MEGAN RIGNEY URBAN PLANNING P O R T F O L I O
734.330.3787 | MRIGNEY@UMICH.EDU
W E L C O M E
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TABLE OF CONTENTS Meet Megan Personal Statement & Resume
Greening Detroit w/Compost Environmental Planning | GIS, SketchUp
#miamibound - Hines 2020 Urban Design | Rhino, GIS, Illustrator
Merit Park Neighborhood Urban Design | GIS
Rosewood Commons Urban Design | SketchUp, GIS, Illustrator
State Street Redesign Transportation Planning | AutoCAD, Illustrator
Accessible Parking Transportation Planning | AutoCAD, Literature Reviews
Helmet Usage in A2 Data Visualization | Excel, Illustrator
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“When you look at a city, it’s like reading the hopes, aspirations and pride of everyone who built it.” - Hugh Newell Jacobson
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MEGAN RIGNEY | MURP & MPH
I’m Megan Rigney, an urban planner focused on planning cities that improves the health of its residents. With a background in psychology, public health, physical planning and design, and transportation planning, I bring an interdisciplinary approach to design, policy, and planning solutions. When I’m not working, I’m likely exploring new places with my camera in hand, baking my sourdough starter, swimming, or hiking.
734.330.3787 | MRIGNEY@UMICH.EDU
Master of Public Health Master of Urban Planning
University of Michigan; 2020 Certificate: Healthy Cities Policy, Planning, and Design University of Michigan; 2020 Concentrations: Physical Planning & Design; Transportation Planning
Bachelor of Arts Psychology
Kalamazoo College; 2017 Semester Study Abroad at Universidad de Nebrija in Madrid, Spain
SKILLS
Technical Skills Design Skills Languages
Microsoft Office, MS Excel, ArcGIS, R, Tableau Adobe Creative Suite, SketchUp, Rhino, AutoCAD, Hand Drawing English (Native), Spanish (Limited Working Proficiency)
AFFILIATIONS
AICP
License Pilot Program Candidate
EXPERIENCE
University of Michigan Institute for Social Research; Lab of Philippa Clarke Ph.D. Graduate Research Assistant | September 2019 - May 2020
EDUCATION
Wrote a built neighborhood google street view audit instrument with 20 indicators to assess accessibility for people in wheelchairs. • Developed a google street view audit instrument with 10 indicators to assess street parking and parking lot design adherence to ADA guidelines and qualitative narratives of perceived accessibility for participants. •
City of Ann Arbor; Engineering Department Transportation Planner (Internship) | July 2019 - May 2020 Evaluated and assessed the level of service and condition of Ann Arbor’s 93 miles of bike lane infrastructure through windshield surveys, transit counts, and quantitative data analysis in MS Excel and GIS. • Organized data and self-managed technical analysis and writing of the 2019 Non-Motorized Count Report, Transportation Infrastructure Inventory Report, and Non-Motorized Infrastructure Progress Report. • Collaborated with consulting team on 6 documents covering traffic crash analysis, vision zero principals, and pedestrian-oriented street-scape designs to inform the 2019 Transportation Plan Update. • Designed social media engagement campaign materials to illustrate safety procedures for bicyclists, pedestrians, and drivers when using new transportation infrastructure. •
Ann Arbor Downtown Development Authority; Capital Improvement Planning Department Capital Improvement Projects Planner (Internship) | January 2019v- August 2019 Reviewed and prepared summary reports of 4 site plans for downtown planning projects for zoning code conformance. • Designed 6 GIS maps, 4 data visualizations, and 6 presentations to communicate recommendations for multi-modal parking, transit, and residential development based on analyzed data. • Prepared agendas and presentations for and recorded notes at 10 community meetings. •
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MEGAN RIGNEY | MURP & MPH
Greening Detroit w/Compost Context
University of Michigan Taubman College
Client: Food PlusDetroit; 2020 Skills
GIS, SketchUp, Photoshop, Illustrator
Focus In lieu of Detroit’s 2019 Sustainability Agenda, advocates of decentralized composting systems have a powerful voice. Can compost be a mechanism for creating more sustainable and resilient communities? How can compost benefit Detroit? Role 8 student project; elected project manager/facilitator and project lead for two of the five project teams: market potential of compost and site planning for one of the three client urban farms. Project components I independently created are displayed.
