Building the Next Generation of Urban Infrastructure
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
Restoring Detroit’s Tree Canopy
Detroit was once known as the “city of trees,” but disease, invasive insects, and budget cuts over time have decimated our area’s distinctive tree canopy. But efforts are underway to replenish trees while also providing job training, green spaces, education, and community engagement. On Oct. 31, 2024, Sustainable Business Network Detroit hosted an informative discussion sponsored by the Fred and Barbara Erb Family Foundation regarding these efforts and how restoring tree canopy benefits individuals, neighborhoods, businesses, and the economy. The panelists were: Lionel Bradford, president and executive director, Greening of Detroit, a nonprofit focused on enhancing the quality of life for Detroiters by planting trees, providing job training, and involving youth in the education of the natural environment. It involves Detroiters in the process through community engagement, green spaces, education, and jobs. Maureen Donohue Krauss, president and CEO, Detroit Regional Partnership. DRP works to serve as a single point of contact for information, connection to services, incentives, and data for businesses who want to locate or expand in the 11-county Southeast Michigan Region. Robert Riney, president and CEO, Henry Ford Health, and leader of HFH’s $4 billion Destination: Grand initiative. The project includes a $2.2 billion expansion of HFH’s Detroit campus anchored by a new state-of-the-art hospital facility that will span 1.2 million square feet. It includes a 20-story patient tower, with three floors dedicated to providing intensive inpatient physical medicine and rehabilitation in partnership with the Shirley Ryan AbilityLab and its own Central Energy Hub, making it one of the largest fully electric-capable hospitals in the country. The event was moderated by Terry Barclay, president and CEO of Inforum, and chair of SBN Detroit. Some of the takeaways: The case for tree canopy Lionel: Growing up in Southeast Louisiana – which is very hot – you quickly learn the value of a tree. It’s also a sportsman’s paradise – We did a lot of hunting, fishing, and camping, and I developed a great appreciation for the environment and its value. I also love people. The work that we do is about people at the end of the day, so when we do this work it’s to build community and neighborhoods. We try our very best – changing landscapes and lives is our motto. When someone has been incarcerated for 20 years and needs a second chance, they can come through your program – the Detroit Conservation Corps – and they can be trained and support their families. You can train people to put trees in the ground and maintain them. Maureen: Part of my role is to inform people that economic development is more than just a new factory in your town, more than just a tax abatement. It’s creating an environment that both people and companies want to be in. Sixty percent of our projects are from international companies – when people come here for the first time, they have expectations of what a first-class city looks like… Think about Paris and its phenomenal tree canopies. People want that here. I did a little research before this event: Homes with trees sell two days faster and for 15% more than homes without. Tree value increases with age – the cost of trees has 100% payback. Three properly placed trees can reduce air conditioning by 56% and reduce home heating bills by 10% by serving as a windbreak. Bob: You may think what does a healthcare system have to do with tree canopies? HFH is absolutely committed to increasing the health of communities – the role that hospitals and doctors play is about 20%. We don’t underestimate the power of that 20%, but true health – meaning how long people will live and have a high-value life – is a partnership of healthcare, policy, and environmental factors – which are huge. You may have seen that the biggest determinant of your health is the ZIP Code that you live in. You need to have fabulous healthcare, access to it, economic security, environmental security, and food and nutrition security. At HFH we need to be a population health company – we pick and choose how we should make our mark and one of the things we believe in is the power of the tree. We have to walk the talk. The economic benefits of tree canopy Maureen: Our organization has three pillars: market, grow, and support. It’s so much better now. People are curious to hear about Detroit and see what’s happening. Talent is No. 1 – we have the second-highest amount of engineers in the country and have experienced manufacturing talent. As one of my teammates says, it’s workforce, weather, and water. When you talk about climate change, Michigan will be in the top five least affected. The right amount of tree canopy and how trees are sourced Lionel: American Forests did a study and determined that a city the size of Detroit should be at 40%. Right now we’re at 26%. We lose about 2,000 trees a year, so those have to be taken into account. We get most of our trees from New York and Indiana and, more recently, Wholesale Tree Inc. in Northern Michigan. More importantly, we’re growing our own trees now – running the Walter Meyers Nursery in Rouge Park, which is owned by the city. We’re very intentional about turning into a full-fledged operational business. Last year, we harvested our first set of trees. We have lost a lot of trees over time, and the reason we have lost a lot of those is because the city lacked the resources, and dead trees were not removed and were taken down by storms. This administration has done a great job by taking trees down when dead and dying. Working with DTE has been quite thrilling – they have given financial support to planting trees but also to making sure that the next generation of environmental stewards are trained by supporting our Green Corps summer programs and also the tree
THRIVE Collaborative’s Approach to Sustainable Development
