Richard Hosey – Developing Companies, People, as Well as Projects

Kim Kisner
April 30, 2024
Business

The career of Richard Hosey, owner of Hosey Development LLC, has spanned development, consulting, financing, and asset management of more than 75 projects in Detroit totaling over $2.5 billion in development costs.

His most recent undertaking is the renovation of the former Fisher Body 21 plant, a $134 million project that will preserve and redevelop the plant into approximately 435 rental apartments; 38,000 square feet of commercial space; outdoor and indoor amenities; and up to 139 interior and 646 adjacent surface parking spaces. At least 20% of rental units will be affordable for those earning no more than 80% of the area median income ($51,200 or less for a two-person household).

SBN Detroit spoke to Hosey about his work and his impact on sustainability in Detroit.

Q: Tell us about Hosey Development.

A: I’ve been in real estate since 1996, and then I worked for Bank of America from 2005 to 2013 investing in urban development. That job brought me back to Detroit in 2008. I remember arguing with a city councilperson on why the Lafayette Building should not be torn down, and that it should be invested in and rehabbed. She said to me, ‘Would you do it?’ and I thought, yes, I need to stop complaining and start doing something. I started with the Kirby Center Lofts, which was an old Hebrew School in Midtown, and then it became a process after that.

Q: Talk about preserving affordable housing in Detroit and how you work to do this.

A: In 2008, the city was only building affordable housing, which created concentrated poverty.

On the other hand, as the market rate takes off, we need to ensure that it’s reasonably and rationally balanced so housing doesn’t become unaffordable. Revitalization tends to push out affordability, but the City of Detroit has an affordability requirement inside every project to ensure this doesn’t happen.

I love the work of the Detroit Land Bank. Affordable housing should not just be apartment living. With programs like Rehab and Ready, they are going into neighborhoods and driving change.

Q: You provide financing for your subcontractors. Can you tell us about that?

A: I focus on employing Detroiters. Detroit has plenty of construction talent, but there are not plenty of contractors with the capacity to carry a big job. There is an upfront economic load that comes with larger jobs, such as purchasing materials and paying for labor that many – most – construction companies in Detroit can’t shoulder.

For my first project – the Kirby Center – I started thinking what if I carry the job? I then met Mel Washington, a local developer who walked me through the process of doing so.

Now, my partner and I are using this same concept on the Fisher 21 project. We are using companies that have the skills and the organization to do a big job like this but can’t buy $1 million in HVAC equipment upfront and get paid later. So we do that part.

Fisher Exterior1 — FISHER 21 PROJECT EXTERIOR

It’s been great working this way. We get Detroit companies who do great work.

Q: How do you think sustainability plays into what you do?

A: As we build up the ecosystem such that our contractors in Detroit are getting the jobs, the economics go in a circle. Good-paying jobs mean the workers buy homes here, buy cars here, and spend their money here. That’s the ideal model.

For a lot of years, construction companies would come into the city, make their money, and go back to their homes in Oakland County or Macomb County. The key is to keep it in Detroit so the dollars stay in the community and circulate.

From an environmental standpoint, rehabbing a building versus tearing it down is much better for our planet. The challenge comes with being good to the tenant while being good to the planet. For example, we can put in huge beautiful windows, but how high is the electric bill going to be? We then need to find solutions for the most efficient furnace so the tenant isn’t impacted by a huge expense.

Q: The redevelopment of the Fisher plant is the largest Black-led development in the city. What is the importance of this?

A: I want this to become the everyday normal. So many processes focus on the idea that there is no talent or capacity in Detroit.

I hope to be able to show that larger projects can be handled by Black and Brown teams. We still have a long way to go. The Fisher project at $135 million is just 3% of the $5 billion in development announced in the last twelve months. But I hope to build a model for black funders and black talent to come together.

Q: What is the future of Hosey Development?

A: I will be in this market for the long run. I picture myself exclusively in Detroit except for one thing – mentoring new and existing developers. Again, I will feel more successful when more Black and Brown people and women are involved in development in the city.

And it’s happening. Many small and midlevel Black and Brown developers are coming into Detroit in ways you don’t see in other cities. Diverse developers are landing here because they can get a foothold. Preserving that should be a priority.

Removing barriers and growing talent based on ability as opposed to inherited wealth is one of the most important things we can provide in this market.

Be sure to subscribe to our newsletter for regular updates on sustainable business practices in and around Detroit.

Kim Kisner

With over 25 years of experience in the development and execution of strategic branding, content planning, and copywriting for brands such as Gatorade, Ford Motor Company, and Under Armour, and published by SEEN Magazine, The Jewish News, and countless health and lifestyle journals and blogs, Kim helps companies, brands, and people tell their stories.

