(Readers: Please note the blog about the 5^th revolution in the US is constructed as a story. While not all chapters are linked, I think the story will be more meaningful by starting at the beginning.)

Scene: Jordan’s Office with Housing Guru (see earlier entries for initial discussion)

Jordan: “Guru, nice to see you. Where have you been hiding?”

Guru: “Hiding from you so I can get some work done. Actually, I’ve been revising the plan to economically rebuild housing in Detroit – at least part of it.”

Jordan: “Great. I am all ears because POTUS is interested also. What do you have?”

Guru: “POTUS? You’re kidding. You talked to POTUS about this?”

Jordan: “He called me. Met him at the White House. Saying he’s interested in this project is an understatement. He views Detroit as a template for many cities.”

Guru: “That’s good and bad. This project has become very high profile.”

Jordan: “You wanted to rebuild your architectural practice. Well, here’s the chance. Now, we need get this project going. The next call from someone on POTUS’s staff will be asking for a progress report, not just ideas.”

Guru: “Glad he agrees problems in Detroit are not unique, just the most visible. Many US cities have an eroding tax base, high legacy pension costs and infrastructure in need of serious repair.”

Jordan: “Guru, I agree completely. Now we need to layout specific ideas for Detroit and a timeline for implementation.”

Guru: “The idea is simple and what we discussed. Convert existing industrial structures into residential and commercial space.”

Jordan: “That’s what I told POTUS. His question was, ‘Isn’t converting a factory to housing expensive and fraught with problems?'”

Guru: “And I hope you said ‘likely’ unless you think modular.”

Jordan: “Exactly what I said. You’ve trained me well. We also discussed how we need to overcome the negative perception of modular.”

Guru: “I understand. Maybe a start would be to include photos of the modular homes that I designed and built in Charlotte.”

Jordan: “Very nice homes and much better than I expected. Now, how do we, in Ricky Ricardo terms, ‘splain’ the modular concept to prospective buyers, the public and financiers?”

Guru: “I’ve done a simulation using CAD of using modular in a factory. We can combine the simulation with the video I did of the houses being assembled in Charlotte.”

Jordan: “By the way, before I forget, POTUS is arranging meetings with head of HUD and senior legislators in Southeast Michigan. We need to have some presentation ready for those meetings.”

Guru: “Jordan, you remind me of my clients. Here’s an idea. What can I look at tomorrow?”

Jordan: “You and I know this is a big deal and great opportunity. We need to be ready.”

Guru: “I know. Let me outline the general content of the pitch.”

Jordan: “Keep going.”

Guru: “The idea is build the units in one factory and install them in a former factory that is now empty. We are replacing a slab of dirt where a house usually sits with a slab of factory floor.”

Jordan: “What other differences?”

Guru: “The rest is fairly straightforward. The factory needs to have enough floor-to-ceiling height to handle the modular unit and some crawl space — for support braces and any adjustments to level the floor – and some space above for ventilation. But most factories have more than enough room.”

Jordan: “What about width. Aren’t there big support posts in these buildings?”

Guru: “Yes, but generally the posts are far enough apart to create adequate living space in between.”

Jordan: “So the module is built in a factory, like today, and then transported to the site. Once there the unit slides in the building?’

Guru: “Yes. But the factory for modular units can be set up next to the building to be rehabbed.  Lots of creative thinking to make that happen but that is a good description. Some units are bedrooms, some are kitchens and baths. It is easy to mix and match.”

Jordan: “What about plumbing and electrical? Are you going to use what’s in the building?”

Guru: “All the plumbing and electrical are on the outside walls of the modular unit so hook-ups are easy and maintenance is easy. The plumbing and electrical from all the units converge at a central location and link to the existing infrastructure. The unit could have a separate unit for purifying water and generating electricity – like the one you’ve been working on.”

Jordan: “How wide are these units?”

Guru: “No more than 20′ for a lot of reasons.”

Jordan: “So once inside the existing building, can you somehow link these units together to make say a three-bedroom apartment?”

Guru: “There are tricks to hooking the units together but yes. And with some creative designs, most people will never know.”

Jordan: “What about all the crud in some of those old buildings? I think of the assembly plants and sheet-metal plants I’ve been in. Who knows what stuff is really in there.”

Guru: “Remediation needs to be completed for the major problems. There are all kinds of products to seal floors, ceilings, pipes, etc. Besides all the plumbing and electrical will be new.”

Jordan: “Could you use this same idea to rehab old hotels, apartment buildings, college dorms?”

