Retrofitting West Bloomfield

Retrofitting West Bloomfield

Vadim Avshalumov, Yang-Yu Huang, Yin Wang

Instructor: Kit Krankel McCulloughUD 729 The Sustainable City: Design, Planning, and Development

Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development

Contents:I. Introduction

a. Why West Bloomfield b. Historical Background c. Demographic Background d. Current land use

II. Problem Statement & Solution

a. Problem b. Vision, Goals and Objectives

III. Solution I: Energy Efficiency

a. Current coal reliance b. Carbon emissions calculation i. Solar solution ii. Other ways to save electricity

IV. Solution II: Lifestyle Changes

a. Background and current conditions b. Goal and objectives c. New Land use plan i. Short term ii. Long term d. Densification e. Pedestrian and bike paths f. Biophelia

V. Implementation of Downtown Alternative

a. Zoning situation b. Funding options c. Limitations d. Next steps

VI. General Conclusion

VII. Appendix Solar Investment Financial Model


3

I. IntroductionWhy West Bloomfield

A dense, urban lifestyle is proven to be highly sustainable. Urban dwellers share trans-

port, walk more, require less public infrastructure (per capita) and do not contribute to

the environmental hazards of sprawl. Having said that, sustainability is not usually a pri-

ority when considering where to live. People looking for housing in Suburban Detroit will

prioritize single-family housing, good schools, or proximity to work over environmentally

sustainable lifestyles. Since there is short and medium term demand for the suburban

lifestyle it is safe to assume that there will be people living in suburban communities for

the foreseeable future. In light of that, this project aims to retrofit suburban communi-

ties, such as West Bloomfield, into more energy efficient communities, Additionally, it

presents an mixed-use landuse model as an alternative to strip malls and vast parking

deserts in hopes that residents will slowly embrace it.


4

Historical Background

Founded in 1833, West Bloomfield was an area rich in natural resources that allowed for

agricultural development. Its proximity to Detroit and its scenic lakes made it into a summer

lake home destination in the early 20th century. Over the decades West Bloomfield evolved

from an agricultural community to a suburban, residential community. West Bloomfiled had

a development boom after World War II. Subsequently, it experienced a as a boom in the

late 1970’s and early 1980’s. Today, the average home in West Bloomfield is 33 year old.

Source: West Bloomfield Planning Commission. West Bloomfield Township Master Plan. 2010


5

Demographic Background

West Bloomfield is a township of 64,708 residents. 79% of its

residents (around 51,000) are white, but there are also significant

populations of Asian Americans and immigrant Arab Americans

(who usually classify as white for census purposes).

West Bloomfield can be aptly categorized as educated, affluent

and low density.

Educated• 79% of adult residents over 25 have at least some college edu-

cation

• 55% of adult residents over 25 have at least a bachelors degree

Affluent• The median household income is $97,000

• The average household income is $127,000. The average is

higher than the median income because there are affluent outliers

making significantly more than the median amount (i.e. - million-

aires).

• The median home value in West Bloomfield is an astounding

$291,000

• Only 2.7% of West Bloomfield’s families live in Poverty.

Low DensityWest Bloomfield is an undeniably low density, autocentric commu-

nity. This is evident in two key data points:

• West Bloomfield has 2,396 people per square mile. This is quite

low; Ann Arbor, for example, has 4,270 residents per square mile.

• 86% of the housing stock in West Bloomfield is single-family

housing. This accounts for 21,783 houses.

Source: ACS 2006 to 2010 (5-Year Estimates)


6

Current land use

West Bloomfield is primarily a residential community. Single fam-

ily homes are the dominant land use in the community and ac-

counnt for over 38% of the township’s total land area (including

all detached single family homes on individual lots). Single fam-

ily residential neighborhoods vary in terms of housing styles, lot

sizes, and landscapes. Generally speaking, its housing typology is

typical of suburban housing in Michigan and across the US which

emerged as the middle-class moved out of the inner cities. This is

low density development; as D. Farr elludes to in his book “Sua-

tainable urbanism”, suburban development in United States aver-

ages roughly two dwelling units per acre. Inevitabely, this results

in automotive dependence for something as routine as buying a

newspaper. Partly because of this low density, public transporta-

tion is not efficient in West Bloomfield. There are only two bus

routes, each providing horizontal and vertical connections. One is

Bus Route 405, which goes from the Henry Ford West Bloomfield

Hospital to the west side of Detroit region. The other is Bus Route

851, which connects West Bloomfiled High School to southern

edge of Orchard Lake Road. Fortunately, the two bus routes inter-

sect at the intersection of Maple and Orchard Lake Road, near of-

fice, commercial, and retail establishments. Additioanlly, northern

West Bloomfiled has a long bike trail that provides leisure space

of bikers. Thus, while the de facto mode of transport is currently

autmotive, there are sustainable seeds, and we feel that there is

potential to nudge West Bloomfield towards a more sustainable

Township.