More From SBN Detroit

Eastern Market Expands Investment in Local Growers

February 17, 2026 No Comments

Eastern Market Partnership, in collaboration with the City of Detroit’s Office of Sustainability Urban Agriculture Division, has announced $240,000 in grant funding to support Detroit-based farmers and farmer collectives. The grants will advance food access, climate education, sustainable land use, and economic opportunity, with priority given to Black- and Indigenous-led farms, youth-led initiatives, and projects rooted in historically disinvested neighborhoods. The recipients – ranging from cooperatives and community gardens to individual urban farms – were selected through a competitive request for proposals process. The funding builds on Eastern Market’s broader efforts to strengthen Detroit’s local food ecosystem, including expanded purchasing programs for urban growers, wholesale distribution improvements, and ongoing infrastructure investments such as the redevelopment of Shed 7. SBN Detroit interviewed Katy Trudeau, president and CEO of Eastern Market, about why this investment matters now, how it supports Detroit’s evolving urban agriculture landscape, and what it signals for the future of local food systems. Q: From Eastern Market’s perspective, why was this the right moment to invest in Detroit’s urban farmers at this scale? A: We’ve been building toward this moment for a few years. In 2023, Eastern Market was awarded Local Food Purchasing Assistance funding through the USDA, which created a dedicated channel for purchasing produce from Detroit’s urban farms. That program reinforced something many of us saw during the pandemic – long supply chains are vulnerable, and there is real importance in strengthening local food systems. Through that federal program, roughly 60 percent of our purchasing went directly to Detroit-based urban growers, with the remainder sourced from regional partners. It proved that we had both the supply and the community demand to sustain a more localized system. The City Council’s decision to award this new grant funding gives us another tool to invest directly in that growing network of urban farmers who are feeding Detroiters. We’ve long supported many of these growers through Saturday Market vending opportunities and other initiatives. This grant allows us to deepen that commitment and build on the foundation already in place. Q: Urban farming has long been part of Detroit’s identity. How do you see its role evolving today? A: Urban agriculture is a micro-industry in Detroit, but it plays an outsized role. It is directly responsive to the need for shorter supply chains. Growing food locally that we can eat locally strengthens access to nutrient-dense food and reduces reliance on distant systems. Many of the farms receiving grants are not only producing food but also teaching residents how to grow their own. That educational component is critical. It builds long-term capacity and strengthens food security at the neighborhood level. There are also broader impacts. Urban farms create gathering spaces where neighbors meet neighbors. They generate small-business opportunities and, in some cases, provide employment and workforce development. They help stabilize vacant land and turn it into productive community assets. It’s economic development, environmental stewardship, and social infrastructure all in one. Q: Why was the focus on Black- and Indigenous-led farms essential to the design of the program? A: Detroit is a majority-Black city, and much of the farming happening here is led by Black growers. We want investment dollars to reflect and support the communities where the work is taking place. One of the grant recipients is an Indigenous farmer who is focused on sharing the cultural importance of Indigenous agricultural practices. That educational lens adds another layer of value to the program. Supporting Black- and Brown-owned businesses has long been part of Eastern Market’s mission. Our Saturday Market vendors represent a wide diversity of entrepreneurs. This grant aligns with that broader commitment to equitable investment and representation. Q: What does food sovereignty mean in a Detroit context? A: To me, food sovereignty is about creating the ability for people to feed themselves locally, without complete reliance on large corporations or distant supply chains. Eastern Market has always played a role in that. As a public market, we provide a space where Detroiters can shop locally and support regional growers. The pandemic made clear how important local capacity can be. This grant program also supports farms that are teaching others how to grow, preserve, and prepare food. It’s about increasing independence and resilience at the household and neighborhood level. Q: How does supporting small-scale, community-based growers impact the broader regional food system? A: Michigan has a robust and diverse agricultural industry, thanks in part to our climate and access to freshwater. What we’re seeing with urban agriculture is the next generation of that legacy. Urban farming represents a micro-scale version of a long-standing agricultural tradition in Southeast Michigan. As we continue investing in it, we’re strengthening a more diversified regional food economy. Over time, as urban agriculture grows as an industry, it can become a stronger economic driver. It also reinforces the importance of regional and state-level support for local food systems. Q: How does urban agriculture reshape the conversation around Detroit’s vacant land? A: My background is in urban planning, so I think about land use a lot. Vacant land can serve different purposes depending on the context. Some farms are temporary land uses that beautify or remediate vacant lots. Others have become permanent economic enterprises that are deeply integrated into their neighborhoods. They are respected, loved, and woven into the urban fabric. Urban agriculture can address vacant land challenges in multiple ways, whether through short-term stabilization or long-term economic development. It gives neighborhoods options. Q: Looking at the selected recipients, what excites you most about the diversity of approaches represented? A: The diversity is incredibly exciting. When we reviewed the applications, we were struck by how much innovation is happening across the city. Some grantees are focused on cooking classes and community nutrition education. Others, like the Grow Moore Produce Cooperative, are leveraging the collective strength of multiple farms to provide training and shared resources. There are also initiatives that help growers turn what they cultivate into value-added products for sale at farmers’ markets. From seed starting to preservation