734.330.3787 | MRIGNEY@UMICH.EDU
Compost Market in the Metro-Detroit Area
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MEGAN RIGNEY | MURP & MPH
Potential Residential and Commercial Food Scrap Capture
734.330.3787 | MRIGNEY@UMICH.EDU
Proposed Concept Design for Compost Processing Site
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MEGAN RIGNEY | MURP & MPH
Proposed Food Scrap Drop-Off Site Design
Educational Method Types
734.330.3787 | MRIGNEY@UMICH.EDU
Lessons Learned
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MEGAN RIGNEY | MURP & MPH
#miamibound Context
2020 Hines Competition
Skills
GIS, Rhino, Financial Analysis
Focus How can a neighborhood in Northwest Miami be developed to accommodate for its demand for housing and recent light rail development? Role Site Plan
I collaborated with a team of 4, 3 architects and 1 MBA student to propose an affordable multi-use development project that aligns to Miami’s needs. I led the development of the maps using GIS and Illustrator, collaborated with MBA student on the pro forma, and collaborated with architects to construct the project vision in Rhino.
734.330.3787 | MRIGNEY@UMICH.EDU
Neighborhood Context
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MEGAN RIGNEY | MURP & MPH
Development Plan
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734.330.3787 | MRIGNEY@UMICH.EDU
miamibound Financial Pro Forma Team code : 2019-455
building communities with culture and localism
1. Summary Pro Forma Phase I - PLACE
Year 0 Net Operating Income Market-rate
Rental Housing
Workforce
Rental Housing
2020
Rental Housing Office/Commercial Market-rate Retail Hotel Structured Parking Demolition Remediation Development Fees Other Total Net Operating Income Income from Sales Proceeds Total Income Affordable
$0 $0
Phase II A - ACTIVATE 2023
2024
2025
2026
2027
2028
2029
2030
$0
$6,300,695
$12,853,419
$19,665,731
$41,655,140
$64,516,259
$76,851,045
$89,653,417
$91,446,486
$93,275,415
$0 $0 $0
$136,041 $0 $0
$277,524 $0 $3,877,626
$47,059 -$10,933,056 -$1,338,069 -$4,014,207 $0 -$16,238,273 $17,412 -$16,220,862
$94,118
$94,118
$899,396 $5,659,024 $4,034,282 $18,397,940 $186,109
$1,935,749 $6,006,458 $4,281,213 $19,524,041 $319,768
$1,974,464 $6,126,932 $4,366,837 $19,914,522 $319,768
$2,013,954 $6,249,815 $4,454,173 $20,312,812 $316,167
-$1,001,393 -$3,004,178
-$2,158,560 -$6,475,679
$1,393,001 $5,772,550 $4,114,968 $18,765,899 $235,294 -$4,802,848 -$1,284,750 -$3,854,249
$1,659,327 $5,888,346 $4,197,267 $19,141,217 $287,117
-$1,222,219 -$3,666,657 $0 $1,641,978 $0 $1,641,978
$424,612 $48,242,780 $3,955,179 $18,037,196 $141,176 -$7,929,344 -$2,311,036 -$6,933,108
-$1,011,254 -$3,033,761
$0 $0
$0 $0
$0 $0
$13,097,116 $0 $13,097,116
$73,293,187 $0 $73,293,187
$62,197,652 $0 $62,197,652
$84,856,124 $0 $84,856,124
$103,979,305 $0 $103,979,305
$121,720,646 $0 $121,720,646
$124,149,008 $0 $124,149,008
$126,622,338 $2,256,024,401 $2,382,646,738
-$54,420,000 -$5,442,000 -$4,293,333 -$5,008,667 -$18,400,000 -$21,600,000 -$11,400,000 $0 -$1,657,904 $0 -$122,221,904
-$54,420,000 -$5,442,000 -$4,293,333 -$5,008,667 -$18,400,000