7

source: West Bloomfield Master Plan, 2010


8

II. Problem Statement & SolutionProblems

Energy wasteHome energy waste is a major problem in West Bloomfield. This

is mainly due to the large house sizes and the high energy bills

that come with such houses (i.e. - water utilities, heating & cool-

ing systems and electricity). Providing these homes with electric-

ity requires fossol fuel burning (which pollute the air) and nuclear

plants (which create hazardous waste difficult to dispose). In ad-

dition, yard care and outdoor housekeeping in large single family

homes consumes more water and promotes the use of pesticide

and fertilizers that have negative impacta on water resources. The

expenses and environmental detriments of large houses have

prompted some homeowners to rethink their overall space needs.

Thus, the demand for smaller, more efficient homes and multifam-

ily dwellings is emerging.

Auto centricFor too long West Bloomfield has pursued an energy platform that

relies on oil, gas and coal, which directly leads to auto-oriented

neighborhoods and nfrastructure.

The dependence on cars is the major cause of local air pollution.

Further, traffic related deaths and injuries are a major health prob-

lem. Furthermore, roads and parking lots deplete open space, and

contributes to the sprawling of America. In West Bloomfield many

people work far from home and commute everyday. Because of

these long commutes residents find little time left for their family,

friends and community. Another negative is that a large part of

residents’ incomes go towards paying for their car. Finally, auto-

mobiles have been linked to soil and water pollution

We beleive that West Bloomfield can find ways to live without

overrelying on cars. To that end, West Bloomfield can encour-

porate traffic calming strategies to slow traffic and make streets

safer and friendlier. Finally , West Bloomfield can reclaim some

of the land now allotted for cars for the parks, gardens and open

space.


9

No alternative built forms Residential neighborhoods with a wide variety of housing types

are more likely to support diverse lifestyles. Additionally, the so-

cial, economic and environmental well-being of the community is

enhanced when individuals and families are retained, workforce

housing is available, and existing residents with changing or spe-

cial housing needs are served.

This is not the reality in West Bloomfield; there are no other hous-

ing types for people to live in and there is little opportunity for alter-

native lifestyles to occur (i.e.- there is no downtown). The target

demographic that a new downtown would attract senior citizens,

empty nesters and young professionals.

It is important for West Bloomfield to diversify its land uses. Cur-

rently the city is overreliant on single family homes and is sus-

pectable to fiscal problems (it spends more on single family home

than it collects in property taxes). Through a variety of policies,

programs and regulations, the type, number, and affordability of

new and existing housing units can be improved so that the city is

more appealing to a variety of residents.


10

Sustainable West

Bloomfield

Efficiency

Solar Appliance Upgrades

Infrastructural & Lifestyle changes

Higher density Movement Diversity

Enhanced Biophelia

Roadmap to a Sustainable West Bloomfield


11

Vision

We envision a livable, healthy and vital West Bloomfield commu-

nity with a Downtown that will become a symbolic, cultural and

civic heart of West Bloomfield. It will be enhanced by a high qual-

ity public realm, vibrant and animated urban environment and the

highest quality of building design.

Goals

Efficiency1) Maintain and implement policies to reduce nonrenewable en-

ergy in the heating, cooling, and operation of buildings and the

maintenance of Township property.

2) Seek to increase public awareness and education on energy

conservation.

3) Maintain and implement policies to reduce energy consumption

in the transportation sector.

Infrastructural and lifestyle change:1) Provide new downtown mixed-use housing for seniors, empty

nesters and young professionals.

2) Maintain the high-caliber recreational and leisure programs of-

fered by the Township.

3) Ensure the existing high quality standards are maintained for

the life of the park and recreation system.


12

Solar1) Permit and incentivize roof-mounted solar panels in all zoning

districts and include solar panels, especially for residential units.

2) Encourage other energy saving initiatives that lower reliance on

carbor fuel.

Higher density1) Encourage a variety of housing designs, types, and values to

meet the residential needs of all segments of the Township’s pres-

ent and future population.

2) Fill-in current parking lots and passive spaces within the down-

town border and add more floors where possible.

Movement diversity1) Develop and maintain a community-wide circulation system that

provides for the safe, convenient, efficient movement of people

and goods within and through the Township through transportation

and land use planning.

2) Encourage bicycling and walking as alternatives to motor ve-

hicle transportation through the provision of bicycle-pedestrian fa-

cilities and promotional activities.

3) Reconstruct and maintain sidewalks along appropriate streets,

especially along routes traveled by school children and local shop-

pers.

4) Encourage the establishment and use of increased public trans-

portation and associated facilities.

5) Provide standards and requirements for the design, construc-

tion, maintenance and improvements of roads, parking and load-

ing areas, and curbing that serve community goals for access to

facilities and services.

