Highland Park Ford Plant: Documentation and Redevelopment

Highland Park Ilene R. Tyler Ford Plant: Documentation and Redevelopment

Historic documentation is guiding strategies to preserve an important automotive site.

Fig. 1. Highland Park Ford Plant, The Highland Park Ford Plant is located along Woodward Highland Park, Michigan, aerial view, April 25, 1927, illustrating Avenue in the Michigan community of Highland Park, the plant during its period of significance, 1910-1927, with its northwest of Detroit. Designed by noted industrial architect Albert Kahn, full build-out along Woodward the Highland Park Ford Plant, birthplace of the moving assembly line, was the Avenue. From the collections of scene of numerous inno vations in automotive mass production between 1910 The Henry Ford, Accession 1660, and 1926. The buildings are notable for their use of reinforced concrete and Box 130, image ID P-833-48953. brick, roofs that are either flat with monitors or saw-tooth, and other distinctive architectural features that are characteristic of Kahn’s industrial work. The Woodward Avenue Action Association (WA3) is an umbrella organization encompassing 11 local governments along the Woodward Avenue corridor from Detroit to Pontiac, Michigan. Formed in 1995 as a nonprofit corporation, the mission of WA3 is “to enhance and improve the visual, economic, functional and historic significance of the 27-mile Woodward Avenue Corridor through public, private, local and regional partnerships.”1 Documenting the vast, 100- acre urban landscape of the historic Highland Park Ford Plant was funded by the State Historic Preservation Office and the Michigan State Housing Development Authority. Quinn Evans Architects was hired in 2012 as consultants to lead the research, assessment, and documentation process.2 36 HIGHLAND PARK FORD PLANT

The scope of the project included pro- Fig. 2. Panoramic view, c. ducing three guiding documents: a 1920s. In the 1920s Building cultural resource management plan OO (foreground) housed Ford’s offices and salesrooms, (CRMP) for the entire site, a historic a showpiece fronting on structures report (HSR) for three struc- Woodward Avenue. From the tures, and documents for a new local collections of The Henry Ford, historic district. Boundaries would in- Accession 833, Box 24, image corporate the previously designated Na- ID P.833.47603. tional Historic Landmark district. Each document had a deﬁned purpose, but Fig. 3. Building AA, fourth the comprehensive study allowed for floor, Henry Ford Trade School overlapping efforts and shared research. students, 1922. This is the This paper describes how these docu- only photograph found of the ments were conceived and how they are interior of Building AA, fourth being used to guide redevelopment that floor. Machine shops and the three-story craneway were will protect the historic automotive site on the lower floors. From the and at the same time encourage compat- collections of The Henry Ford, ible new uses that will contribute to the Accession 1660, Box 167, local economy. image ID P.833.32685.

Developmental History Fig. 4. West elevations of Buildings OO and AA, Dec. A well-researched history of the High- 10, 2014, viewed from across land Park site, the Ford Motor Com- Woodward Avenue. Boarded- pany, and Henry Ford himself was up windows indicate where essential for all of the documents but original windows were especially for the cultural resource man- removed. Both buildings are agement plan and historic structures vacant. Photograph by the author. report. The most complete primary sources were found in collections at the Bentley Historical Library at the Univer- sity of Michigan and at the Benson Ford Research Center in Dearborn, Michi- gan. Drawings and photographs in The story of the Highland Park Ford Highland Park offered a larger land area those collections confirmed how the site Plant actually begins elsewhere, first for development, proximity to railroad developed over time and when buildings near Dearborn, where Henry Ford was lines, and lower taxes than Detroit. In were added, thus documenting the pe- born in 1863, then later in downtown 1907 Ford purchased 60 acres there, riods of change. From this information, Detroit, where the Ford Motor Com- including a racetrack at the southwest the team compiled a history that ex- pany was founded in 1903. From the corner, which he intended to use as a plained both the evolution of the plant beginning Ford saw that his company’s test track for new cars. In 1918 Ford site and its importance to the history of future lay in producing inexpensive, purchased an additional 40 acres to the Highland Park. Much has been written durable vehicles that would appeal to north, along the railroad right-of-way. about Henry Ford and his Motor Com- a wide range of customers. He quickly This combined property provided room pany, enabling the team to recreate the outgrew his rented quarters on Mack for growth and was near major road- timeline of events and the sequence of Avenue in Detroit and in 1905 moved ways (Fig. 1). However, the one missing building construction. This information operations into his first purpose-built component of the transportation infra- was also summarized in the 1977 Na- factory, a plant at the corner of Piquette structure —access to water for shipping tional Historic Landmark nomination.3 and Beaubien streets. This second loca- finished vehicles and receiving raw ma- Well after the primary research was tion is where, in 1908, Ford and his en- terials — eventually caused the undoing completed, the original construction gineers designed and began assembling of the Highland Park site. Even while drawings for Buildings OO, NN, and the Model T. Within a year Ford was construction of Highland Park was un- AA were found in the archives at Albert again looking for more space. He found derway and production of the Model T Kahn Associates.4 it in Highland Park. was expanding every year, Ford had his eye on a site on the River Rouge near