Building More Sustainable Homes Through Automation

February 10, 2026 No Comments

Citizen Robotics is a Detroit-based nonprofit that advances the use of robotics and digital manufacturing in residential construction, focusing on improving productivity, sustainability, and long-term affordability. Best known for its early work in 3D-printed housing, it explores how alternative construction methods and new financial models can reduce material waste, lower lifetime operating costs, and enhance the resilience of homes. SBN Detroit interviewed Tom Woodman, founder and president of Citizen Robotics, about why housing has lagged behind other industries in adopting new technologies, the structural barriers facing innovative construction methods, and what it would take for models like 3D-printed housing to move from experimentation to scale. Q: Tell me about Citizen Robotics and the impetus behind it. A: The homebuilding industry largely missed the digital revolution. Productivity has been flat for decades and, that has directly contributed to the rising cost of new construction. It has also limited progress on sustainability, from material efficiency to energy performance. At the same time, the industry has struggled to attract younger workers, in part because it’s perceived as manual and outdated. Citizen Robotics was formed in response to that dynamic. The idea was to demonstrate that a robotic future for homebuilding is not only possible, but achievable now. We centered our early work on 3D construction printing because it brings together robotics, digital design, and material innovation in a way that could fundamentally change how homes are built. Q: Citizen Robotics drew early attention for its work in 3D-printed housing. Where is the organization today? A: That early work generated a lot of interest from the community and the media. One of the most important outcomes was that people could physically experience the technology. Thousands of people toured the house, touched it, walked through it, and asked questions. You could see perceptions shift once people understood what was actually possible. Today, we’re working more directly with municipalities and partners to move toward a structure that can support real-world deployment. We’re exploring a for-profit framework that would allow 3D printing to achieve broader impact, including a model we call “Build for Equity,” which combines rental housing with shared equity over time. Q: In your experience, what are the biggest barriers to scaling new housing technologies like 3D printing? A: Many people assume the barrier is more innovation — better robots, better materials. In reality, we’ve shown that even existing robotic systems can deliver meaningful gains, not only in productivity but in material efficiency and long-term performance. The real barriers fall into four areas: market acceptance, continuity of capital, industry conservatism, and a funding gap around productivity. Housing is expensive no matter how it’s built, and resale value is always top of mind. Anything outside the mainstream creates anxiety for buyers, lenders, and developers. Sustainability benefits, such as durability, resilience, and lower operating costs, are rarely reflected in how homes are valued or financed, which makes adoption harder. There’s also a Catch-22. To make homes cheaper, you need volume and repetition. But to get volume, you need lenders to underwrite projects, and they need comparable data that doesn’t yet exist. Q: Why has housing been so slow to adopt automation compared to other industries? A: A big part of it comes down to incentives. Construction largely delivers what the system pays for. The way homes are financed, maintained, and insured often works against affordability over the long term. If we want healthier, more durable homes, we need to reward innovation rather than cost-cutting that degrades quality. Right now, the system works well for those already positioned to profit from it. Changing outcomes requires changing incentives. Q: From your vantage point, where is the greatest opportunity to rethink how homes are built? A: One of the biggest opportunities is Detroit’s inventory of residential lots, combined with a different financial model paired with industrialized construction methods. Build for Equity is about constructing homes for rent while allowing renters to build equity over time through a shared fund structure. That model allows us to focus on the total cost of ownership. From a sustainability standpoint, materials like concrete offer fire, flood, and storm resilience, along with lower long-term maintenance and operating costs. When homes are evaluated based on total cost of ownership — including energy use and durability — innovation becomes much easier to justify. Q: What does it take to keep an innovation-focused organization viable during periods of uncertainty? A: It’s difficult, particularly in a challenging fundraising environment. But the need hasn’t gone away. Around the world, 3D construction printing is advancing – in Texas, Florida, Ontario, Kenya, Japan, and beyond. We learn from those efforts and adapt what makes sense locally. The key is securing capital for repeatable projects so the technology can move beyond prototypes and generate the data lenders need. Q: What would meaningful progress look like for Citizen Robotics over the next few years? A: Moving from prototypes to a repeatable playbook that lenders are comfortable underwriting. Training and placing at least 60 workers into high-tech construction roles. Scaling projects across multiple municipalities. Michigan has the ingredients to become a proving ground for innovative and more sustainable construction, from advanced manufacturing expertise to policy interest in sustainability. The challenge is unlocking the first wave of projects. Q: What needs to change for innovative housing models to become permanent? A: We need financing structures that optimize for total cost of ownership, not just upfront cost. Philanthropy can play a role in de-risking early projects and funding workforce development. Policy matters too. Zoning reform, incentives for net-zero housing, and support for local job creation all help create space for innovation. With the right mix of public, private, and philanthropic investment, we can keep jobs local, improve housing quality, and move toward a more sustainable construction system. Be sure to subscribe to our newsletter for regular updates on sustainable business practices in and around Detroit.