Enhanced biophelia

1) Protect existing vegetation.

2 )Integrate vegetation with new development, especially within

the new Downtown area.

3) Maintain and enforce ordinances and support higher govern-

mental standards in areas such as sanitation, air and water pol-

lution, floodplain and storm water management and solid waste

disposal.


13

III. Solution 1: energy efficiencyBackground

One major problem is West Bloomfield’s high per capita carbon

emissions, which are largely due to an overreliance on coal. Coal

is used in producing roughly 70% of Southeast Michigan’s elec-

tricity supply. The remaining electricity comes from two nuclear

plants, natural gas and alternative energy. Detroit Edison, the sole

electricity supplier in West Bloomfield, consumes an average of

20.5 million tons of coal per year.

Of course, the major problem with burning coal for energy is it emits

carbon dioxide, which has negative effects such as global warm-

ing. As figure 1 shows, Detroit Edition emitted around 45,000,000

tons of Carbon Dioxide in 2010 alone.

Figure 1: Southeast Michigan Coal Consumption

Source: DTE Energy. “Climate Change Report”. 2011Ewww.dteenergy.com/dteEnergyCompany/environment/generation/

generation.html

Source: DTE Energy. Climate Change Report. 2011http://www.dteenergy.com/dteEnergyCompany/environment/climat-

eChange/climateChange.html#Commitment

Figure 2: Southeast Michigan Annual Carbon Emissions


14

Carbon Dioxide in West Bloomfield

As figure 3 depicts, on average the West Bloomfield area emits

358lbs more Carbon Dioxide than the US. In order to retrofit West

Bloomfield into a more energy efficient community, we aspire to

reduce its emissions by 825 pounds per household. This would

make West Bloomfield’s households more energy efficient than

the nation and allow it to brand itself as a Green Suburb.

To achieve this energy reduction, we propose reducing household

electricity consumption by 500 kilowatts per month. Our research

shows that a single-family home uses between 500-1000 kilowatts

of electricity per month, depending on family size and the season

(e.g.- running the air conditioner increases kilowatt consumption).

We have calculated that for every 1 kilowatt reduction, a house

lowers its carbon emissions by 1.65 pounds. Thus, reducing coal

generated electricity consumption by 500 kilowatts monthly would

lower carbon missions by around 825 pounds. Figure 4 provides

a visual representation of these calculations.

Figure 3: Carbon Emission Rate: West Bloomfield Vs. US

Source: US Environmental Protection Agency. http://oaspub.epa.gov/powpro/ept_pack.charts, using 2007 data

Figure 4: Carbon Emission Reduction Goals


15

Solar Energy

The first step in reducing emissions by 825 pounds is installing solar panels on residential rooftops..

Figure 5 shows three scales at which Solar can be implemented:

Figure 5: Three Scales of Solar Energy Implementation


16

Individual Homeowner

Individual homeowners can choose to install rooftop solar panels.

Though Michigan’s climate is not as advantageous as California,

Nevada or Arizona, there is sufficient sunlight to significantly re-

duce a house’s carbon generated electricity. Three major incen-

tives for the homeowner are:

1) Federal Tax Credit: Returns 30% of the cost of materials and

installation, which makes solar financially competitive with other

energy options.

2) Federal Alternative Energy Mortgage (FAEM): A FHA pro-

gram that allows homeowners to either receive an additional mort-

gage or add the cost of solar units to their current mortgage. The

FAEM only requires 5% down payment.

3) 5 Year Accelerated Depreciation: The federal government

allows taxpayers to write off the depreciation of real property (at a

family’s tax rate). A 5-year accelerated depreciation time frame for

the solar panels means that a taxpayer can save a lot in the first

five years (around $1,000).

Figure 5: Solar Panel Revenue Estimates

Figure 6: Solar Panel Expense Estimates

*see appendix for full calculations

$ 385.00


17

Financial calculation

Figures 6 and 7 show the costs and revenues associated with in-

stalling solar and using a FAEM mortgage. A full financial model is

provided in the appendix.

Unfortunately, if done at the individual scale, the current costs of

solar outweigh the revenues. The homeowner would make a profit

in years 2-5 because of the depreciation of the equipment, but af-

ter that the homeowner loses $550-650 annually. Having said that,

the above calculations do not price in the personal utility enjoyed

from reducing carbon emissions. West Bloomfield is an affluent

community whose residents may be inclined to install solar for the

environmental benefits or be attracted to the status of having solar

energy in your home (similarly to why people drive a Toyota Prius).

Stakeholders• Green conscious Homeowners

• Local Banks that facilitate the FHA guaranteed loans

• Local contractors

Neighborhood Scale

Installing solar at the neighborhood scale has several advantages.

First, large groups can negotiate with contractors to reduce instal-

lation costs. Similarly large groups can procure bulk solar panel

prices from wholesale companies. Neighborhood associations

who have done community bulk purchases save in the vicinity of

$2,000-$4,000 per household. Such cost reductions can make

solar more financially feasible.

