majority. However, siding colors vary significantly.

Fences are another material that is common throughout the neighborhood. Most fences are chain-link but there is also a wide variety.

CORNER LOT LANDSCAPE F i g u re 1.3.28: M o de l o f co rn e r lo t lan dscape

SIDING

F i g u re 1.3.29: C om m on s i d in gs in We st Willow

FENCING

F i g u re 1.3.30: C om m on fen ci n g type s in We st Willow

82 / RESEARCH

Yet another common material found in the neighborhood is outdoor lampposts. The streets in West Willow are not very well lit and therefore many private lots have individual lighting.

They range from free standing lampposts in the yard to mounted units on the house. Lastly, plantings on individual lots range from large trees to small bushes of a variety of species. Most of the lots have a significant lawn and all of the streets have grass in the public right of way.

MIDDLE LOT LANDSCAPE F i g u re 1.3.3 1 : M o de l o f middle lo t lan dscape

OUTDOOR LIGHTING

Figu re 1 . 3 . 3 2 : Com m o n o ut d o o r l ig ht ing f ixt ure s

SOCIAL CONTEX T / 83

C O N S T R U CT E D L A N D S CAP E

C h a pter 04 Ti meli ne Natu ral Feat ures: To po graphy ,T he Water Sy stem , So il a nd Veg etat i on Indust ri al Leg acy: Co ntam in at i on S ources Po l l uted Water S ystems Ai r Pollut i on Deal i ng w i t h Waste Po l l ution at t he P lant

TIME L I N E wi l low r u n’s co nst ruc te d la ndsca pe

41 42 43 44 45 46 47 48

1900 01 02 03 04 05 06 07 08 09 1910 11 12 13 14 15 16 17 18 19 1920 21 22 23 24 25 26 27 28 29 1930 31 32 33 34 35 36 37 38 39 1940

1890

91 92 93 94 95 96 97 98 99

Originally a highly wooded natural setting, the Willow Run site underwent extensive transformation in the mid 1940’s. Heavy industrial activity created a highly contaminated environment with toxic landfills and a sludge lagoon. Infrastructure development permanently reshaped the site topography, with the highways and landfills defining new features. Today, the Willow Run site continues to struggle with this legacy of pollution and infrastructure.

Before 1800 Heavily wooded along Willow Run Creek with deer, rabbits, bears, pheasants and wolves

1920’s Ford began to buy large parcels in Van Buren and Ypsilanti Townships- known as the Ford Farms

1807 Michigan Government gained the land around Ypsilanti from the Native Americans

1830’s-1930’s More settlers moved to Willow Run; they primarily farmed vegetables, maintained orchards, and cultivated timber

86 / RESEARCH

1942 Willow Run Sludge Lagoon was created by damming a ravine and served as a waste dump for industrial plants

11 12 13

2010

01 02 03 04 05 06 07 08 09

2000

91 92 93 94 95 96 97 98 99

1990

81 82 83 84 85 86 87 88 89

1980

71 72 73 74 75 76 77 78 79

1970

61 62 63 64 65 66 67 68 69

1960

49

1950

51 52 53 54 55 56 57 58 59

F i g u re 1.4.1: C h a n g i n g en viro n me n t o f Willow R u n

1964 Discharge to the Willow Run Sludge Lagoon ceased reception from surrounding plants

1987 Willow Run Sludge Lagoon was proposed for EPAâ&#x20AC;&#x2122;s National Priority List

1996 The Willow Run area did not qualify as a superfund site

1988 A waste water treatment plant was constructed on the Bomber Plantâ&#x20AC;&#x2122;s site

1997 EPA concerned about PCBcontaminated dust from the sludge lagoon cleanup

C O N ST R U CTED LAND SCAPE / 87

TO P OGRAP H Y a rt i fi ci a l a n d na t ura l to po g ra phies Constructed elements from the industrial era permanently reshaped the Willow Run site.

The Willow Run Creek, immediately identifiable on the map forms an interesting natural feature. However, its highly contaminated nature due to the industrial legacy of the site renders it harmful for public use.

Roadways Runway

The landfills surrounding the Willow Run Creek form another visible topographical feature, Additionally, the two highways that border the site, M-12 to the north and I-94 to the south, appear as a framing impression on the topography.

Finally, the Willow Run Airport runways are faintly visible to the east as they gradually slope upward to provide airplanes a subtle lift on takeoff.

Landfill Mounds 0 88 / RESEARCH

2000

6000 ft.

F i g u re 1.4.2: Top og ra p h y of W i l low R u n s i te

C O N ST R U CTED LAND SCAPE / 89

TH E WAT E R SY S T E M b et we e n two wa te rshe ds The Willow Run Creek, from which the s ite derives its name, flows across the site from northwest to southeast. It empties directly into Belleville Lake, part of the Huron River Watershed and the Great Lakes.

The creek runs along the edge of both the Huron and Rouge River Watersheds, the boundary of which runs directly beneath the GM Powertrain Plant. The jurisdictional overlaps also pose a challenge for watershed governance.

F lows Wate rsh e ds Stu dy Site Figure 1 . 4 . 3 : Th e Grea t L ake s 90 / RESEARCH

F i g u re 1.4.4: Wa ter syste m stu dy axo n

Willow Run Creek

St u d y Si te Watersh ed B ou n da ry Water B od y Former Water B ody Man ma d e Si te

0

2000

6000 ft.

F i g u re 1 . 4 . 5 : Wate r bo dy map C O N ST R U CTED LAND SCAPE / 91

SO I L s o i l s u r vey The soil type and hydric level study informs tree planting, wildlife habitat, engineering and pollution tolerance of the Willow Run site. In general, soil within the site contains a higher percentage of sand, making it good for construction, but poor in removing pollutants. The site areas with hydric soil indicate a high potential for wetland development.

Soil Texture

Sand

Clay

urban land landfill made land

92 / RESEARCH

Construction activity requires soil with high sand content. Clay, with its low infiltration rate, gives soil a higher capacity for removing pollutants.

Infiltration Capacity

Strong

Hydric Level

Weak

Hydric

Weak

Hydric soil supports the growth and regeneration of hydro phytic vegetation.

It is a prerequisite for wetlands, and an indicator of a conservation district.

Capacity for Removing Pollutants

Strong

Non-hydric

F igu re 1 . 4 . 6 : So il stu dy C O N ST R U CTED LAND SCAPE / 93

VEGE TAT I ON S U R V E Y n at i ve s p e ci e s a nd g ro und cove r Forest accounts for about 16.5% of the total area of the Willow Run site. The adjacent vegetation list enumerates native tree species that can adapt easily to Michigan soil and climate, and provide natural habitat conditions for the native animals. These help inform future landscape planning decisions.

Native Trees conifers + hardwoods American Beech (fagus grandifolia) Height: 80 - 100 ft Soil Type: Clay, Loam, Sand Light: Shade, Part Shade, Sun Growth Rate: Slow Red Oak (quercus rubra) Height: 80 - 100 ft Soil Type: Clay, Loam, Sand Light: Part Shade, Sun Growth Rate: Moderate, Rapid Sugar Maple (acer saccharum)

Forest 1423.2 acre 16.5% of total area

Height: 60 - 80 ft Soil Type: Clay, Loam, Sand Light: Part Shade, Sun Growth Rate: Moderate Black Walnut (Juglans nigra) Height: 70 - 90 ft Soil Type: Clay, Loam Light: Sun Growth Rate: Moderate, Slow Blue Spruce (picea pungens) Height: 40 - 60 ft Soil Type: Clay, Loam Light: Part Shade, Sun Growth Rate: Slow White Pine (pinus strobus)

Fi g u re 1 . 4 . 7 : Fo re st cove r

94 / RESEARCH

Height: 80 - 100 ft Soil Type: Clay, Loam Light: Part Shade, Sun Growth Rate: Rapid

Native Shrubs

Ground Cover grass + ferns

Red Osier Dogwood (cornus sericea)

Little Bluestem (schizachyrium scoparium) Height: 2 - 4 ft Soil Type: Clay, Loam, Sand Light: Sun Growth Rate: Rapid

Height: 8 - 10 ft Soil Type: Clay, Loam, Sand Light: Shade, Part Shade, Sun Growth Rate: Rapid Indian Grass (sorghastrum nutans)

Elderberry (sambucus canadensis)

Height: 3 - 6 ft Soil Type: Clay, Loam, Sand Light: Part Shade, Sun Growth Rate: Moderate

Height: 6 - 12 ft Soil Type: Clay, Loam, Sand Light: Shade, Part Shade, Sun Growth Rate: Moderate Lady Fern (athyrium filix-femina)

Hazelnut (corylus americana) Height: 6 - 10 ft Soil Type: Loam, Sand Light: Sun Growth Rate: Moderate

Height: 1 - 2 ft Soil Type: Loam Light: Shade, Part Shade Growth Rate: Slow Cinnamon Fern (osmunda cinnamomea)

Lilac (syringa vulgaris) Height: 8 - 15 ft Soil Type: Clay, Loam, Sand Light: Part Shade, Sun Growth Rate: Moderate

Height: 2 - 4 ft Soil Type: Loam Light: Shade, Part Shade Growth Rate: Moderate

Spicebush (lindera benzoin) Height: 6 - 12 ft Soil Type: Loam, Sand Light: Part Shade, Sun Growth Rate: Moderate Butterfly Bush (buddleja americana) Height: 4 - 8 ft Soil Type: Loam, Sand Light: Part Shade, Sun Growth Rate: Slow

F i g u re 1 . 4 . 8 : Native spe c ie s

C O N ST R U CTED LAND SCAPE / 95

F i g u re 1.4.9: A er i a l v i ew of forest cover in th e Willow R u n are a

Figu re 1 . 4 . 1 0 : Aerial v iew o f fo re st cove r ne ar t h e W i l low R u n C reek C O N ST RUCTED LAND SCAPE

CON TAM I N AT IO N S O U R C E S le g a cy p ollu ta nt s a nd a c t ive so urces The West Willow site houses a number of industrial sites and other facilities that creates heavy contamination. Areas with reported contaminants include the Willow Run Sludge Lagoon, the contaminant plumes under the GM Powertrain Plant, and nearby landfills. In addition, the transportation infrastructure bounding the area form a continuous source of air and noise pollution. Contaminants of concern include a variety of chemical by-products, waste products and heavy metals.

The EPA currently flags and tracks 132 facilities on the Willow Run site to monitor compliance with current state and federal regulations for environmental clean-up and public health standards. Mapping the relative spatial impact of each of these sites provides an indicator as to the types of mitigation that may be necessary for any development on the site.

Pollution from traffic generates

98 / RESEARCH

several air pollutants of concern, especially PM 2.5 and NO x . Exposure to particulate matter has been associated with premature death, heart attacks, irregular heartbeat, aggravated asthma, decre ased lung function, and other respiratory complications.

Exposure to nitrogen dioxide, even in short durations, can cause irritation of respiratory systems.

Once emitted, NO x can chemically react, forming secondary pollutants such as PM 2.5 and ozone that can also impact local health.

A key part of understanding air pollution is understanding its effect on sensitive populations.

Asthmatics, children, the elderly and those with pre-existing heart and lung disease are especially vulnerable to the effects of air pollution.

The diagram in the following page depicts key sources of pollution and conveys the relative magnitudes of impact on their surroundings. The majority of these sites produce, process, or store waste.

All EPA monito re d s ou rce s : 2 BR OW N F IE L D S

6 TOX I C

8 AIR 8 WATER

116

WASTE

4 key m on i to re d site s: FO UR KEY M ONI TORE D SI TE S:

GM POWERTRAIN PLANT WILLOW RUN CREEK

AIRPORT/WAYNE DISPOSAL LANDFILLS

WILLOW RUN AIRPORT F i g u re 1.4.11: C on ta m i n a ti on s ou rces an d th e ir impac t ran ge C O N ST RUCTED LAND SCAPE

PO L LUT E D WAT E R SY S T E MS f ro m i nd u str i a l surro unding s Aggressive infrastructural and industrial development on the site resulted in major contamination of the Willow Run site’s water systems.

Many of the area’s hydrous elements have dried up or only register seasonal flow.

The construction of the airport, highway and surroundings roads also contributed to massive drainage works on the site.

Adjacent industrial land uses also hint at potential pollution, both through point sources in permitted discharges and nonpoint source urban storm water runoff.

The Willow Run Sludge Lagoon (WRSL) was originally created in 1942 to serve as a settling basin for run-off from the wastewater treatment plant serving the Powertrain Plant. The treatment

Figure 1.4.12: Section cut along the creek 100 / RESEARCH

plant collected water from the plant as well as surrounding areas , and waste continued to be dumped in the WRSL until 1964.

hazardous waste landfill near the WRSL received t he sludge and contaminated sediments.

The WRSL poses an ‘indeterminate public health hazard’ as exposure to local populations is uncertain.

The legacy of contamination from the Willow Run Sludge Lagoon may become a concern if Tyler dam i s removed by the Township, and the water flow of Tyler Creek toward Ford and Belleville Lakes is altered.

The sludge from the WRSL contains a variety of hazardous chemicals including polychlorinated biphenyls (PCB s), polycyclic aromatic hydrocarbons (PAHs), and heavy metals. It is important to note that there are other sources of PCBs in the vicinity; for example, the open landfill operated by EQ that accepts PCBcontaminated waste.

Although proposed for the U.S. Environmental Protection Agency‘s (USEPA) National Priority List (NPL) in 1987, the WRSL did not qualify. The loss of this possible funding source resulted in less holistic solutions to manage the site’s hazardous waste problems. A

Whether active or inactive, the landfills pose challenges for development and are a potential public health concern.

People may be exposed to harmful substances through several major pathways: air, ground water, surface water, or surface materials (including dust or soil).

WILLOW RUN CREEK Contamination: PCBs, PAHs, Heavy Metals, Toxics Organic Chemicals

2

POTENTIAL POLLUTION SOURCES 1 2 3 4 5 6 7 8 9

2

9

8

Willow Run Sludge Lagoon N/S GM Ponds and Tyler Pond Edison Pond Fons Landfill (Closed) Wayne Disposal Landfill No.1 (Closed) Airport Landfill Wayne Disposal Landfill No. 2 Ypsilanti Wastewater Treatment Plant GM Service & Parts Operations Plant

4 1 6 5

7

3 Ford Lake

0

1000

3000 ft.

Belleville Lake

F i g u re 1.4.13: Poten tial po llu tio n so u rce s C O N ST RUCTED LAND SCAPE / 101

AIR POL LUT I O N wi l low r u n a i r po rt : no ise expo sure Currently, Willow Run Airport meets the Federal Aviation Administrationâ&#x20AC;&#x2122;s (FAA) standards for noise exposure in residential areas.

L 65

65 D N L

DN

65

DN

L

However, as the airport plans for expansion, new issues may arise. Though a recent impact study recommends an expansion plan that would decrease existing noise exposure, the actual health impacts of expansion depend on the personal preferences of residents and the times of day and amount of traffic received at the airport.

=

Current (2009) 65 DNL Contour

65 d B average no ise

<65

> 65

FAA Recommendations The FAA recommends less than 65 Day-Night Levels (DNL) of noise exposure for residential zones

102 / RESEARCH

Recommended Future (2015) Noise Exposure F i g u re 1.4.14: N oi s e i m p a c t of willow ru n airpo rt Current (2009) Noise Conditions: The 65 DNL contour currently contains approximately 2005 acres, 626 residential structures and 1123 people.

Future (2015) Recommendations: The 65 DNL contour would actually decrease and contain approximately 1959 acres, 582 residential structures and 1046 people.

Wi llow R u n Airpo rt : a ir qua lit y Airports have been associated with air pollutants like PM 2.5 and NOx. Other pollutants from airports include Volatile Organic Compounds (VOCs), ultra fine particulate matter, PAHs and black carbon.

Studies of other airports show that the greatest concentration of these pollutants occur within 2 to 3 km downwind of an airport, which would include the West

Willow neighborhood in some conditions.

Regions receive designations by the EPA for compliance with the Ambient Air Quality Standards.

These designations are as follows: - - “Attainment,” (in compliance) - - “Maintenance,” (formerly noncompliant) - - “Unattainment” (noncompliant).

The Willow Run Airport falls within the unattainment area of Wayne County for 8-hour ozone and suspended particulates.

The amount of CO 2 emissions can be quantified by the EPA’s MOVES model for trucks, EPA’s NONROAD model for cargo handling equipment, and the FAA’s EDS model for CO 2 .

F i g u re 1.4.15: A er i a l v i ew of th e W i l low R u n A i r p or t a n d the G M Powe rtrain Plan t C O N ST R U CTED LAND SCAPE / 103

DEA L I N G WI T H WA S T E a c t i ve & i n a ctive la ndfills There are 6 landfills within Willow Run Creek the Willow Run site. Adjacencies Of these,- Programming three are currently operating - two solid waste facilities, and one hazardous waste facility owned

by Environmental Quality (EQ).

These landfills are owned and operated by private companies in accordance with local, state, and national laws (ISO 9001:2008, ISO 14001:2004 and OHSAS 18001:2007 certified) and are currently meeting all applicable standards of operation.

The EQ waste facility, also called Wayne Disposal, is a commercial hazardous waste landfill which accepts PCB contaminated wastes. The facility accepts and treats approximately 82,000 tons of highly toxic waste per year.

The facility plans to expand onto other closed solid waste cells on their property.

Materials/Distribution

YTO - Manufacturing/Commercial G M Hy dro m a ti c G M P T W i l low R un MI D 9 8 0 0 5 8 7 8 9 3 ( TSD F ) MERA 8 1 0 0 0 0 1 9

Manufacturing/Industry GM Willow Ru n Ass e m bly M id L ux ury C a r Ass e m bly Company ve h icle ope rat ion s M ID0053 5 6 7 9 5 (T S D F) M ERA 81 0 0 0 4 6 9

Willow Run Airport/Services

Ypsilanti Water Treatment Plant

Fo n s Lan dfil l MERA 8 1 0 0 0 2 9 Wil low Ru n S l u dge La go on MID 9 8 1 0 8 9 2 4 6 MERA 8 1 0 0 0 7 3

Lan dfil l c re a te d b y W i l low R un C re e k G ro up fo r P C B c le a n up of t h e Willow C re e k, Tyle r Po nd a n d Edis o n Po nd

Waste Disposal

Materials/Distribution Way n e La n dfil l MERA 8 1 0 0 0 2 9

Materials/Distribution

0

1000

Single-Family Housing

3000 ft.

F i g u re 1.4.16: D eta i led m a p of i n d u str i a l s i te s n e ar We st Willow 104 / RESEARCH

he a lt h e f fe ct s a nd like ly ro ute s of exposu re for iden tified legacy con ta m i n an ts C o nta mi n an t

Po lyc hlo r i na te d b i p he nyl s ( PCB s )

Po lyc yc l i c Aro m a tic Hyd ro ca r b o ns (PA H s ) Tr i c hlo ro e t hyle n e ( TC E)

C ya ni d e

LN APL ( To ta l Pe t ro le um Hyd ro ca r b o ns )

Le a d

Ro u te s of E x po sure I n h a l ation I n ge stion (f is h , wate r , so i l, bre ast m il k ) D e rm a l

I n h a l ation I n ge stion (foo d, wate r , so i l, bre ast m il k ) D e rm a l I n h a l ation D e rm a l I n ge stion (w ate r , so i l) I n h a l ation D e rm a l I n ge stion (foo d, wate r , so i l)

Hum an He alth Ef fe ct s P ro bable hum an carci no ge ns D e r m al ( acne , rashe s) D eve lo pm e ntal ( e f fe cts i n pe r i o ds whe n organ s develop) Endo cr i ne ( glands and ho r m o ne s) He pati c ( li ve r ) Im m uno lo gi cal ( i m m une syste m ) Ne uro lo gi cal ( ne r vo us syste m ) P ro bable hum an carci no ge ns D e r m al ( ski n) He pati c ( li ve r ) Im m uno lo gi cal ( Im m une Syste m ) P ro bable hum an carci no ge ns D eve lo pm e ntal ( e f fe cts i n pe r i o ds whe n organ s develop) Ne uro lo gi cal ( ne r vo us syste m ) Unclassi f i able as to i ts hum an carci no gen icit y D e r m al ( ski n) Ne uro lo gi cal ( ne r vo us syste m ) Re pro ducti ve ( pro duci ng chi ldre n)

I n h a l ation D e rm a l I n ge stion (w ate r , so i l)

C arci no ge ni ci ty de pe nds o n the spe ci f i c compou n d D eve lo pm e ntal ( e f fe cts i n pe r i o ds whe n organ s develop) He m ato lo gi cal ( blo o d fo r m i ng) He pati c ( li ve r ) Im m uno lo gi cal ( i m m une syste m ) Re nal ( ur i nar y syste m o r ki dneys)

I n ge stion (w ate r , fo o d, so i l, pain t) I n h a l ation (le ad dust) D e rm a l (h e a l th care produ cts )

P ro bable hum an carci no ge n C ardi ovascular D eve lo pm e ntal ( e f fe cts i n pe r i o ds whe n organ s develop) G astro i nte sti nal ( di ge sti ve ) He m ato lo gi cal ( blo o d fo r m i ng) Musculo ske le tal Ne uro lo gi cal ( ne r vo us syste m ) Ocular ( eye s) Re nal ( ur i nar y syste m o r ki dneys) Re pro ducti ve ( pro duci ng chi ldre n)

Figu re 1 . 4 . 1 7 : MD E Q w aste d ata s y ste m C O N ST R U CTED LAND SCAPE / 105

PO L LUT I ON AT T H E P LA N T t i me a nd cost of c le a n- up The long history of contamination in the GM Powertrain Plant site has left RACER Trust with the daunting task of remediation.

Trichloroethylene (TCE), cyanide, and light non-aqueous phase liquids (LNAPL) contamination in plumes below the RACER GM Powertrain site have been detec ted based on the Michigan Department of Environmental Quality (MDEQ) Part 201 criteria.

The containment of Light NonAqueous Phase Liquids (LNAPLs), comprised of petroleum distillate, form the primary concern. These were produced from the extensive amount of metal cutting that took place as part of production operations from both KaiserFrazer and General Motors.

Previous studies provide detailed documentation of the extent of LNAPL contamination on the Powertrain Plant site. In 2010, TCE levels on site were detected above Residential and Industrial Drinking Water Criteria, cyanide was detected above Groundwater

106 / RESEARCH

Surface water Interface (GSI) criteria, and several metals were detected above Residential and Non-Residential Drinking Water Criteria and/or GSI Criteria.

Based on the results of the Septe mber 2010 sampling event and historical data, the presence of LNAPL beneath the plant is the primary concern to human health and the environment at this site.

The potential implications of any change to the Powertrain building and i ts concrete foundation as local economic development progresses must be carefully considered. Those changes may affect runoff patterns, and in turn, impact the hydrology below the site and the movement of contaminants. RACER Trust is currently managing the effects of the contaminated plume.

Storm water is currently routed underground and is processed by the Hydramatic Wastewater Treatment Plant built on-site in the 1980s.

The

Hydramatic

Wastewater

Treatment Plant has the capacity to treat 6,000,000 gallons of water in one day, or almost 700 gal/min.

On a dry day, the plant processes 150 gal/min of water. A shallow water table and constant motion of groundwater allow the plant to continue to capture oil despite the cessation of oil runoff many years ago. The cost to operate the water treatment plant is approximately $1 million/year, and the total cost for clean-up is estimated at $36 million.

If the roof and the concrete foundation of the Powertrain site are removed, storm water may cause plume migration into the ground water table and the Willow Run Creek. Therefore, any redevelopment project will need to develop and implement measures to ensure that this contamination does not affect downstream water bodies. Best practices tend to include a preventive approach of managing these issues before contamination migrates offsite, usually through monitoring programs.

ve an A

ig Mich

LNAPLs rd Wia

Willow Run Airport

Roa

Sewer Lines

d

Waste Water Treamtment

Non-Porous Pavement

F i g u re 1.4.18: LN A P L p ol l u ti on a t th e p l a n t a n d w ate r tre atme n t syste m C O N ST R U CTED LAND SCAPE / 107

Figure 1 . 4 . 1 9 : Ca d i lla c As p hal t s o ut h o f W il low R un A i r p or t

F i g u re 1.4.20: E Q l a n d f i l l s ou t h o f Willow R u n Airpo rt

D EV E LO P M E N T OPPO R T U N I T I E S & CO N S I D E R AT I O N S

C h a p te r 05 Develo pm ent Op p ort uni t i es: Asset Map Eco no mi c Potent i al: Em erging Ind ust ri es H ousi ng Stakehold er Analysi s Co m m unity Benef it s Ag reement Prel im inary Publ ic Heal th Im pact Assessment

DEV E LOPM EN T O P P O R T U NIT IES: ASSE T M AP t hro u g h t h e le ns o f e co no mic developmen t The previous chapters brought together a detailed analysis of the main elements from the Willow Run site. Several of these are potential assets for development activity on the site.

Industries locate themselves in Willow Run due to its strategic regional position and proximity to other industries. GMâ&#x20AC;&#x2122;s Powertrain Plant and the Willow Run Business Center provide massive industrial infrastructure.

Numerous manufacturing clusters also operate in close proximity within the site.

The siteâ&#x20AC;&#x2122;s infrastructure, desig ned to support the industrial uses of the past, currently remains mostly under-utilized.

An excess of roads, sewer systems, wastewater treatment facilities and industrial buildings remain in usable condition.

Furthermore, three operating landfills exist and can decrease expenses of industrial waste dispo sal.

112 / RESEARCH

1

GM Powertrain Plant

2

Willow Run B usiness Center

3

GM Service Parts Operation

4

Manufacturin g cluster with 5 manufacturers and 17 salvage lots

5

Manufacturin g cluster with 5 manufacturers, 5 salvage lots, 4 logistics, 1 raw material lots and 4 warehouses

6

Manufacturin g cluster with 3 manufacturers and 1 logistics

7

Manufacturin g cluster with 6 raw material lots and 1 warehouse

8

Manufacturin g cluster with 3 raw material lots and 2 logistics

9

Open landfills

8 9

4

3

7

1

2

5

9

9

9 0

2000

6000 ft.

F i g u re 1.5.1: A ss et m a p th rou g h th e len s of e co n o mic deve lo pme n t D E V E LO P M E N T O P P O RT UN I T I E S & CONSID ER ATIONS / 113

ECO N OM I C P OT E NT IA L: E ME R GI NG I NDU STRI ES a ss e t m a p - h ea lt h a nd I T se rv ice in du str y Netlink (IT Service) $71 m/262%

Great Lakes Home Health & Hospice $70 m/149%

W3r Consulting (IT Service) $24.7m/170%

Enovate

$43.9m/96%

Barracuda (Network) $75 m

Strategic Staffing Solutions (IT Service)

UM Engineering School

$214 m/54%

UM Hospital

EMU Engineering School

0

2.5

5 miles

F i g u re 1.5.2: A ss et m a p of h ea l th a n d IT se rvice in du stry

IT Hospital Site of Intervention 2011 Revenue / 3-year Growth (2008-2011)

114 / RESEARCH

IT companies make up 27.5 percent of Michigan’s firms since 2005 compared to the national average of 19.4 percent.

Health and drug companies also make up a higher percentage of Michigan’s firms (17.5 percent) compared to the national average of 6.5 percent. In Washtenaw and

Wayne County, health companies make up 19.3% of those counties’ firms. Since IT service is closely associated with health industry, it is expected that the connection between both industries will give positive impact on revitalizing the Willow Run site.

a ss e t m a p - lo g ist ic s

5 mile radiu s

0

2.5

5 miles

F i g u re 1.5.3: Asse t map o f lo gistic s Border Crossing Marine Port Facility Site of Intervention State Truck Route Rail

With existing transportation infrastructure and economic power, Southeast Michiganâ&#x20AC;&#x2122;s unique geographic position forms a gateway to Canada, the Great Lakes region, Chicago, St. Lawrence Seaway, Mexico and the rest of the world. Therefore, its

transportation system plays an important role in the movement of goods and people globally. In other words, the economic health and growth of Southeast Michigan is affected by the transportation system.

D E V E LO P M E N T O P P O RT UN I T I E S & CONSID ER ATIONS / 115

ECO N OM I C P OT E NT IA L: E ME R GI NG I NDU STRI ES & H OU SI NG lo ca t i on q uoti e nt a na ly sis fo r a re a in du str ies

According to this bubble diagram, the Willow Run region should focus more on the industries in Pre-emergent and Strong industry quadrants.

116 / RESEARCH

0.4

Strong Professional, Scientific, and Technical Services

0.2 0.1

0.3 2010)

Information

0.0

Education

Health Care Wholesale

Retail trade

Transforming

0.1

Construction

Mature

Other Services

Real Estate

Manufacturing

Finance Admin Waste

Arts Transportation

0.2

The upper left quadrant of Figure 1.5.4 contains education, accommodation and food, transportation, arts and information industries which are not yet as concentrated in the region as they are at the national level, but are becoming more concentrated over time.

If they continue this trend, they will eventually move across the horizontal axis into the upper right-hand quadrant.

Pre-emergent

Change in specialisation (LQ, 2000

In Washtenaw and Wayne Counties, technical services and health care industries are more concentrated in the region than average, and also is becoming more concentrated overtime.

These industries are â&#x20AC;&#x153;standoutsâ&#x20AC;? that distinguish the regional economy and are doing more so every year. These industries are especially important if they contribute to job growth.

Management

0.6

Strong Industry Pre-emergent Industry Mature Industry Transforming Industry Industry Size

0.8

1.0

1.2

1.4

1.6

Localisation economies, 2010

F i g u re 1.5.4: Loca ti on q u oti en t a n a lysis fo r in du strie s

Major company Health care = UM Hospital Professional Service = IT Service Wholesale = Michigan motor wholesaler Information = publishing industries, telecommunication Education = University of Michigan, Eastern Michigan University

ho us i n g i n are a o f inte rve nt io n

0

0.5

1 mile

Washtenaw Census Tract 4120 Washtenaw Census Tract 4123 Washtenaw Census Tract 4130 Wayne Census Tract 5880 F i g u re 1.5.5: Selec ted cen s u s tra c ts for h ou sin g valu e co mpariso n

Occupied Unit

Vacant Unit

Owner Cost as a Percentage of the Total Income

Median House Value

Total Housing Units

Census Tract 4120

$69,900

1707 units

87.17%

12.83%

23.8%

Census Tract 4123

$40,000

1160 units

89.66%

10.34%

37%

Census Tract 4130

$66,200

1776 units

87.61%

12.39%

24.4%

Census Tract 5880

$144,000

3090 units

81.52%

18.48%

23.9%

D E V E LO P M E N T O P P O RT UN I T I E S & CONSID ER ATIONS / 117

ECO N OM I C P OT E NT IA L: H O U SI NG ho u s i n g i n Wa shte na w + Wa yne Cou n ty

2012 : 21% increased Figure 1 . 5 . 6 : Si n g le-Fam ily b uil d ing p e r m it iss ue d in th e Wa s h ten a w C ou n ty s u b m a r ket 2011-2013 : 8840 jobs will be added

6,000 4,000 2,000 0 -2,000 -4,000 -6,000

20 10

20 09

20 08

20 07

20 06

20 05

20 04

20 03

20 02

-8,000

Figure 1 . 5 . 7 : J ob growt h in Was hte naw C o unt y

2010 Occupied: 88.6%

2010 Vacant: 11.4% 2011 Vacant: 7.2%

F igure 1 . 5 . 8 : Hou si n g Vacanc y R ate s in t he Was hte n a w C ou n ty Su b m a r ket

With the low inventory and high demand for new construction, it is expected that 2012-2013 will be a turning point for developers. This trend can also be proved by the 21% increase in vacant land sales.

118 / RESEARCH

Washtenaw County

2012 : 11% increased Figu re 1.5.9: Si n g le- Fa m i ly b u i l d i n g p er m i t i ss u ed i n th e Wa y n e Co u n ty su bmarke t 2011-2013 : 1200 job will be added

0

Wayne County

4

8 miles

General Electric (GE) built a new Advanced Manufacturing and Software Technology Center in Van Buren Township in Wayne County, which is located 25 miles away from Detroit. The company plans to provide approximately 1,200 jobs, mostly for scientists and engineers.

Figure 1.5.10: Job growth in Wayne County 2010 Occupied: 85.5%

2010 Vacant: 14.5% 2011 Vacant: 13.7%

Fig u re 1.5.11: H ou s i n g va ca n c y ra tes i n th e Wa y n e C ou n ty s u b marke t

Since 2009, home sales have increased by almost 10 %, from 45,250 homes sold in 2009 (including distressed sales) to 49,550 in 2011. Even though the population has decreased, the number of renter-occupied households has not decreased rapidly compared to the rate of decline in the number of owner-occupied households. This is because some former owners who did not pay tax or mortgage had lost their house and hence turned into renters.

