Retrofitting West Bloomfield Vadim Avshalumov, Yang-Yu Huang, Yin Wang Instructor: Kit Krankel McCullough UD 729 The Sustainable City: Design, Planning, and Development
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
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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.
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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)
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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.
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
7
source: West Bloomfield Master Plan, 2010
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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.
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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.
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
10
Sustainable West
Bloomfield
Efficiency
Solar Appliance Upgrades
Infrastructural & Lifestyle changes
Higher density Movement Diversity
Enhanced Biophelia
Roadmap to a Sustainable West Bloomfield
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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.
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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.
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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.
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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.
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
24
Guiding Principals
Densifica2on Focus on pedestrian
& bicyclist
Enhanced Biophelia
Roadplan to a Viable Downtown West Bloomfield
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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.
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
26
Figure 8:
Short Term
Land Use
Figure 9:
Neighborhood
Pedestrian
Connections
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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.
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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.
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
29
Figure 10: Orchard Lake Road Strip Retail, Before
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
30
Figure 11: Orchard Lake Road Strip Retail, After
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
31
Figure 12: Orchard Lake Road Strip Retail, Before
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
32
Figure 13: Orchard Lake Road Strip Retail, After
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
34
Figure 15: Orchard Lake Road, After
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
35
Figure 16: Orchard Lake Road, After
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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.
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
37
After
Figure 17: Orchard Lake Road Parking Lot, Before
Figure 18: Orchard Lake Road Parking Lot, After
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
38
Figure 19: Orchard Lake Road Parking Lot, After
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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.”
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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.
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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.
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
43
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
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 $1,379.23
Upfront Payment Option
Vadim Avshalumov, Yang-Yu Huang, Yin WangUD 729 The Sustainable City: Design, Planning, and Development
45
Debt Serviceinitial cost (equipment & installation) 26,000.00$ 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