Rethinking Hydrogen Production

February 4, 2026 No Comments

Detroit-based OneSix Energy is a clean-energy technology company focused on advancing a lower-carbon approach to hydrogen production. Headquartered at Newlab in Detroit, the startup is developing a proprietary methane pyrolysis system designed to produce hydrogen without carbon dioxide emissions, while also generating solid carbon as a co-product. SBN Detroit interviewed with cofounder Stefan Sysko about the company’s origins, its approach to hydrogen production, and why Detroit is positioned to play a leading role in the next phase of the energy transition. Q: Can you give us the elevator version of OneSix Energy — how it got started, the impetus behind it, and the approach you’re taking to hydrogen production? A: OneSix Energy really began with my co-founder, Dan Darga, who back in 2002 was working at General Motors. He read about the hydrogen economy and immediately knew he wanted to be part of it. He transferred to GM’s fuel cell division in upstate New York, then later worked for a solid oxide fuel cell company. While there, he kept running into the same problem: carbon buildup clogging systems. His perspective was that we were fighting nature instead of working with it. That led him to start thinking differently about surfaces, materials, and how carbon behaves. Dan eventually left to work at NASA’s Jet Propulsion Laboratory, where he learned how to take ideas from concept to deployment in extreme, real-world conditions. He combined these two experiences, refined them, and approached me. I’ve been a lifelong entrepreneur, and I felt I had one more startup in me — one that could genuinely address a major global challenge. We incorporated OneSix Energy nearly two years ago, bootstrapped the initial design and modeling, filed a patent that’s now pending, raised a friends-and-family round, built and independently tested a prototype, and are now moving toward a pilot phase. Q: What problem is hydrogen uniquely positioned to solve that other energy carriers can’t? A: Hydrogen is incredibly energy-dense by mass, and when it’s used, the only byproduct is water vapor. It’s versatile — it can be used as a fuel for power generation or as a chemical feedstock. Hydrogen has been called “the fuel of the future” for decades but it’s difficult and expensive to produce cleanly. Today, about 90 percent of hydrogen is made using steam methane reformation, which is cheap but very dirty — roughly 11 tons of CO₂ for every ton of hydrogen produced. Electrolysis, on the other hand, is clean but extremely expensive and water-intensive. It requires fresh water, significant electricity, and even when powered by renewables, you lose about half the energy in the process. When you look at sectors like data centers — which already consume enormous amounts of electricity and water — electrolysis actually worsens the problem. Our system is different. We’re off-grid. We recirculate a fraction of the hydrogen we produce to power our reactor, so we don’t need external energy, and we don’t use water. In fact, we generate fresh water as a byproduct. Q: Can you explain methane pyrolysis and what OneSix Energy has developed? A: Methane pyrolysis involves taking methane — CH₄, the main component of natural gas — and breaking it into hydrogen and carbon using high temperatures in the absence of oxygen. Because there’s no oxygen, you don’t form CO₂. Instead, you produce solid carbon. That solid carbon – or “carbon black” – is actually valuable. It’s used in products like tires, shoe soles, and industrial materials. There’s a roughly $40 billion global market for carbon black today. Our goal is to upcycle that carbon while producing hydrogen at a lower cost than electrolysis, without water use or external energy input. Q: Hydrogen production often involves trade-offs. What innovations are helping overcome those barriers? A: Right now, the industry is stuck between options that are either cheap and dirty or clean and expensive. What’s changing is the recognition that we need new pathways — not just incremental improvements. Innovations in materials science, reactor design, and system efficiency are making approaches like methane pyrolysis viable at scale. The key is eliminating emissions without introducing new resource constraints. Q: Where do you see the earliest and most impactful applications for clean hydrogen? A: Two areas stand out immediately: data centers and shipping ports. Ports face increasing regulatory pressure because of emissions from ships idling while docked. Hydrogen-powered equipment and shore power could significantly reduce pollution while keeping operations moving. We also see opportunities in power generation for buildings, factories, and industrial facilities. Long-term, hydrogen fuel for heavy-duty transportation — Class 8 trucks, for example — is very compelling. Electrifying those vehicles requires massive and expensive batteries that reduce payload capacity. Hydrogen avoids that issue. Q: Why build a clean-energy technology company in Detroit? A: Detroit put the world on wheels. There’s no reason it shouldn’t lead the energy transformation. We’re at Newlab, surrounded by engineers, manufacturers, and people who understand how to scale physical systems. Detroit is a perfect microcosm — a place where you could demonstrate how an entire city transitions to clean energy. Plus, I was born and raised in the city, so it’s home to me. Q: What misconceptions do you encounter most often about hydrogen? A: The first is safety. People immediately think of the Hindenburg. But hydrogen is actually lighter than air and dissipates quickly, whereas gasoline fumes stay low and linger. When you look at safety data, hydrogen performs very well compared to other fuels. The Hindenburg taught us the hard way that we need to develop unique handling procedures for hydrogen – and we have. Q: What should Michiganders understand about hydrogen’s role in a sustainable energy future? A: Michigan potentially has significant natural hydrogen resources, which should be explored. But we need to remember that it will likely be years, if not decades, before that becomes viable, We also have the Great Lakes — which must be protected. If all hydrogen today were produced via electrolysis, the water consumed would be equivalent to Lake St. Clair