D E V E LO P M E N T O P P O RT UN I T I E S & CONSID ER ATIONS / 119

STA K E HOL D E R A NA LY S IS Relevant stakeholders help shape the vision for the Willow Run site. Each actor possesses a specific voice that shapes the area’s development, whether politically, economically or socially. Hence, it is crucial to identify these players and take each unit’s concerns into consideration before any major decisions are made.

Willow Run’s unique site renders a situation that is both challenging and potentially promising. Being at the intersection of multiple political jurisdictions means that several players have stakes on its outcome.

All these translate into an exhaustive list of stakeholders that can be broadly categorized into Government Bodies, Public institutions, Academia, Business and Community.

Ann Arbor SPARK and RACER Trust, two key stakeholders for the site, currently lead transformative efforts that endeavor to bring the multiple players together.

This effort has the capacity to ensure that government bodies, private entities, community groups and academic institutions in the region work together for the holistic transformation of the Willow Run site.

120 / RESEARCH

ACADEM IA University of Michigan Eastern Michigan University Wayne State Michigan State

BUSIN ESS & ECONOM Y Racer Trust SPARK Willow Run Airport Ann Arbor - Ypsi Chamber of Commerce CSX Eastern Leaders Group

COM M UNIT Y West Willow Turtle Creek Watsonia Village Place Willow Gardens

RE LEVANT STAKE HO LDERS

i d ent i f y i n g key pa rt ne rs

G OV ER N I N G B OD I E S

fe d e ra l/ sta te Federal Aviation Administration

region al /cou n ty

lo cal

Washtenaw County

Van Buren TWP

Wayne County

Ypsilanti TWP

State of Michigan

City of Ann Arbor

Michigan Governorâ&#x20AC;&#x2122;s Office

City of Ypsilanti

SEMCOG EPA

MDEQ

Huron River Water Council

MDOT

MEDC

AATA

U.S Department of Defense / NSA

fe d e ra l/ sta te OT H ER P UB LI C E NTI TI E S

EDGE

Detroit Region Aerotropolis

region al /cou n ty

Ypsilanti Community Schools

lo cal F i g u re 1.5.12: R e levan t stake h o lde rs

D E V E LO P M E N T O P P O RT UN I T I E S & CONSID ER ATIONS / 121

STA K E HOL D E R A NA LY S IS m o re i nfor m a tio n R AC ER TRU ST

entity formed after ? An GM’s bankruptcy, it cleans up and positions former GM properties in 14 US states for redevelopment.

Concerned about maintenance costs and EPA regulations Grant Trigger Ben Hooper gtrigger@racertrust.org bhooper@racertrust.org

S PAR K

local & non-profit ? Aeconomic development

agency that seeks to advance the economy of the Ann Arbor region Luke Bonner Luke@AnnArborUSA.org 734.527.9176

CSX

international ? An transportation company

offering a variety of rail, container-shipping, intermodal, trucking & contract logistics services 500 Water Street, 15th Fl. Jacksonville, FL 32202

904.359.3200

EAST ERN L EADERS GROUP

?

Civic, private sector & academic leaders collaborating to improve Eastern Washtenaw County’s economy and quality of life Tony VanDerworp vanderworpa@ewashtenaw.org

WR AI RPORT

home of the Yankee ? This Air Museum foresees runway consolidation by 2023 Sean Brosnan

WEST WIL LOW

about crime, ? Concerned the environment, noise, &

sean.brosnan@wcaa.us

social cohesion Deborah Hawkins

734.485.6670

deborahsown@sbcglobal.net

122 / RESEARCH

FA A

Aviation ? Federal Administration is a

national aviation authority of the US. It has authority to regulate and oversee all aspects of civil aviation. Concerned about air safety, birds and 139 Status 800 Independence Avenue, SW Washington, DC 20591 734.527.9176

GOV ERNO R ’ S O FFI CE the State of ? Heads Michigan’s Executive

Branch. Aims to guide and inspire economic and civic impact for the State Gov. Rick Snyder 3022 W. Grand Blvd.

Cadillac Place, Ste 14-150 Detroit, MI 48202 313.456.0010

WAY NE CO U NT Y government ? County-level comprised of 43 cities and townships, and serving 1.8 million residents Robert A. Ficano County Executive

WASHTE NAW C O U NTY

?

County-level government comprised of 27 cities, villages, and townships, and serving 325,000 residents Verna J. McDaniel County Administrator

YP S ILANTI TWP

about ? Concerned environmental damage,

MEDC

SEMC O G

of the Pure Michigan ? Part campaign, Michigan

Economic Development Corporation provides information on business taxes, relocation services & workforce development.

Concerned about attracting employers 888.522.0103

jobs & noise

YP S ILANTI C I TY

about sprawl ? Concerned reduction & energy costs;

interested in a transit stop in Depot Town Rep. David Rutledge

EPA

?

Environmental Protection Agency: protects human health and the environment by writing and enforcing regulations based on laws passed by Congress 312.353.2000

Michigan ? Southeast Council of Governments

is a regional planning partnership for Livingston, Macomb, Monroe, Oakland, St. Clair, Washtenaw & Wayne counties 1001 Woodward Avenue Suite 1400 Detroit, MI 48226-1904 313.961.4266 800.961.3334

A ATA

M DOT Department ? Michigan of Transportation is

responsible for planning, designing, and operating streets, highways, bridges & other infrastructure 800.292.4706

Arbor Transportation ? Ann Authority is the public

transit system serving the Ann Arbor and Ypsilanti area 2700 S Industrial Hwy, Ann Arbor, MI 48104 734.973.6500

EDGE

Countyâ&#x20AC;&#x2122;s Economic ? Wayne Development Growth

M DEQ Department of ? Michigan Environmental Quality: a state agency of EPA 800.292.4706

Engine (EDGE) aims to strengthen the region through diversification & innovation Raymond Byers 313.224.6025

D E V E LO P M E N T O P P O RT UN I T I E S & CONSID ER ATIONS / 123

COM M UN I T Y B E NE F IT S AG R E EM ENT a c los e r look Often, with large-scale development opportunities, developers and other stakeholders overlook the concerns of the surrounding communities that bear the brunt of the development impacts. By organizing and forming a coalition, the area’s community groups can collectively advocate for mitigation of negative consequences, and even negotiate new investments that directly benefit the community.

CBA a C O N T R ACT b etween a developer a n d a community coalition AGREES TO SUPPORT PROPOSAL

PROVIDES AMENITIES & MITIGATIONS F i g u re 1.5.13: C B A co n ce ptu al diagram

WHAT MAKES A COMMUNITY? neighborhood groups h omeowner asso ci a ti o n s

community-based organizations enviro n menta l o rg a ni za t i o n s faith-bas e d o rg a n i za t i o n s go o d gove r n ment o rg a n i za t i o n s o t h e r lo ca l N G O s

labor unions local business associations district school boards

124 / RESEARCH

HOW IS A COALITION FORMED?

1) ANALYZE the neighborhood’s objectives and determine whether to form a coalition 2) RECRUIT the right people 3) DEVISE a set of preliminary objectives an d activities 4) CONVENE the coalition 5) ANTICIPATE the necessary resources 6) DEFINE elements of a successful coalition structure 7) MAINTAIN coalition vitality 8) MAKE IMPROVEMENTS through evaluation

s a m p le li st o f be ne fit s o bta ine d by commu n ity coal ition s

Pollution Mitigation

Amenity Provision

Physical Improvements

Economic Development

Soundproofing systems

Communi ty childcare facilities

Job outreach center

Take-off/landing flight paths away from neighborhoods

Boiler installed in the neighborhood associationâ&#x20AC;&#x2122;s community meeting room

Green building practices (e.g. white/green roofs

Noise and traffic mitigation studies Mitigated pollution plans

Grocery store subsidized and built by the developer

Improved physical access across infrastructure (e.g. highway overpasses) Complete streets designed

D edicated allocation of jobs for community residents Job training center & educational facilities

Shuttle services Communi ty recreational center F i g u re 1.5.1 4 : CBA sample be n e fits D E V E LO P M E N T O P P O RT UN I T I E S & CONSID ER ATIONS / 125

PR E L I M I N AR Y P U B LIC H E A LTH I M PACT ASSESSM E NT what is a health impact assessment?

The preliminary Health Impact Assessment (HIA) developed by the S chool of Public Health, has been instrumental in bringing the voices of the nearby residents into the discussion of Willow Run’s future.

A Health Impact Assessment is defined by the International Association of Impact Assessment as “a combination of procedures, methods and tools that systematically judges the potential, and sometimes unintended, effects of a policy, plan, program or project on the health of population and the distribution of those effects within the population.

HIA identifies appropriate actions to manage those effects.”

The HIA offers recommendations to decision-makers and the public for alternatives that “enhance the positive health impacts and eliminate, reduce, or mitigate the potential negative impacts” of the proposal.

Six steps of HIA

Screening

Identify if an HIA is feasible, timely, and useful in the decision-making process of the policy-change or project and identify aspects to evaluate

Scoping

Determine which health impacts to evaluate, the methods for analysis, and the participant roles and responsibilities. Develop a map of causal pathways to describe relationships between decisions and health outcomes.

Assessment

Identify appropriate and necessary data sources and methods used to provide a profile of the current or existing conditions.

Use available data, resources, and literature to describe the predicted health impacts.

Recommendations

Develop and provide evidence-based recommendations to mitigate negative and maximize positive health impacts.

Reporting

Monitoring

Develop the HIA report and communicate findings and recommendations to relevant stakeholders, interested parties, and decision makers.

Tracks the impacts of the HIA on the decisions, implementation, and of the decision on health determinants

Fig ure 1.5.15: Si x step s of H ea l th I m p a ct A ss ess m en t 126 / RESEARCH

Health has been defined as “a state of complete physical, mental and social well-being and not merely the absence of disease or infirmity.” Thus, health is a broad outcome that is linked to various factors, or determinants, that effect an individual’s health and well-being.

HIA examines health in a holistic way, assessing not just the physical health outcomes, but also the mental health, behavioral, neighborhood, environmental, economic, and political factors as well; thus, an HIA can be an allencompassing tool that assesses all determinants of health.

ENVIRONMENT

INDIVIDUAL HEALTH AND WELL-BEING

An HIA assists decision makers in understanding and developing scenarios that will improve the overall health of the public by preventing disease, injury, and disparities. At the very least, an HIA helps planners and decision makers take into account the health implications of proposed actions.

Ai r quali ty, so i l con t amin at ion , no i se , di se ase vect ors, floods/ wi ldf i r e s/ landslide h azards, wat er and f o o d r e so ur ces

COMMUNITY

So ci al suppo r t, family st ru ct u re an d r e lati o nshi ps

LIVELIHOOD

Inco m e , e m plo ymen t an d job se cur i ty, we alth

HEALTH BEHAVIORS

HOUSING

BIOLOGICAL FACTORS

D i e t, physi cal ac t ivit y, smokin g, alco ho l co nsum pt ion , dru g addit ion , and le i sur e Ho usi ng, saf e ty, adequ acy, af f o r dabi li ty, and n eigh borh ood li vabi li ty

Age , se x , and heredit y

PUBLIC SYSTEMS

Educati o n, tr ansport at ion , h ealt h car e , po li ce / se c u rit y, wast e syste m s, and r e gu lat ion s

POLITIC SYSTEMS

Ine quali ty, so ci al exclu sion , polit ical par ti ci pati o n, an d freedom of speech and pr e ss

F i g u re 1.5.16: Factors affecting health and well-being D E V E LO P M E N T O P P O RT UN I T I E S & CONSID ER ATIONS / 127

PR E L I M I N AR Y P U B LIC H E A LTH I M PACT ASSESSM E NT

The West Willow neighborhood centers the geographical extent of this research component due to its geographic proximity to the devel opment site as well as being a severe medically underserved community.

West Willow has a strong neighborhood association and despite its small size, the neighborhood’s issues and concerns are emblematic of 128 / RESEARCH

In order to obtain input from the residents, the Public Health group went through the Institutional Review Board at the University of Michigan and filed an exempt project to conduct ethical, semistructured interviews with locals over the age of 18. The approach was to use a “stakeholder” process, meeting the leaders of various organizations to represent their constituencies in the process.

40%

Chart Title

Asthma (adults)

The West Willow neighborhood is facing a number of health challenges with regards to the rate of obesity, physical activity for exercise and asthma.

Particularly, the condition of physical activity is almost one third worse than the state level and the rate of asthma is twice highe r than the state level. The local health status necessitates the consideration of activity levels, facilities and air pollution remediation.

The residents shared a number of key concerns during the conversations: - - Crime and Safety - - Transitory Populations - - Access to Transportation - - Youth Programming - - Physical Activity - - Air Pollution - - Access to Food - - Access to Care - - Change in Local Environmental Conditions No physical activity for exercise

other nearby neighborhoods, thus making West Willow an ideal community to study.

No insurance

In recent years, there has been much interest in redeveloping the Willow Run Airport and the surro unding industrial zone. This provides an ideal opportunity for the partnership between government, industry, academia, and community organizations to work together to improve the future outlook of the Willow Run area. The goal of the HIA is to identify and quantify the potential positive and negative health effects of the proposed changes on the population living in the Willow Run area through analysis that engages stakeholders, the public, health experts, and decision-makers.

preliminary findings

Rate of Obesity

why an HIA for west willow?

35% 35% 30% 30% 25% 25% Ypsilanti

20% 20%

County State

15% 15%

National

10% 10% 5% 5% 0% 0% RateYpsilanti of Obesity Without insurance No physical activityof Michigan Asthma (adults) State for exercise

Washtenaw County

National

F i g u re 1 . 5 . 1 7 : Health Status Comparison.

Based on the communications with the West Willow Neighborhood Association (NWWNA) and Washtenaw County Public Health (WCPH) and other project stakeholders, the team recommended a focus on five determinants of health and wellbeing for the area in the HIA. These determinants in order of priority included the following:

-- Economic Development/Job Availability

-- Crime/Perceptions of Safety -- Community Social Cohesion -- Environmental Concerns -- Transportation Infrastructure and Access

P riority H e a l th D e te rm in ant Eco no mi c Deve lopm e n t a n d J ob Ava il a bil ity C r i me a nd Pe rce p tio n s of S a fe ty So c i a l C o he s i o n B u il t E n v iro n m e n t Envi ro nm e nta l C o nce r ns

E m iss ion s f rom Fu tu re D eve lo pm e nt Re m e d iation a n d L e gacy Po llutants S u sta in able D eve lopm e nt

Tra ns p o r ta t i o n I n f rastru ctu re an d A cce ss

F i g u re 1.5. 1 8 : Health determinants

Me tr i c Ho use ho ld i nco m e Une m ploym e nt status Num be r o f bre ak-i ns Po li ce P re se nce 5 -po i nt Li ke r t Scale No i se ( dB ( A) ) Ex te nt o f G re e n Space s Ai r e m i ssi o ns ( P M 2.5 and NO x to ns) Em i ssi o ns to so i l and wate r P C B s, TC E, cyani de , LNAP L m i grati o ns. C hange s to hydro lo gy C O 2 to ns P M 2.5 and NO x to ns Walkabi li ty sco re

The table recommends the metrics that could be used to quantify the impacts of the five selected determinants of health.

D E V E LO P M E N T O P P O RT UN I T I E S & CONSID ER ATIONS / 129

PR E L I M I N AR Y P U B LIC H E A LTH I M PACT ASSESSM E NT public health indicators for WWNA The analysis explores how each of these five areas will be impacted by the proposed project and subsequently how this will impact the health of the community members both positively and negatively. Â For each of these determinants, economic a development numberenvironmentof key metrics can be utilized to analyze potential impacts of project proposals, plans, and development opportunities and to monitor future impacts. While many factors can contribute to health, we selected metrics that are more proximately connected to the proposed scenarios, utilizing logic models to demonstrate potential downstream health impacts. Although there are many possibilities, one primary metric that best represented specific concerns of stakeholders was highlighted.

$

While a full HIA would involve both quantitative results as well as the attitudes, perceptions, and stories about the area from community members, this chapters introduces a preliminary economic development study of those.

$

130 / RESEARCH

Metric ECONOMIC DEVELOPMENT

$

economic development

CRIME AND PER CEPTION OF SAFETY social cohesion

transportation

Ho use ho ld Inco m e Une m ploym e nt Status environment social cohesion

transportation

crime

Num be r o f bre ak-i ns

crime

Po li ce P re se nce Sur vey o f Pe rce pti o ns

$SOCIAL COHESION environment

Pe rce i ve d Ne i ghbo r hood Coh esion Scale

ENVIRONMENTAL social cohesion CONCERNS

economic development

$

economic development

environment

transportation

crime

B ui lt Envi ro nm e nt No i se Po lluti o n B ui lt Envi ro nm e nt Numsocial becohesion r o f gre e ntransportation spaces

crime

Em i ssi o ns f ro m f uture developmen t P M 2.5 and NO x Em i ssi o ns f ro m f uture developmen t e m i ssi o ns to gro und w ater an d soil Re m e di ati o n and Le gacy Pollu tan t sP C B , TC E, cyani de ,LNAPL (slu dge area) Re m e di ati o n and Le gacy Pollu tan t sC hange s to Hydro lo gy , especially t h e bui ldi ng o r slab co ncrete

TRANSPORTATION INFRASTRUCTURE AND ACCESS environment

social cohesion

Anti ci pate d po llutants (PM 2 .5 an d N O x ) Pe o ple 3 0 0 M f ro m ro ad transportation

crime

Sustai nable D eve lo pmen t - CO 2 e m i ssi o ns

Units

Description

US $/ ye a r

C h an g e s in h ou s e h ol d i nco m e co uld re f le ct e m ploym e nt o ppo r tuni ti e s i n the area. High er in co m e is corre l a te d w i th be tte r he alth

N umb e r o r pe rce nt

C h an g e s in u n e m ploy m e nt co uld re f le ct e m ploym e nt o ppo r tuni ti e s i n the area (importan t for po s itive corre l a tion e m ploym e nt / he alth)

Fre q ue nc y

Nu m be r o f b re a k - in s translate i n cr i m e rate s, an i ndi cato r i nf lue nce d by so c ial coh esion an d ch a n g e s in th e bu il t e n vi ro nm e nt

Fre q ue nc y o f pa t ro l s

Pol ice pre s e n ce a f fe cts an i ndi vi dualâ&#x20AC;&#x2122;s pe rce pti o n o f safe ty and cr i m e rate s

N/A

Pe rce ption of s a fe ty in flue nce s m any he alth o utco m e s and i t i s a m e tr i c that can be u sed to ass e ss th e n e igh b orh o o dâ&#x20AC;&#x2122;s pe rce pti o n o f safe ty/ fe ar , and ex trapo late d to assess h ealt h issu es

N/A

5 - p oin t L ike rt s ca le

dB ( A)

A m o u n t o f n o is e rou tin ely ex pe r i e nce d by co m m uni ty m e m be rs can i m pact healt h (as h y pe rte n s io n a n d le a rn i ng i m pai r m e nts)

Ac re / fa c i l i t y pe r re s i d e nt

Ava il a bil ity of l a n d d e di cate d to par ks, re cre ati o nal faci li ti e s, co m m uni ty garden s an d ot h er o pe n s pace s . T h e s e s p a ce s can have po si ti ve m e ntal and physi cal i m pacts

Tons

To n s of p ol l u tan ts in p re se nt base li ne and e sti m ate i n f uture sce nar i o

Ga l lo ns - To ns

Ty p e o f e m iss ion d e pe n ds o n type o f o pe rati o ns

Co nce nt ra t i o ns

M D E Q o r C o u n ty Re po rt s

N/A

Tow n s h ip o r C o u n ty Re po r ts

Tons

M ode l s u s e d to m ode l a nti ci pate d change s i n ai r e m i ssi o ns ( f re e and avai lab le to pu blic)

De ns i t y i n me te rs E v id e n ce s h ow s th at pe o ple li vi ng, wo r ki ng, and atte ndi ng scho o l i n prox i m i ty to major roadways f rom ro a d wa ys are m ore expo s e d to traf f i c re late d po llutants Tons

P u b l icly a vail a ble m ode l. Re qui re s e nte r i ng addre ss to asse ss lo cal transpo rtat ion in f ra stru ctu re bas e d on the ne e d o f havi ng a ve hi cle D E V E LO P M E N T O P P O RT UN I T I E S & CONSID ER ATIONS / 131

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S CE N A RIO S E n v ision W il lo w Run

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The scenarios section compiles the $three visions for the$ Willow Run siteâ&#x20AC;&#x2122;s future developed by the Urban Planning students.

The scenarios draw from the research and identify plausible economic drivers for the site.

The economic drivers impact the siteâ&#x20AC;&#x2122;s economic, environmental, and social conditions and have regional, national and $ $ international implications.

The Urban Planning students developed these scenarios to visualize the possible future potentials of the Willow Run site.

Specific design moments were developed to understand the physical detail contained$in each $ scenario. Furthermore, students from the School of Public Health provide assessment of the scenarios, identifying their health impacts on surrounding communities.

Chapters

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1. Willow Net work $ 2. emPOWER Willow Run$ 3. Waste Mining

S01

W I LLOW NE TWO RK

JULIE CPREK COLE GEHLER STEVE LUONGO

EXE CUT I V E S U MMA R Y Willow Network envisions the future of the Willow Run site as home to the research, desig n, and testing of advanced transportation solutions.

The site, like all of Southeast Michigan, has a rich history in transportation innovation and a legacy that includes Henry Ford and General Motors. This industry is rapidly changing with the rise of automated vehicles, driverless vehicles, and smart infrastructure. With change comes increased need for collaboration between the automotive, technology, and infrastructure industries. Willow Network will provide them a place to come together to make Michigan a National leader in tomorrowâ&#x20AC;&#x2122;s transit solutions.

Willow Run is well positioned within the region to house a research and technology campus.

Both domestic and foreign companies loca ted here are looking for a space like Willow Network to test unconventional vehicles.

As the amount of technology embedded in vehicles has increased, so too has the 136 / PLANNING SCENAR IOS

presence of the tech-sector in Southeast Michigan. These trends create a positive outlook for the future of the Willow Run site as the center of new transit research.

Making Willow Network a reality requires planning and design strategies that will transform the current site into an innovative destination.

These strategies recognize the practical constraints the site presents while truly challenging its current capacity and condition.

The strategies are organized according to three themesâ&#x20AC;&#x201D;INNOVATE, CONNECT, and COLLABORATE. The INNOVATE section focuses on conve rting the Powertrain Plant into a world class testing facility for automated and driverless vehicles and unmanned aerial systems. CONNECT looks at the current issues with infrastructure and landscape, and presents ways to modernize infrastructure, increase transit options, and reclaim the landscape.

COLLABORATE presents ways to strengthen the economic stability

and social life of the Willow Network campus.

The opportunities and challenges presented by the site will require strong public-private partnerships to see the recommendations of this plan through.

The recommendations stress the importance of economic diversity, environmentally and socially responsible redevelopment, improved infrastructure and transit options, and continuing regional partnerships.

Willow Network is only one potential future for the Willow Run site. The complexi ty of the project will require active participation from many actors over the next 20 to 30 years no matter what kind of redevelopment occurs. It is the hope that regardless of the nature of redevelopment, those responsible will draw upon the ideas and themes presented in this scenario and challenge what the future holds for Willow Run.

00 01 02 03 04

IN T RODU CT I ON............................................. 138 the future of transportation a unique location stakeholders creating an innovative destination master plan

IN NOVATE.................................................... 148 network enclosure central testing phase 0: decommissioning the powertrain plant phase 0-I: implementation

C O NNECT ..................................................... 164 optimize infrastructure manage vehicle access reclaim landscape phase II: remediation phase II: implementation

C O LLAB ORATE.............................................. 180 cluster core: the exchange phase III and beyond: adaptability phase III and beyond: implementation

RECOM M EN DAT ION S................................ . . . . . . . . . . . . . . . . 196

WILLOW NETWOR K / 137

00

IN TR OD U CT IO N VISION: Willow Network will reposition the Willow Run Area as an innovative destination for the research, design, and testing of advanced transportation solutions.

“ The a utom o t i ve i n du st r y i s entering the mo st sig n ifican t in n ovation p h a s e s i nce th e r i s e o f p e rso nal auto m o biles a hu n d red years ago ”

S ma r t mob ility--whic h co n n ects vehic les, in frast ruct ure, an d te c hno lo gy --wil l lead to a shift fro m mechanical to I T-cen tric i nnovat i ons

Thi s “d i s r u p t i o n ” w i l l ra di cally chan g e how the transpo rtation and in f ra st r u ctu re i n d u str i e s an d their tec hno lo gy partners do b u siness

C om pa n i e s f ro m e ac h o f these industries can seize n ew o pportunities if t h ey d e f i n e , l i n k , and m anage a new co llab o rative b usiness mod el W i llow N e t wo rk w ill g ive them a p lace to d o it.

I NTR OD UCT I O N t he fut ure of tra nspo rta t io n Michigan has long been the leader in innovation in the automotive industry. Despite the recent decline in manufacturing operations, the opportunity for transportation research in this state has never been higher due to the introduction of technology in this field.

Re s e a rc h + D eve lo pm e n t

R aw Materia l s Suppl iers

Engineering

Tier I Suppl iers ( Parts)

P ro d u c t i o n

Tier II Suppl iers ( C omponents )

M a i n te n a n ce

O riginal Equipm en t Manufacturers ( Vehicles)

M a r ke t i n g + S a le s

C ar Dealers

S u ppo r t S e r v i ce s

C onsumers

THE OLD BUSINESS MODEL In the past, the automotive industry worked in a linear fashion. The old business model included a chain of suppliers, manufacturers, distributors, and consumers. This model is efficient, simple, and dictated by those driving innovation in the industry.

However, this is no longer the case. Technology has greatly expanded the scope and complexity of the transportation industry.

As a result, these tech companies are now in the driverâ&#x20AC;&#x2122;s seat, setting the pace for how automotive and other transportation and infrastructure companies do business.

F i g u re 2.1.01: Si n g le- i n d u str y ecos y stem , l i n ea r m od el 140 / PLANNING SCENAR IOS

A NEW, COLLABORATIVE MODEL Thus, transportation is an increasingly complex field that now involves collaboration between the transit, infrastructure, and technology industries.

The resulting business model is hardly linear.

It resembles an open cluster of industry-speci fic and overlapping components which includes: drivers, suppliers, distributors, and governmental players.

JCI DTE Car Dealers

Car Finance

Fleet/Wholesale FMCSA Parts Suppliers

Freight

Body Shops

UPS STATE/LOCAL GOVERNMENT

GM

Mercedes Benz

AUDI FORD UMTRI

Auto Test Firms

DARPA

General Dynamics

Proving Grounds

Siemens

Bombadier

AATA

Car Share Partners Electrial Equipment Raw Materials

Intel CISCO

Circuit Board + Electronic Component Manufacturing

Google

IBM

AMTRAK

Cars

Voice Recognition Software

General Electric

CSX

Public Safety

Zip Car

Microsoft

AMWAY

APTA

Parsons Brickenhoff

AAR ARUP

Legal

Insurance

Shell

CHEVRON

DOT FAA

Telecommmunications Network Equipment

Communication Equipment Mfg (Navigation) App Development

Social Media

NHTSA Construction/ Contractors

EPA

Raw Materials Parking Lot Ops

Buildings

Industrial Designers

Gas/ Charging Stations

User Interface

A new business model requires a new typ e of research, testing, and business park that facilitates collaboration and innovation within and across these three industries. Willow Run provides an ideal site for such a development, especially in light of interest from major players in these fields. However, transforming the site also requires cooperation from many different stakeholders carefully watching new innovations in this field.

Figu re 2 . 1 . 0 2 : Mu l t ip le - ind ust r y e co s y ste m , co l l a b ora ti ve m od el WILLOW NETWOR K / 141

I NTR OD UCT I O N a u n iq u e loca tio n REGIONAL ASSETS Willow Network is centrally located within the region with proximity to the worldâ&#x20AC;&#x2122;s leaders in automotive and transportation research and manufacturing: All three major U.S. Auto Manufacturers are located in the region, and 7 of 10 foreign auto-makers have technical or research centers in nearby Ann Arbor

US-23

The proximity of transportation research institutes leading this field, including UMTRI and the Center for Automotive Research (CAR) in Ann Arbor

ANN ARBOR

Hundreds of suppliers, distributors, and manufacturing facilities still exist in the region to support innovations in transportation SITE-SPECIFIC ASSETS The site itself boasts unique assets that may attract investment or interest from the surrounding region, including:

UMTRI

I-94 Google

YPSILA

The Powertrain Plantâ&#x20AC;&#x2122;s size and structure accommodates indoor testing of vehicles and aerial systems Willow Network is connected to surrounding talent, industries, and global companies through air, highway, and rail infrastructure The site is adjacent to an international airport. This provides easy access for international business, opportunity for shipping and distributing parts on-site, and access to additional testing space for aerial systems The Willow Run Site has 1,000 acres of underutilized land to build necessary research, testing, manufacturing, and commercial facilities 142 / PLANNING SCENA R IOS

Toyota Te

CAR Honda Subaru R+D

A+D Technology

Mitsubishi R+D

Nearby Automotive, Infrastructure, and IT Co

`Southeast Michigan:

7 of top 10 Worldwide Automobile Manufactu

DETROIT

I-75

I-94

I-275

BOSCH I-96

GM HQ

CISCO Ford HQ

ech Center

VE AN A

IG

MICH

Hyundai Tech Center

ANTI

I-94

GE

GM Powertrain Plant

YIP AIRPORT

Visteon Siemens

DTW AIRPORT

I-75

DETROIT RIVER

ompanies: $200 billion+ revenues

urers by Volume

F i g u re 2.1.0 3 : R e gio n al asse t map WILLOW NETWOR K / 143

I NTR OD UCT I O N sta ke h old e rs THE MAJOR PLAYERS Ann Arbor SPARK has identified two major players already interested in bringing transportation research and testing to Willow Run: the University of Michigan Transportation Research Institute (UMTRI) and Google.

UMTRI is a leader in automated vehicle and intelligent infrastructure research, working in clo se partnership with the auto companies in the region. Currently, UMTRI is running a safety pilot program testing automated and driverless vehicles, which communicate with each other and infrastructure. The University is also one of the few institutions in the country authorized to test Unmanned Aerial Systems (UAS) for commercial purposes.

Fig ure 2.1.04: UM T R I A u tom a ted Veh i c le I l l u stra ti on

Google is planning to unleash driverless vehicles into the market in the next five years.

Their driverless technology is embedded into existing car models, that may encourage other car companies in Southeast Michigan to follow them to Willow Run. F i g u re 2.1.05: Go o gle drive rle ss car 144 / PLANNING SCENA R IOS

OTHER TRANSPORTATION COMPANIES IN THE REGION Ford Motor Company recently formed a partnership with the University to test automated vehicles. General Motors, Toyota, and other foreign automotive technical centers in the area may also take interest in Willow Run. Attracting infrastructure and other data companies located in the area , such as Bosch, Siemens, and CISCO, will be key to the success of Willow Network. Suppliers, distributors, and fleet management companies are also important stakeholders as they will be impacted by any changes in the industry.

GOVERNMENT REGULATORS The Federal Department of Transportation (DOT) currently oversees regulations and funding opportunities for innovation in this field.

They are especially involved in safety pilot programs associated with automated or unmanned cars and aerial systems.

The State of Michigan is currently trying to pass legislation that will make it legal to put driverless vehicles on the road. The State may also be a source of funding for new technology and entrepreneurial ef forts in the region.

New investors will need to work closely with Ypsilanti Township to make sure development strategies are in line with the Townshipâ&#x20AC;&#x2122;s needs.

WILLOW RUN AIRPORT The Willow Run Airport is an important asset to new development.

Current plans for rightsizing the airport will likely increase the connection Willow Network may have with the airport and hopefully increase the airportâ&#x20AC;&#x2122;s operations.

WEST WILLOW NEIGHBORHOOD The imp acts of new developmen t on West Willow will not go unnoticed. This scenario incorporates recommendations made by the School of Public Health throughout the chapter. These recommendations identify potential risks to the health, safety, and well-being of those directly adjacent to the site.

These risks were identified using five key metrics:

$

Economic Development Environment Transportation Public Safety Social Cohesion

WILLOW NETWOR K / 145

I NTR OD UCT I O N c rea t i ng a n i n nova t ive de st ina t io n To truly transform this area into an innovation destination requires planning and design strategies that will address the site’s challenges and needs of the driver industries.

The planning strategies outlined in this plan seek to address specific social, environmental, and infrastructural challenges that exist on the site and may hinder development.

The design strategies create a sense of place, envisioning how collaboration, movement, technology, and environmental reclamation will transform the area into an innovative destination. Also included are several target design areas that provide an image for the vision of the Willow Network.

These strategies are organized according to the three themes that reinforce the project vision: INNOVATE, CO NNECT, AND COLLABORATE.