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Dearborn. Construction of the Rouge the site and the interiors of the buildings on paper and using iPad applications), Plant buildings began as early as 1917, require prearranged entrance through notations on reference floor plans but production did not begin there for secured checkpoints during specific and (copies of 1940s tenant plans, not the another ten years. A new vehicle, the limited hours. The plant is still a manu- original construction drawings), and Model A, was introduced in 1927 at the facturing site, and its owners have very a laser scan of the exterior envelope new plant; at the same time, production real concerns about security and safety. of the three buildings, plus an interior of the Model T was terminated, and the Most workers and all visitors, includ- scan of the three-story craneway in prominence of the Highland Park plant ing our team members, are logged in Building AA. Midwestern Consulting, ended. at the historic Manchester Street gate Inc., an engineering firm, captured the before being allowed to proceed into the laser-scan data using a Leica HDS 6000 Although Highland Park never pro- site. Fieldwork was scheduled during a with a high resolution of approximately duced another automobile after 1927, three-day period in October 2012, dur- 20 to 40 million data points per setup. the Ford Motor Company did not ing which time no inclement weather The initial plan was to perform scans abandon the site. The enormous facili- was anticipated. every 60 feet along the perimeter and ties were utilized to manufacture Ford approximately 40 feet away from the trucks and tractors, as well as Ford The former plant site is still used for in- building. A few additional scan setups automotive trim. Buildings constructed dustrial purposes, although with a low were added to acquire information that from 1919 to 1926 were used for the level of active use. It was important that was partially or fully obstructed by the company’s administrative offices and the team’s presence not impede ongoing scanner’s line of sight. The fieldwork automobile sales, machine shops, and work activities or movement of materi- included more than 50 scans taken in education (Figs. 2 and 3). These build- als. Some buildings did not require or one full day. Back in their office, Mid- ings remain today in the northwest merit inspection for documentation; western Consulting registered the scan corner of the site, abandoned and van- other buildings still owned by Ford setups, processing them to tie individual dalized but retaining their character- were opened only for a visual observa- scan worlds together into one compre- defining features (Fig. 4). They are re- tion, and the team was escorted quickly hensive point cloud. The engineers then ferred to as Buildings OO, NN, and AA, through them without being allowed to removed unnecessary scan data, such as all of which complemented the original collect any building data. Ownership neighboring street traffic, trees obstruct- Administrative Building O, Executive of two buildings included in the HSR ing the building, and pedestrians, and Garage N, and Assembly Plant A, which has been transferred to WA3; the rest unified the project point cloud, which were demolished in 1960. of the site remains in a complicated mix was then delivered to Quinn Evans of ownership and use and as a result Since the 1960s the Highland Park fa- Architects for use with Leica Cyclone received only a cursory overview inspec- cilities have been on the decline, and Cloudworx software. tion adequate for producing the cultural several of the remaining historic build- resource management plan. After the Interior spaces, like the suites of offices ings were demolished. At the same time study was completed, National Equity in Building OO, are impossible to scan recognition of the site’s historic signifi- Corporation, which had owned Build- with any efficiency, but the large open cance was growing. In 1956 the site was ings OO, NN, and AA, backed away space of the craneway of Building AA listed on the Michigan State Register of from an agreement to also sell Building was straightforward. The scanned data Historic Sites, followed by listing in the AA to WA3. provided enough information to create National Register of Historic Places in accurate exterior elevations, footprint 1973 and then recognition as a National The three buildings to be documented plans, and a section through the crane- Historic Landmark in 1978. As noted in the HSR were completely vacant, way (Fig. 5). Using Leica’s Cloudworx in the National Register nomination and the consultant team was allowed software for Revit, Quinn Evans Archi- form, while Henry Ford is best known in them unaccompanied over a period tects created a 3D model of the build- for his Model T, his “unique achieve- of three days. Under the leadership of ings. At the time of the fieldwork, the ment,” in the words of historian Daniel Quinn Evans Architects, the team col- team assumed that original drawings J. Boorstin, “was less in designing a laborated on a management plan that would be located quickly; although durable automobile than in designing would efficiently utilize the skill sets of they were eventually found, the other newer, cheaper ways to make millions of the individual team members to collect recording methods became all the more one kind of automobile.”5 as much data as possible in the allot- important because the information was ted time. The team included architects, immediately available to the project landscape architects, a historian, a civil team. Because the drawings were needed Existing Conditions engineer and surveyor, structural engi- primarily to document existing condi- neers, mechanical/electrical engineers, Existing conditions at the Highland tions as illustrations in the HSR, it was and a materials conservator.6 Park Ford Plant were documented in not critical to verify interior and detail 2012. The exteriors of the buildings The project used a variety of methods dimensions for drawings such as would fronting on Woodward Avenue are ac- to document and assess conditions, in- be necessary for construction docu- cessible to the public, but the interior of cluding photographs, field notes (both ments. This step would come later, if