In addition, neighborhoods and homeowners benefit being associ-

ated with a green initiative. Having a solar community adds pa-

nache to the neighborhood, which may lead to increased demand

and higher house prices when a homeowner sells.

Stakeholders• Neighborhood Associations

• Local Banks that facilitate the FHA guaranteed loans

• Local Contractors


18

Township Scale

A township-wide solar initiative has economic advantages for both

residents and the local government. If township officials see that

their residents have environmentalist values, they can start mak-

ing green infrastructure investments. The township can procure

even lower installation costs (because of the scale) and even lower

equipment costs (because they buy such a large quantity). More-

over, the Township can offer initial incentives like property mileage

reductions or a property tax credits.

In addition, a Township-wide solar initiative can be used to pro-

mote and rebrand West Bloomfield as a Green Conscious Suburb.

West Bloomfield does not have a diverse tax base – it is predomi-

nantly single family residential. A change in people’s housing pref-

erences or a new suburban community that provides similar hous-

ing and services at a lower cost may bring about West Bloomfield’s

precipitous decline.

A well-publicized Green Initiative – highlighted by a residential so-

lar project – can distinguish West Bloomfield from the ubiquitous

suburban communities and insure that its tax base does not flee.

Further, Township officials can use the Solar Project to parlay other

green initiatives. It could increase visibility of small, but significant

signs of a community that cares about the environment. Suggest-

ed improvements are:

Some may dismiss these as insignificant gestures, but such subtle

changes can reshape peoples’ perceptions of West Bloomfield.

Stakeholders• Engaged citizens advocating for a township-wide initiative.

• Township officials who provide financial support.

• DTE Energy, providing grants for township wide sustainability ef-

forts in conjunction with the Department of Energy.

Rain Barrels Solar Panels on Electric Signage

Wind Powered Lighting


19

Limitations

While solar is currently a difficult sell (at least on the individual

household scale) from a financial perspective, any number of

changes can make it appealing:

Upfront Costs Reduction: The cost of solar panels go down at a

rate of around 7% per year. Eventually, this could lead to a small

enough up front cost that solar is feasible at all scales.

Increased Energy Productivity: Solar panels convert 15-25% of

the potential photovoltaic sun energy. In addition, some energy is

lost when it is converted from direct currents to alternating currents

of electricity. As technological innovations make panels more pro-

ductive and efficient, the annual savings will increase, perhaps to

the point where they save more than the annual mortgage pay-

ment.

Local and State Incentives: Currently neither Michigan nor West

Bloomfield have financial incentives for photovoltaic solar panels

for residents. If either began an incentive program (some states

provide State tax credits) it would further reduce upfront costs and

make solar more enticing for residents.

Carbon Tax: While an international carbon tax system is unlike-

ly, states can implement carbon taxes. For example, California

recently passed carbon tax legislation. Such a tax would auto-

matically increase the cost of coal or gas generated electricity and

make solar much more competitively priced.

Annual energy cost increases: Energy costs rise by around .5%

per year to keep up with inflation. If the cost of fossil fuels were to

increase more rapidly, solar energy and appliance upgrades would

save homeowners more in the latter years of the investment.


20

Campaign for simple solutions

In addition to solar panels there are several simple solutions that

reduce one’s energy bills and carbon emissions. These upgrades

(seen below) have a 3-8 year payoff period, and, in conjunction

with the solar intiatives, can reduce carbon fuel consumption from

1000 kilowatts to 400kilowatts in the Summer. Further, these en-

ergy iniatives may create net zero carbon fuel consumption in the

Winter months and at times even generate a small income.

Section Conclusion

These energy efficiency efforts, combined with the creation of a

Downtown West Bloomfield, will reinvent West Bloomfield as a

green, energy efficient community. This, in turn, can increase de-

mand to live there.

New Hot Water Heater

Furnace Tune-up Triple-Glazed Windows Double-Glazed windows


21

IV. Solution 2: Lifestyle ChangesAppetite for Change

“A vision for the Township Center was developed as corridor part

of the last Master Plan which calls for a pedestrian-oriented town

center”

-W. Bloomfield Master Plan

“This diversity in the housing stock will be necessary to meet the

changing housing needs of existing residents so they can continue

to live in West Bloomfield. It is also important these properties con-

tinue to promote a high quality of life and be located conveniently

near business and employment activity nodes”

-W. Bloomfield Master Plan

Background and current conditions

Currently, people drive, park, shop or work and promtly leave. The

West Bloomfield Township Center landuse only includes parcels

of retail and office uses; there are no residential or mixed-use par-

cels. Such use segregation requires massive parking lots for peo-

ple who drive between their houses and work and shopping. Thus,

shopping strips along Orchard Lake Road arrange hundreds of

parking spaces in front of their stores. This situation causes huge

gaps between various shopping centers and discourages walking.