Inside Michigan’s Environmental Justice Landscape

January 29, 2026 No Comments

Regina Strong serves as Michigan’s first Environmental Justice Public Advocate, leading the state’s Office of the Environmental Justice Public Advocate. Her role focuses on addressing environmental justice concerns raised by communities, helping residents navigate environmental systems, and working across state agencies to improve equity in environmental decision-making. SBN Detroit interviewed Strong about the challenges communities are facing across Michigan and what environmental justice work looks like in practice. Q: As Environmental Justice Public Advocate, what does your work look like day to day? A: There really is no typical day. This role was created to address environmental justice concerns and complaints, to advocate for equity, and to help communities navigate systems that can feel opaque or inaccessible. That can mean many things. On a given day, I might be working on our Environmental Justice Screening Tool as we migrate it to a new platform, meeting with one of our 43 grantees across the state, or sitting down with other state departments or divisions within EGLE, where my office is housed. Other days are spent directly with community members – listening to concerns, helping them understand what levers exist, and figuring out how to move forward. The work ebbs and flows depending on what’s happening in communities. Over the past seven years, we’ve seen some issues emerge seasonally, in response to new development, extreme weather, or long-standing infrastructure issues. Ultimately, my work is deeply relational and constantly evolving. Q: What are the most pressing environmental justice issues you’re hearing across Michigan and how do they differ between urban, suburban, and rural communities? A: There’s actually a lot of overlap across geographies. Whether people live in dense urban neighborhoods, suburban communities, or rural areas, we consistently hear concerns about water – lead service lines, contaminated wells in rural areas, and flooding. Air quality is another major issue, especially near industrial corridors or transportation infrastructure. In more densely populated areas, concerns often cluster around industry, waste facilities, landfills, and cumulative air pollution. In rural areas, it may be wells, septic systems, or access to clean drinking water. Across all regions, energy burden comes up frequently, particularly during winter months, when households are forced to spend a disproportionate share of income on utilities. Climate change is amplifying many of these issues. Flooding, power outages, and extreme weather events are becoming more common, and their impacts are not evenly distributed. The underlying issues may differ by location, but the throughline is vulnerability tied to infrastructure, income, and exposure. Q: What are the hardest gaps to close when translating community concerns into action? A: One of the biggest challenges is that environmental justice issues rarely fall under a single authority. A concern may involve state permitting, local zoning, county health departments, and federal regulations all at once. Our office often helps communities navigate those layers. From an environmental justice perspective, equitable access to decision-making is critical. We work to ensure voices are heard, especially in communities that have historically been underserved. We do a lot of resilience planning in – for example – the 48217 ZIP code (Southwest Detroit) in the heart of a very dense industrial corridor. We also work with communities near hazardous waste facilities and communities with drinking water concerns. Many of these challenges have deep historical roots. Our role is often about helping communities access resources, understand processes, and advocate effectively while acknowledging that solutions are rarely immediate, yet possible. Q: To that end, how does history complicate environmental justice work today? A: History matters a great deal. Many environmental regulations around air and water are set at the federal level and applied category by category. Communities, however, experience impacts cumulatively – air, water, land use, and health intersecting in daily life. That mismatch creates tension. Residents want holistic solutions, but regulatory frameworks don’t always account for cumulative impacts. Before the Clean Air Act and Safe Drinking Water Act, people lived near industrial facilities for decades – and still do. Laws have improved, but legacy exposure and infrastructure decisions remain. Balancing regulatory constraints with community realities is one of the most complex aspects of this work. Q: What structural or systemic barriers are hardest to change? A: Policy is often written within narrow frameworks that don’t always center people’s lived experiences. That’s a persistent barrier. Another is data – how it’s collected, interpreted, and applied. MI EJ Screen, the state’s environmental justice screening tool is designed to help address that gap. It looks at environmental conditions, demographics, and health indicators together, creating a shared reference point for communities, government, and industry. The first version was launched in 2024, and expanding its usability is a priority because shared data helps align conversations and advocacy. Understanding how existing laws interact and where they fall short remains both a challenge and an opportunity. Q: How has your background in clean energy advocacy and community development shaped your approach? A: Where you live often determines the challenges you face. Working in community development and later in clean energy made that clear. Lower-income communities and communities of color are more likely to experience environmental burdens, often due to proximity to industry or aging infrastructure. That perspective informs everything I do. Some issues can be addressed through regulation, but others require working directly with communities to improve daily quality of life. Our Environmental Justice Impact Grant Program is one example – 43 grants statewide, including many in Detroit, supporting grassroots organizations, schools and communities addressing local concerns. This office sits outside of regulatory enforcement, which allows us to take a broader, more human-centered view. Q: How do you think about progress for residents living with impacts right now? A: Progress can look small but be very meaningful. Having a dedicated office focused on environmental justice is progress. Having tools that didn’t exist before is progress. If progress means a senior is no longer dealing with basement flooding because they received support for a sump pump, that matters. We have to focus on both micro-level quality-of-life improvements and