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and when tenants decided to move into Of the three buildings documented Fig. 5. High-density laser-scan the buildings. for the HSR, Building AA is in the composite image illustrating best condition — dry and structurally the interior of Building AA, with Microscopic paint analysis was used a cutaway view looking north stable, and with operational electrical to determine the evolution of painted through the three-story craneway and plumbing systems (Fig. 6). Prior to finishes in the automobile showroom in overlaid on the site plan of the study, building AA had been used Building OO. Representative samples current conditions, 2012. Drawing for the storage of Ford company files, by Brandon Friske, Quinn Evans were taken from walls, ceilings, trim, which required reliable climate control Architects. and decorative elements, such as rope and protection against water intrusion. moldings, and analyzed using an Olym- However, the building has many obvi- pus SZ trinocular microscope equipped ous problems — a failing roof with with a Cole-Parmer fiber-optic, color- numerous leaks, especially around correct, 5200K light source. Colors building. The exterior laser scans and a roof drains, and severely corroded and were matched to the Munsell Color set of meticulously sequenced exterior misaligned windows. While the roof System Matte Collection. Wherever photographs keyed to a photo log docu- would be a straightforward repair, the possible, samples included a full paint mented these conditions for reference in windows are another matter, as the stratigraphy and a section of substrate. writing the HSR. concrete openings have been severely Microanalysis determined that walls compromised. Water infiltration is caus- Conditions in adjacent Buildings NN and ceilings were initially painted and ing corrosion of the embedded rebar, and OO were more critical and unsafe. scumble glazed, but they now bear little and freeze-thaw cycles are widening the Both of those structures have been resemblance to their original appear- cracks and open joints. Like the dam- abandoned, vandalized, and left ex- ance. This documentation of the origi- aged window openings of Building OO, posed to the elements for decades. The nal finish and targeted original color many of the windows in Building AA survey team stepped carefully across a will allow full restoration of the plaster were forcibly pushed out of their open- field of moss-covered broken glass in walls and ceilings.7 ings and split apart by lifting equipment Building NN (Fig. 7) and over piles of used to remove the files stored in the fallen plaster in Building OO. 39 APT BULLETIN JOURNAL OF PRESERVATION TECHNOLOGY / 46:2-3 2015

Building NN, once an executive garage, had a failed roof, as evidenced by the glittering array of broken glass and dangling steel straps and moldings no longer able to support the ﬂat concrete tiles and corrugated-wire glazing. Much of the steel frame was in fair condition, except for several trusses and truss-to- column connections that are severely corroded. The masonry end walls suf- fer from eroded mortar joints, cracked brick, and displaced parapet stones. The pattern of daylight and shading from the roof materials contributes to the distinctive quality of the interior space. In order to preserve and restore this character-deﬁning feature, the big- gest challenge for Building NN will be reconstruction of the glazed roof and monitor with its steel walkway that runs the entire length of the building (Fig. 9).