IN NOVAT E NETWORK 1 2 3

RECONFIGURED POWERTRAIN PLANT CENTRAL TESTING AREA PROTOTYPING/ENGINEERING

ENCLOSURE 4

RING ROAD (CENTRAL TESTING ENTRANCES)

CONNECT OPTIMIZE INFRASTRUCTURE 5 6 7 8

NEW AIRPORT ENTRANCE WIARD RD RECONSTRUCTION M-12 RECONSTRUCTION + NEW ENTRANCE TYLER ROAD COMMERCIAL CORRIDOR

SMART PARKING SOLUTIONS 9 TRANSPORTATION TRANSFER POINTS 10 CAR-SHARE ALLEYS/GREEN INFRASTRUCTURE

CONNECT GREEN SYSTEMS 11 12 13

WETLANDS RECREATION AREA RECLAMATION AREAS

COL L ABORAT E CLUSTER 14 15

MAIN R+D CAMPUSES OFFICE, CONVENTION CENTER, HOTEL

SOCIAL CORE 16 17

THE EXCHANGE DROP-IN PAVILIONS

ADAPTABILITY 18 146 / PLANNING SCENA R IOS

R+D EXPANSION AREAS

M

ig ich

an

Ave

CSX

9

M-

Rail

E co rs e Rd .

3

12

7

2

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11

1 W i llow Ru n A i r po r t

9 4

W i ard Rd .

12 17 10 14

5

15 16 Tyle r Pon d

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6 West Wil low Neighbo r h o o d 8

Ty le r R d .

Wi

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Figure 2.1.06: MASTER PLAN

I - 9 4 Se rvice D r.

ws

1000â&#x20AC;&#x2122;

le

01

IN NOVATE The future of transportation innovation will be shaped at Willow Run through transforming the Powertrain Plant site into a world-class testing facility.

CH ALLE NGES Cre a te a ce ntral s p ace for p rod uct development and test ing t hat accomm odate s mu l t iple b usine sses and test ing environment s N e g o ti a te b etween hig h secur it y and public spaces in close prox imit y to on e a n o t h e r

STRATEGI E S N E TWORK I Create a Cent ral Test ing facilit y t hat accommodate s mu l t iple d r iv ing ind ustr ies and necessary commercial and manufact urin g facil it ie s t h at s up p or t p rod uc t innovat ion, protot yping, and test ing EN CLOSU RE I Prov id e different levels of securit y around t he si te u s in g va rio u s st rateg ies

I NNOVAT E t he n e t wor k The crucial pieces of the new industry ecosystem will be focused around the testing facility, which is anchored by a new leaner, retrofitted GM Powertrain Plant building.

THINK I What will the future of transportation look like?

Research and development teams that work directly on the ve h i c le - n e t wo r k - i n f ra st r u c t u re interaction comprise the THINK component. Their job is the constant imagination of what the future of these systems will look like.

BUILD I Knowledge, Networks, Prototypes.

Engineering firms that specialize in infrastructural systems will be important to continuously improving sensor technology, implementation methods, and more.

Development and prototyping divisions of major vehicle manufacturers will also be important pieces of the BUILD secto r.

150 / PLANNING SCENAR IOS

TEST I Critique, Learn, Improve.

Data is key for the collection, analysis, and storage of the information collected in and out of the facility. The TEST sector is concerned with data and operational security, as well as operations and management of the testing space itself.

MOVE I Change the way we move.

All of these companies are supported in various ways by the clustering of business and logistics specialists, where physical proximity to the testing space is less crucial.

Here the energy happening in the testing facility has a chance to spill out into the surrounding area. Spaces allow presentations in front of media and industry players, and for public exhibitions to showcase these new technologies. This space is the f irst step to incorporating these ideas into everyday life.

THINK I

BUILD I

TEST I

MOVE |

Data Management n Design Prototyping ctio ent e l l Mo m o p M a i n t enance C velo ing r e e n a i nit g t De h En Da o c

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F i g u re 2.1.07: Strea m l i n i n g op era ti on s aro u n d Ce n tral Te stin g WILLOW NETWOR K / 151

I NNOVAT E en c los ure This model is a largely private operation, requiring various levels of security depending on the nature of the research being conducted within the site.

Thus a strategy for enclosure is necessary. To limit negative perceptions of public safety, the project uses two different ways of creating barriers or connections using roads and buildings rather than walls.

LAYERING Layering program around the Powertrain Plant and the area to the north allows the clustering of many companies around the entire testing space.

These programs are located on both the outside and inside of a ring road which restricts access into the testing area.

C E N T RA L T E S T I N G P RO G R AM E N GI N E E RI N G/ I N F R ASTR UCTUR E M O N I TO R I N G A ND IT R E SE A RC H A N D D EVELOPM ENT T E ST I N G A R E A P UB LI C / E XH I B I T ION SPACE B USI N E SS A N D COM M ER CIAL F i g u re 2.1.08: C on cep t u al pro gram layo u t 152 / PLANNING SCENAR IOS

RING ROAD + PERIMETER A ring road forms the first barrier to access. Only two points allow Willow Network vehicles to enter and exit.

The perimeter fencing is the final barrier. This layer responds directly to the needs of surrounding building programming, as well as to required entrance and exit points into the space itself.

PERIMETER B UILDINGS Creating a perimeter of connected buildings inside the ring road not only creates privacy, but allows for connections between the different industries present on site.

Figu re 2.1.09: Ri n g roa d a n d l a yer i n g p rog ra m s p rov i d e en clos ure

Figu re 2.1.10: Per i m eter b u i l d i n g s , N or th west cor n er of testi n g fac ility WILLOW NETWOR K / 153

I NNOVAT E cas e stud y : C ente r fo r I nnova t io n, Testin g, an d Eval u ation ( CIT E) CITE was a realistic proposition as recently as 2012 until land acquisition problems stopped the project.

Similarly positioned as a testing space for infrastructure and vehicle technology, CITE was not meant to mimic new environments but to recreate current infrastructure systems. Sited for its proximity to Department of Energy and slated for testing in a number of fields from energy to telecommunications.

W i l low R u n

CITE

FACTS Area (in Acres): 1,038 Location: Hobbs, NM Proposed By: Pegasus Holdings Group CITE was a completely empty, functioning city designed for testing technology and infrastructure systems. The facility was designed to mimic mult iple city env ironments and was controlled from a remote monitoring hub.

154 / PLANNING SCENA R IOS

F i g u re 2.1.11: C on f i g u ra ti on of testi n g en v i ronme n ts with in CITE

Figu re 2 . 1 . 1 2 : CI TE , b ird ’s - eye v iew WILLOW NETWOR K / 155

I NNOVAT E targ e t d e s i g n are a : ce nt ra l te st ing Central Testing is the nerve center of Willow Network. Here the giants of the automotive, infrastructure, and IT industries come together to make the leap into the future of transportation.

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Structures form a broken ring around the outside of the testing facility, with important components for vehicle testing located on the inner ring.

As the leader in the field a major driver behind project and innovation in industry, UMTRI occupies administration building of former GM Powertrain Plant.

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Program is sorted further to provide clusters of industry and building typologies, centering around observation areas and data collection points to facilitate collaboration, as well as UMTRIâ&#x20AC;&#x2122;s new headquarters on site.

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Fig ure 2.1.13: C en tra l Testi n g

CEN T RA L T E S T I N G P RO GRA M 1 2 3 4 5

156 / PLANNING SCENA R IOS

T E ST I N G SI T E RE SE A R C H A N D D E V E LO P M E N T E N GI N E E R I N G + I N F R A ST R UCT URE M O N I TO RI N G A N D DATA M A N AGE M E N T M A N AGE M E N T A N D C O M M UN I CAT I O N S

F ig u re 2 . 1 . 1 4 Cen t ral Te st ing , g r id co nf ig urat ion WILLOW NETWOR K / 157

I NNOVAT E targ e t d e s i g n are a : ce nt ra l te st ing Willow Networkâ&#x20AC;&#x2122;s unmistakable competitive edge lies in the flexibility of the testing space.

Road networks layered on top of one other to provide an infinite mixture of scenarios and patterns to be followed by vehicles onsite.

Stanchions connected to a central network also allow the path of vehicles to be directed and changed as situations requires.

The systems shown here are just a small portion of the many possibilities.

ORTHOGONAL, GRID SYSTEM

BASIC NETWORK

HIGHWAY INTERCHANGE

Not only roads, but a series of guides and rails allow the quick configuration of large building structures. These allow researchers to mimic different built typologies and layout of buildings in the environment.

The testing facility thus becomes exponentially more flexible and usable in the long-term.

SUBURBAN, CURVILLINEAR

F i g u re 2.1.15: B a s i c g rid n e two rk layo u ts 158 / PLANNING SCENAR IOS

Figu re 2 . 1 . 1 6 Cen t ral Te st ing , s ub ur b an co nf ig u ra ti on WILLOW NETWOR K / 159

I NNOVAT E p has e 0- I : d e co mmissio ning t he Power train Pl an t The Willow Run Powertrain Plant represents Michiganâ&#x20AC;&#x2122;s rich history in transportation innovation, and preserving even a portion of this iconic structure will imbue the new site with a sense of history and reverence. While new tenants are interested in using the Plant for testing, the space is expensive to renovate and too expansive for new operations as is.

Therefore, Willow Network proposes a phasing strategy that will demolish the less useful portions of the building over time.

This process begins in Year 0, as the YTO can be immediately occupied.

Over time, nonhigh bay spaces in the plant are demolished in phases.

This incremental strategy will leave for the concrete slab containing LNAPLs under the plant minimally disturbed during the process, allowing time for the o ils to be removed. As the LNAPLs are removed, the waste water treatment plant can also be fully decommissioned.

160 / PLANNING SCENAR IOS

Fig ure 2.1.17: Power tra i n P l a n t, m ost u s ef u l testi n g Sp a ces

YE A R 0

F i g u re 2.1.18: LN A P L co n tamin atio n are as D econ str u cti on of th e plan t will n e e d to ca ref u l ly a voi d th e leg a c y co n tamin an ts b elow g ra d e

YTO

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YEAR 30

Figu re 2 . 1 . 2 0 : Deco m iss io n p has ing S tart i n g i n Year 0, wo r k re m ove s s p ace s ad jace n t to Y TO a n d H i g h B a y s .

WILLOW NETWOR K / 161

I NNOVAT E p has e 0 - I : i m ple me nta t io n Phas e 0 wi ll see a n im m e d iate te nant o ccupy the Plan t and b e g in t he dow ns i zi n g a n d rem e d iat io n p ro ce ss .

Phas e I p ri mari ly foc us e s o n b uil d ing the te st i n g an d rela te d fac il it ie s no r t h o f the p lan t , layi n g t he fo und at io n fo r main i n fra st ru ct u re, and b e g inning t he re clam a t i on process.

PHASING SUMMARY

TESTING

GREEN SYSTEMS

PHASE II 20%

PHASE III 20%

Initial stakeh old ers of im p o r tance w il l b e U M T RI, ot h er p ri va te co r p o rat io ns , and public en t i t i es to fu n d init ial d eve lo p m e nt and clean -u p. Several im p rove m e nt s in the s hort -term, su ch as inc re as ing b us ro ute s a n d d ecreasi n g t he s ize o f W iard and M - 1 2 wi ll serve We st W il low.

PHASE I 40%

PHASE I 80%

PHASE II 40%

Fig ure 2.1.21: P h a s i n g p ercen ta g e

PHASE 0-I: ACTIONS Renovation, Remediation of Powertrain Plant + Waste Water Treatment Facility Construction of Central Testing North of the Plant Main Spine, Ring Road, and Testing Infrastructure Construction R+D, Prototyping Facilities North of Plant

Increase plantings + vegetative species in Wetlands + Re

Add new soil + begin strip cropping on landfill s

Reduce Width of Wiard and M-12, begin cyber in

162 / PLANNING SCENA R IOS

Fig ure 2.1.22: P h a s i n g a cti on s

Build TTPs, Expand Bus Routes

PUBLIC HEALTH

INFRASTRUCTURE

R+D/COMMERCIAL PHASE I 10%

PHASE III 20%

PHASE I 50%

PHASE II 30%

PHASE II 30%

PHASE III 60%

Slow improvements in environmental quality and local economy may be overshadowed by long-term construction on major streets and at the Powertrain Plant.

$ $

Economic Development

STAKEHOLDERS I n sti tu ti on s

Environment

P r i va te Sector

ecreation Areas

sites

Early phases focus on starting economic development, new infrastructure improvements, and environmental clean-up.

Transportation P u b l i c E n ti ti es

nfrastructure enhancements

WILLOW NETWOR K / 163

02

CONNECT The future of transportation is about choices. Increasing public transit and new smart mobility options developed in Willow Network will have multiple benefits. New employees and current residents alike can take advantage of these strategies which will enhance the capacity of the existing infrastructure and enhance connectivity between the built and natural environment.

CH ALLE NGES Over -capacit y of road infrast ruct ure O ver - rel iance on p ersonal automobiles and high demand for park in g Limited opport unit ies for public t ransit E xcess of auto/t ruck t raffic t hrough resident ial areas Lac k of a safe, pedest rian-friendly environment Li m i te d a ccess or connection bet ween ex ist ing green spaces and t he surro u n din g a re a s

STRATEGI E S O PTI MI Z E I NFRASTRUCT URE I Decrease overbuilt , inefficient in fra st ru ct u re a nd constr uct new, higher capacit y roads. A technology drive n s y ste m w il l manag e traf f ic f lows, enable intelligent vehicles, manage exc h an ge be t we e n d if ferent mod es M A NAGE VE HI C LE ACCESS I Encourage people to t ransfer out o f t h e ir pe rs on al cars and use car - share or public t ransit to move about t he site mo re qu ick ly.

R ed uc ing the s p ace for parking allows car-share locat ions to be co mbin e d w ith g reen inf rastr uct ure R E C LAI M LAND SCAPE I Propose recommendat ions for remediat ion a n d prov ide o p p or tunities to p rog ram and reconnect w it h t he landscape

CON N E CT o p t i m i z e i n f ra st ruc t ure : physica l in frastr u ctu re Optimizing infrastructure requires eliminating unnecessary roads and limiting vehicle usage. Initially M-12/Ecorse and Wiard Road will be reduced and traffic will respond accordingly.

However, new development requires new infrastructure.

REGIONAL CONNECTIONS The site is well-situated in terms of regional air, highway, and rail transportation. Willow Network will take advantage of these connections and enhance the number of transportation options available.

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Fig ure 2.1.23: E x i sti n g roa d wa y s

166 / PLANNING SCENAR IOS

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WIARD RD

Two spines serve as the new organizing infrastructure for the site. They have capacity for all new and existing modes of transit, provide access to the sites minor streets, and facilitate transfers between modes of transit.

F i g u re 2.1.24: P rop os ed ro adways

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REGIONAL C ONN ECTI O N S SPINE R OADS T. T. P. B US RO UTE S L IGHT R AIL SY S TE MS

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4800’

F i g u re 2.1.25: Reg i on a l tra n spo rtatio n co n n e c tio n s WILLOW NETWOR K / 167

CON N E CT o p t i m i z e i n f ra st ruc t ure : sma rt infrastr u ctu re The future of transit is not just about bringing many kinds of transit to the site, but coupling those options with smart infrastructure to manage how the systems run and transfers between them are made. This smart infrastructure consists of consists of two components: cyber infrastructure and transportation transfer points.

Cyber infrastructure gathers and processes data about transit schedules, infrastructure quality, traffic flow, and even emergency conditions to ensure the entire network runs efficiently.

This layer of infrastructure comprises of monitoring sensors physically embedded and managed from a centrally located operation control center.

INNOVATIVE DESTINATION

SURROUNDING CONTEXT WEST WILLOW

RESEARCH + DEVELOPMENT

PUBLIC TRANSIT

PROTOTYPING

INDOOR + OUTDOOR TESTING

PHYSICAL INFRASTRUCTURE

LANDSCAPED AREAS

WATER MANAGEMENT

NATURAL LANDSCAPE

RECLAMATION SITES

Fig ure 2.1.26: D a ta m a n a g em en t n etwor k

168 / PLANNING SCENAR IOS

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I-94

1200’

2400’

4800’

F i g u re 2.1.27: D a ta m a n a g em en t n etwor k for ph ysical in frastru c tu re WILLOW NETWOR K / 169

CON N E CT m a n a g e ve h i cle a cce ss The second strategy for connect is aimed at getting people out of their personal cars and moving through the site in different ways.

ECOR

TRANSPORTATION TRANSFER POINTS (TTPs) The TTPs are the only locations for conventional, structured parking.

From here, people can exchange to public transit or “smart” car share vehicles.

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CAR-SHARE LOCATIONS Shared automated -1or 2 driverless M vehicles will be allowed to move through the site. Smaller, lighter models make it possible to store these cars in car-share locations embedded into alleys that also support green infrastructure throughout the site.

RD

170 / PLANNING SCENAR IOS

WIARD RD

The TTPs are modeled off a case study from Herzog & de Meuron which facilitates a switch from VE a personal vehicle to public A GAN transportation.

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Fig ure 2.1.28: Veh i c le a ccess + ci rc u l a ti on SMA RT E R PA RK I N G T.T.P. P R I VAT E V E H I C LE R OA D SH A R E D V E H I C LE ST R E E T E A SE M E N T CA R SH A RE

PARKING PARKING PARKING SHARED CARS TRANSFER

F i g u re 2.1.29: T T P D i a gram

D

CONNECT case stu dy: 1 1 1 1 L i n co l n R d

F i g u re 2.1.31: T T P - axo n view

FACTS Location: Miami Beach Area (in feet): 3,000 Year: 2010 Built By: Herzog & de Meuron These car parks are public facilities similar to train stations or airports, where people change from one mode of transportation to another.

Figu re 2 . 1 . 3 0 : 1 11 1 L inco l n R o ad p ar king + t ran s i t sta ti on

WILLOW NETWOR K / 171

CON N E CT s m a r t m ove m e nt A new infrastructure system capable of communicating with people and vehicles promotes an ease of movement in public spaces.

As depicted here, driverless vehicles operate with recognition of their surroundings. Sensors located on each vehicle communicates with embedded infrastructure devices and navigating their surroundings.

Vehic les anticipate the context that they are with flawless precision.

People can walk or bike without concern of being hit by a vehicle.

Each person produces their own comfort circle by walking or biking on smart infrastructure.

These comfort circles are then relayed to the driverless car to ensure no collisions. The blue arrows (representing the paths of the vehicles) will never come into contact with the yellow comfort circles. Willow Network is the future of smart movement.

172 / PLANNING SCENA R IOS

Figure 2 . 1 . 3 2 : A smar t m ov ing ne t wo r k WILLOW NETWOR K / 173

CON N E CT rec l a i m la nd s ca pe Aside from connecting different transportation and smart systems, Willow Network takes advantage of connections to existing open spa ces.

existing forest

GREEN CONNECTIONS The l andscape, though currently contaminated and underutilized, is an important organizing element for the site.

Remediating and enhancing the current landscape will increase accessibility to existing and new green spaces.

Street plantings and stormwater systems permeate built spaces, while existing forests organize natural connections.

CREATING PLACES Remediating and re-programming the site allows for opportunities to engage this formerly inaccessible area in several different ways.

Restoring the landfills and their surroundings to native ecosystems provide opportunities to engage with a variety of plant and animal species. Furthermore, establishing recreational parks and trails enables employees and residents of West Willow to run, bike, and play.

174 / PLANNING SCENAR IOS

creek trail forested wetlands stormwater system recreational park & facilities street plantings creek trail reclaimed dumping site stormwater system street plantings reclaimed landfill reclaimed landfill existing forest reclaimed landfill reclaimed landfill forested park

1200’

2400’

4800’

Fig ure 2.1.33: La n d s ca p e n etwor k

C O N N ECT case stu dy: Fres h Ki l l s Park

W i l low Ru n

Fre sh kills Park

FACTS Area (in Acres): 3,000 Location: Long Island, NYC Built By: New York City Parks Dept., Sanitation Dept.

Remediating and reclaiming are the most im portant processes of the landscape strategy.

Freshkills park in New York offers a case study displaying the conversion of landfill sites into usable park space. Being built on what was once the largest landfill in the world, Freshkills Park began construction in 2008.

The reclamati on and remediation processes are expected to be completed in 3 phases over a 30 year period.

Figu re 2 . 1 . 3 4 : Fres hkil l s Par k

WILLOW NETWOR K / 175

CO N N E CT p ha s e I I : re m edia t io n EXISTING HABITAT

RECLAMATION PROC ESS WI L L O W RUN C R E E K TREE CANO P Y RECL AMATIO N AR E A O AK O PENI NG S DRY PRAI RI E WET PRAIRIE

I-94

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LANDFILL MOUNDS

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Two to three feet of new soil will be added to the landfill mounds in preparation for planting. The establishment of dry prairie environments will occupy the mounds. Strip cropping practices (crop rotating) will be used to improve poor soils’ organic content. This technique will reduce the quantity of imported soil.

NATIVE VEGETATIVE SPECIES Efforts complimenting the existing forest along Willow Run Creek are achieved by creating diverse native environments such as; hardwood forests (hickory and oak trees), oak openings (black oaks and native grasses), and alternating wet and dry prairies.

176 / PLANNING SCENA R IOS

F i g u re 2.1.35: R em ed i a ti on + recl a m a ti on p h a s i n g

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WILLOW NETWOR K / 177

CON N E CT p has e I I : i m p leme nta t io n Phas e I I focu ses h eav ily o n im p rov ing the area s Sou t h of t he Powe r t rain P l ant s ite .

Con st ru ct i on o f a new , s m ar te r stre e t n et work i s t h e f irst ste p tow ard deve lo pi n g t h e mai n R + D cam p us e s and co mmerci al a rea s. R e m e d iat io n and re clam a t i on effort s are o ng o ing , and t he re co nst ru ct i on of Tyle r Po nd to b e t te r manage stormwa ter o cc urs in t his p has e .

We st Wi llow wi ll h a ve a st ro ng e r vo ice dur ing t h i s p h a se, as Ty le r R o ad is co nve rted i n to a p edest r ian b o ulevard and re tail /commerci a l corr id o r.

PHASING SUMMARY

TESTING

GREEN SYSTEMS

PHASE II 20%

PHASE III 20% PHASE I 40%

PHASE I 80%

Fig ure 2.1.36: P h a s i n g p ercen ta g e

PHASE II 40%

PHASE II: ACTIONS Begin street network construction South of Willow Run Creek Research + Commercial Development South of Willow Run Creek Implement Car-Share, Green Infrastructure Systems Reconstruct Tyler Pond, Enhance Recreation Space Corporate Headquarters, Convention Center + Hotel Continue reclamation along Willow Run Creek

Retail + Commercial Development Along Tyler R

178 / PLANNING SCENAR IOS

Fig ure 2.1.37: P h a s i n g a cti on s

New Airport terminal, entrance, final pha

PUBLIC HEALTH INFRASTRUCTURE

R+D/COMMERCIAL PHASE I 10%

PHASE III 20%

PHASE I 50%

PHASE II 30%

Road

PHASE II 30%

PHASE III 60%

KEY STAKEHOLDERS

In Phase II, increased access to green spaces seeks to improve recreation opportunities and the environment. However, new park spaces must be designed carefully to prevent unsafe public spaces.

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Long-term construction and increases in transit emissions could cause issues with stress and mental health as well as increase emissions.

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Environment

P r i va te Sector

P u b l i c E n ti ti es

Public Safety

N ei g h b or h ood

Transportation

ase rightsizing WILLOW NETWOR K / 179

03

COL L A B OR AT E The future of the industry and the site relies on collaboration, which will: foster creativity, ensure economic stability, and help create cohesion in the Willow Run Area.

CH ALLE NGES Create an economically diverse and sustainable developme n t B uil d a sense of cohesion among indust ries D eve lo p f lexib le d es ig n and implementat ion guidelines t hat w ill allow fo r in du st ry c h a n g e s , m itig ating the p ossibilit y for obsolescence, vacancy, or unwan te d le gacie s

STRATEGI E S C LU STE R I Mul tip le driver indust ries clustered toget her o n t h e s ite w il l p romote economic d ive rsit y and support a range of ot her comm e rcia l , s e rv ice , a nd ed ucational us es

C O RE I A core s p ace for t he site w ill encourage collaborat io n a n d facil ita te s ocial interactions b et ween people working all over Willow Ne t work

ADAPTAB I LI TY I A f lexible st rategy for land use, phasing, and imple m e n ta t ion w il l accommod ate d if ferent development scenarios in t he short a n d lon g- te rm

COL L A BORAT E c l u ste r Three main program clusters exist within the development: testing, collaborative core and the R+D/commercial campuses.

Housed in these clusters are testing facilities, corporate offices, research labs, support businesses, retailers, startups, informal social spaces, and recreation all within the larger campus. This model benefits individual companies, who will have the opportunity to house research and development, corporate headquarters, testing, manufacturing and distribution on one site.

This also creates advantages for a wide range of companies across our three major industries.

Companies gain a strategic advantage from locating in the cluster, as they can more easily share resources, people, and information.

TESTING

COLLABORATIV

TESTING PROTOTYPING + MAINTENANCE MONITORING CLASS A OFFICE RESEARCH LABS EDUCATIONAL LABS

TRANSIT EXCH CENTRAL DATA CAFETERIA FITNESS CENT REMOTE WORK RECREATION F

TESTING

COLLABORA

M-12

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OFFICE

COL ABORATIVE

RAIL

PROTOTYPING

TESTING

DISTRIBUTION

VEHICLE TESTING

PROTOTYPING

RESEARCH INDOOR TESTING

STREAMLINED PRODUCT DEVLEOPMENT

INFORMATION SHARING + COLLABORATIVE DEVLEOPMENT

182 / PLANNING SCENA R IOS

Fig ure 2.1.38: C l u sters + rel a ti on s h i p s

VE CORE

R+D/COMMERCIAL CAMPUSES

HANGE A O PERATIONS

RESEARCH LABS RESEARCH OFFICES CLASS A, B, C OFFICE LOCAL/CONVENIENCE RETAIL CAR-SHARES

TER K/MEETING SPACE (PAVILIONS) FIELDS + COURTS

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DATA COLLECTION + MANAGEMENT

RESEARCH

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LABS PARKING

COLLABORATIVE TECH COMPANIES + IT SUPPORT

BUSINESS SUPPORT SERVICES CREEK/GREENWAY

LABS

COLLABORATIVE

RESEARCH + DEVELOPMENT

INTEGRATED VEHICLE TESTING

CLASS B OFFICE START-UP

START-UP

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SMALL FIRMS + START-UPS

RETAIL

DISTRIBUTION SERVICES + AMENITIES

STRATEGIC ALLIANCES

WILLOW NETWOR K / 183

COL L A BORAT E c l u ste r PROGRAM The cluster strategy groups all commercial uses with either research + development or testing. Commercial is primarily located along spine roads and Tyler Road, allowing all other research facilities easy access to corporate headquarters, business services, and convenience retail.

The landscape is programmed so that the most accessible areas in the middle of the site are designed for recreation and leisure, while other areas are desig nated for reclamation or performative uses.

LEISURE

TESTING OPERATIONS

RECREATION

OFFICE

CONVENTION CENTER

RESEARCH + DEVELOPMENT (EARLY PHASES)

OFFICE

RESEARCH + DEVELOPMENT (EXPANSION)

YUCA WASTE WATER TREATMENT PLANT

NATURAL LANDSCAPE

PERFORMATIVE LANDSCAPE

PARKING CAR-SHARE

WAREHOUSING + DISTRIBUTION

F i g u re 2.1.39: P rog ra m 184 / PLANNING SCENA R IOS

HOTEL

COLLABORATIVE CORE

RETAIL

CAMPUSES Second, the park as a whole works as a campus of campuses, and can be configured in many different ways to allow for different industries and businesses to occupy space close to those in their field as well as related fields. This breaks down strict barrier between commercial and research uses, and allows companies options for occupying the site.

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INS TITU TI O N AL - 8 %

C OMMER CI AL - 1 0 % 3%

RETAIL

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INDU STR I AL - 2 1 % 3%

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PROTOTY P ING + MAINTE NA NC E TESTING

R+D: TECH

R+D: AUTOMOTIVE

R+D: INFRASTRUCTURE COMMERCIAL CORRIDOR

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OPEN SPACE - 4 3 % RECR E ATION PERFOR MATIV E

R+D: AERIAL SYSTEMS

R+D: EXPANSION

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R+D: EXPANSION CLUSTER

29%

RECL A MATION

Fi g u re 2 . 2 . 4 0 : L and us e d ist r ib ut io n

R+D: EXPANSION CLUSTER

F i g u re 2.1. 4 1 : In du stry campu se s WILLOW NETWOR K / 185

COL L A BORAT E cas e stud y : R e se a rc h Tria ng le Pa rk Research Triangle Park served as the precedent for cluster and core strategies. It is in a similar suburban location and houses IT, biotechnology, and pharmaceuticals companies. Due to the size of the park, the most recent master plan identified the need for a mixed-use center, called Triangle Commons, which would serve as the social core and corporate image of the park.

MIXED USE CENTER

BUSINESS SUPPORT CLUSTER W i l low R u n

FACTS Area (in Acres): 7 ,0 00

LARGE SCALE RESEARCH CONCENTRATION

Loca tio n: Raleigh/Du rh a m, N C Built By: Publ ic/Priva te Pa r tn ersh i p One of t h e premi er hig h- te c h re s e arc h par ks i n t h e cou n t ry. Ho us e s ove r 3 8 , 0 0 0 wo r kers i n more t h an 1 7 0 f ir m s . R e ce nt master pla n u pda te put fo r w ard a v is io n fo r th e n ext 5 0 yea rs, st re ss ing g re ate r de ns ity an d closer a m e nit ie s .

186 / PLANNING SCENA R IOS

R es ea rch Tr i a n g le Pa r k

F i g u re 2.1.42: M i xed u se ce n te r lo catio n

Figu re 2 . 1 . 4 3 : Tri a ng le C o m m o ns , t he s o c ial co re of RT P

COL L A BORAT E co re: “th e excha ng e ” “The exchange” is the collaborative and social core of the site.

Located in the landscaped area between the two spines, it creates an informal meeting space where people, technology, transit, and the environment all meet.

The focal point of the site is a large bridge building that spans the two sides of the campus.

This building primarily facilitates transportation crossings for tram, bus, smart cars, bikes, and people. The building also houses several different programs including the data operations center, a transit station, and other food, retail, and meeting spaces.

This bridge frames the newly reconstructed Pond and canals that define the character of the open space and organize the pavilions that populate the landscape.

188 / PLANNING SCENA R IOS

1 2 6

5 7

3

4

500’ 1000’ Fig ure 2.1.44: “ T h e E xch a n g e” P l a n TH E E XC HA N GE : S O C I A L C O RE 1 DATA O P E RAT I O N S C E N T E R 2 CA F E T E R I A 3 T Y LE R P O N D R E C O N ST R UCT I O N 4 F I T N E SS C E N T E R 5 M E E T / WO RK PAV I LI O N S 6 T R A N SI T E XC H A N GE

Fi g u re 2 . 1 . 4 5 : The E xc hang e - v iew f ro m b r id g e fa c i n g Sou th

COL L A BORAT E p has e I I I a nd beyo nd: a da pta bilit y BLOCKS + PARCELS

P2 P1 Sm a l l C om m erci a l B loc k

40

0’

This strategy anticipates changes in infrastructure, the number and size of industry clusters, density, and circulation.

P2

Sm a l l Res ea rc h / C om m e rc ial Blo c k

0’

P1

40

40

0’

Blocks can be divided into individual parcels, or combined into super blocks depending on development type.

P2 M i d - Si z e Res ea rc h / C omme rc ial Blo c k P1 40

le y

0’

al

The essential components of the block can be modified as well.

This affords for many different configurations that can respond to change over t ime, prolonging the useful life of the development.

0’

20

80 0’

Over time, the nature of research, the mix of companies occupying the site, or facility needs may change. An important factor for maintaining the economic stability of the cluster is to plan for adaptability.

P2

0’

190 / PLANNING SCENAR IOS

80 0

P1

60

’

La rg e Res ea rc h B loc k

Fig ure 2.1.46: Va r y i n g b loc k a n d p a rcel s i z es crea tes d i f feren t d eve lo pme n t o ppo rtu n itie s

BLOCK COMPONENTS A ty p i ca l b loc k can h o u se bo th re se arc h fa c i l i ti es + of f i ces can o r be se parate d by u s e. Si m i l a r f loor plate s + ce ilin g h e igh ts for b oth ty p es a f fo rds fo r flex ibility o f u s es .