Building the Next Generation of Urban Infrastructure

January 21, 2026 No Comments

Founded in 1965, Gensler is a global architecture and design firm working across sectors including urban development, commercial real estate, and civic infrastructure. SBN Detroit sat down with Najahyia Chinchilla, senior associate and sustainability consultant, to discuss mass timber, embodied carbon, and what sustainable construction means for Southeast Michigan. Q: Why is wood re-emerging right now as a serious option for large-scale, urban construction? A: Mass timber blends strength, sustainability, and design quality in ways few materials can. Wood has been used for centuries, but today’s engineered timber products – CLT, glulam, DLT, and NLT – bring a new level of precision, consistency, and performance that aligns with modern building requirements, including strict quality control and predictable fire resistance. Another driver is the industry’s increasing focus on reducing embodied carbon. Compared to steel and concrete structural systems, mass timber can significantly lower a project’s carbon footprint. At the same time, sustainably managed forests contribute to carbon sequestration and biodiversity, while modern processing methods reduce waste. Wood’s lighter weight also cuts fuel use and emissions during transportation, particularly when sourced regionally. From a delivery standpoint, mass timber offers compelling schedule advantages. Prefabricated components, lighter assemblies, and the ability to sequence work in parallel can meaningfully shorten construction timelines, an increasingly important factor for clients who need projects delivered quickly and efficiently. Q: Detroit and the Midwest have long been defined by steel, concrete, and manufacturing. How does mass timber challenge or complement that legacy? A: Mass timber is highly complementary. Michigan was once the nation’s top lumber producer, giving the region a timber legacy that predates its steel and concrete era. At Gensler, we’re designing hybrid systems, such as Fifth + Tillery in Austin, that combine timber and steel to modernize existing structures. For each project, we partner with clients, engineers, and contractors to select the right system based on performance, sustainability goals, schedule, and budget. As mass timber gains momentum for its lower embodied carbon, it is also prompting steel and concrete industries to innovate and compete. Q: How do projects like the tall timber work featured at the MSU Tall Timber exhibit help shift conversations about what sustainable urban buildings can look like? The MSU Tall Timber exhibit, at Chrysler House (open until March, 2026), is a great way to broaden the conversation across the design and construction industries, real-estate community, property owners and the public on what is possible. The exhibit includes Gensler’s Proto-Model X project for Sidewalk Labs and mass timber projects from across the state. The curation team is also doing a great job of hosting events and panels that give project teams a chance to talk about projects and lessons learned. In legacy industrial cities, where we have a strong existing building inventory, we have a responsibility to preserve and repurpose our buildings. Nothing is more sustainable than reutilizing buildings and reducing waste, as seen with the Book Depository building in Corktown. For new buildings, we also have a responsibility to build for the future and make the best choices that we can with the materials at our disposal. Mass Timber is a responsible option and should always be considered. Q: Beyond sustainability, what design or human-scale qualities does mass timber introduce that more conventional materials often don’t? A: Wood brings a natural warmth and biophilic quality that supports wellbeing – lowering stress, improving cognitive function, and creating spaces