Cultural Resource Management Plan The purpose of the CRMP is to guide the rehabilitation and adaptive reuse of the Highland Park Ford Plant site.8 This document addresses the entire site; it provides a macro-level overview of its historical development, reports on its current conditions, describes an approach to reuse, and makes specific recommendations for redevelopment of the key character areas of the site. For purposes of description and analysis, the site was divided into three Fig. 6. Building AA, three-story the second and third floors, one entire landscape-character areas: the historic craneway and exterior wall window bay had been yanked out of the core area (northwest and southeast of windows, view south, 2012. wall and only minimally covered with historic core sub-areas), the industrial Photograph by the author. plywood, causing a major source of open-space area to the northeast, and water intrusion and damage to the floor the commercial area in the southwest Fig. 7. Building NN, moss-covered floor and corroded roof framing, structure and plaster ceilings below. corner. The historic core area includes 2012. Photograph by the author. Large expanses of ornamental plaster the extant historic buildings and associ- ceilings in the first-floor showroom had ated features that are most important to fallen onto the marble mosaic floor, the automotive history of the plant and exposing a lacy filigree of rusting metal corresponds exactly to the NHL bound- They performed a cursory inspection of lath and corrugated-steel formwork for aries. As the public face of the original every floor and the roof of Building OO. the cast-in-place concrete floor system plant and the area most visible to the The architects and structural engineers (Fig. 8). Although decorative finishes community and to others traveling discovered that under all the debris, the had completely failed, enough evidence on Woodward Avenue, restoration of concrete structure of Building OO was remained to confirm the original design Buildings OO, NN, and AA is the high- in fair condition. The coal-tar roofing and materials of the character-defining est priority. The northwest corner of the over a sound concrete substrate was features of key spaces, such as the show- site is the most attractive to potential in- also in fair condition. In the previous room and monumental staircase. vestors and entrepreneurs because of its owners’ haste to remove materials at visibility and clear access from Wood-

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ward Avenue and because its reuse can set the tone for redevelopment of the rest of the site. The complex of buildings along Manchester Street, Buildings H and WXYZ, are equally important historically, because the original assembly lines were located in these buildings. Successful reuse of these large buildings, with their distinctive open craneways, would increase interest in the remainder of the site and ensure these resources are not lost. The other extant buildings are less important individually in interpreting the history of the complex. However, the CRMP provides guidance by making recommendations for their future treatment. The industrial open-space area is currently used for material storage and could remain so until redevelopment or new uses are identified. The commercial area in the southwest corner of the site is a functioning retail and restaurant complex, although it is not in character with the historic complex. Should this area become available for redevelopment, re-creation of the historic building streetscape along Woodward Avenue and Manchester Street should be encouraged. While the CRMP does not advocate reconstruction of the historic buildings, new buildings should be sensitively designed in materials and massing that reflect those of the historic buildings. Setbacks from Woodward Avenue and Manchester Street could manufactured at Highland Park and Fig. 8. Building OO, plaster debris match the historic footprint of those during which the plant served as world and deterioration in the first-floor buildings, and the frontage along Wood- headquarters of the Ford Motor Com- former auto showroom, view ward Avenue could be landscaped to northeast, 2012. Photograph by the pany. It encompasses the introduction provide a more inviting and attractive author. of the moving assembly line and the es- presence in the community. tablishment of the five-dollar workday, Fig. 9. Building NN, roof monitor and Key elements of the CRMP are the key events associated with the site and failed roof, and Building OO, east “period of change” plans that illustrate the legacy of Henry Ford. elevation, view northwest, 2012. episodes of development and the use of Photograph by the author. Developing an approach to treatment the site over time. These drawings pres- in the CRMP covered a number of fac- ent historical information, dated draw- tors, including the integrity and historic ings, photographs, and other documents and the four established approaches — importance of the site; the surrounding as site plans corresponding to episodes preservation, rehabilitation, restoration, neighborhood context; comparative case 9 of development. From this informa- and reconstruction. Rehabilitation was studies that provide role models of suc- tion the period of significance for the recommended as the primary approach cessful rehabilitation; issues related to Highland Park plant was confirmed as to treatment for the entire site. Targeted ownership; and governing issues such as 1910 to 1926 (Fig. 10). This assessment use of other treatment approaches are designation of a local historic district. matches the period established in both also referenced. For instance, the recom- Recommendations for the site are based the National Register of Historic Places mended treatment for Buildings OO, on standards and guidelines in the U.S. and the National Historic Landmark NN, and AA is restoration for building Secretary of the Interior’s Standards for designations. It represents the period exteriors and significant interior spaces, the Treatment of Historic Properties during which the Model T was being such as the showroom in Building OO. 41 APT BULLETIN JOURNAL OF PRESERVATION TECHNOLOGY / 46:2-3 2015