This, in turn, makes it impossible to create street life. Thus, West

Bloomfield has thousands of parking spaces that are usually more

than half empty.

A glimmer of home are the bus routes passing through the West

Bloomfiled Township Center. Over ten bus stops are located even-

ly in this one-mile long main street; buses provide access to every

main shopping mall and office in the downtown area. Having said

that, buses come infrequently, and it is hard to convince local resi-

dents to choose this alternative transportation.

Downtown Birmingham Image


22

Figure Ground Public TransportationLanduse Parking

Parking Lot Bus Stop

Bus Route

Retail and O�ce

Retail

O�ce

Building

Open Space

15 minwalkingdistance

Figure 7: Current Land Uses


23

Goal and objectives

The analysis of existing conditions in West Bloomfield revealed

several opportunities to enhance the downtown’s character-defin-

ing elements. The core goals of the lifestyle change are densifica-

tion, a focus on pedestrian bicyclist and enhanced biophilia.

DensificationDensity plays an important role on a number of scales of develop-

ment in downtown living environments. Density can be used to

structure and channel movement and activity. The densification of

downtown West Bloomfield will help:

• Create mixed use development

• Increase urban public space

• Make downtown West Bloomfield into a destination

• Support public transit through intensification

• connect the Downtwon to adjacent neighborhoods

Focus on pedestrians & bicyclistaThe Alternative lifestyle strategy includes a focus on pedestrians

and bicyclists. The strategy brings about safe cycling and walking

spaces for commutes, recreation. This focus will:

• Increase the frequency of Downtown walking and bicycling

• Build bicycle lanes and sidewalks that ensure safety,

con¬venience, and accessibility

• Create links for pedestrians and cyclists which connect neigh-

borhoods, schools, shopping, places of employment, transit, and

public spaces.

• Build a sense of community, integrate neighborhoods and com-

mercial districts and reduce impact on air and water resources.

Enhanced biophilia• Increase the green canopy in Downtown West Bloomfield.

• Carefully select hardy street trees with big canopies.

• Increase Downtown exposure to nature.

• Create better open spaces by preserving riparian buffers and

“daylighting” of storm sewers

• Building green parking lots

• Providing green roofs, living walls, and improved landscape stan-

dards.


24

Guiding Principals

Densifica2on Focus on pedestrian

& bicyclist

Enhanced Biophelia

Roadplan to a Viable Downtown West Bloomfield


25

New Land Use Plan

Short Term Master PlanThe new land use plan is meant to respect of existing conditions

and build only where there is vacant land that can accomodate

new construction. In the short term, the retrofitted and new build-

ings are organized along the Orchard Lake Rd to form a compact

pattern of retail street, pedestrian promenades and view corridors.

The intent is to create a pedestrian oriented environment, concen-

trating all major facilities within a 10 minute walk.

Apecifically, we propose one new development west of Plum Mar-

ket, along Orchard Lake Rd and W Maple St, three buildings in the

middle of the Downtown along Orchard Lake Rd and two buildings

in the south of Downtown.

1) The piece of land adjacent to Plum Market is currently used as

parking and it is entirely possible to have a mixed-use building with

retail on the ground floor and residential on top.

2) Another development will go in the middle of Downtown, along

Orchard Lake Rd. These new buildings will be built much closer

to the street, creating an intimate link between shopping and pe-

destrian life. These buildings will also be mixed use with retail and

residential uses.

Another strategy in the plan is to enhance the connectivity between

the town center and adjacent neighborhood. This strategy will ef-

fectively promote the Downtown access and further stimulate local

economy and retail. There are 8 pedestrian pathways proposed to

connect 6 neighborhoods with the Downtown.

We also recommend that the road be redesigned for street parking

and a boulevard in the middle to increase walkability and add to

the Downtown’s aethetic appeal. Wider sidewalks, bicycle lanes

and street trees to achieve similar goals.


26

Figure 8:

Short Term

Land Use

Figure 9:

Neighborhood

Pedestrian

Connections


27

Long Term Master PlanThe long term plan pushes all buildings along Orchard Lake Rd

and puts parking in the back. Additionally, large scale mixed land

use is required and buildings heights need to be restricted along

Orchard Lake Rd so as to be pleasant to pedestrians. We envision

this happening incrimentally as redevelopment occurs, or when-

buildinings become some functionally obsolete.

Densification

Densification is key in bringing vibrant street life along Orchard

Lake Road. Proposing mixed-used uses creates opportunities for

residential development. In the past, people drove, shopped, and

left. In the future, people could work here, shop here, play here, and

also live here. This has several advantages: First, as Jang Ghel

states in his book “Cities for People”,people come where people

are. The fact that people will reside in downtown will automatically

attract more people to come. These new wave of people will cre-

ate activities such as festivals and street events. Second, denser

development means that more people use the same amount of

infrastructure such as roads or water pipes, which is both more

sustainable and financially prudent. Third, density decreases oil

dependence. In suburban areas, every single family has at least

two parking spots because all adults require cars to get around.