Guru: “Each of those could be done. Old factories have the most flexibility because the openings are generally larger. When the opening is smaller – hotel room, or even some factories for example – the modular unit might have to be assembled in the living space. You know, like final assembly of a car.”

Jordan: “Most people do not realize how much sub-assembly there is in a car or truck. Final assembly is the most fun to watch.”

Guru: “We could do a lot of sub-assembly work offsite and do final assembly on site.”

Jordan: “Either way do you think the rehab cost will be competitive?'”

Guru: “Yes. It is also important that total costs are considered. What is the value for taxpayers of a building sitting empty versus one that has people living in it? What is the cost to the city of tearing down a building versus rehabbing it? A lot of times people just compare the cost per square foot of new construction to the cost per square foot of the rehab. Those comparisons do not consider the other costs. Yes, the proposal is competitive.”

Jordan: “This is a great start, Guru. Hats off to you. When can I get some drawings for the upcoming meetings?”

Guru: “You never let up do you. Look, I’m not a meeting guy, especially for political stuff. My shtick is architecture. And my real expertise is making existing spaces more functional and more attractive. And what I really dislike is seeking funding for these projects.”

Jordan: “I can help with meetings and the funding, although no guarantees on funding. Everyone agrees if the project in Detroit is successful, other projects will follow in Detroit and elsewhere.”

Guru: “That potential is exciting.”

Jordan: “One of our hurdles in rebuilding Detroit will be overcoming all the bad press. A lot of people think Detroit caused all of its problems. I agree many problems were self inflicted but not all.”

Guru: “You bad-mouthing Detroit?”

Jordan: “I am not bad-mouthing Detroit. But I am being realistic. Detroit has been in decline for nearly 50 years. It might take the next 50 years to complete the turnaround.”

Guru: “It would help me tremendously if I understood what Detroit was like and the vision for where it wants to go. I can integrate some of the history and the vision into the designs.”

Jordan: “OK, I’ll tell you what I know. But let’s get some coffee first.”

(Readers: Please note the blog about the 5^th revolution in the US is constructed as a story. While not all chapters are linked, I think the story will be more meaningful by starting at the beginning.)

Scene: POTUS Office, who called Jordan about plans for rebuilding neighborhoods in Detroit

POTUS:  “Jordan, thanks for coming by. Appreciate you changing your schedule.”

Jordan: “Mr. President my schedule is much more flexible than yours.’

POTUS:  “I understand you have a proposal to help rebuild Detroit. And I understand the central theme is ‘Rebuilding the Heartbeat of America.’ I like the theme even if you did steal it from an old Chevrolet ad campaign.”

Jordan: “I’m sure Chevy won’t mind. Besides the program will be good PR for them.”

POTUS:  “Tell me more about the plan. How are we going to make this work?”

Jordan: “Glad you emphasized the word we. The problems Detroit is facing are much more widespread than Detroit. And the solutions need to include more groups than just in Detroit.”

POTUS:  “Part of the problem is having the US populous understand the solution is not just Detroit. Detroit and the solution are really national issues.”

Jordan: “I agree but I am not certain how many people outside southeast Michigan understand that.”

POTUS:  “You’re right. For right now, let’s stick with plans for Detroit. So, tell me Jordan, old wise man, how are you going to make this work?”

Jordan: “Detroit has a strategic plan…more of a framework than a real plan. But the idea is to rebuild employment, improve housing, and make the city more livable by expanding parks and some ancillary programs that reinforce the core efforts. What the plan lacks is specifics.”

POTUS:  “You think Heartbeat of America will work with the general plan?”

Jordan: “Yes. Detroit’s strategic plan could become the model for many cities. The Heartbeat program provides a rallying cry and begins to put meat on the bones.”

POTUS: “Good. My experience, and I think yours as well, is that most people need details and examples, not an abstract general plan. What have you got? Let’s start with housing.”

Jordan: “If you think outside the box, some of Detroit’s biggest problems can become a major asset.”

POTUS: “Jordan, I agree but you sound like some politician.”

Jordan: “It’s really true. For one there is a lot of open land. Two there are many industrial buildings currently unoccupied but in reasonable shape. And many of the larger building could be turned into housing.”

POTUS: “Is converting an industrial building to residential housing practical? Seems like a lot of work and expense.”

Jordan: “Depends on how you approach rehabbing the building. If you think about the building as a shell with just a roof and a floor, then a number of options become available.”