-$175,770,000 -$17,577,000
-$175,770,000 -$17,577,000
-$86,400,000 -$8,640,000
-$86,400,000 -$8,640,000
$0
$0
$0
-$6,557,100
-$6,557,100
-$5,610,000
-$5,610,000
-$26,640,000
-$14,400,000
-$26,640,000
$0 $1,641,978 $0.00 $0.00 -$122,221,904 -$120,579,925 -$176,321,924 $55,741,999 $0 $0 $0 $0
-$132,769,724
-$54,420,000 -$5,442,000 -$4,293,333 -$5,008,667 -$18,400,000 -$26,640,000 -$11,400,000 $0 -$8,202,904 $0 -$133,806,904
Annual Cash Flow Net Operating Income Total Asset Value Total Costs of Sale Total Development Costs Net Cash Flow Leveraged Net Cash Flow Debt Service Net Present Value Loan to Value Ratio (LVR) Unleveraged IRR Before Taxes Leveraged IRR Before Taxes
$0 $132,769,724.00 $0.00 -$132,769,724 -$132,769,724 $840,212,623 $972,982,347 $505,689,513 92% 14% #NUM!
$0 -$16,238,273 $17,412 $0.00 -$133,806,904 -$150,045,177 -$205,787,175 $55,741,999 $0 $0 $0 $0
$0
2. Multiyear Development Program Total Buildout Project Buildout by Development Units Rental Housing 1940 Market-rate Rental Housing 194 Affordable Market Rate Retail 50 Hotel 200 Structured Parking 5455 Surface Parking (spaces) Other Project Buildout by Area Rental Housing 1,719,000 Market-rate Rental Housing 171,900 Affordable Office/Commercial 115,000 Market-rate Retail 357,820 Hotel 460,000 Structured Parking 1,288,000 Surface Parking 0 Other 285,000 Total 4,396,720
Year-by-Year Cumulative Absorption 2021 2022
Hardscaping: Wyn Plaza + Food Square
Landscaping Other Amenities Acquisition Taxes and Fees Total Infrastructure Costs Total Development Costs
Public
-$11,400,000 -$1,175,259
-$4,559,491
-$1,551,869
-$1,184,954
-$475,376
-$100,139,259
-$231,103,591
-$215,855,969
-$128,474,954
-$101,125,376
$0
$0
$0
$13,097,116 $0.00 $0.00 -$100,139,259 -$87,042,142 -$142,784,141 $55,741,999
$73,293,187 $0.00 $0.00 -$231,103,591 -$157,810,404 -$213,552,403 $55,741,999
$62,197,652 $0.00 $0.00 -$215,855,969 -$153,658,317 -$209,400,315 $55,741,999
$84,856,124 $0.00 $0.00 -$128,474,954 -$43,618,830 -$99,360,829 $55,741,999
$103,979,305 $0.00 $0.00 -$101,125,376 $2,853,929 -$52,888,070 $55,741,999
$121,720,646 $0.00 $0.00 $0 $121,720,646 $65,978,647 $55,741,999
$124,149,008 $0.00 $0.00 $0 $124,149,008 $68,407,010 $55,741,999
$126,622,338 $2,256,024,401 -$449,908,043 $0 $1,932,738,695 $1,166,184,680 $766,554,015
2027
2028
Current Site Value (start of Year 0) Projected Site Value (end of Year 10)
2023
2024
154 15 6
154 15 6
154 15 6
1254
1016
0
136,050 13,605 38,333 45,533 153,333 296,000
136,050 13,605 38,333 45,533 153,333 240,000
136,050 13,605 38,333 45,533 153,333
95,000 779,284
95,000 723,047
95,000 482,030
3. Unit Development and Infrastructure Costs Development Costs Cost/square ft Rental Housing Market-rate For-Sale Housing Rental Housing Workforce Rental Housing Affordable For-Sale Housing Office/Commercial Retail (ALL) Hotel Structured Parking Surface Parking Other Infrastructure Costs Roads: 27th Avenue Street Utilities
Phase III - FLOURISH
2022
Development Costs Rental Housing Market-rate Rental Housing Affordable Office/Commercial Retail (ALL) Hotel Structured Parking Other Land Acquisition Total Infrastructure Indirect costs Total Development Costs