B u i ld i n g s

1 A l l b loc k s m a y h ave diffe re n t amo u n ts of op en s p a ce, d epe n din g o n th e u se an d a m ou n t of ca r s h are space O pe n S pa ce

2 4

3

+ C a r S ha re A cce ss

+

A l l b loc k s m u st h o ld a car- an d bike s h a re loca ti on , a cce sse d o ff a th ro u gh street or ea s em en t. No o th e r parkin g will b e a ccom m od a ted fo r o n -site , exce pt o n Ty ler Roa d

Green i n f ra str u ctu re is in te grate d with m a i n streets , ea se me n ts, an d car-sh are loca ti on s . T h i s i n c re ase s tre e cove r in p a r k i n g loca ti on s an d h e lps man age stor m wa ter.

Gre e n I n f ra st r u c t u re Figu re 2 . 1 . 4 7 : Sta nd ard b lo c k: axo no m e t r ic

WILLOW NETWOR K / 191

COL L A BORAT E p has e I I I a nd beyo nd: a da pta bilit y Blocks can be configured in many different ways depending on developer or industry needs.

Blocks can be used individually, or combined to create large industry campuses. Therefore, the character of development can take on many urban typologies from suburban office park to urban business district.

As block ownership and configurations vary, so too can program and density. Blocks can be single-use or mixed use. At first, development must be low density and low-rise. Over time, that density may be changed, with the opportunity for infill and higher floor area ratios (FARs) and built-open space ratios accommodating industry growth.

DENS ITY VARIATIONS

01

BLOCK CONFIGURATIONS I N D UST R Y 1 I N D UST R Y 2 I N D UST R Y 3 B LO C K B O UN DA R Y 1 S M A LL B LO C K AGGLO M E R AT I O N 2 L ARGE B LO C K AGGLO M E R AT I O N 3 MU LT I P LE , A UTO N O M O US B LO C KS

PROG RAM R +D ( I N D UST RY 1) R +D ( I N D UST RY 2) R +D ( I N D UST RY 3) COMMERCIAL O P E N SPAC E GRE E N I N F R A ST R UCT URE B UI LT

100% 20%

192 / PLANNING SCENA R IOS

15%

Fig ure 2.1.48: D en s i ty , con f i g u ra ti on , a n d p rog ra m va r i a ti on s for blo c ks

65%

02

03

80% 25%

20%

20% 5 5%

30% 10%

20%

20%

15%

35% 70%

WILLOW NETWOR K / 193

COL L A BORAT E p has e I I I a nd beyo nd: imple me nta tion Phas e I II focu ses on p o te nt ial exp ans io n o f te st i n g, con n ect i ons , and re s e arc h.

Re gio n a l con n ect i on s o f b o t h t rans it and g reen systems are st re ng t he ne d .

T he in frast ru ct u re to s up p o r t re s e arc h expansi on sou t h of Ty le r R d w il l s e t up po ss ibi li t i es for exp ans io n. Howeve r , final exp an si on of R+ D ab ove Ty le r R d w il l l ike ly precede t h e n eed to exp and to t he S o uth by 5 -7 yea rs.

PHASING SUMMARY

TESTING

GREEN SYSTEMS

PHASE II 20%

PHASE III 20%

Co ntinued i n volvement f ro m g ove r nm e nt and o ther pu b li c fu n d s , p r ivate inve sto rs , the ne ig h borh ood, an d ne ar b y inst it ut io ns w il l s up p ort t h i s p h a s e o f d eve lo p m e nt .

PHASE I 40%

PHASE I 80%

T he bu lk of R+ D i n c l ud e d in t his p l an w il l likely occu r i n t his l ate p has e , as infrast ru ct u re an d te st ing fac il it ie s improve a n d remed iat io n is c lo s e r to co mplet i on . Reclamat io n o f re g io nal gre e n systems wi ll be o ng o ing p ast P has e III.

Fig ure 2.1.49: P h a s i n g p ercen ta g e

PHASE II 40%

PHASE III AND BEYOND: ACTIONS Develop Regional Greenway Commuter Rail Connection + Light Rail System Build Street Network South of Tyler Rd R+D Expansion North of Tyler Rd Figure 2 . 1 . 5 0 : Ph a si n g ac t io ns 194 / PLANNING SCENAR IOS

Potential Expansion of R+D South of Tyler Rd

PUBLIC HEALTH INFRASTRUCTURE

R+D/COMMERCIAL PHASE I 10%

PHASE III 20%

PHASE I 50%

PHASE II 30%

PHASE II 30%

PHASE III 60%

STAKEHOLDERS N ei g h b or h ood

P r i va te Sector

Economic stability will help improve local economy, the number of potential jobs, and land values in the area.

Despite added jobs in the service sector, many high skilled positions may not be accessible to residents of West Willow.

$

Addition of local retail and additional transit methods will increase access to basic amenities. Retail must be specifically tailored to fit some of the residents needs.

Together, t hese factors may actually threaten social cohesion in the area.

$

Economic Development

P u b l i c E n ti ti es

Social Cohesion I n sti tu ti on s WILLOW NETWOR K / 195

04

RECOMME NDAT IO N S The reality of implementing a development at the scale of Willow Network is certainly ambitious. The following recommendations provide an understanding of what can be done now to improve conditions in the area.

The recommendations are in line with the themes and strategies presented the in the report, but also speculate on the challenges of scenario planning for a project at this scale of complexity.

1

Eco no mic D eve lo pme n t I The development of former industrial is in many cases an

2

I n fra st ruc t ure I The current broader ideas about infrastructure are far removed from the model that was in use throughout most of the 20th century. Instead o f encompassing all aspects of the functioning of public life, from schools, to libraries and parks, it now refers almost solely to that of transportation systems. The efficient deployment and maintenance of infrastructural systems is only the starting point, and WIllow Network attempts to envision sy stems that are flexible enough to adapt to new modes of transportation and development.

3

I mple me nta t io n I Strategies for marketing the GM Powertrain Plant utilize historical and physical characteristics that are unique to the site. The importance of public policies that enable clean-up and reme diation of contaminated sites at a minimal cost to new tenants can not be stressed enough. The utilization of the WIllow Run Creek as an asset capitalizes on an existing natural asset that was largely forgotten by the surrounding community, and is a model that can be easily replicated. The testing facility at Willow Network is the single most important factor to the scenarioâ&#x20AC;&#x2122;s success, but the development of th e multiple industry clusters around ensure a continued commitment to its relevance.

4

C ommunit y I mpa c t s I Maintaining West Willow as a neighborhood of choice will remain a

extra set of development constraints that further complicate an already difficult process. The GM Powertrain Plant site, along with many other throughout the country, come loaded with environmental hazards, large amounts of infrastructure, and historical and social legacies.

The economic development model put forth here utilizes an analysis of regional and site assets, along with emerging market trends, to identify a set of industries with assets and growth potential. The model used here will become increasingly common as industries such as IT and telecommunication become increasingly embedded with traditional industries and products.

difficult issue in the future. Utilizing old (community benefits agreements) and new (health impact assessment) tools available to planners and policy makers from a m yriad of disciplines will help guide development to minimal impacts on the environment and surrounding communities. Connecting vulnerable neighborhoods with a committed advocate in the public sector is an important part of bringing their views to the table.

S02

emP OWE R W I LLOW RUN

LEIGH DAVIS LILY DEWI MULYADI TAN RESHMI RAVINDRAN TIANZHE WANG

A GLOBA L L E A D E R IN R E NE WAB LE ENE RGY EXP LORAT I ON EmPOWER Willow Run develops a renewable energy national lab that will transform the Willow Run site into the global leader in clean energy research, production and distribution. It not only powers the Willow Run site and surroundings with renewable energy, but also empowers the site through job creation and economic revitalization.

global leader in clean energy technology by strategically investing $150 billion (Obama-Biden, 2008). Furthermore, the renewable energy industry is also the fastest growing manufacturing job sector in the US today, with more than 36% increase in manufacturing jobs per annum (Runyon, 2012).

The Willow Run site requires an industry with a public-private partnership that can guarantee economic stability in the region. EmPOWER Willow Run will enhance the economic vitality of Southeast Michigan at large and will bring Michigan back into a leading position with a new industry. It will create social and cultural opportunities within the site through job creation and by reinvesting energy savings for community benefit projects. EmPOWER Willow Run will also transform the site environment through pollution mitigation and renaturalization.

Currently Michigan lags behind in the renewable energy industry. Less than 4% of total energy consumption comes from renewable sources when the Obama-Biden Plan mandated all states to increase this to 12% by 2012.

Michigan imports 97% of its petroleum, 82% of natural gas and 100% of its coal and nuclear fuel needs from other states and nations. This accounts for $ 22.6 billion per year on fuel imports for energy production. Thus there is high scope in Michigan for a renewable energy project complete with R&D, parts manufacturing, energy production and distribution.

Renewable Energy is the best industrial opportunity for Willow Run. Increasing global and national concern over fuel price hikes has led to increased investment opportunities in this industry.

The 2008 Obama-Biden New Energy for America Plan hopes to make US the

The Willow Run site is uniquely suited for renewable energy development.

Firstly, the site is sparsely populated and well connected by road, rail and air. The 400-acre Powertrain Plant site with the recently renovated YTO portion of the plant provides ample space for

200 / PLANNING SCENA R IOS

renewable energy research, testing and production. The GPS calibration facility located near the airport makes the site uniquely equipped for a Space Based Solar Power ground receiver station. The landfills and wastewater treatment plants located on site provide a fuel source for biofuel plants. The site therefore has development potential not only for renewable energy research but also for energy production that can support the populated region around it.

EmPOWER Willow Run includes 5 main components â&#x20AC;&#x201C; a Renewable Energy Science Park, Discovery Center, Transit Node, West Willow Neighborhood Interventions and the Constructed Landscape â&#x20AC;&#x201C; which together help achieve the vision. Collaboration with the School of Public Health helped assess the health impacts of these components and design specific interventions to minimize negative effects from the development.

00 01 02 03 04

INTRODUCTION.............................................202 project vision vision plan implementation strategy scenario SWOT analysis

E CONOM I C VI TALI T Y .....................................216 positioning renewable energy proposed programs precedent studies co mponent 1: science park phasing

S O CI AL & CU LT U RAL OP P ORT U NI TI ES...........240 creating opportunities co mponent 2: transit node co mponent 3: discovery center co mponent 4: west willow phasing

T RANSFORM ED ENVI RONM E NT......................262 need for transforming the Willow Run environment co mponent 5: constructed landscape

M OVI NG FORWARD........................................278 engaging other units: school of public health recommendations em P OWER WILLOW R UN / 2 0 1

00 I NTR OD U CT IO N

project vision vision plan implementation strategy scenario SWOT analysis

with three outcomes

emPOWE R W il low Run

“

1

TRANSFORMS the site into a national and GLOBAL LEADER in RENEWABLE ENERGY research, production and distribution

”

ENHANCE EC ONOMIC V I TALI TY

emPOWER Willow Run will enhance the economic vitality of Southeast Michigan through job creation and energy cost savings by developing a national renewable energy laboratory

3

CREATE SO CI AL AN D CU LT U RA L O P P O R TU NI T I E S

The project will create social and cultural opportunities in the Willow Run site by reinvesting the energy savings in community benefit projects like a Transit Node, an exposition space and improvements to the West Willow neighborhood

TRANSFORM TH E EN V I R O N M EN T

EmPOWER Willow Run will transform the site environment through pollution mitigation and reclamation of the Willow Run Creek and surroundings

204 / PLANNING SCENA R IOS

2

em P OWER WILLOW R UN / 2 0 5

CON CE PT five components

RE N

E AC

OW LL

TR A

N O

SCIENCE PARK

WEST W I

NODE IT S N

ER

PUB LIC

OVERY CEN C S T DI

ON REME UTI D I A LL TI PO

Figure 2 . 2 . 2 : Con cept d iag ram 206 / PLANNING SCENA R IOS

ON IZATI AL UR AT

SP

emPOWER Willow Run’s vision for the Willow Run site is realized through five design components.

SCIENCE PARK The renewable energy Science Park forms the economic anchor of emPOWER Willow Run. It provides an open, collaborative environment for research, development and testing of new renewable energy technology. Energy production and parts manufacture are also important aspects of the Science Park adding to the economic vitality of the region.

DISCOVERY CENTER EmPOWER Willow Run’s Discovery Center creates cultural opportunities to engage the public. It is an exposition showcasing the latest renewable energy technology developed at the Science Park. The Discovery Center EMPOWERS the public by bringing the renewable energy technology to the masses, educating and inspiring them to embrace it in their daily lives.

TRANSIT NODE A transit station on the railway line passing through the site will connect the Willow Run site to Ann Arbor and Detroit.

This will also foster commercial and mixed-use development along Michigan Avenue. This development EMPOWERS the people, creating social cohesion and improving the environment.

WEST WILLOW NEIGHBORHOOD The West Willow Neighborhood is an integral part of the Willow Run site.

Weatherization programs and renewable energy distribution will EMPOWER the neighborhood by reducing energy bills and thus creating social opportunities.

CONSTRUCTED LANDSCAPE The Constructed Landscape component includes on-site pollution remediation, reclamation of the surrounding landscape and optimization of infrastructure to create public spaces.

These actions will EMPOWER the entire Willow Run site, transforming Willow Runâ&#x20AC;&#x2122;s existing environment, creating healthy living conditions and a cleaner future.

SCIENCE PARK

DISCOVERY CENTER

TRANSIT NODE

WEST WILLOW

PARK NETWORK F i g u re 2 . 2 . 3 : F ive co mpo n e n ts em P OWER WILLOW R UN / 2 0 7

VISI ON PL A N the breakdown The Vision Plan shows how the Willow Run site will be transformed over the next 30 years.

Willow Run Creek forms the most visible and public amenity on the site - the Constructed Wetland and Park Network.

North of the creek, the renewable energy Science Park brings together government bodies, private businesses, manufacturers and researchers in a collaborative environment. The Science Park, along with the Transit Node and Discovery Center, represents areas with the heaviest development.

The Constructed Landscape thus forms a healthy buffer for the West Willow neighborhood from this heavy development.

F igure 2 . 2 . 4 : Con cep t ual l and us e d iag ram

PROPOSED LAND USE SCIENCE PARK TRANSIT NODE DISCOVERY CENTER CONSTRUCTED LANDSCAPE WEST WILLOW MAJOR CIRCULATION

208 / PLANNING SCENA R IOS

SITE PLAN KEY 1 2 3 4 5 6 7 8

ENTERPRISE ZONE COLLABORATION ZONE YTO BUILDING KINETIC ENERGY TESTING ENERGY STORAGE & TRANSMISSION MANUFACTURING BIOFUEL CELL PLANT YIP AIRPORT

9 10 11 12 13 14 15

SHUTTLE DEPOT DISCOVERY CENTER TRANSIT NODE CONSTRUCTED WETLAND WEST WILLOW NEIGHBORHOOD TYLER ROAD GREENWAY PARK NETWORK

11 4 1 12

10

2

5

3

9 8

6 7

13

14

15

em P OWER WILLOW R UN / 2 0 9

ACH I E V I N G T H E V IS IO N understanding the steps

SC IEN C E R&D

MANUFACTURE

To help achieve the Vision Plan for Willow Run, a detailed list of actions was prepared. The diagram overleaf brings together the main aspects of this list.

Identifying all the specific actions required for accomplishing the vision was an important step in the planning process. It informed site planning and zoning, and helped create a comprehensive list of stakeholders and funding sources for the site components.

The list of actions was also instrumental in formulating an implementation strategy as it inspired a spatial and chronological idea of where and when these actions occur. Furthermore, the action plan inspired a SWOT analysis of the scenario, represented in the next page.

Overall, the list of actions helped realize the projectâ&#x20AC;&#x2122;s potential to transform the Willow Run site into a destination for federal, state and private investment dollars, as well as for residents, employees and visitors looking for a healthy and sustainable lifestyle.

CO S T S A ENERGY PRODUCT I O N E NE R GY S U P P LY

YCU A LANDFILLS REUSED

T YL E R GRE E NWAY

RECRE AT I O N

S TO R M WAT E R SYS T E M

T RAN SFO R MED F igure 2 . 2 . 6 : Act i on plan m at r ix 210 / PLANNING SCENA R IOS

EN VIR O N MEN T

E PA RK

E C O NO MIC V ITA LIT Y

AV I NG S

M OB I LI T Y & ACCESSI B I LI TY

SH UT T L E SY ST EMS

JOBS $$$

T RANSI T NODE D E S T IN AT ION

SUPPORT JOBS

DIVER SE EC O N O MY

DI SCOVERY HE ALT H Y L I VI N G

COMMUNITY BENEFITS AGREEMENT

CENT E R

SOCI A L & C ULTUR AL OP PO R TUN ITIES

WEST WI LLOW L N AP L

REMEDIATION

OP TI M I Z I N G IN F R A ST R U CTU RE

CONST RUCT ED L AND S CAP E

WE ATHE RI Z I NG HOM ES

NE I GH B ORH OOD

EDUCATION POLLUTION MITIGATION

ART INSTALLATIONS

INT EL L IGENT SY ST EM S

CO M M E R CI A L DE V E LO P M E NT

em P OWER WILLOW R UN / 2 1 1

I M P L E M E N TAT IO N S T R AT E GY phasing development The implementation strategy for the Vision Plan ensures that the main economic generators develop first to help drive the rest of the development.

The initial phase sees most of the basic infrastructure development - roads and utility lines that support the Science Park are developed in this phase. The manufacturing plants, which form the most profit generating part of the development, are also established in the first phase. Pollution mitigation activities as well as creek and landfill reclamation strategies are also put into place.

The second phase includes the complete development of the Science Park. Also, the transit system and shuttle services become fully functional and bring people to the completed Discovery Center.

The third phase showcases the most futuristic developments. Intelligent systems are installed, and Space Based Solar Power system gets developed. The site then becomes a major electricity distribution center for the Southeast region of Michigan.

34.4%

63.1%

281.8 AC

2.5%

01 27.1%

25.9%

02 9% 11%

ECONOMIC VITALITY SOCIAL & CULTURAL OPP. TRANSFORMED LANDSCAPE Fig ure 2.2.7: P h a s i n g b rea kd own

212 / PLANNING SCENA R IOS

47%

316.2 AC

257.8 AC

80%

03

PHASE 1: 0-10 years

PHASE 2: 10-20 years

PHASE 3: 20-30 years

p owe r t rain p l a n t d econ str u cti on t rain stat io n l nap l p o l l ut io n re m e d iat i on n ei g h b or h ood wea th er i z a ti on y to re p ur p o s e d fo r r +d p e d e st r ian b r id g e t y le r g re e nwa y con str u cti on ro ad s y ste m co nve rs io n star t o f we t la n d p a r k con str u cti on m a n u fa ctu r i n g i n d u str y col l a b ora ti on z on e p a r k i n g i n f ra str u ctu re l a n d f i l l con vers i on i n to rec rea tio n al ame n ity d i s cover y cen ter k a i s er elem en ta r y rep u r p os ed en ter p r i s e z on e d evelop ed s h u ttle s y stem esta b l i s h ed

testi n g co m m e rc i a l a lon g m i ch i g a n a ve e ne rg y p ro d ucti on + stora g e

m i xed u s e, tra n s i t or i en ted d evelop m en t p a r k s y stem com p leted i n tel l i g en t s y stem i n sta l led en erg y s u p p ly c h a i n u p g ra d ed SCIENCE PARK TRANSIT NODE DISCOVERY CENTER CONSTRUCTED LANDSCAPE WEST WILLOW

F i g u re 2.2.8 : D eve lo pme n t time lin e em P OWER WILLOW R UN / 2 1 3

SWOT AN A LY S IS considering the possibilities The possible strengths, weaknesses, opportunities and threats from the emPOWER Willow Run Vision Plan were brought out through a SWOT analysis.

h igh m o b i l it y

for materials & people

commercial node

p rov i d es j o b s for

West Willow residents

STRENGTH The project provides a diverse array of social and cultural opportunities through design interventions and job creation. The Willow Run siteâ&#x20AC;&#x2122;s mobility and connectivity are greatly improved in a sustainable and responsible manner.

THREAT The threat of gentrification in West Willow is another major possibility due to the increase in real estate value caused by site development.

214 / PLANNING SCENA R IOS

beautification address urgent concerns

bridgin g t wo contra st in g commu n it ies ,

fo ste r i n g intera c t i o n

ex i st i n g support

region a lly & a mple edu ca t ion a l res ou rce

STRENG O P P O R TUN I T

OPPORTUNITY The project has the capacity to emPOWER Willow Run by making the site a global leader in the renewable energy industry.

The site can become a model city showing the world the benefits of this better and diverse urban life.

WEAKNESS EmPOWER Willow Runâ&#x20AC;&#x2122;s greatest weakness is the extensive pollution remediation required on site. This constitutes a major investment that might turn away potential funders.

a ccess & st reet s cap e

re a l e state va l ue i n c reas es ; attract new residents

limited horizontal growth promotes

d ens i t y & effi c i enc y

school system & neighborhood

st rengt hened

become

glo b a l lea d e r i n renew a ble en ergy

ra dica l s c ien ce pa r k t h a t is bot h

i n c l u s i ve and s e n s i t i ve to

c u r ren t con text

cu r ren t in te re st

in re newa ble energy & f utu re d e m and fo r susta i na b i lity

m ore a i r pollut i o n for n eigh bor hoo d residents

ex i sti n g sti g m a &

high cr ime rates in West W illow

ex tens ive c lea ni ng due to extent of pollution

co m p et it io n unk now n ex tent of pollution

from existing industries on the na t i o na l

mi s ma tc h e d s k i l l s of

eco-park may attract w i l d anim al s and is ex p ens i ve to maintain

lo ss o f i n te re st

level

c u r ren t res iden t s

T HS WEAK N E SS ES T IE S T H R EAT S â&#x20AC;&#x153;m od e l cityâ&#x20AC;? for re newa ble e ne rg y

li m i ts g row th of

a irport

residential development

interest in site may lead to

g e n tri f i ca ti o n

p o l l ut i o n

due to increase in transportation choices

p o p ul a t i o n loss when people seek better standards of living

in ren ew a ble en ergy

F i g u re 2 . 2 . 9 : SWOT diagram em P OWER WILLOW R UN / 2 1 5

S C IE N C E PARK R&D

MANUFACTURE

ECONOM I C VI TALI T Y

C OST SAVIN GS EN ER GY P R O D U CTI O N E NE RGY SU PPLY

YC U A

JOB S

SHU T T L E SY S T E M S

LANDFILLS REUSED

01 E CONOM IC V ITAL IT Y

positioning renewable energy proposed programs precedent studies component 1: science park phasing

WHY RE N E WA B LE E N E R GY N ATI ONAL LAB ? understanding the significance Growing concern over increasing fuel prices has led to increased investment opportunities in the renewable energy industry. The 2008 Obama-Biden New Energy for America Plan hopes to make US the global leader in clean energy technology by strategically investing $150 billion (Obama-Biden Plan, 2008). Part of this investment goes into the creation of national laboratories that focus on researching innovative alternatives to energy technologies.

EmPOWER Willow Run takes advantage of these opportunities and helps the nation move towards a 100% renewable energy vision.

With a one time investment of $500 billion in BUILDING EFFICIENCY measures, the U.S. could save $1.2 trillion through 2020.

Investment in renewable energy will PAY OFF AT 2040, when the savings start to outweigh the costs.

By 2050, we save nearly $ 5.12 TRILLION PER YEAR through energy efficiency and reduced fue l costs.

By 2050, more than a THIRD OF BUILDING HEAT could come from GEOTHERMAL SOURCES.

GLOB AL ENERGY SHIFT 2050

F i n a l E n erg y ( EJ / a )

T he E cofys En ergy Scenar io

400 350 300 250 200 150 100 50 0

2000

2010

2020

2030

2040

2050

Nu c le ar Co al Natu ral G as Oil Bio : Algae Bio : Cro ps Bio : Co mp. Fe llin gs Bio : Traditio n al Bio : R e sid. & Waste H ydro powe r G e o : H e at G e o : Ele c tric ity Co n c . so lar: H e at Co n c . so lar: Powe r So lar Th e rmal Wave & Tidal Win d: o ff-sh o re Win d: o n -sh o re

F i g u re 2.2.10: 2050 e n e rgy pro je c tio n 218 / PLANNING SCENA R IOS

Other nations have already made 100% renewable energy visions for 2050. Zero Carbon Britain 2030 and Europeâ&#x20AC;&#x2122;s Vision 2050 are some examples. The ObamaBiden Plan projects similar goals for USA. These plans have estimated that a complete global shift to renewable energy sources is possible by 2050.

Renewable energy is also the fastest growing manufacturing sector in the USA, accounting for more than 138,000 jobs in 2010 (Muro, et al., 2011). Thus, this industry has the capacity to revive USAâ&#x20AC;&#x2122;s manufacturing sector.

a 1 0 0 % re n ew a b le e n e rgy vision E urope and Asia Vision 2050 for Europe Zero Carbon Britain 2030

a l te r n a ti ve e n e rg y solar wind geot hermal biomass k inet ic

$9 0 b i l l i o n i n vest m ent in energy economy by th e Obama administ rat ion

Moreover, there is increased research and development investment in more futuristic energy options. For example, the failure of its nuclear reactors has forced Japan to make extensive investments in Space Based Solar Power research and set goals to harvest solar energy from outer space by 2025 (Schwartz, 2009).

F i g u re 2 . 2 . 1 1 : G lo bal in te re st em P OWER WILLOW R UN / 2 1 9

WHY RE N E WA B LE E N E R GY N ATI ONAL LAB I N M I CH I GAN? shown in numbers MICHIGAN ANNUAL ENERGY RESOURCE IMPORTS (2011)

ENERGY PRODUCTION BY SOURCE (2011) M I C H I GA N

97% 80% 100%

PETR OL E U M

CA LI FO RN I A

UNITED K ING D OM

2%

4% 22%

NATU R AL GAS

12%

18% 8%

28% 45%

15%

36%

66%

24%

20%

COAL & NU C L E A R

R e newa b le

C oa l

N a tu ra l Ga s

H y d ro

Nu c le ar

F i g u re 2.2.12: E n erg y p rodu c tio n co mpariso n

Michigan spends

$ 2 2 . 6 bi l l i o n/ye ar

Increasing energy efficiency of buildings can lead to

on energy resource imports

$ 1 . 2 t r i lli o n

Fastest growing manufacturing sector with more than

36%

increase in jobs per annum.

S OU RC E: Mi ch i g an Ene rg y Ove r v iew , Mic hig an P ub li c Ser v i ce C om m i ss i on , O ctob er 2011 220 / PLANNING SCENA R IOS

in energy s avings

Figu re 2 . 2 . 1 3 : Argo nne Nat io nal L ab o rato r y em P OWER WILLOW R UN / 2 2 1

WHY I N WI L LOW R U N ? regional advantage At the regional level, a growing interest in renewable energy technology and manufacturing is apparent. Universities with research grants, Department of Energy laboratories, Recovery Act projects and manufacturing facilities abound in the region. This scenario presents Michigan with the opportunity to establish itself on the national renewable energy map as a strong contender for clean energy innovation and production. Assets such as landfills, waste water treatment facilities, GPS calibration facility and the transportation infrastructure, make this site uniquely suited for this industry.

F i g u re 2.2.14: Reg i on a l en erg y a sse ts

FAST FACTS: Ann Arbor

Ypsilanti

Area of Intervention

Detroit

Po p : 114, 925 ( 2011)

Pop: 19,596 (2011)

Pop: 2,928 (20 1 1 )

Pop: 1 1 4 , 9 2 5 (2 0 1 1 )

E le c tr i c i ty p er cap ita:

E lect ricit y per capita:

Elect ricit y per capita :

Ele ct ricit y pe r capita :

31.7 M W h / p er year

24.8 M Wh / per year

?

2 6 . 9 MWh / pe r ye ar

222 / PLANNING SCENA R IOS

UNIVERSITY/INSTITUTION DOE NATIONAL LABORATORIES RECOVERY ACT PROJECTS WIND ENERGY MANUFACTURING FACILITY

Michigan State University

I-96

6

Wayne State University

I-275

igan

Mich

Ave I-94

Eastern Michigan University

I-7

5

University of Michigan

F i g u re 2.2.15: Su r rou n d i n g en ergy re se arc h in stitu tio n s

MICHIGAN STATE UNIVERSITY -E n erg y Tra n si t i on P l an -Ren ewable En ergy Po l ic y Prog ra m -Great La kes B i oe ne rg y Research Cen ter -E n erg y a n d Au tom o t ive Research L abora to r y

UNIVERSITY OF MICHIGAN - Fue l C e l l C o n trol Sy stem L ab o rato r y - E nv iro nm e nt & Su sta i n a b le Te c hno lo g y L a b ora tor y - C e nte r fo r P red i cti ve C on trol o f P l as m a K in eti c s

EASTERN MICHIGAN UNIVERSITY - Geoth er m a l E n g i n eer i n g - Fu el C el l A p p l i ca ti on a n d D es i g n - W i n d Tu r b i n e D es i g n , C on str u c ti on a n d Testi n g

WAYNE STATE UNIVERSITY - B i oen gin e e rin g Ce n te r - A d va n ce d En e rgy Sto rage Lab - E n g i n e e rin g Te c h n o lo gyâ&#x20AC;&#x2122;s Green En e rgy Plan

em P OWER WILLOW R UN / 2 2 3

SITE ASS E T S FO R R E NE WA B LE ENE RGY site advantage Research indicates that the Willow Run site is uniquely suited for renewable energy development for several reasons.

Firstly, the site is sparsely populated and well connected by road, rail and air. The 400-acre Powertrain Plant site and the recently renovated YTO building provide ample space for renewable energy research, testing and production. The GPS calibration facility located near the airport makes the site uniquely equipped for a Space Based Solar Power ground receiver station. The landfills and wastewater treatment plants located on site provide a fuel source for biofuel plants. The site therefore has development potential not only for renewable energy research but also for energy production that will help support the region around it.

Sparsely populated area Industrial buildings for adaptive reuse Highway Infrastructure POWERTRAIN PLANT SITE YTO building 400 acres for development WILLOW RUN AIRPORT Proposed solar field GPS calibration facility Single ownership of land WEST WILLOW People call it home Investment in making neighborhood better WASTE WATER TREATMENT PLANT Biofuel resource Sewer infrastructure

LANDFILLS Biofuel resource Large area for reclamation

224 / PLANNING SCENA R IOS

F i g u re 2.2.16: Si te asse ts

em P OWER WILLOW R UN / 2 2 5

SCI E N C E PA R K P R O G R A MS areas of focus

BIOFUEL E xi st i n g Waste Wa ter Tre a tment Pl ants & L an d f i l l s re us e d Sewage Slu d g e to Bi o d i e sel

STORAGE & TRANSMISSION Elect ri ci t y storag e & t rans m iss io n met ho d s .

Research on wi reless e le c t r ic it y t ra n sm iss io n

Figure 2 . 2 . 1 7 : En ergy s y ste m s o n s ite 226 / PLANNING SCENA R IOS

KINETIC ENERGY E n erg y f rom ro a d , ra i l & r u n w a y P i ez o- elec tr i c tech n olog y ca n p rod u ce 4 0 0 K W e n e rg y f ro m 1 0 0 m e te r ro a d

GEOTHERMAL B u i l d i n g h ea ti n g & cool i n g s y stem s

SPACE BASED SOLAR POWER Grou n d recei ve r statio n by 2030 4 4 % i n c re a s e i n en e rgy de man d by 2 0 3 0 W i reless tran smissio n & ra d i a ti o n re se arc h

TH E E N E R GY CYC LE understanding the flow Understanding the area requirements and inter-relationship of the different proposed energy programs helps to spatially locate the programs and to design circulation systems. The choice of energy programs depends on locational advantages and efficiency calculations.

The four major energy programs on this site include Biofuel, Geothermal, Kinetic Energy (from traffic) and Space Based Solar Power (SBSP).

SUPPLY

TRANSMISSION

DEMAND

includes renewable energy production that requires energy production plants and resource conveyance systems

includes the storage and distribution of the produced energy to the end user. This requires energy transmission and storage infrastructure

includes the infrastructure at the userâ&#x20AC;&#x2122;s end. This requires updating existing electrical systems to ensure optimal functioning and zero energy waste

Renewable energy production and transmission constitutes the most important infrastructure system in the Science Park. Hence, it is necessary to understand the supply and demand of the energy cycle before designing the Science Park.

The energy cycle described here includes three main points: supply, transmission and demand. Recycling consumer waste to produce energy and ensuring minimum energy wastage during transmission and consumption can make the site a zeroenergy development.

Precedent studies and research on renewable energy programs helped identify the spatial requirements and infrastructure for energy production, transmission and distribution.