Mixed-used development allows people to walk and bike to do

their shopping and to get to work. Fourth, proposing dense devel-

opment could protect our water resources. Density means that

more land is preserved for nature.


28

Design and explanationFirst, we propose a three to five story mixed-used building that ac-

commodates retail and commercial on the first floor and residential

above on the southeast corner of Orchard Lake Road and Maple

Road. Doing an infill development on a former parking lot creates

a denser, more vibrant area.

Second, we propose adding second and third story residential

units on top of existing retail for residential use. This is commonlly

done in regional downtowns such as Ann Arbor and Birmingham.

We feel that this will add density and increase vitality and attract

these three demographics:

1) Senion Citizens who are independent, but no longer want to-

maintain homes, lawns, etc..

2) Empty nesters who no longer need 2,500-3,500 square foot

homes but have roots in the community and want to stay.

3) 22-35 year olds who move to Birmingham or Royal Oak after

college because West Bloomfield does not provide a downtown

lifestyle.


29

Figure 10: Orchard Lake Road Strip Retail, Before


30

Figure 11: Orchard Lake Road Strip Retail, After


31

Figure 12: Orchard Lake Road Strip Retail, Before


32

Figure 13: Orchard Lake Road Strip Retail, After


33

Pedestrian and bike paths

In addition to denser residential development, we propose a board-

walk and buffers on Orchard Lake Road to introduce pedestrian-

friendly environment. Currently, West Bloomfield has no street

reminiscent of downtown Ann Arbor or Birmingham. People have

places to shop but have no reason to hang out and paruse the

area. Additionally, Orchard Lake road has six lanes for automo-

biles, making it impossible for pedestrians to cross. Mimicking the

successfull street designs of Ann Arbor and Birmingham will en-

hance the sense of place in Downtown West Bloomfield

Design and explanation:We propose a 15 foot wide boardwalk that accommodates a pe-

destrian path, a bike path, and trees on both sides of Orchard Lake

Road. This will encourage people to walk and bike at leisure, pro-

moting healthy, non-motorized forms of transportation.

We feel that local officials will support such a redesign. The Road

Commission for Oakland County (RCOC) has approved a design

that enlarges Orchard Lake Road to four travel lanes between Ma-

ple Road and 14 Mile Road; two lanes in each direction separated

by a landscaped boulevard. These buffers could be successful to

make friendly environment for pedestrians to pass. In this case,

we follow the commission’s idea and further develop the possibility

to transform Orchard Lake Road to Orchard Lake Boulevard.

Figure 14: Orchard Lake Road, Before


34

Figure 15: Orchard Lake Road, After


35

Figure 16: Orchard Lake Road, After


36

All the parking lots should have green parking techniques so as to

conserve as much of a site’s natural vegetation and open space

as possible. When designing a parking lot area, landscapers can

use native trees and shrubs rather than non-indigenous species,

which are more suitable to local climates and, therefore, require

less irrigation.

Additionally, the new design encourages pervious pavement. The

negative impacts associated with large impervious surface areas

in parking lots can be reduced through the use of new permeable

materials as substitutes for pavement such as gravel, cobble, con-

crete, wood mulch, brick, open jointed pavers filled with turf or ag-

gregate, turf blocks, natural stone, and pervious concrete.

Biophelia

Design and explanationThe parking lots in West Bloomfield provide no benefitial exter-

nalities. Currently, in the town center, over 50% of the and use is

surface parking. The problem is water pollution; As water flows

across the pavement, it picks up pollutants from the surface. This

results in large volumes of polluted runoff entering surface wa-

ter and groundwater resources, negatively affecting water qual-

ity. Contaminants in parking lot runoff originate from a variety of

sources, including the paving materials used to build them. More-

over, Heat island effect (HIE) occurs in these parking lots, leading

to hotter air and surface temperatures.

In the new design, these artificial deserts will function both as

parking and green space. We will build trellis on top of the surface

parking. The structure will effectively improve storm water runoff

and increase natural water storage capacity, which prevents flood-

ing. Also, it will increase the amount of greenscape in and around

the parking areas. This further reduces carbon emissions and in-

creases human comfort through the mitigation of HIEs.


37

After

Figure 17: Orchard Lake Road Parking Lot, Before

Figure 18: Orchard Lake Road Parking Lot, After


38

Figure 19: Orchard Lake Road Parking Lot, After


39

v. Implementation of Downtown AlternativeZooning Situation

There is an appetite for a downtown district among township offi-

cials; both the Planning Commission and the Master Plan calls for

an overlay zoning district along Orchard Lake Road between 14

Mile and 15 Mile road. The 2010 Master plan developed “A vision

for the Township Center… as corridor…which calls for a pedestri-

an-oriented town center.” (Master Plan p. 24)

A Township Center Overlay District will maintain the underlying

zoning to preserve the character and integrity of the existing land

uses, but provides increased flexibility and different standards that

enable developers and landowners to create the desired town

center concept.