habilitation and reuse while maintaining their historic integrity and setting. With ownership of Buildings OO and NN and surrounding land along Wood- ward Avenue to accommodate public access and parking now transferred to Woodward Avenue Action Association (WA3), discussion is beginning to focus on desired uses and the ability to attract long-term tenants. WA3 is using the HSR as a tool to encourage initiative and investment by long-term lessees, since they cannot afford to finance the work independently.11 Building OO, which has 45,000 square feet on four stories, could serve a variety of uses. Its most important and character-defining features are the three tap- estry-brick facades and its connection to Building NN, along with its elaborate showroom and central grand staircase. Quinn Evans Architects and WA3 are proposing creating a “white box” building upgrade that would be attractive to long-term renters, which both parties agree would be the most cost-effective and efficient strategy to get Building OO back into use. Without changing the exterior, a second stair could be added to meet egress requirements, leaving the historic staircase intact. New restrooms and passenger elevator are required, along with new office-suite partitions and finishes; individual suites would be built out by the tenants. Building NN serves as a connector between Buildings OO and AA, so ideally this space would be rehabilitated to Fig. 10. “Period of change” plan, Historic Structures Report 1910-1926, illustrating the complete allow circulation between these build- build-out of the site during the period The purpose of the HSR was to docu- ings. Additional appropriate uses might of significance. Buildings OO, NN, and ment existing conditions as well as to include open office space or an exten- AA were added in the latter half of guide treatment and use of the most sion of the exhibits related to a welcome this period. Drawing by Quinn Evans intact and yet most vulnerable buildings center in Building OO. The character- Architects. at the site.10 These buildings — Sales defining features that should be retained are the open interior space and the Fig. 11. Landscape character areas and and Service Building OO, Executive Ga- buildings currently on the site, 2012. rage NN, and Machine Shop AA — are monitor. This entire colored area comprises the the only surviving remnants of the com- Building AA, which has 70,000 square proposed local historic district, with the pany’s public facade along Woodward dashed red line enclosing the National feet on four floors, has greater flexibility Avenue. Although suitable for mixed- to serve a variety of uses. Given its his- Historic Landmark district established use redevelopment, which could include in 1978. Drawing by Quinn Evans tory of industrial use and durable design an interpretive component to celebrate Architects. and materials, it would be appropriate the accomplishments of the Ford Mo- for light-industrial use again. The pri- tor Company on this site, considerable mary interior feature is the three-story work will be required to make them craneway, which ideally would continue habitable and attractive to new tenants. its historical use or become a three-story The HSR provided a guide for their re- 42 HIGHLAND PARK FORD PLANT