that feel welcoming and calm. Exposing the structure adds authenticity and makes the architecture legible, helping people feel more grounded in the space. Q: What makes Michigan uniquely positioned to lead in mass timber and low-carbon construction? At the MSU Michigan Mass Timber Update in December, I was able to see the strength of the Michigan mass timber community coming together. The institutional leadership from Michigan State University and their director, Sandra Lupien, is positioning Michigan’s mass timber capabilities on a global level. Connections are being established across the market from – architects, structural engineers, MI EGLE, code officials, business and economic development associations, workforce training leaders to contractors and suppliers. Q: How could mass timber and life cycle thinking influence redevelopment in cities like Detroit, where adaptive reuse and reinvestment are central to the urban story? A: Detroit has led in adaptive reuse for over 25 years, proving that reinvesting in existing buildings delivers cultural, social, economic, and environmental value. Mass timber and lifecycle thinking are the next steps, offering lower carbon pathways as the city continues to grow. To make informed decisions, architects and clients need a full understanding of a material’s life cycle, from extraction and manufacturing to reuse and end of life. This is why circular economy thinking is so critical to future development. At Gensler, our Gensler Product Sustainability (GPS) Standards help guide this process by providing clear, industry-aligned criteria that accelerate the adoption of lower carbon materials in collaboration with the Common Materials Framework. Q: In a region shaped by reinvention, how do you see sustainable materials and measurement tools contributing to the next chapter of Detroit’s built environment? A: Detroit and Michigan have always thrived on reinvention. That same spirit of creativity positions the region to lead in the next wave of sustainable development. Our climate challenges, paired with the natural and industrial resources already here, create an ideal environment for adopting materials and strategies that will help Michigan thrive through future change. The growing investment in next-generation technologies is especially exciting. As industries across the state push toward innovation, there’s real potential for that momentum to drive broader adoption of low carbon materials, mass timber, and performance-based design tools. If we want to attract new residents, businesses, and industries, we need to shape buildings and public spaces that reflect where Detroit is going – healthy, efficient, resilient, and future focused. Q: As sustainability expectations continue to rise, what do you think will separate projects that genuinely reduce impact from those that simply meet minimum standards? Minimum standards are steadily improving as energy codes tighten and reduce allowable energy use, which means operational carbon is no longer the primary differentiator. What will set truly impactful projects apart is a commitment to addressing embodied carbon as well. Conducting Life Cycle Assessments (LCAs) early in design gives clients and teams a clear baseline and empowers them to make more informed material choices. Projects that are serious about reducing their overall footprint will also look beyond efficiency to incorporate clean energy—whether by purchasing renewables from their utility or integrating onsite solutions. Michigan is particularly well-suited for ground source heat pumps, with stable underground temperatures that perform reliably through freezing winters and hot summers, and a strong network of engineers and installers who understand the technology. In short, the leaders will be the teams that measure comprehensively, design holistically, and pair low carbon materials