-$57,732,741 -$75,036,983
Phase II B - GROW
2021
$400 $400 $400 $400 $400 $112 $110 $120 $90 $20 $120
$6,987,430 $0 $3,500,000 $0 -$186,017,510 -$175,530,080
Total Costs
Private
$75,036,983 $2,256,024,401
2025
2026
2029
2030
496 50 8 200 1254
496 50 8
244 24 7
244 24 7
0 0 0
0 0 0
0 0 0
678
1254
0
0
0
0
439,425 43,943
439,425 43,943
216,000 21,600
216,000 21,600
59,610
59,610
51,000
51,000
296,000
160,000
296,000
840,985
704,209
586,129
0
0
0
288,875
4. Equity and Financing Sources $687,600,000 $0 $68,760,000 $0 $46,000,000 $40,075,840 $39,360,200 $55,200,000 $115,920,000 $0 $34,200,000
$0 $2,910,000 $0 $0
Equity Sources (total) 10% Developer Investment (for the Food Square)
$77,786,983 $250,000
t Bond (for Community Investment into the Food Square) The Midedgwyn Group Equity Contribution
$2,500,000 $75,036,983
Financing Sources (total) Graham Foundation Ford Foundation; University of Miami Research Grant for Automated Parking Loan
$973,282,347
Public Subsidies (total, if any) Miami Forever Bond (Affordable Housing) Miami Forever Bond (Parks) Voluntary Clean Up
$7,666,710 $2,166,710 $1,000,000 $1,500,000 $3,000,000 Federal Income Tax Return $1,058,736,040
Building Better Communities Bond Program
$2,910,000 $1,058,736,040
Amount
Total
Qualified Opportunity Fund
$300,000 $972,982,347
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MEGAN RIGNEY | MURP & MPH
734.330.3787 | MRIGNEY@UMICH.EDU
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MEGAN RIGNEY | MURP & MPH
Planning Merit Park Neighborhood Context
University of Michigan Taubman College; Fall 2019
Client: Straight Gate International Church
Skills
GIS, SketchUp, Photoshop, Illustrator
Focus How can Straight Gate International Church utilize their resources to develop a park that can foster economic development in their neighborhood? Role I collaborated with a team of 6 students to conduct field research, data analysis, and produce a final report of proposed economic development recommendations. The graphics displayed are graphics I created in collaboration with another team member. Regional Context
734.330.3787 | MRIGNEY@UMICH.EDU
Site Context
20 Minute Neighborhood Map
Demographics
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MEGAN RIGNEY | MURP & MPH
Create Commercial Corridor Along Livernois
734.330.3787 | MRIGNEY@UMICH.EDU
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Utilize Place-Making Strategies to Enhance Community Character
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MEGAN RIGNEY | MURP & MPH
Rosewood Commons Context
University of Michigan Taubman College; Fall 2018
Skills
GIS, SketchUp, Photoshop, Illustrator
Focus How can a neighborhood in Ann Arbor be developed to accommodate for its demand for affordable housing and interest in closer community ties? Role I collaborated with a team of 3 students to conduct field research, data analysis, and produce a final report of proposed urban design recommendations. The graphics displayed are graphics I created in collaboration with another team member.