SUPPLY & DEMAND

TRANSMISSION

ENERGY

BY-PRODUCT/ SUPPLY

SUPPLY

HARVEST/ CONVERSION F i g u re 2.2.18: En e rgy syste m diagram em P OWER WILLOW R UN / 2 2 7

PR E C E D E N T S T U D IE S learning from examples

NATIONAL RENEWABLE ENERGY LABORATORY

LAWRENCE LIVERMORE NATIONAL LABORATORY

NOVARTIS GLOBAL HEADQUARTERS

Golden, Colorado

Livermore, California

Basel, Switzerland

400 Acres Govt-owned; Contractor-operated

800 acres Govt-owned; Contractor-operated

50 Acres Corporate ownership

R enew a b le Ene rg y re s e arch l a b conce nt ra t i ng o n S ol ar, W in d, Wate r , G e o t he r m al & H y d ro ge n Fuel Ce l l s a mo ng oth e rs

L L NL co nce ntrate s o n de fe nse an d se cur i ty, hi gh pe r fo r m ance co m puti ng, pho to n sci e nce s & s u stai nable e ne rgy re se arch

G lo bal he adquar ters for t h e Novar ti s P h armaceu t ical C o r po rati o n wi th collaborat ive space s i n an ur ban set t in g

Lessons:

Lessons:

Lessons:

Spat i a l & func t i o n al re qu ire m e n ts for re newa b le e n e rgy S cie n ce Par k

B lo ck, parce l and bui ldi ng si z e s fo r re se arch and m anufactur i ng

P lanni ng & de sign in g h igh de nsi ty co llabo rative facilit ies

F i g u re 2.2.19: Pre ce de n t stu die s 228 / PLANNING SCENA R IOS

ORGA N I Z AT IO N A N D OW N E RSH I P government-owned; corporate-operated (GOCO) A combined lesson learned from the precedent studies was about the ownership and organization of a national research facility in the USA. Both NREL and LLNL follow a Government Owned, Corporate Operated model shown in the diagram. EmPOWER Willow Run will also have a similar structure including the stakeholders listed below.

FUNDING & OWNERSHIP DEPARTMENT OF ENERGY

OPERATION & MANAGEMENT LIMITED LIABILITY COMPANY FORMED FROM STAKEHOLDERS

ACADEMIC INSTITUTIONS

GOVERNMENT ENTITIES

PRIVATE ENTREPRENEURS F i g u re 2.2.20: Organ iz atio n flowc h art

e mP OW E R Willow Ru n I n vesto rs & Partn ers RESEARCH INSTITUTIONS

GOVERNMENT UNITS

PRIVATE ENTREPRENEURS:

U NI VERSITY O F MIC HIGA N M ICHI GAN STATE U NIV E R S ITY WAYNE STATE UNIV E R S ITY E ASTERN MICHI GA N

D E PA RT M E N T O F E N E RGY WA SH T E N AW C O UN T Y C I T Y O F Y P SI LA N T I W I LLOW RUN A I R P O RT M D OT , H UD

A P P LI E D E N ER GY TECH NOLOG IES, M E C H A N I CAL ENER GY SYSTEM S, ALTAR OCK ENER GY, BIOF UELBOX , M IASOLE, SOLYND R A

em P OWER WILLOW R UN / 2 2 9

main economic driver EmPOWER Willow Run’s Science Park campus facilitates public and private investment and houses several distinct functional zones.

• •

•

• •

•

Enterprise Zone which houses the corporate offices of private renewable energy companies Collaboration Zone which houses the DOE offices and academic institutions and provides space for collaboration, education and controlled testing of new energy technology Testing Zone which includes rail and road testing tracks for Kinetic Energy and space for future development of testing facilities Manufacturing Zone which houses the renewable energy parts production units Energy Production Zone which includes the Biofuel Plant and the Solar Field. In the future, this zone will also house the ground receivers for Space Based Solar Power Energy Storage and Transmission Zone

Each zone has specific requirements and design typologies. The Enterprise Zone and Collaboration Zone are explained in detail in the following pages.

230 / PLANNING SCENA R IOS

PUBLIC HEALTH IMPROVEMENTS The public health improvements that are addressed through the science park development are economic vitality through the creation of jobs, social cohesion through the inclusion of an energy exposition space and mobility and accessibility, in that infrastructure both on and off the site is reconfigured and a shuttle system is provided throughout the development.

$

overall zones Collaboration Zone

Enterprise Zone

Kinetic Energy Testing Tracks

Storage & Transmission

Solar Field

Manufacturing

Biofuel Plant

F i g u re 2.2.21: Sc ie n ce Park z o n e s em P OWER WILLOW R UN / 2 3 1

accomodating private corporations ENTERPRISE ZONE SPECIFICS

Parcel Size: 100’- 250’ x 200’- 300’ Building Height: up to 7 stories Buildings LEED Certified and Include: geothermal heating and cooling, green roofs, solar panels and wind turbines Program: office space for private investors

F i g u re 2.2.22: Sci en ce Park pe rspe c tive

Total Square Footage: 2,524,181

F i g u re 2.2.23: Ty p i ca l E n te rprise Z o n e blo c k 232 / PLANNING SCENA R IOS

Figu re 2 . 2 . 2 4 : Vi ew o f E nte r p r is e Zo ne f ro m g re en s p a ce em P OWER WILLOW R UN / 2 3 3

COL L A BORAT IO N Z O N E a space for research & development

COLLABORATION ZONE SPECIFICS

Parcel Size: 300’ x 600’ Building Height: up to 5 stories Buildings LEED Certified and Include: geothermal heating and cooling, green roofs, solar panels and wind turbines Program: research laboratories and testing facilities for DOE, private investors and educational institution partners

F i g u re 2.2.25: Sci en ce Park pe rspe c tive

YTO: maintained as the main administration building as well as DOE office/research space Total Square Footage: w/o YTO: 2,375,252

4,961,072,

F i g u re 2.2.26: Ty p i ca l C ol l a bo ratio n Z o n e blo c k 234 / PLANNING SCENA R IOS

Sh u ttle B u s Stop Li n k i n g Sci en ce Pa r k to Tra n s i t N od e

Su sta i n a b le B u i l d i n g Fea tu re: Green R oof Sy stem

Figu re 2 . 2 . 2 7 : Vi ew o f C o l l ab o rat io n Zo ne f ro m YTO em P OWER WILLOW R UN / 2 3 5

SCIEN CE PA R K D E TA ILS redefining the office space

Y TO

236 / PLANNING SCENA R IOS

Collaboration Zone Block

20â&#x20AC;&#x2122; Street

Transition Block

20â&#x20AC;&#x2122; Street

Enterprise Zone Block

M-12

F i g u re 2.2.28: S- N s ec ti on th rou g h C ol l a b ora ti on Z o n e & En te rprise Z o n e

em P OWER WILLOW R UN / 2 3 7

GEN E RAT I N G E C O NO MIC V ITALI TY through the science park PHASE 1

1

PHASE 2

manufacturing

Enterprise zone is established

4

Research & Design buildings begin construction

5

6

Powertrain Plant deconstruction begins

2

PHASE 3

Testing tracks & auxiliary buildings are built

9

deconstruct 2nd plant

Ypsilanti Transmission Operations (YTO) repurposed as Research & Design center 7

3

road infrastructure 8

biofuel plant

storage & transmission

10

space based solar power

F i g u re 2.2.29: C o mpo n e n t 1 ph asin g 238 / PLANNING SCENA R IOS

development strategy & funding PERCENTAGE OF BUILT AREA CONTRIBUTING TO ECONOMIC VITALITY

31.4%

BUILT AREA TOTAL CONSTRUCTION

3 4

6 IMPLEMENTATION THROUGH 3 PHASES

YEAR 30/0 5

20

TOTAL AREA 268.8 ACRE

8

FIRST PHASE (97 AC)

2 10

SECOND PHASE (148.5 AC) 10

1

THIRD PHASE (23.3 AC)

F i g u re 2.2.31: D evelop m en t b rea kd own 7

9

Figu re 2 . 2 . 3 0 : Econo m ic v ital it y p has ing m ap

POSSIBLE FUNDERS Commercial & Industrial Lighting Rebate Program Experimental Advanced Renewable Program Commercial Energy Efficiency Program Clean Energy Advanced Manufacturing Energy Revolving Loan Fund - Passive Solar DTE Energy - Solar Currents Program Model Ordinance for Wind Energy Systems Refundable Payroll Tax Credit Nonrefundable Business Activity Tax Credit Renewable Energy Renaissance Zones Energy Optimization Savings Standard Michigan Saves Commercial Energy Loan Program Renewable Energy Standard Net Metering Interconnection Standards` em P OWER WILLOW R UN / 2 3 9

02 SOCI A L &C U LT U R AL OPPORTU NIT IE S

M OB I LI T Y & ACCESSI B I LI TY TRANSI T NODE

SUPPORT JOBS

DIVER SE EC O N O MY

DI SCOVE RY CE NTER

COMMUNITY BENEFITS AGREEMENT

WE ST WI LLOW WE ATHE RI Z I NG HOMES

NE I GH B ORH OOD

EDUCATION

SOCI AL & C ULTUR AL OP P ORTUN ITIES ART INSTALLATIONS

INT EL L IGENT SY ST EM S

CO M M E R CI A L DEV E LO P M E NT

creating opportunities component 2: transit node component 3: discovery center component 4: west willow phasing

CRE AT I N G OP P O R T U NIT IE S The renewable energy industry leads to major cost savings for both residents and government. For residents, these savings mean a higher amount of disposable income. The energy cost savings to the government could be utilized to develop capital improvement and community benefit projects. emPOWER Willow Run proposes a reinvestment strategy which aims at creating social opportunities on site.

The project calls for a Transit Node and Discovery Center which will not only enhance mobility and create tourism potential, but also support activities at the Science Park. West Willow neighborhood will also benefit through weatherization and other community benefit programs.

Science S ciencePark Pa rk

242 / PLANNING SCENA R IOS

Conservatory/Museum

CREATE OPP ORTU NITIES

for social cohesion

Multi-modal Accessibility

Transit N

TRANSIT NODE

DISCOVERY CENTER

20-40%

35%

REDUCTION IN CARBON EMISSION

lssibility Accessibility

Tran si t N o dPark eNode Transit Transit Node Science

WEATHERIZATION OF HOMES

DIVERSITY IN JOBS, COMMERCIAL GROWTH

DPedestrian i s cove rBridge y C e n teBridge r Pedestrian Conservatory/Museum

Figu re 2 . 2 . 3 2 : Com p o ne nt 2 p ro p o s e d d eve lo p m en t

REDUCTION IN HEAT & ENERGY BILLS

We st W iCommunity llow Neighbor hood Multi-modal Accessibility West Willow Community West Willow

em P OWER WILLOW R UN / 2 4 3

Tra E

CRE AT I N G OP P O R T U NIT IE S improving accessibility and mobility The Transit Node development takes advantage of the existing rail infrastructure on the Willow Run site.

Adding a commuter station (running from Ann Arbor to Detroit) on site will not only help connect the development regionally, but will also allow for a mixed-use, transit oriented development to flourish.

The Transit Node and the mixed-use development (first floor retail and upper floor residential or office) around it will create commercial opportunities and new jobs in the area. The shuttle bus station and parking structure help to reduce car dependence. As a commuter station, it also supports the Science Park by bringing employees and visitors to the site.

PUBLIC HEALTH IMPROVEMENTS The public health improvements that the transit node addresses are economic vitality with the creation of retail jobs and increasing mobility and accessibility through the provision of alternative modes of transportation.

$ 244 / PLANNING SCENA R IOS

F i g u re 2.2.33: Tra i n sta ti on an d pe de strian bridge em P OWER WILLOW R UN / 2 4 5

TR A N SI T E X P E R IE N C E specific viewpoints

Figure 2 . 2 . 3 4 : Vi ew from Mic hig an Ave lo o p to Transi t N od e O p era ti on O f f i ce B u i l d i n g

M i xed - u s e B u i l d in g o n th e Lo o p o f M ic h igan Ave

F i g u re 2.2.35: Tra n s i t N o de pe rspe c tive 246 / PLANNING SCENA R IOS

F i g u re 2.2.36: V i ew f rom p ed estrian bridge to bu s sto p Pa rk i ng S t r uc t ure 8 0 0 Par king S p ace s

B u s Stop 3 B u s Rou tes for Li n e E xch a n g e

em P OWER WILLOW R UN / 2 4 7

ENE RGY E FF IC IE NT D E S IG N exploded axonometric

SOLAR ENERGY p h otovol ta i c pan e ls + en erg y tra n s m i ss i on circ u its

STORMWATER MANAGEMENT ra i n wa ter co l le c to rs + storm drain t unne l

F i g u re 2.2.37: Tra n s i t N od e su stain able de sign 248 / PLANNING SCENA R IOS

innovative architecture The transit station itself will exhibit advanced renewable energy technology and help market the advantages of technologies developed on the site. The diagram overleaf explains how energy and water management systems are incorporated into this futuristic design for the station.

The stationâ&#x20AC;&#x2122;s roof is covered with photovoltaic cells that collect solar energy during the day. This energy is used to support some of the functions of the station. The roofâ&#x20AC;&#x2122;s dynamic curvature is tailored to collect rainwater. The columns take the collected water to the main stormwater management system.

Overall, the sustainable design of the transit station is a precedent for similar developments nation-wide.

F i g u re 2.2.38: Ra i n wa ter f u n n el s in to stru c tu ral co lu mn s em P OWER WILLOW R UN / 2 4 9

COM P ON E N T 3 : D IS C OV E R Y C ENT E R cultural opportunity The Discovery Center component brings the renewable energy technology developed in the Science Park to the public. It serves as a demonstration and exhibition center, allowing visitors to experience first-hand how the new energy technologies could be applied to a variety of building typologies, namely commercial, business and residential buildings. The Discovery Center also educates the public about the benefits of renewable energy using intelligent systems to provide information about carbon emission reduction, energy bill reduction, etc. Furthermore, conference and classroom spaces are additional features of this component.

The Discovery Center will create tourism potential in the Willow Run area. This will not only help increase commercial and job opportunities, but will also enhance community pride amongst local residents.

Fig ure 2 . 2 . 3 9 : Dis cover y C en ter p ers p ec ti ve 250 / PLANNING SCENA R IOS

PUBLIC HEALTH IMPROVEMENTS The public health improvements that this component addresses are social cohesion by engaging people in the development and energy research technologies, the environment by incorporating green space and a system of bioswales, as well as crime and safety by changing Willow Runâ&#x20AC;&#x2122;s image and promoting activity in the area.

F i g u re 2.2.40: V i ew o f D iscove ry Ce n te r em P OWER WILLOW R UN / 2 5 1

M AIN E X HI BIT IO N A R E A experience through discovery center

M-12

Main Museum and Welcome Center

252 / PLANNING SCENA R IOS

Central Walkway through Discovery Center

Model Office Exhibition

Model Home Exhibition

Raised Green Space

Food Court

F i g u re 2.2.41: N - S s ecti on th ro u gh D iscove ry Ce n te r

em P OWER WILLOW R UN / 2 5 3

specific viewpoints

F i g u re 2.2.42: V i ew of D i s cover y C en ter m u s eu m fro m gre e n space

F i g u re 2.2.43: V i ew o f fo o d co u rt are a 254 / PLANNING SCENA R IOS

billboards bill boards

Figu re 2 . 2 . 4 4 : O p e n s p ace ne ar m o d e l ho m e s

em P OWER WILLOW R UN / 2 5 5

COM P ON E N T 4 : W E S T W ILLOW improving quality of life The West Willow neighborhood will gain from several community benefit programs.

Comprehensive weatherization programs will be implemented to heighten the energy efficiency of the existing housing stock in the West Willow neighborhood.

This will minimize energy waste. The neighborhood will also benefit from low priced energy produced at the Science Park that acts as a main energy supplier.

Intelligent monitoring systems will be installed in the neighborhood to optimize energy consumption and provide real time updates of transit schedules and neighborhood events.

Furthermore, current buildings can be repurposed into community centers or a central farmers market to improve food access. Tyler Road is also converted into a greenway to further improve social cohesion.

256 / PLANNING SCENA R IOS

PUBLIC HEALTH IMPROVEMENTS The public health improvements in this component most directly affect the neighborhoodâ&#x20AC;&#x2122;s residents. These include: increasing community gathering space and providing recreational amenities to improve social cohesion and the environment, providing multimodal transportation options to enhance mobility and accessibility, and lastly enhancing safety in the area by increasing activity in the neighborhood.

Figu re 2 . 2 . 4 5 : Repur p o s ing K ais e r E le m e ntar y sch ool

em P OWER WILLOW R UN / 2 5 7

NEIG HBORHO O D INT E R V E N T IO NS interactive systems Intelligent systems could be incorporated into the neighborhood fabric to provide information about energy consumption, community events, pollution mitigation, transit schedules, weather conditions, etc. Data is accessible through both communal infrastructure and personal devices that work together as an informational tool for both visitors and residents.

sur

Weatherization of homes in West Willow will help ensure minimum energy waste.

Once homes are repaired to ensure energy efficiency, renewable energy systems could be installed to achieve net zero homes. The diagram on the right shows how wind, solar and geothermal energy is used to produce heat and electricity for homes.

veil l

anc e

GPS system

live updates weather conditions

church events energy savings & updates

30%

savings

farmersâ&#x20AC;&#x2122; market schedule

seasonal calendar

communal information

bus schedule

train schedule

F i g u re 2.2.46: Sm a r t i n for m a ti o n syste m diagram 258 / PLANNING SCENA R IOS

net zero homes SOLAR THERMAL HEATING SYSTEM Eva cu a ted t u b e s o l ar co l le c to rs mou n ted on ro o f he at w ate r u sed for i n -ro o f he at ing s y ste m i n t h e h ome

GEOTHERMAL HEATING SYSTEM Geot h erm al he at p um p s us e sta b le gro und te m p e rat ure s for h ome he at ing .

WIND POWER SYSTEM W i n d tu rbin e s o n th e ro o f

GRAY WATER RECOVERY Wa ter u se d in sin ks, sh owe rs, wa s h i n g mac h in e s is co lle c te d a n d u s ed fo r to ile t flu sh in g a n d l a n d scape irrigatio n F i g u re 2.2.47: Ne t z e ro h o me syste m em P OWER WILLOW R UN / 2 5 9

FOS T E RI N G S O C IA L & C U LT U RAL OP P ORT U NI TI E S through the transit node, discovery center & west willow neighborhood PHASE 1

train station

PHASE 2

PHASE 3

Parking structure is constructed

6

Shuttle system established

7

1

commercial development 2

Pedestrian bridge over train tracks creates connection from development to Michigan Ave

9

3

4

Discovery Center gets developed over 30 years

Weatherization of houses in the West Willow neighborhood starts

10

11

5

farmers market in WW

260 / PLANNING SCENA R IOS

transit oriented development

8

school repurposed

Intelligence systems installed in West Willow neighborhood to enhance interactive communication

Energy supplied from geothermal, biofuel & solar systems to create net zero homes

F i g u re 2.2.48: C om p one n ts 2 , 3 , 4 ph asin g

development strategy & funding PERCENTAGE OF BUILT AREA CONTRIBUTING TO SOCIAL & CULTURAL OPPORTUNITIES

13.7%

9 2 6

BUILT AREA

1

TOTAL CONSTRUCTION

7

YEAR 30/0

3 20

10

IMPLEMENTATION THROUGH 3 PHASES

TOTAL AREA 117.1 ACRE FIRST PHASE (7 AC) SECOND PHASE (81.9 AC) THIRD PHASE (28.2 AC) F i g u re 2.2.50: D evelop m en t b rea kd ow n

8 5

4

10 11

POSSIBLE FUNDERS Transportation Economic Development Fund Federal Passenger Transportation Program Michigan Rail Loan Assistance Program Better Buildings Program Experimental Advanced Renewable Program Solar Currents Program Residential Energy Efficiency Rebate Program Land and Water Conservation Fund Natural Resources Trust Fund Grants Recreation Passport Grants

Figu re 2 . 2 . 4 9 : Social & c ul t ural o p p o r t unit ie s p h a s i n g m a p

em P OWER WILLOW R UN / 2 6 1

03 T R ANSFORM E D

E N V IR O N M E N T

T YLER GR EEN WAY

R E C R EATI O N

STORM WATE R SYSTE M

T RAN SFO R ME D EN VI RONME N T

LNAPL

REMEDIATION

OPT IM IZIN G I NFRA ST RUCT URE

C O N STRU CT E D LA NDSCAP E

POLLUTION MITIGATION

need for transforming the Willow Run environment component 5: constructed landscape

through remediation The third part of the vision, Transforming the Environment, is a responsibility towards future generations. It focuses on reversing the siteâ&#x20AC;&#x2122;s polluted industrial legacy to leave behind a remediated constructed landscape. This component brings major public health benefits, not only through pollution mitigation, but also by creating recreational opportunities.

Pedestrian Bridge

264 / PLANNING SCENA R IOS

CONSTRUCTED LANDSCAPE

TRANSFORM THE ENVIRO NMENT

de

TR A N SFORM IN G T H E E N V IR O NM ENT

West Willow Community

20-40% REDUCTION IN CARBON EMISSION

Eco-Park

C o n st r u c te d Lan dscape

OPTIMIZING INFRASTRUCTURE

LNAPL REMEDIATION

20 -40%

$ 7 MILLION

REDUCED MAINTENANCE COST

REDUCE ANNUAL

M1 2 an d Wi a rd Road Pedestrian Bridge

OPERATIONAL COST

Powe rCommunity t ra i n P la n t West Willow

Figu re 2 . 2 . 5 1 : Com p o ne nt 3 p ro p o s e d d eve lo p m en t

WATER SYSTEM

REDUCTION IN HEAT & ENERGY BILLS

Wa ter S ystem Eco-Park

em P OWER WILLOW R UN / 2 6 5

creating amenities The Constructed Landscape component reclaims the natural landscape around the site, and includes the following features: • • •

• •

LNAPL remediation in the Powertrain Plant site Restructuring and optimizing M-12 and Wiard Road infrastructure Revitalization of the Willow Run Creek and surroundings into a park network Stormwater management Tyler Road Greenway design

The conversion of Tyler Road into a greenway incorporates bioswales as well as bicycle and pedestrian paths, all of which help attract residents and increase public access to the remediated Willow Run Creek and park network.

Besides transforming the environment, this component also forms a natural buffer between the neighborhood and the Science Park, while creating public spaces for both recreation and collaboration.

266 / PLANNING SCENA R IOS

PUBLIC HEALTH IMPROVEMENTS The public health improvements addressed with this component are environmental revitalization and recreational space, improving social cohesion through the provision of gathering space, and improving crime and safety by populating the area with activity.

Figu re 2 . 2 . 5 2 : Nature ce nte r fac ing C o nst r uc te d Wetl a n d em P OWER WILLOW R UN / 2 6 7

I M P ROVI N G I NF R A S T R U CT U R E LNAPL remediation The LNAPL remediation at the Powertrain Plant begins in the first phase. First, all of the plant except the YTO portion is removed. The YTO is then repurposed to house the DOE offices. Once the LNAPL remediation is underway, road construction and parceling commences.

Finally, with LNAPL completely removed, the wastewater treatment plant on site will no longer be needed.

y to plan t d e co n str u cted

LN A P Ls

wa ste wa ter trea tm en t

n on - p orou s p a vem en t

1) CURRENT STATE

y to

wa ste wa ter trea tm en t

2) YTO PORTION REOCCUPIED

y to LN A P L re m e d i a t i o n

LNAPL re m ediation co m plete

s i te d evelop m en t s i te d evelop m en t

3) LNAPL REMEDIATION Fig ure 2 .2.53: LN A P L rem ed i a ti on

268 / PLANNING SCENA R IOS

n o n -po ro u s pave me n t de co n stru c te d

4) FUTURE STATE

road diet The transportation research for the Willow Run site showed that both M-12 and Wiard road are operating much below capacity. This means that these roads can be optimized and restructured.

This frees up currently unusable land for future development.

FA S T LA N E 80’ roa d s 300’ m ed i a n

FA S T LA N E 60’ roa d s 300’ m ed i a n

FAS T LAN E 6 0 ’ ro ads n o me dian

S LOW LANE 6 0 ’ ro ads n o me dian F i g u re 2.2.54: M - 12 a n d Wiard R d re co n stru c tio n em P OWER WILLOW R UN / 2 6 9

PARK N E T WO R K programming reclaimed landscape The programmed park network includes the remediated Willow Run Creek and surrounding capped landfills. Natural vegetation is conserved and wetlands are created to assist pollution mitigation. A bike trail runs parallel to the creek from northwest to southeast and connects the Transit Node to I-94 and other residential neighborhoods further south.

The capped and reclaimed landfills are transformed into recreational amenities through the renaturalization of wetlands and the current landscape.

Fig u re 2.2.55: Sou th Los A n g eles wetl a n d p roj ect, F lora Ur b a n a

Figure 2 . 2 . 5 6 : W-E sec t io n t hro ug h re c l aim e d l and f i l l 270 / PLANNING SCENA R IOS

F i g u re 2.2.57: W - E Secti on th rough co n stru c te d we tlan d

Constructed Wetland Picnic Area

Garden Park

Bike Trail Fitness Park Running Path

Play Area

Reclaimed Landifll F i g u re 2.2. 5 8 : En tire park n e two rk em P OWER WILLOW R UN / 2 7 1

BIO S WAL E S & WAT E R SY S T E M environmentally friendly upgrades

RAIN HITS PAVEMENT

UNTREATED WATER DIVERTED INTO BIOSWALES

WATER FILTERS THROUGH BIOSWALE

Figure 2 . 2 . 5 9 : Wa ter s y ste m d iag ram 272 / PLANNING SCENA R IOS

CLEAN WATER FLOWS INTO CREEK

F i g u re 2.2.60: Wa ter s y stem n etwor k

neigborhood improvements Tyler Road, which currently divides the West Willow neighborhood, is transformed into a central spine by converting it into a greenway. The greenway development includes pavement construction, installation of bike lanes, sidewalk beautification and increased tree cover. Additionally, Tyler Road will have a series of designed moments which draw people to the revitalized creek and park network.

This transformation not only offers additional recreational space created in the enhanced boulevards, it also aids to improve social cohesion and nature awareness.

INCREASE TREE COVER Plant more trees in existing park and create recreational programs

INSTALL BIKE LANES Reducing car lanes and introducing bike lanes encourage healthy living

BEAUTIFY SIDEWALKS Landscaping and sidewalk improvement enhances walkability and perceived safety

Figu re 2 . 2 . 6 1 : Sect io n t hro ug h Ty le r R o ad g re e n wa y em P OWER WILLOW R UN / 2 7 3

TYLE R ROAD G R E E N WAY D E S IGN making complete streets

F i g u re 2.2.62: C om m u n i ty g a rd en i n ce n tral We st Willow 274 / PLANNING SCENA R IOS

Figu re 2 . 2 . 6 3 : Tyle r R o ad w it h e nhance d st re e t sca p e em P OWER WILLOW R UN / 2 7 5

CRE AT I N G A T R A NS FO R ME D ENVI RONM ENT through the natural and built landscapes PHASE 1 1

PHASE 2

PHASE 3

wetland park system starts 6 5

2

3

Park system South of Tyler Rd gets completed

wetland park system starts

Water system implemented through a series of roadside bioswales

7

complete streets on Tyler Rd

8

creek restored

Intelligent monitoring system for environment installed

F i g u re 2.2.64: C om p on e n ts 4 & 5 ph asin g

4

LNAPL remediation begins on former Powertrain Plant site

276 / PLANNING SCENA R IOS

development strategy & funding PERCENTAGE OF BUILT AREA TRANSFORMING ENVIRONMENT

54.9%

BUILT AREA TOTAL CONSTRUCTION

IMPLEMENTATION THROUGH 3 PHASES

YEAR 30/0

TOTAL AREA 469.9 ACRE 1

4

FIRST PHASE (177.7 AC)

2

SECOND PHASE (85.8 AC) 20

10

THIRD PHASE (206.4 AC)

F i g u re 2.2.66: D evelop m en t b rea kd own

POSSIBLE FUNDERS

7

Land and Water Conservation Fund Natural Resources Trust Fund Grants Recreation Passport Grants Community Forestry Grants Forest Stewardship - Outreach and Education Grant Program DTE Energy Foundation Tree Planting Grants

8

3

6 5

Figu re 2 . 2 . 6 5 : En v iro nm e nt p has ing m ap

em P OWER WILLOW R UN / 2 7 7

04 MOVI NG FOR WAR D

engaging other units: school of public health recommendations

ENGAGI N G OT H E R U NIT S school of public health Envisioning the best future for Willow Run requires an interdisciplinary approach that includes considerations for public health implications, economic development opportunities and recognizing the limitations and potentials that the area promises. EmPOWER Willow Run looks through multiple lenses to integrate various fields of study to project that best outcome of the Willow Run legacy.

The West Willow neighborhood is disproportionately affected by many health impacts, including asthma and obesity. Hence, efforts to mitigate and minimize additional burden and recognize potential tradeoffs in the EmPOWER Willow Run project were essential.

EmPOWER Willow Run was advised by the School of Public Health to incorporate public health considerations in particular designs and development

strategies that work to better the public health of the West Willow Neighborhood and surrounding community. These strategies included transportation rerouting, increased connectivity, economic development and job availability, crime and perceptions of safety, social cohesion, and environmental concerns like legacy contamination and potential emissions from the proposed development. These design interventions are identified and discussed in the previous chapters.

PLAN DECISION Develo p a ren ew able en erg y s c i en ce park

PROXIMAL CHANGES I ncrease in local & region al developmen t

Ch a n g es i n lo cal tran spor tati o n i n frastru c tu re

Ch an g es i n n earby retai l

I n c reas e i n co n stru c ti o n & i n frastru c tu re j o bs

DOWNSTREAM IMPACTS i n crease in h igh tech job force & ser vice in du str y

I n c reas e i n lo cal l an d val u es

I n stal l ati o n o f test/pro to ty p e tec h n o lo g i es

HEALTH IMPACTS Stress/men tal h eal th

Socio-econ omic ch an ges

Nei g h bo rh o o d co h es i o n

U n k n ow n emi ss i o n s

I n j u ry

Ch ro n i c h ea lt h co n d i ti o ns

F i g u re 2.2.67: P u blic h e alth an alysis 280 / PLANNING SCENA R IOS

RE C OM M E NDAT IO N S considerations for development in Willow Run Aside from public health considerations, moving forward on the Willow Run site requires fulfilling these four guidelines that encompass both the development of the Powertrain Plant site as well as the surrounding areas.

It is important for the driver industry to establish a strong bond with West Willow neighborhood in order to avoid repeating past issues of abandonment and related socio-economic problems that can arise from both extreme pollution and lack of

job provision. Community involvement in decision making processes may help.

Also, ensuring optimal connectivity and accessibility not only enhances the site’s appeal to future investors, it also benefits current residents by providing transit alternatives. This reduces car dependency and hence improves overall health.

hence an intense clean-up is vital.

Pollution remediation should be a major consideration in any project’s phasing.

The site’s severe pollution hinders future development opportunities,

The Willow Run site requires a robust industry with many facets of PUBLIC/PRIVATE PARTNERSHIPS that can guarantee economi c stability in the region

A new TRANSIT STATION along the railway line will be a fundamental asset to development on the Willow Run site as it will STRENGTHEN REGIONAL CONNECTIVITY AND ACCESSIBILITY

Any industry that occupies the Willow Run site must FOSTER COMMUNITY INTERACTION and ENGAGE WEST WILLOW neighborhood as it is an integral part of the site

The Willow Run site cannot be developed without COMPLETE POLLUTION REMEDIATION and renewal of the entire Willow Run area

Figu re 2 . 2 . 6 8 : Reco m m e nd at io ns em P OWER WILLOW R UN / 2 8 1

Figure 2 . 3 . 1 : Cover i m ag e 282 / PLANNING SCENA R IOS

S03

WA S TE M INING CHAERIN JIN QI SHEN NADIM VAN DE FLIERT WEN ZHONG

WASTE M INING / 2 8 3

“E X T R ACT ING VA LU A B L E RE SOU RCE S FOR RE -M ANU FACTUR E” . . . esta b l i s h i n g Wi l low R u n as a fo cal po int fo r a regio nal -scale s ol ut io n to w aste m an ag em ent, rec yc l ing, and re-m anufact ure i n Sout h e ast M i c h i g an an d beyo nd...

Figure 2 . 3 . 2 : Cru sh ed cans 284 / PLANNING SCENA R IOS

00 01

IN T RODU CT I ON............................................286 vision status quo: the state of SE Michiganâ&#x20AC;&#x2122;s trash why recycle?: a sustainable economic driver why here? : location efficiency goals and objectives

IMP LEM ENTAT I ON........................................298 phase 1: establishing the driver industry infrastructure, plant, & airport reconfigurations plant demolition and retrofitting waste and recyclable flows within the plant TITECH waste sorting technologies plant area stormwater management phase 2: manufacturing products and cultural value a new manufacturing cluster and marquee center delineation of new parcels and building footprints the industrial distribution loop stormwater management on new roadways the marquee center phase 3: consolidating a coherent built-natural system new areas for community recreation completing the manufacturing cluster the wetland park

02

IMPACT & P ROSP ECT ....................................332 economic impact future expansion recommendations

00 INTRODU CT IO N 286 / PLANNING SCENA R IOS

Southeast Michigan has the potential to champion novel ways of managing increasing amounts of municipal solid waste (MSW), or “trash.” Such an innovation could catalyze an entire industry centered on recycling and the remanufacture of valuable products from waste.