POTUS: “What do you mean?”

Jordan: “Take an old assembly plant. Trying to build apartments using the existing interior space would be difficult and expensive. Using the space to house a module for living or a module for an office changes the equation.”

POTUS: “How so?”

Jordan: “You’ve seen Russian dolls, where one doll fits inside another.”

POTUS: “I’ve seen a lot of Russian dolls. But different kind. But I got the picture.”

Jordan: “The building is the outside doll. Then the next doll is a fixed space within the building. Then the next doll fits inside the fixed space. The point is one fits inside the other.”

POTUS: “So the smaller doll can fit inside even if the larger doll has some bumps and imperfections. You want to use most of the space but do not have to use all the space.”

Jordan: “Exactly. You can make different size dolls and different looking dolls. The point is that one fits inside another.”

POTUS: “Where do you build the units?”

Jordan: “Units can be built in a factory and delivered as a nearly completed modules or built as partially assembled units with final assembly on site.”

POTUS: “Which approach is better, or does it matter?”

Jordan: “Quality with factory built probably slightly better. The real issue is constraints of the building. The design concept needs to be flexible enough to allow conversion of as many buildings as possible to residential or attractive offices.”

POTUS: “I agree. Don’t limit the opportunity to convert many older buildings. The structures are usually sound and the buildings help keep the character of Detroit…or whatever city.”

Jordan: “Glad to hear you support linking the future to the past, at least in some regard.”

POTUS: “I am no architect, but what I do know is a very high percentage of people like the look and feel of older buildings. But the same buildings need to have up-to-date wiring, plumbing and other conveniences.

Jordan: “The design allows upgrades over time as well so the unit can be up-to-date 50 years from now.”

POTUS: “Great. I have another question. Are you really talking about modular housing?”

Jordan: “Yes, sort of. I know modular has such a negative connotation. But in a way it is higher tech. Skyscrapers are being built using modular construction. Look at this YouTube video, Skyscraper in 15 Days.”

POTUS: “Wow, that’s impressive. When I hear the word modular, even after watching the video, I think double-wide.”

Jordan: “The irony is quality of factory-built housing is superior to traditional stick-build. However, even if people understand if modular has superior quality, there is a negative connotation to modular.”

POTUS: “Reminds me of the problem we have in this country with public transportation. Higher income, highly educated people have no problem whatsoever taking a train. But a bus? Not a chance. Even if the bus is faster and cheaper, ridership is not the same as a train. A train is OK but not a bus.”

Jordan: “I confess, I fall in that category. I will take almost any train and avoid almost any bus.”

POTUS: “So you are the problem!”

Jordan: “I have a lot of company. Seriously, to begin overcoming the negative perception of modular housing, we need a few showpieces constructed using modular. And Detroit would be a good place to start.”

POTUS: “Have you got a target in mind?”

Jordan: “Yes, an auto plant that is currently unoccupied. The plant has a lot of history and is interesting architecturally.”

POTUS: “Any major problems?”

Jordan: “Building is generally sound. Couple of structural repairs. There are some environmental remediation issues. All solvable based on what we know now.”

POTUS: “There is a super fund that should pay for most remediation costs, especially if the building can be converted to a livable site. What other problems?”

Jordan: “The project seems to dovetail nicely with the strategic plan adopted by the City of Detroit. The project could be a showpiece for the City…but it needs support both in concept and financially.”

POTUS: “Is the general approach adaptable to other sites, or is this just a one-off, thank you very much program?”

Jordan: “Highly adaptable to different building configurations and interior spaces. The approach will work throughout southeast Michigan – Detroit, Pontiac, Flint, Lansing and points in between. It will also work in virtually any other US city…and worldwide.”

POTUS: “Now we’re talking. Give me three major selling points. I’ll make some phone calls for you.”

Jordan: “Three key points: (i) rehab will be the foundation for neighborhood redevelopment without changing neighborhood character (ii) rehab creates local employment, including suppliers (iii) rehab design can link to and complements other neighborhood efforts.”

POTUS: “Here’s the deal. I call three people: (i) head of HUD (ii) senior senator from Michigan (iii) senior representative from SE Michigan. You meet with each of them and get reaction to the proposal. If they support, we proceed. If not, you are on your own.”

Jordan: “Thanks. I owe you one.”

POTUS: “I’ll keep that in mind. You’ve helped me. Glad I could return the favor. Rehabbing cities is a big problem and a long-term problem. Whoever is in office is going to need lots of help.”