One uncertainty is parking restrictions. Parking will need to be re-

duced so as to create a continuous flow to the pedestrian oriented

center. But, the current zoning code has high parking require-

ments, especially for grocery stores. The city will need to address

this through zoning amendments.

Source: 2010 West Bloomfield Master Plan

Funding options

With the zoning changes mentioned above, we feel confident that

private property owners and developers will move their buildings

closer to the street and design them to be pedestrian friendly.

Still, owners will need help and the Township will need funding to

change the public right of way design. The following mechanisms

may work for West Bloomfield:

Corridor Improvement Authority

Public act 280 of 2005 enables the creation of a Corridor Improve-

ment Agency, or CIA:

“If the governing body of a municipality determines that it is neces-

sary for the best interests of the public to redevelop its commercial

corridors and to promote economic growth, the governing body

may, by resolution, declare its intention to create and provide for

the operation of an authority.”


40

A CIA is statutorily enabled to use tax increment financing (TIF) just

like a DDA. It can use future property taxes to create a fund to buy

and finance green space development and pay for improvements

of other enhancemens like a boardwalk, benches, etc. Because

TIFs rely on increased property taxes to fund projects, they are not

as effective in tough economic times. Having said that, creating

a downtown feel will likely increase sales for local retailers, which

would eventually lead to increased property taxes.

Downtown Business Improvement District

A business improvement district (BID) is a defined area within

which businesses pay an additional tax or fee in order to fund

improvements within the district’s boundaries. Sometime the city

provides incentives such as tax abatements so as to to assist busi-

nesses or to recruit new business but this is not essential.

A Downtown BID can be responsible for setting a specific vision

that meets the interests of local business owners. Thus, business

owners can collectively fund the transition from setback structures

to well designed buildings along the public right of way. The ad-

vantage of a BID is that it allows the private sector to privately fund

improvements on their land.

Tax Mileage Increase

If West Bloomfield’s residents desire a viable downtown, they may

be willing to pay for it with their property taxes. The Township

could propose a referendum for a special mileage to pay for street

improvements, trellis parking, and a number of other infrastruc-

ture changes. This is not unprecedented; residents have voted for

special mileages for the West Bloomfield Library, increased police

expenses, and capital improvements for the Fire and Police de-

partment.

source: Southeast Tennessee Development District, Chattanooga, TN. “Green Infrastructure Handbook.” January 2011.

source: Michigan Legislature. http://www.legislature.mi.gov/(S(10jq2kvivfrdja55ewy0fnfv))/mileg.aspx?page=GetObject&objectname=m

cl-Act-280-of-2005


41

Limitations

While we are optimistic that West Bloomfield can transform its main

retail area into a viable mixed-use center, there are challenges.

Existing Structures Most existing buildings are set back. If an owner recently rede-

signed their building or if a building is perfectly functional, they

may be reticent to redevelop. Also, two gas stations on the north

side of Maple road and Orchard Lake Road are major barriers to

our aesthetic principles, because they make it difficult to create

continuous pedestrian corridors.

PhasingAny major development plan has to be phased to minimize finan-

cial risk. This presents a problem from the perpective of creating

a wholistic sense of place. Also, residents or businesses may not

want to move in because the area has not fully transformed yet,

which challenge’s the financial feasibility of the first phases.

Business OppositionSome business owners may not want to pay extra fees to a Busi-

ness Improvement District because they do not believe a down-

town feel will bring in more customers. Additionally, some busi-

ness will be opposed to street side development that blocks their

setback stores to passing cars.


42

VI. General ConclusionThe appeal for a green, sustainable lifestyle is not a transient fad.

It has permeated powerful sectors such as government, retail,

manufacturing and housing. In the process it has forever changed

the modus operandi of these sectors. The demand for sustain-

able practices will surely increase as younger generations become

tomorrow’s leaders and major consumer spenders. With this in

mind, it is not desirable but imperative for West Bloomfield to retro-

fit itself into a sustainable community. By creating a solar initiative

that lowers each resident’s average monthly carbon emissions by

over 800 pounds and by creating a mixed-used, pedestrian-friend-

ly downtown, West Bloomfield will be the ‘it’ destination for people

desiring a sustainable lifestyle without leaving the suburbs. While

such motivations for sustainability may not be altruistic, the results

will non the less be immensely beneficial to the environment and

the health of local residents.