734.330.3787 | MRIGNEY@UMICH.EDU
Regional Context
Site Context
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MEGAN RIGNEY | MURP & MPH
Site Advantages
Development Opportunities Adjaceny Matrix
734.330.3787 | MRIGNEY@UMICH.EDU
Vehicular Flow || Stormwater Management Assessment
Active Public Commons
Proposed Street Redesign
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MEGAN RIGNEY | MURP & MPH
State Street Redesign Context
University of Michigan Taubman College; Fall 2020
Skills
AutoCAD, Adobe Illustrator, Field Research
Focus How can bicyclist safety be improved on South State Street in downtown Ann Arbor by applying vision zero principles to redesign the street-scape? Role Regional Context
Partner research project. Independently created graphics.
734.330.3787 | MRIGNEY@UMICH.EDU
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MEGAN RIGNEY | MURP & MPH
Accessible Parking Context
University of Michigan Institute for Social Research;
Lab of Ph.D. Philippa Clarke
Skills
AutoCAD, Literature Reviews, Research
Focus
Our collaborative partner, Ann Arbor Center for Independent Living, pointed out that ADA guidelines are not always sufficient for meeting the needs of people with disabilities. As a graduate research assistant I conducted a literature review and qualitative narratives to assess built environment attributes needed to make the built environment accessible for people in wheelchairs. I developed two Google Street View Audit Instruments as a result of my research. To illustrate the GSVA instruments, I independently created these accompanying graphics.
Street Parking Layout (GSVA Instrument) 1 2 3 1
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5
4 5
9’
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Curb Cut Adjacent to or Near Accessible Space Location Absence of Obstructions for Wheelchair Lift 5% Of Street Parking is Accessible (1 Parking Space Per 20 Parking Spaces) International Symbol of Accessibility Sign International Symbol of Accessibility Marking
20’
734.330.3787 | MRIGNEY@UMICH.EDU
Parking Lot Layout (GSVA Instrument)
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MEGAN RIGNEY | MURP & MPH
Helmet Usage in A2 Context
City of Ann Arbor (Internship); 2020
Skills
Data Collection & Analysis, Illustrator
Focus
I collected non-motorized traffic data at ten intersections. In addition to collecting data that would help assess level of service of the non-motorized infrastructure, I collected helemet usage data and observable gender of bicyclists.
734.330.3787 | MRIGNEY@UMICH.EDU
Gender of the Employment Bike
Comparing Gender of Workers Who Bicycle As a Primary Means of Transportation to Work Data Source: United States Census Bureau. ACS 2017. S0801.
Full Time Employees that Bike as a Primary Transportation Mode to Work Female Male
40% of Employees Bike to Work 70% are Male - 30% are Female
6% of Employees Bike to Work 70% are Male - 30% are Female
4% of Employees Bike to Work 80% are Male - 20% are Female
17% of Employees Bike to Work 70% are Male - 30% are Female
Ann Arbor Population: 121,890 Total Employed: 75,084
United States Population: 327,167,434 Total Employed: 205,788,316
Michigan
Population: 9,995,915 Total Employed: 6,127,495
Washtenaw Population: 370,963 Total Employed: 239,642
11% of Employees Bike to Work 80% are Male - 20% are Female
8% of Employees Bike to Work 70% are Male - 30% are Female
11% of Employees Bike to Work 60% are Male - 40% are Female
Kalamazoo Population: 76,545 Total Employed: 50,902
Detroit
Population: 672,662 Total Employed: 362,564
Grand Rapids Population: 200,217 Total Employed: 137,148
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Thank you for taking the time to view my portfolio. I love connecting with new people and learning about new opportunities in transportation planning, public health, and community planning. Connect with me on LinkedIn or email me at mrigney@umich.edu
MEGAN RIGNEY mrigney@umich.edu 734 - 330 - 3787