space flanked on one side by glass- challenge is to offer this strategy with- Library, drawings of these other buildings were enclosed offices. Unfortunately, the cur- out creating a perception that entrepre- not among them. rent owner recently withdrew its offer neurship and creative adaptive use will 5. Christian, Item 8: Significance. to sell the building to WA3; the building be unnecessarily restricted. The pro- 6. Members of the field survey team included remains vacant, and conditions at the posed local historic district incorporates the author, Jennifer Henriksen, Ruth Mills, roof and windows have worsened. the previously designated National His- Brenda Williams, and Lindsay Pickornik of toric Landmark district, plus the areas Quinn Evans Architects; Jay Desai and Spencer The HSR also provides guidance on in the northeast and southwest corners Jacobs of Desai/Nasr Consulting Engineers; other redevelopment challenges, such of the site (Fig. 11). John Abraam of Strategic Energy Solutions; as compliance with building and fire- Brandon Walker and Dave Lear of Midwestern protection codes and provision of bar- Admittedly, reuse of this large area Consulting; and Ron Koenig of Building Arts rier-free access. Current zoning and old faces many difficulties. After almost two & Conservation. deed restrictions prohibit residential use years of discussion and public presenta- 7. “Historic Structures Report, Building AA: anywhere on the site. The part of the tions, the historic-district designation Machine Shop, Building OO: Sales and Service, site fronting onto Woodward Avenue is remains in political limbo. Changes will Building NN: Garage,” prepared by Quinn Evans Architects, final report, materials analy- zoned Central Business District (CBD) come only when the right developers, sis (Building OO), Dec. 2013, pp. 3-22 to 3-27. Downtown Highland Park, and behind along with sufficiently motivated local this mixed-use commercial frontage, the community action, generate the energy 8. “Cultural Resource Management Plan, Highland Park Ford Plant, Highland Park, site is zoned Special Project (SP) Mixed needed to make the project a reality. Michigan,” prepared by Quinn Evans Archi- Use, meaning only commercial, indus- Nothing tangible has occurred yet, al- tects, final report, Dec. 2013. trial, warehouse, and factory uses are though other redevelopment projects 9. Four Approaches to the Treatment of His- permitted. WA3 has made it clear that have been progressing up the Wood- toric Properties, National Park Service website, residential use is not an option for the ward corridor. Given the heightened in- http://www.nps.gov/tps/standards/four any of the buildings. terest in investment and redevelopment -treatments.htm (accessed Jan. 16, 2015). opportunities in Detroit’s Midtown Historic reviews and compliance with 10. “Historic Structures Report, Building AA: area, this area may not be far behind. the Secretary of the Interior’s Standards Machine Shop, Building OO: Sales and Service, Building NN: Garage.” will be required if the local historic Ilene R. Tyler, FAIA, FAPT, LEED AP, is district is adopted or if any of the pro- 11. One of their most ambitious concepts is an independent preservation architect, posed rehabilitation work seeks federal what WA3 calls Connecting Automobile Heri- formerly with Quinn Evans Architects; tage, which uses the Highland Park Ford Plant tax credits or uses any federal funding an adjunct lecturer in the Historic Pres- as a hub of automotive heritage sites in the for improvements. It is assumed that re- ervation Program at Eastern Michigan Detroit region. Buildings OO and NN would development work will comply with the University; and co-author of Historic house the administrative functions of this proj- Standards for Rehabilitation in order to ect, as well as interpretive exhibits, educational Preservation: An Introduction to Its remain eligible for future grant money materials, and a traditional welcome center for History, Principles, and Practice, 2nd from Michigan State Housing Develop- visitors. This non-income-producing use leaves ed. (New York: W.W. Norton, 2009). ment Authority. about three quarters of the net occupiable area She can be reached at ityler@tylertopics. available for commercial tenants. com. 12. Oversight and resources provided by the Actions Resulting State Historic Preservation Office can help educate residents to the positive side of preser- from the Deliverables Notes vation and instill a culture of pride in their past and Conclusion 1. Mission Statement, Woodward Avenue and hope for the future. Action Association website, http://www Any actions resulting from these re- .woodwardavenue.org/about-us/mission-and ports must be driven by a compelling -vision/ (accessed Jan. 15, 2014). need to rescue the site and repurpose 2. Acknowledgements go to Ruth Mills and its remaining buildings. Another goal Jennifer Henriksen, co-authors of the CRMP is to showcase its international historic and HSR, plus additional staff at Quinn Evans significance. One possibility would be Architects who assisted with graphic documen- its listing as part of a UNESCO World tation. Other team members were Desai/Nasr The APT Bulletin is published by the Heritage Site organized around auto- Consulting Engineers, Strategic Energy Solu- Association of Preservation Technology, tions, Midwestern Consulting, Building Arts motive innovation and creativity in the an interdisciplinary organization and Conservation, and Robert W. Brown Cost dedicated to the practical application of Detroit region. Estimating. the principles and techniques necessary Establishing a local historic district is 3. Ralph J. Christian, Highland Park Ford for the care and wise use of the built an important first step, because it would Plant National Register of Historic Places environment. A subscription to the Nomination Form, May 1977. give residents some control over pro- Bulletin and free online access to past posed changes to the landscape and the 4. Although drawings of the most prominent articles are member benefits. For more publicly viewed structures.12 The key AKA buildings had been donated to the Bentley information please visit www.apti.org.