THRIVE Collaborative is an Ann Arbor-based real estate development, design, building, and consulting firm dedicated to creating life-enhancing, grid-interactive buildings that harvest their own energy and water, create zero waste, and are beautiful and restorative. Its current project – Veridian at County Farm in Ann Arbor – is a 100% electric development, powered by solar with no gas lines or combustion appliances. It is targeted to be one of the nation’s first mixed-income net zero energy communities. SBN Detroit interviewed Matt Grocoff, THRIVE Collaborative founder and lead on the Veridian project, to find out more. Q: How do you approach creating buildings that harvest their energy and water and create zero waste, and how long have you been doing this work? A: Thrive Collaborative approaches sustainable development by aiming to create buildings and communities that align with what is necessary for the future. Our flagship project, Veridian, is a model for addressing pressing climate challenges. When we started Veridian in 2016, we were guided by the goals of the Paris Agreement, which sets a target of keeping global temperature increases below 1.5 degrees Celsius. This means eliminating fossil fuels and using only renewable energy to power buildings. I see Veridian as an act of optimism. It is a 100% all-electric community, with no gas or fossil fuels. It’s powered entirely by on-site renewable energy, including solar panels, battery storage, and geothermal systems. Every home in the development produces more energy than it consumes, ensuring it is not only sustainable but capable of energy storage for future use. The idea is to show that what we need to do for the planet can also create a beautiful and socially just way of living. Q: In your experience, what are the biggest challenges in integrating sustainable practices into real estate development in Southeast Michigan? A: One of the biggest challenges we face is that there is no existing template for what we are trying to accomplish. The science of sustainability is clear, but the regulatory framework, building codes, and conventional construction practices in the U.S. don’t match what we are trying to achieve. Veridian uses a specific permeable road surface called Ecoraster. This is an eco-friendly, flexible, porous paver made from 10% post-consumer and post-industrial recycled plastics. However, the material was initially rejected by the city. We had to prove it met the necessary standards, which took nine months to do. This is one of dozens – maybe hundreds of examples of outdated building codes and policies that just don’t align to support the materials and practices we are employing. There are also challenges related to training contractors and tradespeople in new, sustainable methods. Q: How have you navigated these challenges? A: The key is to approach it knowing that sustainable development is both necessary and possible. There are always people who say, “That’s not how construction is done,” but that resistance creates an opportunity for innovation. Q: What role does Veridian play in the broader sustainability movement in Southeast Michigan, and what are your long-term goals for this project? A: At a micro level, Veridian Farms is about creating a model neighborhood that implements the necessary solutions for sustainability. The project serves as a case study for what’s possible when we fully embrace renewable energy, energy efficiency, and zero-waste practices. At a macro level, the goal is to demonstrate that these methods can and should be replicated across Southeast Michigan and beyond. The science is telling us that we need to cut global carbon emissions in half by 2030 to prevent the worst impacts of climate change. By showing that this level of sustainability is possible today, we hope to inspire policymakers, developers, and financial systems to support and scale these efforts. Q: What are the economic implications of building sustainable communities like Veridian? A: There’s often a misconception that building sustainably is prohibitively expensive, but that’s not the case when you take a holistic view. While technologies like geothermal heating and certain types of appliances might cost more upfront, they pay off over time. Solar panels, for example, lock in energy costs for 30 years, which is far more economical than relying on fossil fuels, whose prices fluctuate. When we look at costs holistically — factoring in the environmental impact of conventional practices — sustainable building becomes the more affordable option. We must rethink what “cost” means, not just in terms of the price of materials but in terms of the long-term health of the planet and the people who live in these homes. Q: What is the timeline for Veridian? A: We proposed the project in 2016. It took a couple of years to get approved. We are almost to year nine and we have our first residents living there now. The renewable energy systems are up and running and every home is producing more energy than it uses. Homes are heated and cooled with energy provided by the sun. Instead of storm drains, we have bioswales and butterfly gardens and birds and plants. We engineer using plants and pipes, but we use natural systems to operate more elegantly than the conventional expensive, and unsustainable storm drain systems. By the end of the year, we’ll have all residents moved into our first sequence, which is 21 single-family homes. By early next year, we’ll have another ten two-bedroom lofts occupied. Q: What are some of the lessons you’ve learned from past projects that are helping guide future developments? A: All innovative projects are learning opportunities. One major lesson is the need for a significant shift in the American construction industry. Compared to Europe, where sustainable building practices are more advanced and efficient, the U.S. lags in terms of both financial structure and the materials used. We also need to address the utter lack of diversity in the trades—something Europe has done more effectively. We’ve also learned that collaboration is critical. Whether it’s working with local governments to navigate building codes or partnering with vendors to source sustainable materials, the