This industry – Waste Mining – leverages the site’s location, infrastructure, and existing industrial assets to reposition, restore, and reimagine Willow Run’s potential.

In a nutshell, it reduces waste, decreases environmental harm, and bolsters t he economy.

The Waste Mining proposal’s initial innovation utilizes the area’s underused industrial spaces. Firstly, it repurposes the former GM Powertrain Plant to house a centralized facility that extracts valuable materials from the region’s MSW streams.

Additionally, the adjacent airport

provides the ready possibility for advancing the efficiency and profitability of aircraft recycling.

Augmenting these elements, the proposal transforms the remaining underused industrial space in the area into a new manufacturing cluster where recycled and processed raw material currency can be reused to produce and export new finished products – the key feature of a grave-to-cradle process.

Waste Mining also transforms society’s impression of waste.

Artists, designers, innovators, and other visionary individuals in the broader community play a key role in rethinking the culture of waste. They, too, will find new space at Willow Run to co ntribute creative impulses in the search for value and beauty in trash. The transformation of the site’s natural elements mirrors the broader theme of

the proposal – finding value in a previously wasted landscape and re-manufacturing new environmental assets therefrom for the benefit of the greater community.

The Waste Mining and ReManufacturing industry can have substantial impact on the region’s economic, environmental, and social health and wellbeing. With success, the industry aims to expand both in geographic reach and in the scope of types of waste accepted for recovery and remanufacture. Revitalized industry at Willow Run promises a future of endless possibilities for the region’s sustained innovation.

The proposal thus builds on Southeast Michigan’s leadership in other industries to position Willow Run as a global leader in recycling and re-manufacturing excellence.

WASTE M INING / 2 8 7

VISI ON M-12

M ar qu ee Rd

rd Rd

288 / PLANNING SCENA R IOS

Wia

“Waste Mining” sees the Willow run area as the focal point for a regional-scale solution to waste management and recycling in Southeast Michigan, a national leader in end-of-life aircraft recycling, and an engine for grave-to-cradle manufacturing of products from recycled raw materials. The broader theme of ‘recycling’ is applicable not only to industry, but to the integrity of natural and cultural elements of the site, and to the re-manufacture of new amenities for the greater community.

F o rm e r G M

P ow e rt ra in

P la n t

Ty le r

Rd

Mc

Gr

eg

or

Rd

M ai n

F i g u re 2.3.3: M a ster p l a n birdâ&#x20AC;&#x2122;s eye view

St WASTE M INING / 2 8 9

STAT US Q UO : T H E S TAT E O F SE M I CH I GAN’S TRASH i n c re a s e d wa ste a nd ine ffic ie nc y Waste and trash are seen as un-desirable, dirty, and smelly; a problem that needs to be ‘discarded’ ‘dealt with’ or ‘pushed aside’ to some irrelevant and out-of–sight location.

The reality is, however, that people & institutions, regions & nations will continue to generate waste, and as space for landfills quickly dissipates and the negative consequences of other waste management alternatives unravel before an increasingly conscious and skeptical citizenry, a renewed commitment to recycling becomes a pressing need.

With a seemingly ever-present supply of regional and imported trash and the inefficiency of separate refuse and recyclable collection systems, the scene is set for an innovative alternative to maximizing the percentage of recycling in the region.

Consolidating collection systems while maximizing recyclable material recovery seems a promising proposition.

290 / PLANNING SCENA R IOS

1960

2 .7 Po unds

2010

4 .5 Po unds

F i g u re 2.3.4: Avera g e wa ste g en era ted b y i n d i v i d u a l s ( 1960 -2 0 1 0 )

The average waste generated by one person per day increased from 2.7 pounds in 1960 to 4.5 pounds in 2010.

CANADA : 3 . 5

Other States : 1 . 4

m il l io n

m il l io n

tons

tons

F i g u re 2.3.5: T h e a m ou n t of i m p or ted wa ste f rom C a n a d a

Michigan State imports tons of waste from Canada and other states.

C u r re nt S olut io ns to Wa ste Ma n agemen t T h e An atomy of Trash Routes: (I ne ffic ie n t duplication of collection systems)

7% Recycl i n g • Sustain able • Unprofitable at Small Scale

WA STE in SE M ichig a n

34% Waste-to - En erg y • N 2 O + CO 2 E mission s • Lo se s Valu able Resou rces

52% Landf il l i n g • Me tha n e E mission s • C o nsu mes Valu able Lan d 24 yea r life -span s in M ic h igan

• Low In come Creat ion M i c h i gan : 2 5 ¢ pe r to n U.S. a vg. : 4 0 ¢ pe r to n C a l i forn ia : 1 0 0 ¢ pe r to n Figu re 2 . 3 . 6

F igu re 2 . 3 . 7 WASTE M INING / 2 9 1

WHY RE CYC LE ? : A S U S TA INA B LE E CONOM I C DRI VE R recove r y , s a v i n g s, a nd e co no mic impact The key shift in thinking comes with an understanding that waste, trash, and refuse are not undesirable, but that within the piles of landfilled municipal solid waste (MSW) lie valuable raw materials that can be extracted and reused.

Waste-mining sees waste as a veritable goldmine for raw materials that would otherwise require extraction of virgin resources from nature.

The literature on natural resource extraction is redolent with dire warnings and consequences, particularly related to its environmental externalities.

Recycling requires less energy and generates less pollution than producing virgin materials.

The recycle industry is growing in the US, and promises both economic benefit, job creation with stable employment, and substantial savings, keeping in mind the economies of scale required to ensure its success.

The industry is a proven ECONOMIC DRIVER.

292 / PLANNING SCENA R IOS

E NE RGY SAV INGS Fig ure 2.3.8

2%

Aluminum :

95%

savings

Steel :

60%

savings

N ews p a p er :

40%

savings

P l a sti c s :

70%

savings

Gl a ss :

40%

savings

â&#x20AC;&#x153;

Re cycl in g u t il iz e s less energy t h a n th e ex t ract ion an d proce ss in g o f v irgin n a t u ral re s o u rce s

â&#x20AC;?

of U.S. GD P ($12.36 t ril l i o n )

5%

M a rke t Growt h Ra te

Av g.

$4 0 , 0 0 0

In co me

Economic M ul t ip l ie r :

1. 95

SCAL E OF ECONOM Y F i g u re 2.3.10

1 0 ,000 ton s of Tras h

Creates

$

1 La ndfil l ing Job

Cre ate s 1 0 R e cycl ab le P roce ssi ng J o b s

C ost of Recycling

JOB CRE AT I O N F i gure 2.3.9

Now C ost of R ec ycl i n g : Hi g h

Future Co st o f R e c yc lin g : Low

C re a te s 25 M a nufa c t ur i ng J o b s

MS W C O M P O S I TI O N & SAVI NGS

Siz e o f In du stry

Fig ure 2.3.11

8,116,709.4 tons / yea r in M ic h iga n Pa per: 2 8 .5 %

S OURCE:Va ri ou s E PA R e p o r t s

M eta ls :9% R u b b er , L ea t h e r, Texti les : 8 .4 %

R ecycli ng Sa ves $ 292 . 2 m i lli o n / ye a r

P la sti c : 12. 4% Wood :6 .4 % Yard Tri mmi ngs : 1 3 .4 % Gla ss 4. 6% Fo od Scra ps : 1 3 .9 % Other : 3 .4 %

R ecycli ng Sa ves $ 201 . 3 m i lli o n / ye a r

R ecycli ng Sa ves

$ 26 . 1 m i lli o n / ye a r

WASTE M INING / 2 9 3

WHY HE RE ? lo ca t i on e f f i ci enc y Nestled centrally between Wayne and Washtenaw Counties, the site is IDEALLY-SITUATED for a regional-scale solution to waste management and recycling, particularly for areas bereft of curbside recycling programs.

The site is IDEALLY-CONNECTED to allow for waste transport and product export via rail and roadways, while the airport provides added capacity for aircraft recycling and further freight/cargo capacity & logistics.

There are EXISTING INDUSTRIAL BUILDINGS primed for this industry to find a home, and ADJACENT INDUSTRIAL BUSINESSES eager to benefit from further sector growth.

Instead of re-creating the wheel, SE Michigan can build on its strengths by repurposing its industrial fabric for 22nd century industry.

Waste Mining is an opportunity for turning a BROWNFIELD SITE INTO AN ASSET.

Mic

Ave

.

YPSILANTI 2.5 Miles

1

2

I-94

ANN ARBOR 9 Miles

Scrap Metal Yards / Local Waste+Recycle Businesses Brownfield site

294 / PLANNING SCENA R IOS

h

n iga

M-1

2

CSX

Rail

OIT DETR i le s 28 M

Ec or se Rd

Willow Run Airport

1 GM Powertrain Plant

2 Willow Run Business Center

I-9 4

F igu re 2 . 3 . 1 2

GOA L S AN D O BJ E CT IV E S

REPOSITION

RESTORE

the industrial backbone

Invite the public & private players necessary to Position the site as a goldmine for regional waste management and grave-to-cradle recycling excellence

Clean-up and Mitigate the harmful residuals of

Revitalize and Ennoble communities on the pro civic growth

Cull the old, Retrofit the remaining, and Establish the new: built facilities and infrastructure for 22nd century green industry

West Willow WR neighborhood Ne igh bo rho od

Capped Land f i l l Capped landfills Lands c ape

Restored Creek & We t l a n d s More residents move to West Willow

Figure 2 . 3 . 1 3 296 / PLANNING SCENA R IOS

the industrial

H sorting i g h - te ch Hi-tech Wa ste - So r ti n g & & recycle center R e cycl e C e n te r

Ai r

REIMAGINE

landscape past industrial legacies

omise of sustained employment and

rc raf t R ecyling Sustainable employment F a c i l i t ies

the industrial cycle

Innovate waste and recycling solutions for the 22nd century with on-site industry research & technology leaders Manufacture closed-loop products with recycled raw materials by locating industry-leading companies on site Attract creative classes to Design and Create cultural and educational value from recycled waste

M ar queecenter Ar t s , Marquee Des ign, & I nnov at ion c ent er Recycled raw materials transfer to the manufacturing cluster

N e w M a n u f acluster cturing Manufacturing Cluster Finished products exported

WASTE M INING / 2 9 7

01

I MPL EM E NTAT ION

298 / PLANNING SCENA R IOS

Pha se 3

Phase 2

P hase 1

Fi g u re 2 . 3 . 1 4 : C o nce p t ual p has ing d iag ram

PHASE 1: ESTABLISHING THE DRIVER INDUSTRY The initial success of the industry rests on substantial up-front investment. A coalition of public and private actors must join resources towards establishing an MSW and aircraft recycling facility.

along with space for aircraft recycling abutting the airport. The facility also provides space for an industry welcome center, a job training center, and administrative offices.

In phase 1, with the aid of identified stakeholders, the former Powertrain Plant is retrofitted to support a municipal solid waste sorting and recycling facility,

Municipal solid waste is imported to the site from the region by rail and truck, automated technology sorts recyclables from non-recyclables, recyclables are processed into

$

Stable employment in the recycling industry provides for the economic wellbeing of households Working - aged youth and other community residents acquire industry skills for employment prospects and improved livelihoods Waste brought by rail and trucks is comprehensively handled indoors, nullifying odors and leachate pollution Designed stormwater systems - constructed and natural - ensure integrity of water systems Planted trees absorb excess CO2 emissions from any increased industry traffic

300 / PLANNING SCENA R IOS

raw material currency, and any residual waste is shipped off-site.

A new storm-water management system and re-created wetlands are introduced to deal with and remediate stormwater runoff from the roof of the plant and the plant areaâ&#x20AC;&#x2122;s impervious surfaces. Trees are planted to provide an initial buffer for the industrial site.

ECONOMY

PUBLIC SECTOR

FEDERAL and STATE GOV’T • MDEQ, MEDC, MNRE, DELEG REGIONAL and LOCAL GOV’T • SEMCOG • Washtenaw County / Wayne County • Ypsilanti Township / Van Buren Township • Solid Waste Management Districts

SOCIETY

PRIVATE SECTOR

• Ann Arbor SPARK • Racer Trust • CSX Rail Industry Leaders • Titech Waste Sorting • Aircraft Fleet Recycling Association • Metal, Plastic, and Glass recycling companies • Other local recycling businesses

Waste & Recycling management and collection companies • W.M. – Waste Management Company • Veolia Environmental Services

COMMUNITY GROUPS

• NWWNA (West Willow) • Churches

ENVIRONMENT

F i g u re 2.3.15: P h a se 1 co n ce ptu al diagram WASTE M INING / 3 0 1

PHASE 1 infrastructure, plant, & airport reconfigurations A key to success for the industry rests on leveraging the rail and roadways for the efficient ingress and egress of wastes and materials. To ensure maximum efficiency, to avoid overburdening the public roadways, and to protect public and environmental health, separate infrastructure systems ensure a hierarchy between community and industrial traffic.

Phase 1 also proposes the consolidation of Wiard Road from a double lane to a consolidated community roadway.

The former GM Powertrain Plant undergoes substantial reconfiguration, establishing within its new footprint space for the Waste Mining industry. The proposal will necessitate some changes at the airport as well:

Infrastructure Map

1.

1 An automated MSW-sorting and recyclable extraction system 2 Aircraft recycling facilities 2.

3 Space 3. for recyclables processing. Initially, the plant will process the most valuable recyclables - metals, plastics, and glass - and ship the remaining materials to other local area recyclers 4 A recycle welcome center / 4. a job training center / industry administrative offices

6

10 0 0 feet F igure 2 . 3 . 1 6 302 / PLANNING SCENA R IOS

Community Traffic Industrial Traffic Industrial Rail

5.

5 In addition, the nature of the industry requires the repurposing of the airportâ&#x20AC;&#x2122;s main hangar #1 to a strictly aircraft-cargo facility. This facility will meet the logistics requirements of the new industry.

6 A new airport terminal 6. constructed at the east entrance more appropriately shifts airpo rt traffic away from the industrial loops.

S

W

ia

rd

Rd

M

C ha ng e to key dia g ram with over l ays of in frastr u ctu re... a dd ro a d la be ls. . .

-1

Hydra matic Dr

2

4

3

1

1

2

4

2

3

6

5

Airpor t Dr

Wiard Rd

5

F ig u re 2 . 3 . 1 7 : Ph as e 1 m aste r p l an

0

Tyler Rd

WASTE600 MIN IN1500ft.

G /303 200 WASTE M INING / 3 0 3

PHASE 1 plant demolition and retrofitting The enormous size and scale of the plant necessitates thorough due diligence on the state of the building and the possibility of culling unusable components of the facility.

The proposal suggests the removal of a low-roofed southern stretch of the building, which will provide increased space for rail and truck infrastructure to circumnavigate the facility ensuring efficiency in waste and materials flows.

Plant Demolition

Fig ure 2.3.18

Oil under the plant Section to be demolished (758,000 sq.ft)

As mentioned in the Research section of the book, any physical changes to the Plant site require careful consideration of contaminant control. Exposing the siteâ&#x20AC;&#x2122;s surface area to pervious surfaces runs the potential risk of aggravating the LNAPL (oils) migration into the groundwater.

Ensuring the plant slabâ&#x20AC;&#x2122;s integrity and implementing an LNAPL mass control strategy can physically contain and stabilize the potential for any harmful effects.

304 / PLANNING SCENA R IOS

500 feet

Oil Under the Plant Slab

Fig ure 2.3.19

LNAPL Mass Control Remediation Technologies Physical Containment (barrier walls and drains)

Stabilization (in situ so il mixing)

F i g u re 2.3.20 : Plan t birdâ&#x20AC;&#x2122;s eye view

PHASE 1 waste and recyclable flows within the plant Rail is the most efficient and cost-effective mode by which to transport MSW into the facility.

Extending and looping the rail line into and through the building allow s for single trip drop off.

2

Welcome Center and Educational Exhibition

3 Industry

Any residual recyclables and unrecyclable waste are picked up again via rail and further Employeehandled off-site.

Parking

Plastic Processing

Metal Sm and Proc

Administrative Offices

In addition, broken down, presorted materials from dismantled aircraft join the recyclable material streams via conveyor systems.

0

306 / PLANNING SCENA R IOS

Glass Cullet Processing

650 tons

Job Training Center

(Future Expansion)

1

Plastics 800 tons

The process extracts valuable materials (metals, plastics, and glass , initially) and diverts them to separate areas for processing into recycled raw materials.

M

Sorting of MSW streams (Future Expansion)

Three Functions of YTO

Glass 300 tons

An average of 6-8 trains of 8-10 freight cars each per day deposit Employee up to 5,500 tons ofParking the regionâ&#x20AC;&#x2122;s collected MSW directly onto conveyor systems that commence an automated waste sorting process.

Unrecyclable Waste

Municipal Solid Waste (MSW) brought in by train 5500 tons / day

100

300

500

Recycled Raw Materials

To Manufacturing + Logist

Municipal Solid Waste (MSW) brought in by truck 1000 tons / day

Municipal Solid Waste

Transporting Waste

Metals

melting cessing

tics

Sorting

Broken-down parts of pre-sorted materials to individual processors 15 Aircraft capacity

$

Willow Run Airport

Recycle Currency

Processing

Airplane Recycling Manufacturing F i g u re 2.3.21: P l a n t wa ste- recycl a b le f lows an d bu ildin g pro gram WASTE M INING / 3 0 7

PHASE 1 T IT EC H ® wa ste so rt ing te c hno lo g ies The adoption of modern waste sorting technologies developed in other parts of the world is critical to the industry’s approach to waste management. What allows the facility to succeed and become profitable through economies of scale is the importation of all commingled Municipal Solid Waste (MSW) from the region, witho ut the added step of presorting recyclables.

Often, valuable materials remain unrecovered due to inefficiencies in

this approach, and the aim is to avoid that from happening.

Though a plethora of sorting technologies exist, the Norwegian-based TOMRA Sorting Solutions, with its subsidiary – TITECH – has pioneered the automation of waste sorting using sensor-based technologies.

Today there are more than 3,000 TITECH units in operation in 40 countries, making it the world leader in the field. A state-of-

the-art MSW-sorting facility in Larnaca, Cyprus houses 12 such units.

TITECH sorting equipment is designed to the specifications of the client and to the type of waste being handled.

Willow Run’s facility can accommodate several sensor-based municipal waste sorting systems in its new facility.

Larnaca, Cyprus Facility Sorting

Metals Input // mixed MSW after bag-opener after magnetic separation Figure 2 . 3 . 2 3 308 / PLANNING SCENA R IOS

Pre-Treatment // screening after ferrous metal separation

Separation of flat and rolling fraction in ballistic separator

Feeding of unsorted material

Optional NIR scanner

L esson s Separation chamber

â&#x20AC;˘ The the out and

technology allows industry to sort metals, plastics glass, initially

â&#x20AC;˘ The facility can sort the waste in a clean, contained, and highlyefficient way, relying on technological bestpractice

Electromagnetic Sensor F ig u re 2 . 3 . 2 2 : TIT E C H s o r t ing e q uip m e nt

Rolling Fraction in sensor-based sorting

Mixed PET

Flat Fraction to sensor-based sorting

PE Film

WASTE M INING / 3 0 9

PHASE 1 plant area stormwater management Stormwater Flow A’

The process of plant reconfiguration and subsequent introduction of new recycling industries propagates the need to distill impurities from stormwater runoff over the plant’s roof and site grounds.

2

Stormwater management strategies span a spectrum between hard-engineering and soft-engineering.

1

1

G ro u n d ru n o ff R o o fto p ru n o ff Un de rgro u n d pipe s A

The proposal’s strategy leverages the mechanical system of underground storm pipes to channel ground runoff into the existing water treatment plant.

Additional retention tanks are constructed to maximize storm overflow capacity.

R e te n tio n tan ks

Fig ure 2.3.24

Stormwater Management (Section A-A’)

Ground Runoff Figure 2 . 3 . 2 7 310 / PLANNING SCENA R IOS

1

Underground Pipes

2 Additionally, the wetlands to the west of the plant entrance receive runoff from the plant’s roof through designed rooftop channeling systems.

This biological stormwater management tool complements the existing mechanical systems.

F ig u re 2 . 3 . 2 5 : Wetl and anato m y

“

Soft-engineering metabolizes pollutants on-site

”

Recommended Plants for Stormwater Management Michigan Native Plants: these species require continual inundation, making them appropriate for stormwater management settings.

Cascad e Se d um

Wi ld Lup i ne

Sand Core o ps i s

Purple Coneflower

M ountai n G arli c

Wall Se d um

Sp i d e rwort

B ut terfly Weed

F i g u re 2.3.26: R ecom m en d ed stor m wa ter p l a n ts

Water Treatment Plant

Retention Tanks

Creek SO UR C E : Low I m p a c t D evelop m en t M a n u a l fo r M ic h igan , SEM COG WASTE M INING / 3 1 1

PHASE 2: MANUFACTURING PRODUCTS AND CULTURAL VALUE As the recycling industry expands, the capacity to absorb and process more types of recyclable materials increases. Companies developing 22nd century recycling solutions find space here to innovate and collaborate.

The key feature of phase 2 is the construction of an adjacent manufacturing cluster. Outside

companies build the first set of facilities, which will absorb the raw recyclables to remanufacture new products for export via improved logistics facilities. A salvaged section of the existing Willow Run Business Center building serves as a high-frequency logistics center, collecting and distributing the finished products.

A creative arts/design and innovation collaboration center the Marquee Center - will also be built - serving as the face of the industry.

Finally, the expanded green network of forested wetlands offsets many of the negative environmental effects that may arise with industry operations.

ECONOMY

$

A balanced mix of low-skilled and more technical jobs provides continued employment opportunities

Artistsâ&#x20AC;&#x2122; and designersâ&#x20AC;&#x2122; space at the Marquee center inspires a greater sense of creative community capital and collaboration

Bioswales along segregated industrial road loops and forested, vegetated areas strategically located between manufacturing sites mitigate pollutants from industrial traffic

312 / PLANNING SCENA R IOS

PRIVATE SECTOR

• Additional Local Recycling Businesses • High-tech recycling innovators • Manufacturing companies • Aircraft Parts companies • Logistics/Freight/Storage companies • Design units/companies

COMMUNITY GROUPS • Artist Associations

SOCIETY

In addition to the stakeholders already present since the inception of the industry, additional stakeholders required to expand the recycling processes, establish a new manufacturing cluster, and create cultural value out of waste will join the fold.

ENVIRONMENT

F i g u re 2.3.28: P h a se 2 co n ce ptu al diagram WASTE M INING / 3 1 3

PHASE 2 a new manufacturing cluster and marquee center The segregation of traffic continues even as the industry commences distribution of recycled raw materials via a dedicated industrial loop to the manufacturing facilities.

Workers access these buildings via specific roads that traverse the industrial loop at separated grades, ensuring fluid and un-

inhibi ted movement of industry traffic.

Phase 2 sees the demolition of sections of the Willow Run Business Center building, defining infrastructure for a new industrial loop, manufacturing buildi ngs, and the cultural heart of the Waste Mining industry - the Marquee Center.

Infrastructure Map

Community Traffic Industrial Traffic 10 0 0 feet Figure 2 . 3 . 2 9 314 / PLANNING SCENA R IOS

Industrial Rail

1

Demolition of sections of the Willow Run Business Center makes way for new manufacturing facilities.

2 2

A portion of the existing building is retained to serve as the clusterâ&#x20AC;&#x2122;s warehousing and highfrequency distribution facility.

3 3

The Marquee Center is constructed on land re-claimed from a consolidated Wiard Rd.

Rd rd ia W

Hydra matic u ctu Dr re...

2 C ha ng e to key dia g ram with over l ays of in frastr

a dd ro a d la be ls. . .

S

M

-1

4

3

1

2 6

5

Wiard Rd

Airpor t Dr

3

1 2

Tyler Rd F igure 2 . 3 . 3 0 : Ph ase 2 m aste r p l an

0

WASTE600 MIN IN1500ft.

G /315 200 WASTE M INING / 3 1 5

PHASE 2 delineation of new parcels and building footprints Most of the Willow Run Business Center building is demolished to make way for modern manufacturing facilities, but the proposal retains the easternmost section of the building to be used as a warehousing & distribution facility.

With new roadways carved across the old building footprint, the land is parcelled for a manufacturing cluster, and the phase 2 manufacturing buildings are erected, along with the Marquee Center.

Existing Conditions Aerial

Willow Run Business Center Demolition A.

F i gu re 2 . 3 . 3 2

B.

New Parcels and Phase 2 Building Footprints C.

F igu re 2 . 3 . 3 3

D.

Building Uses

F i g u re 2 . 3 . 3 4

Artistsâ&#x20AC;&#x2122; Space / Corporate

1

Light Manufacturing 2

Manufacturing 3

Figure 2 . 3 . 3 1 316 / PLANNING SCENA R IOS

4

Distribution / Logistics

1 0 0 0 fe e t

MARQUEE CENTER

LOGISTICS - FREIGHT DISTRIBUTION

PARCEL: 219,000 square feet = 5 acres FOOTPRINT: 177,000 square feet

PARCEL: 1,000,000 square feet = 23 acres FOOTPRINT: 396,000 square feet

Building Program:

Building Program:

Art i st s’ Wo r ks ho p

R e staurant Sp a ce

Wa reh ou s i n g

LIGHT MANUFACTURING

LIGHT MANUFACTURING 1

PARCEL: 570,000 square feet = 13 acres FOOTPRINT: 177,000 square feet

3

PARCEL: 720,000 square feet = 16.5 acres FOOTPRINT: 270,000 square feet

LIGHT MANUFACTURING 2

PARCEL: 355,000 square feet = 8 acres FOOTPRINT: 121,000 square feet

D i stribu tio n

MANUFACTURING 4

PARCEL: 235,000 square feet = 5.5 acres FOOTPRINT: 46,000 square feet F i g u re 2.3.35: Ph ase 2 bu ildin g siz e s WASTE M INING / 3 1 7

PHASE 2 the industrial distribution loop A nearly 40 foot wide industrialloop roadway system provides ample space for semi-trailer trucks to maneuver in and out of the manufacturing cluster grounds. Building set-backs on the industrial side ensure space for 150 foot truck aprons and

Cle ar S pan 25 ft 9 ft

100 foot semi-trailer parking areas . These and the roadway are separated by a series of bioswales and vegetated soil and tree-buffer planters, to break up the s ea of asphalt and provide green spaces between modern industrial distribution areas.

Lo ad ing Dock

4 ft

B u i ld i n g

Ave rag e S e m i- Traile r Len g th 54 ft

Vege & Tr

Maxim um L e ng t h L o a d i n g D ock B a y s 70 ft

2

Tr uc k L o ad ing Ap ro n 150 ft

318 / PLANNING SCENA R IOS

I n d u strial Lo o p Se c tio n Cu t

Ave rag e Sem i - Tra i ler Len g th 54 ft

etated Soil ree Buffer

20 ft S em i - tra i ler Pa r k i n g 100 ft

18 ft

Veg eta ted Soi l & Tree B u f fer 25 ft

18 ft

B i os wa les

Bio swale s

5 ft

5 ft F igu re 2 . 3 . 3 6 WASTE M INING / 3 1 9

PHASE 2 stormwater management on industrial and marquee center roadways Due to increased industry traffic, the manufacturing cluster roadway designs also provide improved stormwater handling and green spaces. The designed system includes bioswales and other pervious surfaces that are soft-engineered to break down harmful pollutants from the industry’s traffic and byproducts.

Bioswales will be constructed on either side of the streets. They are effective for cleaning up almost 80% of pollutants and such a system is highly cost-efficient.

The newly designed Marquee Road to the west of the cluster between the Marquee Center and light manufacturing buildings is a space to demonstrate an attractive public realm. It includes pedestrian elements and vegetated bioswales interspersed among the pervious surfaces. The road’s appeal contrasts with the industrial traffic on the other side of the buildings. Facade treatments on this road allow manufacturers to portray a pleasing aesthetic as the corporate face of their industries.

A

A’

B i os wa le Sy stem alo n g th e Stre e ts

Bioswale Street Section A - A’

Sheet flow Planting soil 18-48” Storage bed 6-12” Figure 2 . 3 . 3 7 320 / PLANNING SCENA R IOS

Pond water depth 6-18”

Positive overflow

Ma rquee R d F igure 2.3 . 3 8 : Ma rq u ee Rd m ini s ite p l an WASTE WASTE MM ININING IN G // 33221

PHASE 2 the marquee center Acting as the face of the industry, the Marquee Center houses artist & designer ateliers, gallery spaces, collaborative meeting space, offices, a restaurant & recreation areas.

The building is primarily a space for designers and artists to create beauty out of recycled materials.

It also invites the cluster’s manufacturers to exhibit their wares and arrange business gatherings. Community residents and day visitors enjoy the space at leisure, acquire an appreciation of the value latent within the production of recycled products, and become inspired to create their own value from ‘waste.’

Gallery

Poised at the intersection of industry and community, the space bridges the divide between industrial and cultural purposes.

The word ‘face’ implies that it is the focal point of communication and the first encounter of the greater commun ity with what happens in the industry. It serves, ultimately, to transform people’s negative perceptions of waste.

Atelier

Office

Restaurant

Manufacturing Cluster

West Willow Neighborhood F i g u re 2.3.39: M a rq u ee C en te r bu ildin g pro gram 322 / PLANNING SCENA R IOS

Figu re 2 . 3 . 4 0 : Ma rq ue e C e nte r re nd e r ing WASTE WASTE MM ININING IN G // 33223

PHASE 3: CONSOLIDATING A COHERENT BUILT-NATURAL SYSTEM By phase 3, the proposal will have a comprehensive cluster encompassing manufacturers of a vast array of products using recyclable materials. The industrial loop is in full swing between in-flows of waste, outputs of recycled raw materials, and exports of finished products throughout the region, the nation, and the globe.

$

Hand in hand with the built elements of the industry’s functioning, the emerging natural elements finally begin to flourish after years of neglect.

The restored wetlands and tree canopy of the industry’s new park render the natural environment a true amenity for workers, residents, and visitors alike.

A stabilized industry and manufacturing cluster renew the promise of Willow Run’s economic backbone The opening of the wetland park expands green space and recreational opportunities for area residents Stable employment & new amenities attract permanence and social cohesion

Pedestrian paths and crosswalks link the community to the wetland park and Marquee Center Crime decreases as economic stability and social cohesion take root

324 / PLANNING SCENA R IOS

ECONOMY

PRIVATE SECTOR

• Airplane Manufacturers • Hazardous and other waste recycling companies

UNIVERSITIES/RESEARCH

• U of M, EMU, Wayne State

SOCIETY

Increasing complexity and the expansion into new waste types allows research insitutions to invent novel recycling technologies

ENVIRONMENT

F i g u re 2.3.41: P h ase 3 co n ce ptu al diagram WASTE M INING / 3 2 5

PHASE 3 new areas for community recreation As the industrial loops expand southward, grade separated traffic lanes for industry workers allow ease of access to centers of manufacturing employment witho ut compromising the expanding industrial traffic routes.

In phase 3, recycling processes continue and expand in scope, manufacturing capability grows, and more areas for neighborhood activity emerge.

Infrastructure Map Figure 2 . 3 . 4 2

Community Traffic Industrial Traffic 10 0 0 feet 326 / PLANNING SCENA R IOS

Industrial Rail

1

The phase 3 manufacturing buildings are built.

2

Residents and visitors are invited to access a new neighborhood amenitythe landscaped wetland park.

ia

Rd M

-1

Hydra matic Dr

2

2

Airpor t Dr

Wiard Rd

S

W

rd

1

1 Tyler Rd Figu re 2 . 3 . 4 3 : Ph a s e 3 m aste r p l an

0

200

600 1500ft.

WASTE M INING / 3 2 7

PHASE 3 completing the manufacturing cluster As the recycling industry expands, additional manufacturers locate in the cluster to absorb the steadily increasing stream of raw materials.

New Parcels and Phase 3 Building Footprints A.

F i g u re 2 . 3 . 4 4

B.

The cluster maintains its roadway infrastructure, allowing workers to access their job locations witho ut compromising the industrial traffic loops.