43


44

VII. AppendixSolar Cost Analysis

annual depreciation 5,200personal income tax rate 0.2annual tax write off 1040

deprecition (5 years)

Major Assumptionaverage annual electricity cost savings 380.00$

Revenue Projections

year 0 1 2 3 4 5 6 7 8 9 10 11revenue (energy+depreciation) 380.00$ 380.00$ 380.00$ 380.00$ 380.00$ 380.00$ 380.00$ 380.00$ 380.00$ 380.00$ 380.00$

depreciation 1,000.00$ 1,000.00$ 1,000.00$ 1,000.00$ 1,000.00$ -‐$ -‐$ -‐$ -‐$ -‐$ -‐$ interest tax deduction 119.63$ 116.49$ 113.25$ 109.89$ 106.40$ 102.80$ 99.07$ 95.20$ 91.20$ 87.06$ 82.76$

debt service ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69)equity (down payment) 0 0 0 0 0 0 0 0 0 0

total revenue (910.00)$ 460.93$ 457.80$ 454.55$ 451.19$ 447.71$ (555.89)$ (559.63)$ (563.49)$ (567.49)$ (571.64)$ (575.93)$

net present value ($4,497.15)IRR negative irr

Debt Financing

BOY BALANCE 17,290 $16,849.43 $16,393.20 $15,920.73 $15,431.47 $14,924.80 $14,400.11 $13,856.76 $13,294.08 $12,711.39 $12,107.98PAYMENT ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69)INTEREST $598.13 $582.46 $566.23 $549.43 $532.02 $514.00 $495.34 $476.02 $456.00 $435.28 $413.82AMORTIZATION $440.57 $456.24 $472.46 $489.27 $506.67 $524.69 $543.35 $562.68 $582.69 $603.41 $624.88EOY BALANCE $16,849.43 $16,393.20 $15,920.73 $15,431.47 $14,924.80 $14,400.11 $13,856.76 $13,294.08 $12,711.39 $12,107.98 $11,483.10

year 1 2 3 4 5 6 7 8 9 10 11energy savings, depr, interest 499.63$ 496.49$ 493.25$ 489.89$ 486.40$ 482.80$ 479.07$ 475.20$ 471.20$ 467.06$ 462.76$ upfront payment (18,200.00)$ 0 0 0 0 0 0 0 0 0 0

irr 3%npv $1,379.23

Upfront Payment Option


45

Debt Serviceinitial cost (equipment & installation) 26,000.00$ federal subsidy 7,800.00$

interest (3.5%/12) 0.00291667n (25 years* 12 months) 300equity (5%) 910.00$ present value (mortgage amount) 17,290payment ($86.56)per year ($1,038.69)total cost ($25,967.34)

12 13 14 15 16 17 18 19 20 21 22 23 24 25380.00$ 380.00$ 380.00$ 380.00$ 380.00$ 380.00$ 380.00$ 380.00$ 380.00$ 380.00$ 380.00$ 380.00$ 380.00$ 380.00$

-‐$ -‐$ -‐$ -‐$ -‐$ -‐$ -‐$ -‐$ -‐$ -‐$ -‐$ -‐$ -‐$ -‐$ 78.32$ 73.72$ 68.95$ 64.01$ 58.90$ 53.61$ 48.12$ 42.45$ 36.57$ 30.48$ 24.18$ 17.65$ 10.89$ 3.89$

($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69)0 0 0 0 0 0 0 0 0 0 0 0 0 0

(580.38)$ (584.98)$ (589.74)$ (594.68)$ (599.79)$ (605.09)$ (610.57)$ (616.25)$ (622.12)$ (628.21)$ (634.52)$ (641.05)$ (647.81)$ (654.81)$

$11,483.10 $10,836.00 $10,165.89 $9,471.94 $8,753.30 $8,009.11 $7,238.45 $6,440.39 $5,613.93 $4,758.08 $3,871.79 $2,953.98 $2,003.53 $1,019.27($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69) ($1,038.69)$391.59 $368.58 $344.74 $320.06 $294.50 $268.03 $240.62 $212.24 $182.84 $152.41 $120.88 $88.24 $54.43 $19.43$647.10 $670.12 $693.95 $718.63 $744.19 $770.66 $798.07 $826.45 $855.85 $886.29 $917.81 $950.46 $984.26 $1,019.27

$10,836.00 $10,165.89 $9,471.94 $8,753.30 $8,009.11 $7,238.45 $6,440.39 $5,613.93 $4,758.08 $3,871.79 $2,953.98 $2,003.53 $1,019.27 $0.00

12 13 14 15 16 17 18 19 20 21 22 23 24 25458.32$ 453.72$ 448.95$ 444.01$ 438.90$ 433.61$ 428.12$ 422.45$ 416.57$ 410.48$ 404.18$ 397.65$ 390.89$ 383.89$

0 0 0 0 0 0 0 0 0 0 0 0 0 0

Retrofitting West Bloomfield

Documents

Transcript of Retrofitting West Bloomfield