Urban Tech Xchange and Detroit Smart Parking Lab

January 20, 2026 No Comments

Now in its fourth year of operation, Urban Tech Xchange (UTX) has become a living laboratory where emerging technology startups can test, refine, and validate smart urban systems in real-world conditions. Launched through a collaboration between Bedrock, Bosch, Cisco, and Kode Labs, UTX builds on the foundation of the Detroit Smart Parking Lab (founded earlier by Bedrock, Ford, MEDC, and Bosch) expanding its scope beyond parking into logistics, energy, building automation, accessibility, and freshwater tech. What differentiates UTX from other technology incubators and accelerators is its emphasis on real-world deployment. Rather than testing concepts in isolation, startups pilot technologies directly within Detroit’s streets, curbsides, buildings, and rooftops, allowing solutions to be measured against real constraints such as emissions reduction, infrastructure utilization, and resident impact. Over the past four years, that approach has helped deploy dozens of pilots and move some into active use. SBN Detroit interviewed Kevin Mull, Bedrock’s Senior Director for Strategic Initiatives, about how Southeast Michigan’s legacy industries are shaping the next era of sustainable urban logistics—and how incremental efficiencies can deliver meaningful environmental gains at city scale. Q: What factors help position Southeast Michigan to rethink how urban logistics can improve daily life in cities like Detroit? A: Southeast Michigan has been designing, building, and deploying mobility solutions for generations. What’s different right now is that we’re at a special moment where the relationships, the talent, and the physical space all align. We have room to test ideas, and we have strong public-private partnerships that allow us to deploy technology. Bedrock’s Detroit Smart Parking Lab (DSPL) and Urban Tech Xchange (UTX) give startups the ability to move beyond theory. Through platforms like the Michigan Mobility Funding Platform, we’ve been able to deploy a million dollars in grants to early-stage companies tackling real logistics and mobility challenges. Over the past four years, several of those pilots have become production-ready solutions now operating across Detroit—from curbside EV charging to streetlight-mounted charging systems. Q: How do wasted miles, underused infrastructure, or inefficient logistics affect urban environments and quality of life? A: Wasted miles translate directly into congestion, emissions, and frustration. Vehicles circling for parking, trucks idling in residential areas, or delivery vehicles double-parking because curb space isn’t managed well—all of that erodes the day-to-day experience of a city. Underutilized infrastructure is another big issue. Curbsides, loading zones, rooftops—these are valuable assets that often aren’t managed intentionally. At Bedrock alone, we process roughly 100,000 parking transactions per month. Every single one of those transactions is an opportunity to reduce friction or create value. We are focusing on solutions that remove friction. One example is IONDynamics, that’s working on automated EV charging. Another is HEVO – a wireless charging solution. Small improvements, repeated thousands of times, add up quickly. Q: How do smarter logistics systems change the way residents experience sustainability day to day? A: Sustainability becomes tangible when it improves daily life. Fewer vehicles circling means cleaner air and quieter streets. Better-managed loading zones mean safer sidewalks. More predictable deliveries mean less congestion during peak hours. One pilot we ran used a small autonomous robot to transport food scraps between restaurants and upcycling locations. Over the course of that project, it diverted more than 2,600 pounds of food waste and eliminated nearly 1,200 pounds of greenhouse gas emissions by replacing traditional vehicle trips. It also avoided the use of about 56 gallons of fuel. Those numbers matter, but what residents notice is the absence of friction—less noise, less traffic, and fewer large vehicles in tight residential spaces. Sustainability works best when it’s embedded into systems people already rely on. Q: How can improved last-mile logistics help reduce unnecessary driving and strengthen neighborhood connectivity? A: The last mile is one of the most important parts of the logistics chain and is often the most inefficient. A lot of energy is going into that space right now because it has outsized impact. Better coordination of curb space, smarter delivery scheduling, and multimodal solutions all reduce the need for unnecessary trips. When people can reliably park, receive deliveries, or access transit without friction, neighborhoods become more functional and connected. We focus on the edges—where parking garages meet transit, where delivery vehicles meet sidewalks, where people move between modes. Improving those interfaces creates meaningful gains without massive infrastructure investments. Q: Many of the technologies supported by UTX reduce congestion and emissions. How do you think about sustainability in this work? A: Sustainability is an outcome of better systems rather than the starting point. When you reduce wasted miles, idle time, and inefficient use of infrastructure, the environmental benefits follow naturally. If we can take miles off the street, shorten dwell times, or make curb space and parking more productive, we reduce emissions without asking people to change their behaviors. Across the Bedrock portfolio, we also think a lot about avoided infrastructure. For example, we’re exploring automated valet parking technology start-ups that aim to allow cars to park closer together and improve garage efficiency by an estimated 20 percent. That can delay—or eliminate—the need to build new parking structures, which has a significant embodied carbon impact. Another example is an automated robot charging solution from Ion Dynamics, which has a charging robot move to the vehicles require charging, which is a dynamic solution that avoids adding costly fixed charging infrastructure. The same logic applies to delivery drones, ground-based robots, and micro-mobility. Moving packages through the air or via small electric vehicles instead of gas-powered trucks reduces fuel consumption and congestion. Q: Where do you see the biggest opportunities for Southeast Michigan cities to improve logistics in ways that benefit both residents and businesses? A: The opportunities are everywhere, but they’re often measured in inches rather than miles. Smarter curbside management. Better coordination between delivery systems and transit hubs. More efficient use of shared infrastructure. Individually, these improvements may seem small. But in the aggregate, they have outsized impact. Through platforms like UTX and DSPL, we’re helping startups test those ideas, refine them, and scale what