Local manufacturing businesses as well as trusted national brands can find a new home in the cluster, with plenty of room to expand

Building Uses

F i g u re 2.3.45

5

Artistsâ&#x20AC;&#x2122; Space / Corporate Light Manufacturing

6

7

Manufacturing 8

Distribution / Logistics

1 0 0 0 fe e t

328 / PLANNING SCENA R IOS

MANUFACTURING 5

Suggested Manufacturer Types

PARCEL: 600,000 square feet = 13.75 acres FOOTPRINT: 195,000 square feet Suggested Manufacturing: Architectural Materials Fabrication Suggested Company: Trulite Glass & Aluminum Solutions

MANUFACTURING 6

PARCEL: 515,000 square feet = 12 acres FOOTPRINT: 216,000 square feet Suggested Manufacturing: Plastics Extrusion Suggested Company: Preferred Plastics, Inc. (Plainwell, MI)

MANUFACTURING 7

PARCEL: 515,000 square feet = 12 acres FOOTPRINT: 204,000 square feet Suggested Manufacturing: Metal Roll-forming (automotive) Suggested Company: Global Rollforming Systems, LLC (Roseville, MI)

MANUFACTURING 8

PARCEL: 360,000 square feet = 8 acres FOOTPRINT: 106,000 square feet Suggested Manufacturing: Jet Engine Parts (aircraft) Suggested Company: International Turbine Industries (ITI) (Ypsilanti, MI)

Figu re 2 . 3 . 4 6 WASTE M INING / 3 2 9

PHASE 3 the wetland park With the legacy of industry pollutants firmly in the past, a restored ecology invites area residents, workers, school groups, and visitors to take advantage of and enjoy the landscape.

The wetland park transformation parallels the aims of the

Waste Mining industry.

After years of sorting out the legacy contaminants from what was once considered a â&#x20AC;&#x2DC;wasted landscape,â&#x20AC;&#x2122; the remaining inherent value of a raw landscape has been proce ssed and re-manufactured into a beautiful new amenity for the greater community.

Fortifying Recreation & Social Cohesion

Cleansing Ecologies

MSW Sort & Recycle Center

Trails

Bike paths

Outdoor Activity Space

West Willow Neighborhood F i g u re 2.3.47: Wetl a n d park pro gram 330 / PLANNING SCENA R IOS

F i g u re 2.3.48: We tlan d park re n de rin g WASTE M INING / 3 3 1

02

I MPACT & P R O SPE CT

332 / PLANNING SCENA R IOS

“ W h a t you m igh t t hink of as t rash is to u s a t re a s u re-trove of val uable re cycl ables”

F igu re 2 . 3 . 4 9 : Wa ste to g o l d WASTE M INING / 3 3 3

ECONOMIC IMPACT municipal solid waste recycling analysis

The S tate also imports 3.5 million tons of waste from Canada, and one third of this comes to both counties.

While Washtenaw County has a diversified waste handling program, Wayne County lacks complexity beyond landfilling and incineration.

Since recycling plays only a minor role in the region’s approach to waste management, Waste Mining’s centralized solution can bring the benefit of recycling to all communities equally – maximizing recyclable percentage and curbing the expansion of landfills.

In order to estimate Waste Mining’s potential revenue for the region, we assume the industry can import up to a maximum of 1.7 million tons of MSW per year from area counties and Canada. Using

EPA defined percentages of MSW composition, we estimate the quantity of valuable recyclables recovered and how much revenue the project can generate from each.

Recyc lable extra ct ion & man u factu re

Washtenaw and Wayne counties are some of the biggest producers of waste in Michigan. Wayne County itself creates 1.5 million tons of MSW each year, and over 50% of it goes directly to landfills.

Scrap Metal

Scrap Plastic

9% of MSW

12.4% of MSW

Output

Output

Recycled Metal Product

Recycled Plastic

Output

Output

153,000 tons annually

$ 45,900,000

$ 78,727,192

210,800 tons ann

$ 42,160,000

$ 77,734,346

F i g u re 2.3.50: M a ter i a l to pro du c t reve n u e 334 / PLANNING SCENA R IOS

nually

Mu nicipal Sol id Waste (M S W ) 1 .7 m illion tons annually

Scrap Glass

Scrap Paper

Scrap Rubber

Scrap Wood

4.6% of MSW 78,200 tons annually

28.5% of MSW 484,500 tons annually

8.4% of MSW

142,800 tons annually

6.4% of MSW 108,800 tons annually

Output

Output

Output

Output

Recycled Paper Product

Recycled Rubber Product Recycled Wood Product

Output

Output

$ 3,91 0 ,00 0

c product Recycled Glass Product

Output

$ 15,697,894

$ 12, 112, 500

$ 61,311,204

$ 28,560,000

$ 39,156,759

$ 5,98 4 , 0 0 0

Output

$ 18,298,139 WASTE M INING / 3 3 5

ECONOMIC IMPACT airplane recycling analysis A recycled airplane contains valuable parts and produces millions of dolla rs in recovered materials. In the U.S., the airplane recycling industry is in its infancy, but according to Boeing, the industry is anticipated to grow significantly.

The cost to dismantle one commercial airplane is between $100,000 and $200,000. However, the profit from selling these recycled parts is on average $7 million per commercial aircraft.

The whole process takes up to 12 weeks per airplane, and more

than 90% of parts can be recycled.

This industry needs some highly skilled employees , because of the level of sophistication required to operate the technology. Waste Miningâ&#x20AC;&#x2122;s job training center will assist to train a new generation of aircraft recyclers.

12 weeks processing Transport Aircraft

Strip Hazardous Materials

Remove En gin es

Over $1,000,000 per engine sold About $20- 25,000 per rented engine

336 / PLANNING SCENA R IOS

Remove Electronics

TARMAC

UAM

Wi l low Ru n

1,742,000 sq.ft (except runway)

702,000 sq.ft (except runway)

1,307,000 sq.ft (except runway)

40 Aircraft per year

100 employees

30 aircraft per year expected 200 employees expected

in Tarbes, France

in Tupelo, U.S.

in Ypsilanti Towns hip, U.S.

F igu re 2 . 3 . 5 1 : Com p ar is o n o f airc raf t re c yc l ing fa ci l i ti es

S t rip I n te r i or

St rip Me ta ls

1000 feet

Remove L an din g Gear Total

$7 ,0 00, 000 profit

from re cycl in g an airc ra ft $ 450 - 5 , 0 0 0 per seat

100 tons of metal per

aircraft

Over $ 1,000,000 per gear

F i g u re 2.3.52: A i rc raft re c yc lin g reve n u e WASTE M INING / 3 3 7

ECONOMIC IMPACT phase 1 In the first phase, the industry extracts, processes, and sells metals, plastics, and glass the most profitable materials recovered from the 1.7 million tons of imported MSW. The airplane recycling facility contributes material recovered from 30 aircraft annually including valuable salvaged parts and equipment.

Utilizing described

the above,

assumptions we calculate

Annual Output

the i ndustry’s direct economic impact - revenue, jobs creation, and workers’ aggregate earnings.

The growth of one industry has spillover benefits for surrounding industries. Using the RIMS II methodology and the concept of multipliers, we also calculated regional economic impact. The aircraft recycling industry’s multiplier effect is calculated using separate assumptions, since RIMS II does not address it.

Annual Earnings

Waste Management Waste management and remediation services Direct Impact Regional Impact

Aircraft Recycling

Aircraft manufacturing Aircraft engine and engine parts manufacturing Other aircraft parts and auxiliary equipment manufactur

Expected Aircraft Recycling Multipliers Direct Impact Regional Impact

Employment Direct

DIRECT IMPACT

$ $

$

$ 67 million

$ 301 million

Total Output Total Earnings Total Employment Total Output Total Earnings Total Employment

ECONOMIC ANALYSIS TOOL

Impact

786 jobs

RIMS II REGIONAL INPUT-OUTPUT REGIONAL IMPACT

$ $ 611 million

$ $

$ 153 million

MODELING SYSTEM 2,172 jobs

Fig ure 2.3.53: P h a s e 1 econ om i c i m p a ct 338 / PLANNING SCENA R IOS

Final-demand Output ($) Final-demand Earnings ($) Final-demand Employment (# of jobs) Direct-effect Earnings ($) Direct-effect Employment (# of jobs) 1.9575 0.5219 12.7425 2.2187 2.7809 91,970,000 47,999,143 686 47,999,143 1172 180,031,275 106,495,699 1907

1.8205 2.0126 2.2777 0.3641 1.0063 0.68331 2.05371 210,000,000 431,279,100

ring 20% 50% 30%

0.4277 0.5186 0.686 0.08554 0.2593 0.2058 0.55064 20,000,000

9.533 12.3452 17.5152 1.9066 6.1726 5.25456 13.33376 100

2.3439 2.441 2.2711 0.46878 1.2205 0.68133 2.37061 20,000,000 47,412,200

2.8577 2.762 2.3196 0.57154 1.381 0.69588 2.64842 200 265

F i g u re 2.3.54: P h a s e 1 R I M S II mu ltiplie r impac t

$ $

301,970,000 67,999,143 1,372 estimate Mining’s $To 611,310,375 Waste $economic 153,907,899 impact, we used 3,789 the Regional Input-Output

Modeling System (RIMS II) developed by the U.S. Bureau of Economic Analysis (BEA).

RIMS II was developed from an idea that a change in economic activity affects other spending.

For example, recycling waste

wi ll lead to an increase in recycling manufacturing and an increase in transportation due to the need for importing and ex porting products. Increase in demand in these industries will lead to hiring more employees.

Employees from these industries wi ll spend more, perhaps buying more food, furniture, or a house.

These relationships are represented by ratios of total to partial changes in economic activities, which is called a multiplier. RIMS II offers these multipliers by region, since the impact on the economy is different in each region. For this proposal, we used multipliers for the Detroi t-Warren-Flint, MI Combined Statistical Area (CSA).

WASTE M INING / 3 3 9

ECONOMIC IMPACT phase 2 In the second phase, the recycled raw materials are transferred directly to the new manufacturing cluster.

Each manufacturer transforms the recycled raw materials into finished products on site, and then exports them for sale on the market.

To calculate the manufacturing clusterâ&#x20AC;&#x2122;s impact, we based the RIMS II calculations on the major manufacturing industries for each recycled material.

Waste Management Waste management and remediation services Direct Impact Regional Impact

Aircraft Recycling

Annual Output

Annual Earnings

Employment

Expected Aircraft Recycling Multipliers Direct Impact Regional Impact

$$ $

DIRECT IMPACT $ 421 million

$ 116 million

Aircraft manufacturing Aircraft engine and engine parts manufacturing Other aircraft parts and auxiliary equipment manufactur

1,336 jobs

Manufacturing Cluster

Aluminum product manufacturing from purchased alum Plastics material and resin manufacturing Glass product manufacturing made of purchased glass Direct Impact

REGIONAL IMPACT

$ $ 845 million

$

$ 302 million

Regional Impact

Total Impact of Manufacturing Cluster

4,512 jobs

Fig ure 2.3.55: P h a s e 2 econ om i c i m p a ct 340 / PLANNING SCENA R IOS

Direct

Total Output Total Earnings Total Employment Total Output

Final-demand Output ($) Final-demand Earnings ($) Final-demand Employment (# of jobs) Direct-effect Earnings ($) Direct-effect Employment (# of jobs) 1.9575 0.5219 12.7425 2.2187 2.7809 91,970,000 47,999,143 686 47,999,143 1172 180,031,275 106,495,699 1907

ring 20% 50% 30%

minum

1.8205 2.0126 2.2777 0.3641 1.0063 0.68331 2.05371 210,000,000 431,279,100

0.4277 0.5186 0.686 0.08554 0.2593 0.2058 0.55064 20,000,000

9.533 12.3452 17.5152 1.9066 6.1726 5.25456 13.33376 100

2.3439 2.441 2.2711 0.46878 1.2205 0.68133 2.37061 20,000,000 47,412,200

2.8577 2.762 2.3196 0.57154 1.381 0.69588 2.64842 200 265

1.7743 2.0412 2.0631 39,363,596 64,778,622 15,697,894 69,842,829 132,226,123 32,386,325

0.3444 0.4066 0.532 13,556,823 26,338,988 8,351,280

9.7171 8.1354 12.4539 191 263 96

2.6743 3.5037 2.3826 13,556,823 26,338,988 8,351,280 36,255,010 92,283,911 19,897,759

2.383 6.1636 2.7573 383 527 196 455 1621 264

234,455,276

$ $ $

421,810,112 116,246,233 2,477 845,765,651

148,436,680

2340

F i g u re 2.3.56: P h a s e 2 R I M S II mu ltiplie r impac t WASTE M INING / 3 4 1

ECONOMIC IMPACT phase 3 In the third phase, more recycled raw materials are extracted from waste with improved technology and waste handling capacity.

The Waste Mining facility now processes paper, rubber, and wood, for example, in addition to materials recovered in phases 1 and 2.

The new recycled raw materials also go to the manufacturing cluster for transformation into

Annual Output

finished products.

The major manufacturing industries for these new materials are added to the RIMS II calculation assumptions.

By the end of phase 3, the combined impact of the Waste Mining industry, the manufacturing facilities, and associated industries generates an aggregate revenue of more than a billion dollars per year.

$ 481 million

Waste management and remediation services Direct Impact Regional Impact

Aircraft Recycling

Aircraft manufacturing Aircraft engine and engine parts manufacturing Other aircraft parts and auxiliary equipment manufac

Expected Aircraft Recycling Multipliers Direct Impact Regional Impact

Annual Earnings

Employment

$$ $

DIRECT IMPACT

Waste Management

$ 132 million

1,968 jobs

Manufacturing Cluster

Aluminum product manufacturing from purchased al Plastics material and resin manufacturing Glass product manufacturing made of purchased glas Paperboard container manufacturing Synthetic rubber manufacturing All other miscellaneous wood product manufacturing Direct Impact Metal Plastic Glass Paper Rubber Wood Regional Impact

$$$

REGIONAL IMPACT $ 960 million

$ 341 million

6,452 jobs

Total Regional Impact for Manufacturing Cluster

Fig ure 2.3.57: P h a s e 3 econ om i c i m p a ct 342 / PLANNING SCENA R IOS

Direct

Total Output Total Earnings Total Employment

Final-demand Output ($) Final-demand Earnings ($) Final-demand Employment (# of jobs) Direct-effect Earnings ($) Direct-effect Employment (# of jobs) 1.9575 0.5219 12.7425 2.2187 2.7809 138,626,500 72,349,170 686 72,349,170 1766 271,361,374 160,521,104 4912

cturing 20% 50% 30%

luminum

ss

g

1.8205 2.0126 2.2777 0.3641 1.0063 0.68331 2.05371 210,000,000 431,279,100

0.4277 0.5186 0.686 0.08554 0.2593 0.2058 0.55064 20,000,000

9.533 12.3452 17.5152 1.9066 6.1726 5.25456 13.33376 100

2.3439 2.441 2.2711 0.46878 1.2205 0.68133 2.37061 20,000,000 47,412,200

2.8577 2.762 2.3196 0.57154 1.381 0.69588 2.64842 200 530

1.7743 2.0412 2.0631 1.881 2.0263 1.9358 78,727,192 77,734,346 15,697,894 61,311,204 39,156,759 18,298,139 139,685,657 158,671,347 32,386,325 115,326,375 79,343,340 35,421,537 560,834,581

0.3444 0.4066 0.532 0.4416 0.4283 0.5183 27,113,645 31,606,785 8,351,280 27,075,028 16,770,840 9,483,925

9.7171 8.1354 12.4539 10.273 9.1172 14.8649 191 632 196 630 357 272

2.6743 3.5037 2.3826 2.3249 3.2366 2.1765 27,113,645 31,606,785 8,351,280 27,075,028 16,770,840 9,483,925 72,510,021 110,740,693 19,897,759 62,946,732 54,280,500 20,641,763 341,017,468

2.383 6.1636 2.7573 2.7259 4.3969 2.1077 765 632 196 630 357 272 1,823 3,898 539 1,717 1,570 573 10,120

F i g u re 2.3.58: P h a s e 3 R I M S II mu ltiplie r impac t

$ $

639,552,034 212,750,673 4,818

WASTE M INING / 3 4 3

ECONOMIC IMPACT details of multiplier impact on other area industries No industry is isolated from other industries. Its activity is connected to other industries and businesses.

The RIMS II multiplier shows how each industry contributes to the total estimated regional impact Agriculture

$ 602,408

of the Waste Mining proposal - a total of $1.8 billion by the end of phase 3.

With this analysis, we can predict not only the total output, but also the distribution of those impacts across industries. Apart from

Mining

$ 1,366,617

the manufacturing and waste management industries - the source of the driver industry the biggest multiplier impacts are contributed by the real estate, profession al services, and management indu stries.

Utilities

Construction

Ma n u fa c t u r i n g

$ 20,868,043

$ 4,286,058

$ 624,999,521

Re a l esta te

Professional Services M an agemen t

Waste man agement Educational services

$ 72,660,862

$ 50,015,900

$ 174,666,224

344 / PLANNING SCENA R IOS

$ 51,641,061

$ 4,957,176

Wh o le sa le tra de

Retail trade

Transportation

Information

Fi n a n ce

$ 42,983,570

$ 35,261,244

$ 29,408,331

$ 23,782,285

$ 46,044,305

Hea l t h care

Arts and Recreation

A ccommodation

Food service

Other services

$ 38,955,912

$ 4,519,641

$ 3,609,973

$ 15,718,236

$ 17,084,995

F i g u re 2.3.59: E con om i c i m p ac t o n vario u s in du strie s WASTE M INING / 3 4 5

Ease of Treatment -Time

FUTURE EXPANSION

I ndianapolis Cin cin n a t i K a n sa s C ity S t. Louis

G eog ra p h i c Expa nsio n Figure 2 . 3 . 6 0 : Mi d west and g e o g rap hic exp ans io n 346 / PLANNING SCENA R IOS

Accepted Waste Type Expan s i o n F i g u re 2.3.61: E a s e of trea tm en t

Muni cipa l Waste + Aircra f t

Clevel a n d

Construction + Demo lition Waste

C hicago

C ommercia l Waste

D et ro it

N on -ha za rdou s In dustrial Waste

M ilw au ke e

Waste Oil

Waste Tire

M i n n e a polis

Organic Waste

Haz ardous Waste

geographic, waste type, and site expansion

The pros p e c t s fo r ex p a n si on are en d less: •

•

•

Wit h increas ed capac i t y co m e s th e f lexi b i l i ty to accep t an d i m po rt w a ste f rom fa r th e r geo g rap h ic reac h es - as far, eve n , a s C h i ca g o.

In creasing k n ow ledge, i n n ova ti on , and exper t ise prov i de fo r t h e gra d u a l a cce p ta n ce o f n ew w aste t y pes , an d th e su b se q u e n t recycl ing o f an y t h in g h ith e r to con si d e re d u n u sab le .

Fin al ly, Wil low R u n ’s avail a b le l a n d p rov i d e s ample ro o m fo r ex pan s i on , con sol i d a ti n g recycl ing an d m an u fac t u ri n g i n a con ti n u ou s st retch fro m h i gh w ay to h i g h w a y.

P h a s e 3 m a n u fa ctu r i n g cl u ster p a rcel s E x p a n s i on p a rcel s for b u i l d - tos u i t m a n u fa c tu r i n g fa c i l i ti es E x p a n s i on p a rcel s for rec ycl i n g fa ci l i ti es / s cra p m eta l ya rd s

Site E x pan s i o n

Figu re 2 . 3 . 6 2 : I n dust r y exp ans io n o n s ite WASTE M INING / 3 4 7

RECOMMENDATIONS The concept of Waste Mining comprehensively flips society’s mindset on waste. It encompasses all aspects of discarded refuse, buildings, and landscapes, and sees the latent value in everything that was once considered unwanted, but is now highly desirable. Four recommendations may propel the Waste Mining proposal from vision to reality:

• Forge a public-private partnership to establish the Waste Mining industry Repositioning Willow Run for the new industry requires substantial up-front investment that neither the public nor private sectors can afford in isolation. When both sectors join forces to establish the industry they share future triple-bottom-line returns on investment.

• Formul ate new policies to incentivize industry location at Willow Run Establishing a recycle enterprise zone can reinforce the firm foundation and facilitate the sustained growth of Willow Run’s new economic base.

348 / PLANNING SCENA R IOS

• Re-position infrastructure and plan available land for new manufacturing uses Land planning and infrastructural hierarchy are key to the formation of a framework in which new manufacturing industries emerge. At the same time, their careful delineation can help ensure that the community’s health and wellbeing are not compromised.

• Champion the arts, design, and creative-innovation secto rs to help transform waste into value Shifting society’s mindset on waste involves creative imagination. The production of beauty – whether with tangible objects, buildings, or the environment – presents the trigger for development that equally engenders economic, educational, and cultural value.

WASTE M INING / 3 4 9

L IS T O F F I G URE S Figure sources not specified are from the Urban Planning Envision Willow Run capstone group.

SE CT I ON ONE: ANAL Y SI S Figur e 1 . 1 . 1 : Goog le ear t h im ag e f o r W ill o w Ru n area Image Sou rce: Goog le E ar t h Figure 1 . 1 . 2 : Hi story i m ag e s fo r W il low Run area Image Sou rces: www. time mon eyya n dblood. co m w w w.circlek f. com w w w.blog . mli ve. com w w w.fli ck ri ver. com w w w.google. com/ i mg hp W ils o n , Mari on F. , 1 9 5 6 , The sto r y o f W illow Ru n Figure 1 . 1 . 3 : Regi on al ass e t s m ap Figure 1 . 1 . 4 : Exi st i n g l and us e m ap D ata S ou rce: SEMCO G Figur e 1 . 1 . 5 : Ma j or ele m e nt s m ap Figure 1 . 1 . 6 : Exi st i n g co nd it io ns o f m ajo r e le me n t s Figure 1 . 2 . 1 : Ti meli n e o f W il low R un air po r t epi sod es Figure 1 . 2 . 2 : Aeri al Vi ew o f W il low R un Bo mber Plan t , look i n g E ast Image Sou rce: www. w o nd e r s o f w w ii. c o m

Im ag e Sou r c e: www.h i s tor y b y z i m .c om

GM P ower tr a i n P l a n t

Fig ure 1.2.5: Sca l e C om p a r i s on : M a ster p l an o f D i s n ey l a n d Im ag e Sou r c e: www.a wn .com

F i g u re 1.2.15: D i a g r a m o f wate r tr ea tm en t p r oces s

Fig ure 1.2.6: E x ter i or v i ew of W i l low Ru n Bomber Plant Im ag e Sou r c e: Ki d d er , W a r r en B .,1995, W il l o w r u n - c ol os s u s of A m er i c a n ind us t ry

F i g u re 1.2.16: A er i a l v iew o f waste wate r trea tm en t p l a n t ( W W T P) I m a g e Sou rce: Goog le Earth

Fig ure 1.2.7: C h a r les Soren s en â&#x20AC;&#x2122;s or i g i n a l s ke tc he s for th e W i l low R u n P l a n t Im ag e Sou r c e: UM B en tl ey h i s tor i c a l l ib r ar y d a ta b a s e

F i g u re 1.2.18: Scen e o f wate r tre atme n t

Fig ure 1.2.8: C on cep t for th e 1- m i le lon g p ro d uc t i on p l a n t Im ag e Sou r c e: Ki d d er , W a r r en B .,1995, W il l o w r u n - c ol os s u s of A m er i c a n ind us t ry Fig ure 1.2.9: Sec ti on of H i g h B a y , GM Powe r tra i n P l a n t Fig ure 1.2.10: Secti on of Y TO p or ti on , GM Powe r tra i n P l a n t Fig ure 1.2.11: V i ew i n s i d e th e P l a n t alo ng th e H i g h B a y s Im ag e Sou r c e: g i z m od o.c om Fig ure 1.2.12: I n ter n a l str u c tu re of th e Hig h B a y s . GM Power tra i n P l a n t

Figure 1 . 2 . 3 : Foot p ri n t o f t he Powe r t rain Pl ant

Fig ure 1.2.13: A er i a l v i ew of th e Powertrain Plant Im ag e Sou r c e: www.a m es m otor s p or ts . com

Figure 1 . 2 . 4 : Scale Co m p ar is o n: Niag ara Fal l s

Fig ure 1.2.14: I n ter n a l s tr u c tu r e of Y T O ,

F i g u re 1.2.17: Stor m w ate r tan k

F i g u re 1.2.19: A er i a l v iew o f Willow R u n A i r p or t I m a g e Sou rce: www.p l an e so fth e past. co m F i g u re 1.2.20: C u r ren t state o f Willow R u n A i r p or t D a ta Sou rce: Sea n B rosn an , Wayn e C ou n ty A i r p or t A u th or i ty F i g u re 1.2.21: R i g h t s i z in g plan o f th e a i r p or t D a ta Sou rce: UM C ol lege o f En gin e e rin g A i r p or t M od el , M E C C In itiative F i g u re 1.2.22: Tra f f i c vo lu me o f Willow R u n a rea m a j or roa d ways D a ta Sou rce: SE M C O G F i g u re 1.2.23: Tra f f i c i n c ide n ts D a ta Sou rce: SE M C O G (2 0 1 0 -1 1 ). Traffic C ra s h D a ta b a s e F i g u re 1.2.24: D i a g rams fo r Willow R u n a rea tra n s p or ta ti on m ode s F i g u re 1.3.1: E m p loy m e n t at th e plan t ( 1941- 2010) D a ta Sou rce: W i l s on , Mario n F. , 1 9 5 6 , T h e stor y of W i l low Ru n

S o ci al Exp lorer, U S C e ns us B ure au ( 201 0 ) Figu re 1 . 3 . 2 : West W il low and s urrou n di n g cen sus t rac t s D a ta Sou rce: Social E xp lo re r , U S C e ns us Burea u (2 0 1 0 ) Figu re 1 . 3 . 3 : Sch oo l d ist r ib ut io n m ap D a ta Sou rce: www. g re at s c ho o l s . o rg / mi ch i g an /yp si lan t i G oog le Ea rt h Figu re 1 . 3 . 4 : Amenit ie s d ist r ib ut io n m ap D a ta Sou rce: Google E ar t h Figu re 1 . 3 . 5 : Wa yn e S tate DTE Ae r ial Ph otograph y Collec t io n Im age Sou rce: Way ne S tate DTE Figu re 1 . 3 . 6 : Cu rre nt co nd it io n o f We st W i llow Figu re 1 . 3 . 7 : Recent We st W il low burg lari es, Dec 2 0 1 2 - Jan 2 0 1 3 D a ta Sou rce: www. c r im e m ap p ing . co m Figu re 1 . 3 . 8 : Amenit ie s acce ss ib il it y f ro m West Wi llow Pa rk D a ta Sou rce: www. w al ks co re . co m G oog le Eart h Figu re 1 . 3 . 9 : Nei g hb o r ho o d im p rovemen t s st rate g y p l an Im age Sou rce: We st W il low Ne ig hb o r ho o d Im p rovemen t St rate g y , 2 0 0 7 Figu re 1 . 3 . 1 0 : Ph ys ical f ind ing s f ro m West Wi llow Im age Sou rce: We st W il low Ne ig hb o r ho o d Im p rovemen t St rate g y , 2 0 0 7

Figu re 1.3.11: Soc i a l f i n d i n g s f rom West W il low Im a g e Sou rce: West W i l low N ei g h b or h ood Im provem en t Stra teg y , 2007 Figu re 1.3.12: West W i l low N ei g h b or h ood Im provem en t Stra teg y P l a n Im a g e Sou rce: West W i l low N ei g h b or h ood Im provem en t Stra teg y , 2007 Figu re 1.3.13: V i ew of Ty ler Roa d Im a g e Sou rce: West W i l low N ei g h b or h ood Im provem en t Stra teg y , 2007 Figu re 1.3.14: C i ti z en Pa trol i n West W il low Im a g e Sou rce: Lon H or wed el , A n n A r b or. co m Figu re 1.3.15: Ka i s er E lem en ta r y Sch ool Figu re 1.3.16: West W i l low N ei g h b or h ood c urren t con d i ti on : a er i a l v i ew Im a g e Sou rce: Goog le E a r th Figu re 1.3.17: West W i l low N ei g h b or h ood lo t ty p olog y Figu re 1.3.18: O n e stor y h ou s es ( b a s i c ) Figu re 1.3.19: O n e stor y h ou s es ( b a s i c) e leva ti on Figu re 1.3.20: O n e stor y h ou s es ( va r i a ti on s ) Figu re 1.3.21: O n e stor y h ou s es ( va r i a ti on s ) eleva ti on s Figu re 1.3.22: O n e stor y h ou s es ( wi th

m od i f i ed roof ) F i g u re 1.3.23: O n e sto ry h o u se s (with m od i f i ed roof ) elevatio n s F i g u re 1.3.24: Sp l i t leve l h o u se s F i g u re 1.3.25: Sp l i t leve l h o u se s eleva ti on s F i g u re 1.3.26: Two sto ry h o u se s F i g u re 1.3.27: Two sto ry h o u se s eleva ti on s F i g u re 1.3.28: M ode l o f co rn e r lo t l a n d s ca p e F i g u re 1.3.29: C ommo n sidin gs in We st W i l low I m a g e Sou rces : www. ro blox . co m a n i m a ti on b eg i n s .file s. wo rdpre ss. co m cou n ter p oi n t- g roup. co m 2.b p .b log s p ot.com www.a n g en en t.b i z F i g u re 1.3.30: C ommo n fe n c in g type s in West W i l low I m a g e Sou rces : www. psdgraph ic s. co m ww3.ca d .d e tr i c k v i l l a .com f tex tu res .com m a i n streetp l a z a .co m F i g u re 1.3.31: M ode l o f middle lo t l a n d s ca p e F i g u re 1.3.32: C ommo n o u tdo o r ligh tin g f i x tu res I m a g e Sou rces : i mage s. arcadian h o me . com www.l a m p s b ea u ti f u l. co m

L IS T O F F I G URE S w w w.bellacor. com image s. lowes. com w w w.m en a rd s. com Figure 1 . 4 . 1 : Ch an g i n g e nv iro nm e nt o f W illow Ru n Figure 1 . 4 . 2 : Topog ra p hy o f W il low R un s ite D ata S ou rce: vi ewer. n at io nal m ap . g ov Figure 1 . 4 . 3 : Grea t L ake s D ata S ou rce: SEMCO G M ichigan Geog ra p h i c Data L ib rar y Figure 1 . 4 . 4 : Wa ter syste m st ud y axo n D ata S ou rce: SEMCO G M ichigan Geog ra p h i c Data L ib rar y Figure 1 . 4 . 5 : Wa ter b o d y m ap D ata S ou rce: SEMCO G M ichigan Geog ra p h i c Data L ib rar y Figure 1 . 4 . 6 : Soi l st u dy D ata S ou rce: SEMCO G M ichigan Geog ra p h i c Data L ib rar y Figure 1 . 4 . 7 : Forest cove r D ata S ou rce: Wa sh tenaw & Way ne C o unt y Co ns e rva t i on Di st ri ct s Figure 1 . 4 . 8 : Nat i ve sp e c ie s Image Sou rce: Wa sh tenaw & Way ne Co unty Con serva t i on D ist r ic t s Figure 1 . 4 . 9 : Aeri al view o f fo re st cove r in the Wi llow Ru n a rea D ata S ou rce: Goog le m ap Figure 1 . 4 . 1 0 : Aeri al view o f fo re st cove r ne ar the Wi llow Ru n C re e k

Data S ou rce: Goog le m a p Fig ure 1.4.11: C on ta m i n a ti on s ou rces and t he i r i m p a c t ra n g e Data S ou rce: E PA E n v i rofa c ts , ep a .g ov Fig ure 1 . 4 . 1 2 : Section cuts along the creek Data S ou rce: M i c h i g a n Geog ra p h i c D a ta L ib rar y Fig ure 1.4.13: Poten ti a l p ol l u ti on s ou rces Data S ou rce: M D E Q Wa ste D a ta Sy stem w w w. d e q .sta te.m i .u s / wd s p i / E nv io r n m en ta l Qu a l i ty eq on l i n e.com Fig ure 1.4.14: N oi s e i m p a c t of W i l low R un Air p or t Data S ou rce: Un i vers i ty of M i ch i g a n Trans p or ta ti on Res ea rc h I n sti tu te, u m tr i . um ic h. ed u , 2013 Fig ure 1.4.15: A er i a l v i ew of th e W i l low R un Air p or t a n d th e GM Power tra i n P l a n t Im ag e Sou rces : A g en ce Fra n ce- P ress e/ G e t t y Im a g es , Wa l l Street J ou r n a l O n l i n e, 2 0 1 3 o n l i n e.ws j .com Fig ure 1.4.16: D eta i led m a p of i n d u str i a l s ite s nea r West W i l low Data S ou rce: M D E Q Wa ste D a ta Sy stem w w w. d e q .sta te.m i .u s / wd s p i / a n d E nv io r n m en ta l Qu a l i ty eq on l i n e.com Fig ure 1.4.17: M D E Q wa ste d a ta s y stem Im ag e Sou rce: a n n a r b or.com Data S ou rce: Sta n tec . ( M a rc h 18, 2013) .

Ty le r Da m P h a s e I Sta keh ol d er Ki c kof f Me e t ing Fig ure 1.4.18: LN A P L p ol l u ti on a t th e

p l a n t a n d wa ter trea tme n t syste m D a ta Sou rce: C on estoga-R ove rs & A ss oc i a tes . 2011. C u r re n t Co n ditio n s R ep or t: For m er Gen era l M o to rs Power tra i n W i l low Ru n. Pre pare d for R ev i ta l i z i n g A u to Co mmu n itie s E n v i ron m en ta l R es p on se Tru st (R ACER ).

F i g u re 1.4.19: C a d i l l a c Asph alt so u th o f W i l low Ru n A i r p or t F i g u re 1.4.20: E Q l a n d fill so u th o f Willow R u n A i r p or t F i g u re 1.5.1: A ss et m ap th ro u gh th e le n s of econ om i c d evelop m e n t D a ta Sou rce: Wa s h ten a w Co u n ty. (2 0 1 3 ). www.ewa s h ten a w.org F i g u re 1.5.2: A ss et m ap o f h e alth an d IT s er v i ce i n d u str i es D a ta Sou rce: Sta te P rofile s o f Ame ricaâ&#x20AC;&#x2122;s h i g h - Growth C om p a n i e s KA UF F M A N F i g u re 1.5.3: A ss et m ap o f lo gistic s D a ta Sou rce: SE M C O G F i g u re 1.5.4: Loca ti on qu o tie n t an alysis for i n d u str i es D a ta Sou rce: U.S. C en su s Bu re au N A I C S ( 2012) F i g u re 1.5.5: Selected ce n su s trac ts fo r h ou s i n g va l u e com p a r i so n : D a ta Sou rce: U.S. C en su s Bu re au (2 0 1 0 ) F i g u re 1.5.6: Si n g le- Fa mily Bu ildin g Per m i t I ss u ed i n th e Wash te n aw Co u n ty Su b m a r ket D a ta Sou rces : U.S. C en su s Bu re au ;

Bui ldi n g Permi t s S ur vey ; S o ut he ast M ich i ga n Cou n ci l o f G ove r nm e nt ; HU D; City-da ta . com; US A . co m Figu re 1 . 5 . 7 : J ob G row t h in Was hte naw Cou n t y D a ta Sou rces: U. S. C e ns us B ure au; Bui ldi n g Permi t s S ur vey ; S o ut he ast M ich i ga n Cou n ci l o f G ove r nm e nt ; HU D; City-da ta . com; US A . co m Figu re 1 . 5 . 8 : Hou sing Vacanc y R ate s in the Wa sh ten a w Count y S ub m ar ke t D a ta Sou rces: U. S. C e ns us B ure au; Bui ldi n g Permi t s S ur vey ; S o ut he ast M ich i ga n Cou n ci l o f G ove r nm e nt ; HU D; City-da ta . com; US A . co m Figu re 1 . 5 . 9 : Si n g le - Fam ily B uil d ing Permi t I ssu ed i n t he Way ne C o unt y S ub ma rket D a ta Sou rces: U. S. C e ns us B ure au; Bui ldi n g Permi t s S ur vey ; S o ut he ast M ich i ga n Cou n ci l o f G ove r nm e nt ; HU D; City-da ta . com; US A . co m Figu re 1 . 5 . 1 0 : J ob G row t h in Way ne Cou nty D a ta Sou rces: U. S. C e ns us B ure au; Bui ldi n g Permi t s S ur vey ; S o ut he ast M ich i ga n Cou n ci l o f G ove r nm e nt ; HU D; City-da ta . com; US A . co m Figu re 1 . 5 . 1 1 : Hous ing Vacanc y R ate s in the Wa yn e Cou n t y S ub m ar ke t D a ta Sou rces: U. S. C e ns us B ure au; Bui ldi n g Permi t s S ur vey ; S o ut he ast M ich i ga n Cou n ci l o f G ove r nm e nt ; HU D; City-da ta . com; US A . co m Figu re 1 . 5 . 1 2 : Relevant stake ho l d e rs

Figu re 1.5.13: C B A con cep tu a l d i a g ra m Figu re 1.5.14: C B A s a m p le b en ef i ts Im a g e Sou rces : www.ea r th ti m es .org w w w.fa i r f i el d en r i c h m en tcen ter.com s usta i n a b les u p p or ti veh ou s i n g n etwor k . word p ress .com w w w.lea r n er.org Figu re 1.5.15: Si x step s of H ea l th I m p a ct Assess m en t Da ta Sou rce: H u m a n I m p a c t Pa r tn ers . ( 2 0 11) . A H ea l th I m p a ct A ss ess m en t To ol k i t: A H a n d b ook to C on d u cti n g H I A , 3 rd E d i ti on . O a k l a n d , CA : H u m a n I m p a ct Par tn ers .

Figu re 1.5.16: Fa ctors A f fecti n g H ea l th and Wel l - b ei n g Da ta Sou rce: A d a p ted f rom R. B h a ti a , Hea l th I m p a ct A ss ess m en t: A Gu i d e fo r P ra c ti ce. H u m a n I m p a c t Pa r tn ers , Oak l a n d , C a l ., 2011.

Figu re 1.5.17: H ea l th sta tu s com p a r i s on Da ta Sou rces : Sta te a n d n a ti on a l d ata f rom C D C B RFSS p reva len ce a n d t ren d s d a ta ( 2010) , Yp s i l a n ti a rea a n d Wa s h ten a w C ou n ty d a ta f rom Wa s h ten a w C o u n ty H I P s u r vey d a ta ( 2010) Figu re 1.5.18: H ea l th d eter m i n a n ts Da ta Sou rce: J H ea l th A f fa i rs , 2002 SEC T I O N T W O : S C E N A RI O S Ch apte r 1 : W i llow N e t wo r k Figu re 2.1.01: Si n g le- i n d u str y ecos y stem , l inea r m od el

F i g u re 2.1.02: M u ltiple -in du stry ecos y stem , col l a b o rative mo de l F i g u re 2.1.03: Regio n al asse t map F i g u re 2.1.04: UM TR I Au to mate d Ve h ic le I l l u stra ti on F i g u re 2.1.05: Google drive rle ss car F i g u re 2.1.06: M A STER PLAN F i g u re 2.1.07: Streamlin in g o pe ratio n s a rou n d C en tra l Testin g F i g u re 2.1.08: C on ce ptu al pro gram layo u t F i g u re 2.1.09: Ri n g ro ad an d laye rin g p rog ra m s p rov i d e e n c lo su re F i g u re 2.1.10: Pe rime te r bu ildin gs, N or th west cor n er o f te stin g fac ility F i g u re 2.1.11: C on figu ratio n o f te stin g en v i ron m en ts wi thin CITE I m a g e Sou rce: Fa st Co mpan y F i g u re 2.1.12: C I T E, birdâ&#x20AC;&#x2122;s-eye view I m a g e Sou rce: Fa st Co mpan y F i g u re 2.1.13: C en tral Te stin g F i g u re 2.1.14 C en tral Te stin g, grid con f i g u ra ti on F i g u re 2.1.15: B a sic grid n e two rk layo u ts F i g u re 2.1.16 C en tral Te stin g, su bu rban con f i g u ra ti on

L IS T O F F I G URE S Figure 2 . 1 . 1 7 : Powert rain P l ant , m o st us e ful test i n g Spa ces Figure 2 . 1 . 1 8 : LNAPL co ntam inat io n are as Figure 2 . 1 . 1 9 : Sect i on al st ud ie s o f t he plant sh ow t h e u sea b le s p ace s avail ab le in the YTO an d Hi gh B ay are as Figure 2 . 1 . 2 0 : Decomm iss io n p has ing Figure 2 . 1 . 2 1 : Ph a si n g p e rce ntag e Figure 2 . 1 . 2 2 : Ph a si n g ac t io ns Figure 2 . 1 . 2 3 : Exi st i n g ro ad w ay s Figure 2 . 1 . 2 4 : Proposed ro ad w ay s Figure 2 . 1 . 2 5 : Regi on al t rans p o r tat io n co nne ct i on s Figure 2 . 1 . 2 6 : Data manag e m e nt ne t wo r k Figure 2 . 1 . 2 7 : Data manag e m e nt ne t wo r k fo r physi cal i n frast ru c t ure Figure 2 . 1 . 2 8 : Veh i cle acce ss + circul a t i on Figure 2 . 1 . 2 9 : TTP Di ag ram

Fig ure 2.1.32: A s m a r t m ov i n g n etwor k Fig ure 2.1.33: La n d s ca p e n etwor k Fig ure 2.1.34: Fres h k i l l s Pa r k Im ag e Sou rce: Fres h k i l l s Pa r k : D ra f t Maste r P l a n

F i g u re 2.1.48: D en s i ty, co n figu ratio n , a n d p rog ra m va r i a ti on s fo r blo c ks F i g u re 2.1.49: P h a s i n g pe rce n tage F i g u re 2.1.50: P h a s i n g ac tio n s

Fig ure 2.1.35: R em ed i a ti on + recl a m a ti on p has ing

C ha pte r 2 : e m P OW E R Willow R u n

Fig ure 2.1.36: P h a s i n g p ercen ta g e

F i g u re 2.2.1: A xon om etric site plan

Fig ure 2.1.37: P h a s i n g a cti on s

F i g u re 2.2.2: C on cep t diagram

Fig ure 2.1.38: C l u sters + rel a ti on s h i p s

F i g u re 2.2.3: F i ve com po n e n ts

Fig ure 2.1.39: P rog ra m

F i g u re 2.2.4: C on cep tual lan d u se d i a g ra m

Fig ure 2.2.40: La n d u s e d i str i b u ti on Fig ure 2.1.41: I n d u str y ca m p u s es Fig ure 2.1.42: M i xed u s e cen ter loca ti on Im ag e Sou rce: RT P M a ster p l a n

F i g u re 2.2.5: Si te p l a n F i g u re 2.2.6: A c ti on p lan matrix F i g u re 2.2.7: P h a s i n g bre akdown

Fig ure 2.1.43: Tr i a n g le C om m on s , th e s o c ial core of R T P Im ag e Sou rce: RT P M a ster p l a n

F i g u re 2.2.8: D evelop m e n t time lin e

Fig ure 2.1.44: â&#x20AC;&#x153; T h e E xch a n g eâ&#x20AC;? P l a n

F i g u re 2.2.10: 2050 en e rgy pro je c tio n

Fig ure 2.1.45: T h e E xc h a n g e - v i ew f rom b r id g e fa ci n g Sou th

F i g u re 2.2.11: Glob a l i n te re st

Figure 2 . 1 . 3 0 : 1 1 1 Li nco l n R o ad p ar king + transi t stat i on Image Sou rce: workd if fe re nt . wo rd p re ss . co m/20 1 1 / 0 3 /1 4 / h erzo g - d e - m e uro n/

Fig ure 2.1.46: Va r y i n g b loc k a n d p a rcel s ize s crea tes d i f feren t d evelop m en t o p p o r t u n i ti es

Figure 2 . 1 . 3 1 : TTP - axo n v iew Image Sou rce: Th e Arc hite c t ural R ev iew

Fig ure 2.1.47: Sta n d a rd b loc k : axo no m etr i c

F i g u re 2.2.9: SWOT d i agram

F i g u re 2.2.12: E n erg y pro du c tio n com p a r i s on F i g u re 2.2.13: A rg on n e Natio n al La b ora tor y I m a g e Sou rce: www.a nl. gov

Figu re 2 . 2 . 1 4 : Regio nal e ne rg y ass e t s

Figu re 2.2.22: Sci en ce Pa r k p ers p ecti ve

F i g u re 2.2.35: Tra n sit No de pe rspe c tive

Figu re 2.2.23: Ty p i ca l E n ter p r i s e Z on e b lo c k

F i g u re 2.2.36: V i ew fro m pe de strian b r i d g e to b u s stop

Figu re 2 . 2 . 1 7 : En e rg y s y ste m s o n s ite

Figu re 2.2.24: V i ew of E n ter p r i s e Z on e f rom g reen s p a ce

F i g u re 2.2.37: Tra n sit No de su stain able d es i g n

Figu re 2 . 2 . 1 8 : En e rg y s y ste m d iag ram

Figu re 2.2.25: Sci en ce Pa r k p ers p ecti ve

Figu re 2 . 2 . 1 9 : Pre ce d e nt S t ud ie s Im age Sou rces: w ww. rn ld esi gn . co m thea b ogrou p. com dai lyfu si on . n et str. lln l. g ov blog . u rba n green co unc il . o rg 4.bp. blog spot . com

Figu re 2.2.26: Ty p i ca l C ol l a b ora ti on Z on e b lo c k

F i g u re 2.2.38: Ra i nwate r fu n n e ls in to str u ctu ra l col u m n s

Figu re 2.2.28: S- N s ecti on th rou g h C o ll a b ora ti on Z on e & E n ter p r i s e Z on e

F i g u re 2.2.41: N - S se c tio n th ro u gh D i s cover y C en ter

Figu re 2 . 2 . 2 0 : O rg anizat io n f lowc har t

Figu re 2.2.29: C om p on en t 1 P h a s i n g Im a g e Sou rce: w w w.com m erc i a l a p p ea l .com w w w.g oog lem a p s .com w w w.th i n k p rog ress .org w w w.u n i vers i ty - tec h n olog y.com w w w.en erg y d i g i ta l .com

F i g u re 2.2.42: V i ew o f D iscove ry Ce n te r m u s eu m f rom g ree n space

Figu re 2.2.30: E con om i c v i ta l i ty p h a s i n g map

F i g u re 2.2.45: Repu rpo sin g K aise r E lem en ta r y s c h ool

Figu re 2.2.31: D evelop m en t b rea kd own

F i g u re 2.2.46: Sm art in fo rmatio n syste m d i a g ra m

Figu re 2 . 2 . 1 5 : Su rro und ing e ne rg y re search i n st i t u t i ons Figu re 2 . 2 . 1 6 : Si te ass e t s

Figu re 2 . 2 . 2 1 : Scie nce Par k Zo ne s Im age Sou rces: i12 . p h otob u cket . co m w ww. bi zj ou rn als. co m ho p ewellbcoak lan d . o rg cdn. i ocomprocasa. co m w ww. j et son g reen .co m 0.stat i c. wi x. com ali t h i n apsemata. f ile s . wo rd p re ss . co m 3.bp. blog spot . com im g . au ton et . com. t w nan g lu on gvi et n a m . v n thepa k st u d y. com re newecon omy. co m . au w ww. n p r. org tun gelsta d ai lyph o to . b lo g s p o t . co m med i osdemexi co. co m w ww. woma n sd ay. co m theda i lyrecord . com

Figu re 2.2.27: V i ew of C ol l a b ora ti on Z on e f rom Y TO

Figu re 2.2.32: C om p on en t 2 p rop os ed d evelop m en t Figu re 2.2.33: Tra i n sta ti on a n d p e destr i a n b r i d g e Figu re 2.2.34: V i ew f rom M i ch i g a n Ave lo op to Tra n s i t N od e

F i g u re 2.2.39: D i s cove ry Ce n te r p ers p ec ti ve F i g u re 2.2.40: V i ew o f D iscove ry Ce n te r

F i g u re 2.2.43: V i ew o f fo o d co u rt are a F i g u re 2.2.44: O p e n space n e ar mo de l h om es

F i g u re 2.2.47: N et z e ro h o me syste m F i g u re 2.2.48: C ompo n e n t 2 , 3 , 4 Ph asin g I m a g e Sou rce: www.p i cstop i n .com www.cti m es .u s .com www.ch a r m ec k .org

L IS T O F F I G URE S w w w.helen ai r. com

st re e t s ca p e

D a ta s ou r ce: p op u l a r me c h an ic s. c o m

Figure 2 . 2 . 4 9 : Soci al & c ul t ural o ppo r tun i t i es ph asi n g m ap

Fig ure 2.2.64: C om p on en t 2,3,4 P h a s i n g Im ag e Sou rce: w w w. s m a r tg rowth a m er i ca .org w w w. fo top .n et w w w. f re s h k i l l s p a r k .word p ress .com w w w. g e oca ch i n g .com

F i g u r e 2.3.9 J ob cr ea tio n D a ta s ou r ce: I n s ti tu te fo r Lo c al Se lfR el i a n c e i l s r .or g

Figure 2 . 2 . 5 0 : Develop m e nt b re akd ow n Figure 2 . 2 . 5 1 : Compone nt 3 p ro p o s e d deve lo pmen t Figure 2 . 2 . 5 2 : Nat u re ce nte r fac ing Co nstr u cted Wet lan d

Fig ure 2.2.65: E n v i ron m en t p h a s i n g m a p Fig ure 2.2.66: D evelop m en t b rea kd own

Figure 2 . 2 . 5 3 : LNAPL re m e d iat io n

Fig ure 2.2.67: P u b l i c h ea l th a n a ly s i s

Figure 2 . 2 . 5 4 : M-1 2 a nd W iard R d re co nst ru ct i on

Fig ure 2.2.68: R ecom m en d a ti on s Ch a p te r 3 : Wa ste M i n i n g

Figure 2 . 2 . 5 5 : Sou t h Lo s A ng e le s we t l and pro je ct , Flora Urba n a Image Sou rce: flora u rb ana. b lo g s p o t . co m

Fig ur e 2.3.1 C ov er i m a g e Im ag e s ou r ce: k er f a b .c om

Figure 2 . 2 . 5 6 : W-E sec t io n t hro ug h re claimed lan d fi ll

Fig ur e 2.3.2 C r u s h ed ca n s Im ag e s ou r ce: s u s ta i n a b l ef or tb r a g g .c om

Figure 2 . 2 . 5 7 : W-E Se c t io n t hro ug h co nstr ucted wet lan d

Fig ur e 2.3.3 M a s ter p l a n b i r d â&#x20AC;&#x2122; s ey e v i ew

Figure 2 . 2 . 5 8 : En t i re p ar k ne t wo r k Figure 2 . 2 . 5 9 : Wa ter s y ste m d iag ram Figure 2 . 2 . 6 0 : Wa ter s y ste m ne t wo r k Figure 2 . 2 . 6 1 : Sect i on t hro ug h Ty le r R o ad gre e nway Figure 2 . 2 . 6 2 : Communit y g ard e n in ce ntral West Wi llow Figure 2 . 2 . 6 3 : Tyler Ro ad w it h e nhance d

Fig ur e 2.3.4 A v er a g e wa s te g en er a ted b y ind iv id u a l s ( 1960- 2010) Dat a s ou r c e: E P A

F i g u r e 2.3.10 Sc a l e of e c o n o my F i g u r e 2.3.11 M SW com po sitio n & savings D a ta s ou r ce: E P A F i g u r e 2.3.12 Loca ti on e ffic ie n c y I m a g e s ou r c es : a n n a r bo r. c o m, lo o pn e t. c om F i g u r e 2.3.13 Goa l s a n d Obje c tive s F i g u r e 2.3.14 C on c ep tual ph asin g diagram F i g u r e 2.3.15 P h a s e 1 c o n c e ptu al diagram F i g u r e 2.3.16 P h a s e 1 in frastru c tu re map F i g u r e 2.3.17 P h a s e 1 maste r plan F i g u r e 2.3.18 P l a n t d em o litio n D a ta Sou r c e: RA C E R T ru st

Fig ur e 2.3.5 T h e A m ou n t of i m p or ted w as t e f r om C a n a d a a n d oth er s ta tes Dat a s ou r c e: E P A

F i g u r e 2.3.19 O i l u n d er th e plan t slab

Fig ur e 2.3.6 T h e a n a tom y of tr a s h r ou tes Im ag e s ou r ce: h ou r d etr oi t.com

F i g u r e 2.3.21 P l a n t waste -re c yc lable f l ows a n d b u i l d i n g p r o gram

Fig ur e 2.3.7 W a s te i n SE M i c h i g a n Dat a s ou r c e: E P A Fig ur e 2.3.8 E n er g y s a v i n g s

F i g u r e 2.3.22 T I T E C H so rtin g e qu ipme n t diagram D a ta s ou r ce: ti tec h .c o m

F i g u r e 2.3.20 P l a n t b i rdâ&#x20AC;&#x2122;s e ye vie w

Figu re 2 . 3 . 2 3 MSW s o r t ing p r o c e s s in Larn a ca, Cyp ru s Im age sou rces: t i t e c h. c o m Figu re 2 . 3 . 2 4 St orm w at e r f l o w Figu re 2 . 3 . 2 5 Wet l and anat o m y Im age Sou rce: Univ e r s it y o f Ar kans as Commu n i t y Desi gn C e nt e r - L o w Im p ac t D evelopmen t Man ual uacdc. u ark . edu Figu re 2 . 3 . 2 6 Reco m m e nd e d s t o r m w at e r pla n t s Im ages sou rce: Low Im p ac t De v e l o p m e nt M an u a l for Mi ch i g an l ibrary. semcog . org Figu re 2 . 3 . 2 7 St orm w at e r m anag e m e nt s e ct i on A-A’ Figu re 2 . 3 . 2 8 Ph a s e 2 c o nc e p t ual diagra m Figu re 2 . 3 . 2 9 Ph a s e 2 inf r as t r uc t ur e m ap Figu re 2 . 3 . 3 0 Ph a s e 2 m as t e r p l an Figu re 2 . 3 . 3 1 Exi st ing c o nd it io ns ae r ial S o u rce: Goog le M ap s Figu re 2 . 3 . 3 2 Wi ll o w R un B us ine s s Cen t er demoli t i on Figu re 2 . 3 . 3 3 New p ar c e l s & p has e 2 fo ot pri n t s Figu re 2 . 3 . 3 4 Ph a s e 2 b uil d ing us e s Figu re 2 . 3 . 3 5 Ph a s e 2 b uil d ing s ize s

Im a g e s ou r c es : tr en d l a n d .com , r e sou r ces y s tem s c on s u l ti n g .c om , w ik i m ed i a .or g Figu r e 2.3.36 I n d u s tr i a l l oop s ecti on

c om , i n ter n a ti on a ltu rbin e in du strie s. c o m F i g u r e 2.3.47 W etlan d park pro gram I m a g e s ou r c es : s upe rgre e n me . c o m, A l a m ed a P oi n t, N YTime s

Figu r e 2.3.37 B i os wa l e s tr eet s ecti on A- A ’ Da ta s ou r c e: Low I m p a c t D ev el op m en t Ma n u a l f or M i ch i g a n l ib r a r y .s em c og .or g

F i g u r e 2.3.48 W etlan d park re n de rin g

Figu r e 2.3.38 M a r q u ee R oa d m i n i s i te plan

F i g u r e 2.3.50: M a t e rial to pro du c t r ev en u e I m a g e s ou r c es : E P A, ISR I, CD SV, R ec y c l er ’ s W or l d , R e so u rc e R e c yc lin g

Figu r e 2.3.39 M a r q u ee C en ter b u i l d i n g p r og r a m Im a g e s ou r c es : g l a s f u r d a n d wa l k er . c o m , r eta i l d es i g n b l og .n et, P i et H ei n E ek ( p ieth ei n eek .n l ) , a l l f ood b u s i n es s .com Figu r e 2.3.40 M a r q u ee C en ter r en d er i n g Figu r e 2.3.41 P h a s e 3 c on c ep tu a l d ia g r a m Figu r e 2.3.42 P h a s e 3 i n f r a s tr u ctu r e m a p Figu r e 2.3.43 P h a s e 3 m a s ter p l a n Figu r e 2.3.44 N ew p a r cel s a n d p h a s e 3 f o otp r i n ts Figu r e 2.3.45 P h a s e 3 b u i l d i n g u s es Figu r e 2.3.46 P h a s e 3 b u i l d i n g s i z es Im a g e s ou r c es : ecocool i n g .b l og s p ot. c o m , cen tr op l a s t.d e, s h a p ecor p .c om , s p i r i ta er o.c om S ugg es ted m a n u f a c tu r er s : tr u l i te.c om , p r ef er r ed p l a s ti cs i n c .com , g l ob a l a u tos y s .

F i g u r e 2.3.49 W a s t e to go ld I m a g e s ou r c es : s ellin ggo ld. o rg. u k c a r s l on s w.c om

F i g u r e 2.3.51: C ompariso n o f airc raft r ecy c l i n g f a c i l i ti es D a ta Sou r c es : A i r c raft F le e t R e c yc lin g A s s oci a ti on , B oei ng, jalo pn ik. c o m F i g u r e 2.3.52: A i r craft re c yc lin g re ve n u e I m a g e s ou r c e: j a l o pn ik. c o m F i g u r e 2.3.53: P h a se 1 e c o n o mic impac t F i g u r e 2.3.54: P h a se 1 R IM S II mu ltiplie r impact F i g u r e 2.3.55: P h a se 2 e c o n o mic impac t F i g u r e 2.3.56: P h a se 2 R IM S II mu ltiplie r impact F i g u r e 2.3.57: P h a se 3 e c o n o mic impac t F i g u r e 2.3.58: P h a se 3 R IM S II mu ltiplie r impact F i g u r e 2.3.59: E c o n o mic impac t o n

L IS T O F F I G URE S v ar io us i n d u st ri es Image sou rces: Cen t ro p l as t , B us ine s s Ins ide Figur e 2 . 3 . 6 0 : Mi d wes t and g e o g r ap hic e xpansi on Figur e 2 . 3 . 6 1 : Ea se of t r e at m e nt Figur e 2 . 3 . 6 2 : I n du st ry e xp ans io n o n s it e

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BIO GRAP HI E S P hy s i ca l P la nning Ca psto ne , Winter 2013 JULIE CPREK is currently a second year Master of Urban Planning student at the University of Michigan, concentrating in Physical Planning and Design. Prior to graduate study, she obtained a Bachelor of Science in Architecture also from the University of Michigan. Her experience includes an internship in planning consulting as well as architecture studios and urban design competitions. She hopes to co ntinue her career in planning and urban design, engaging stakeholders and emphasizing the importance of design in every community.

LEIGH DAVIS is currently a Master of Urban Plan ning Candidate at the University of Michigan. She has a concentration in Physical Planning and Urban Design. Previously, she obtained a Bachelor’s Degree in Public Policy with an Environmental Specialization from Michigan State University. Leigh’s professional exp erience ranges from various internships in both the public and private sector to her most recent experience as a research assistant and project partner for two assistant professors at the University of Michigan. Her interests include sustainable community design and site planning. Overall, she is interested in the achievement of sustainable development through physical urban design.

COLE GEHLER is from Colorado Springs and is interested in the physical and design aspects of urban planning. He pursued urban planning at the University of Colorado and achieved a bachelor’s degree in Environmental Design. After teaching English in Ch ile, working as an intern for an architecture firm, and as a landscaper, he moved to Michigan to pursue a master’s degree in urban planning. Cole is passionate as an urban planner, a husband, and an outdoorsman.

CHAERIN JIN is a second year Masterâ&#x20AC;&#x2122;s of Urban Planning student at the University of Michigan, concentrating on econ omic development, and concurrently pursuing a Graduate Certificate in Real Estate Development. She graduated from the Hongik University in South Korea with a bachelorâ&#x20AC;&#x2122;s degree in Architecture. Her research interests explore the relationship between quality of life and optimal city size, and urban revitalization. Through her one and half years working experiences as an urban planner and designer, and understanding the real estate field, she intends to pursue a career as an real estate developer.

STEVE LUONGO is an Ann Arbor native interested in urban design and large-scale sport and development planning. He received his undergraduate degree from the University of Michigan in Sport Management, and will also receive a Graduate Certificate in Real Estate Development along with his Master of Urban Planning. His interests include architecture, cooking, and red wine, alongside a healthy obsession with ice hockey and European soccer.

RESHMI RAVINDRAN is currently a second year Master of Urban Planning student at the University of Michigan. She graduated with a Bachelor of Architecture degree from the National Institute of Te chnology Calicut, India. Her research interests include planning in developing countries, specifically, studying the complex dynamics of urban resource management in South Asia. Her professional experience includes work as an architect and interior designer. She has also served as research assistant for public and private sector projects in India.

BIO GRAP HI E S QI SHEN is currently a second year MUP student in the University of Michigan. She holds a Bachelor of Arts in Land and Real Estate Management from Renmin University of China.

Her research experiences include impact of physical and economic house attributes on housing price, individual credit rating system in real estate finance.

She is also capable to use Adobe Creative Suite, ArcGIS and other software for design and analysis. At present she is concentrating on physical planning and design and she is interested in practical techniques of urban planning and design. The combination of experience in real estate management and skills in physical planning will enable her to take into account housing market and economic impact when designing a project in her planning career.

LILY DEWI MULYADI TAN is currently doing her Masters degree in Urban and Regional Planning in the University of Michigan, where she previously graduated with a Bachelorâ&#x20AC;&#x2122;s of Science in Architecture.

She concentrates on physical planning and urban design. Her interests lie in the physical representation of built environments and public spaces, as well as the rejuvenation of derelict neighborhoods, especially in underdeveloped countries. She is also pursuing a certificate in real estate and development, and hopes to engage more public participation in this field.

NADIM VAN DE FLIERT is currently a Master of Urban Planning (M.U.P.) candidate at the University of Michigan, where he focuses on Planning in Developing Countries and Physical Planning & Design.

With a background in linguistics as well as volunteer and professional work experience in regions as diverse as Central America, Southern Africa, and South Asia, he aims to assess the conditions of urban and regional environments at various scales across the globe, and offer informed insights for equitable, sustainable, and coherent interventions in the built environment.

TIANZHE WANG is currently a second-year student of Master of Urban and Regional Planning, in Taubman College of Architecture and Urban Planning, University of Michigan. She comp leted a bachelor of Engineering in Tongji University (Shanghai, China), where she majored in Industrial Design and was trained as a product designer. After four yearsâ&#x20AC;&#x2122; learning and an intern experience in Shanghai Urban Planning and Design Institute, she determined to dedicate to the field of urban design and to pursue a planning career in the rapidly urbanizing China. With knowledge and skills gained in both Eastern and Western backgrounds, her experience enables her to view problems from different perspectives and provide sensitive solutions and proposals.

WEN ZHONG is currently a master student in urban planning at the University of Michigan. Her concentration is Physical Planning and Design, where she studies the theoretical methods and design techniques involved in the design process of the urban environment.

During her undergraduate years as a planning stu dent in China, Wen participated in various planning projects ranging from urban design to regional planning. Her work on urban color planning provided her a unique understanding on urban design. When Wen is a master student and a research assistant in the University of Michigan, she participates in design projects in Detroit and Chicago, which provide creative ways to reuse vacant land and incorporate sustainable design into the urban form.

An d ver y special th an ks The stu d en ts wou l d l i ke to th a n k th e Ta u b m a n C ol leg e fa c u l ty a nd o th e r visitin g c ritic s w h o h a ve con tr i b u ted to th i s p roj ect wi th th ei r i n tel lectu a l g u i dan ce .

I n st r u c to rs M a r i a A rq u ero d e A l a rcon , A ss i sta n t P rofess or of A rc h i tectu re an d Urban Plan n in g Pa u l Fon ta i n e, Lectu rer i n Ur b a n P l a n n i n g U M Fa c u lt y C r i t i c s D a v i d B i er i , A ss i sta n t P rofess or of Ur b a n a n d Reg i on a l P l a n n in g M a rg i D ewa r , P rofess or of Ur b a n a n d Reg i on a l P l a n n i n g Les l i e H oey , A ss i sta n t P rofess or of Ur b a n a n d Reg i on a l P l a n n in g E l - H a d i J a z a i r y , A ss i sta n t P rofess or of A rch i tectu re J ef f rey Ka h a n , Lectu rer i n Ur b a n a n d Reg i on a l P l a n n i n g Su z a n n e La n y i C h a r les , A ss i sta n t P rofess or of Ur b a n a n d R egio n al Plan n in g La r i ss a La rs en , A ss oci a te P rofess or of Ur b a n a n d Reg i on a l P lan n in g J u n e M a n n i n g T h om a s , P rofess or of Ur b a n a n d R eg i on a l P l a n n in g Ki t M c C u l lou g h , Lec tu rer i n A rch i tectu re M c C l a i n C l u tter , A ss i sta n t P rofess or of A rc h i tectu re C l a u d i a W i g g er , Lec tu rer i n A rch i tectu re Visiting Critics C h r i sti n e Ga s p a r , C en ter Ur b a n Ped a g od g y M i c h ea l J oh n s on , Sm i th Grou p J J R J oh n Ra h a i m , D i rec tor of P l a n n i n g , Sa n Fra n ci s co D ep a r tm ent o f Plan n in g B ren t R ya n , A ss oc i a te P rofess or O f Ur b a n D es i g n a n d P u b l i c Po lic y, M IT D r. J u l i a Sa ttler , Goeth e I n sti tu te Sch ol a r i n R es i d en ce J a m es Kosteva , D i rector of C om m u n i ty R el a ti on s , O f f i ce of th e Vice Pre side n t fo r Gover n m en t Rel a ti on s , Un i vers i ty of M i ch i g a n