Policy Audit Topic: Land Use and Urban Form

DECEMBER 17, 2010
PHASE ONE: RESEARCH AND PRIORITIES

POLICY AUDIT TOPIC:
LAND USE AND URBAN FORM
SKIDMORE, OWINGS & MERRILL LLP
UPDATED DRAFT: DECEMBER 17, 2010
OBJECTIVES AND PRIORITIES 1
Mission
ss o 1.1
.
Initial Questions from Technical Team 1.2
EXISTING CONDITIONS AND TRENDS
Methodology 2
North America 2.1
State of Michigan 2.2
Southeastern Michigan Region 2.3
City of Detroit
City of Detroit 24
2.4
2.5
PRECEDENTS AND BENCHMARKS
Recovering Cities 3
New Anchor Communities 3.1
3.2
PRELIMINARY FINDINGS AND CONCLUSIONS
Summary of Findings
A
Areas of Strength
fS h 41
4
4.1
PHASE ONE: RESEARCH AND PRIORITIES
Moving Forward 4.2 LAND USE AND URBAN FORM
4.3
DRAFT PRINCIPLES
Principles 5
51
5.1
1. OBJECTIVES AND PRIORITIES
POLICY AUDIT TOPIC: LAND USE AND URBAN FORM
POLICY AUDIT TOPIC LAND USE AND URBAN FORM
OBJECTIVES AND PRIORITIES
1.1 Mission
THE MAYOR’S GOALS FOR THIS PLANNING PROCESS
1 Transparent and inclusive process of civic engagement
2 Creating a shared vision for Detroit’ss future

Creating a shared vision for Detroit future
3 Setting near‐term goals and taking action today to improve the current
condition of our city
condition of our city
4 Building a strategic approach for coordinating public and private
investment
5 Creating a roadmap that can actually be implemented
1.1 Mission
THE DETROIT
X WORKS PROJECT
1 WILL…
CLEAR
EVIDENCE BASED Promote the economic,
Promote the economic
S T R AT E G I C
DIRECTION physical, cultural, social,
p y , , ,
and educational
d l
development of Detroit
t f D t it
and Southeastern
Michigan
OUT OF DATE – REPLACED BY

MISSION IN PHASE 2A REPORT
1.2 Initial Questions from Technical Team
QUESTIONS
X  How
How can decline in the city and region be
can decline in the city and region be
reversed?
 How
How can the image of Southeast Michigan
can the image of Southeast Michigan
be strengthened?
 How can jobs be developed in the City?
How can jobs be developed in the City?
 How can neighborhood grassroot initiatives
be celebrated and expanded?
be celebrated and expanded?
 How can Windsor be incorporated into a
regional planning strategy?
regional planning strategy?
 Where are the areas of strength?
 Where are the areas of weakness?
 What can we accomplish in 5 years?
2. EXISTING CONDITIONS AND TRENDS
S G CO O S S
2.1 Methodology
A STRATEGIC
APPROACH AT A
VARIETY OF SCALES
Understanding Detroit cannot be confined to looking
simply at the city and its many neighborhoods It is
simply at the city and its many neighborhoods. It is
an integral part of a larger region, and an urban
anchor for the state as a whole. It also serves as an
important gateway between the United States and
b h d d
Canada and has an influence on a large swath of the
1. North America 2. State of Michigan larger Great Lakes region.
g g
This analysis looks at four distinct scales, moving
f
from the largest (US and Canada) down to the City
th l t (US d C d ) d t th Cit
scale. At each scale, important issues that effect the
physical structure and urban form of the city are
investigated, helping to frame the broader issue and
provide a base for future design and policy
recommendations.
recommendations
3. 7-County Region 4. City of Detroit
SOURCE: ESRI
SOURCE: ESRI SKIDMORE, OWINGS & MERRILL LLP
2.1 Methodology
Geography Zoning IMPORTANT

DETERMINANTS
Although each scale is approached somewhat
P
Population
l ti Land Use
Land Use differently, the study aims to understand some
principal ideas for each one:
 Existing conditions
 Major
Major trends and physical drivers shaping
trends and physical drivers shaping
change
URBAN
History Transportation  Opportunities
Opportunities presented for improving
presented for improving
FORM Detroit
To get a full understanding of the form of the City, it
will be necessary to analyze a myriad of different
Parks +
P k demographic economic spatial and e en political
demographic, economic, spatial, and even political
Macro‐ considerations. The way they act together is
Open ultimately what determines the shape and
economics functionality of the city and its region.
Space
Infrastructure Vacancy
2.2 NORTH AMERICA
O C
2.2 North America
OPPORTUNITIES
X  Leverage
Leverage international relationships and trade
international relationships and trade
1 between the United States and Canada
 Strengthen
Strengthen Detroit as a major international
Detroit as a major international
CLEAR crossroads
 Leverage opportunities to expand the area job
EVIDENCE BASED base and US/Canadian workforce
S T R AT E G I C
DIRECTION
 Maintain the Detroit Metro Airport as a significant
passenger and freight global hub
df i h l b lh b
 Use Detroit’s intermodal assets to tap in to other
opportunities within the trade industry such as
opportunities within the trade industry such as
cross‐docking.
SOURCE: ESRI
2.2 North America
THE GREAT LAKES

X MEGAREGION
1  More than 70 percent of the US population lives
in 11 “emerging megaregions” – agglomerations
CLEAR of metropolitan regions that have interwoven
economies transportation systems natural
economies, transportation systems, natural
EVIDENCE BASED resources, and ecosystems.
S T R AT E G I C
DIRECTION  The Great Lakes megaregion
g g is the largest
g
geographically in the country; its primary activity
centers include the major metropolitan areas of
Chicago Detroit Cleveland Pittsburgh Cincinnati
Chicago, Detroit, Cleveland, Pittsburgh, Cincinnati,
Indianapolis, St. Louis, and Toronto.
 The
The megaregion
megaregion is home to over 53,000,000
is home to over 53,000,000
people, 19% of the US population.
 Detroit is positioned strategically near the center
of the megaregion, an important link between
American cities and between the US and Canada.
(Source: America 2050,
Angelou Economics)
SOURCE: REGIONAL PLAN ASSOCIATION, AMERICA 2050
, SKIDMORE, OWINGS & MERRILL LLP
2.2 North America
THE GREAT LAKES

MEGA REGION
MEGA-REGION
World Class Economyy
 The region's economy produces 17% of US GDP
($2.1 trillion in 2005) – higher than nearly
every country in the world.
every country in the world
TORONTO
Abundant Natural Resources
 The
The Great Lakes contain 1/5 of world
Great Lakes contain 1/5 of world'ss fresh
fresh
DETROIT surface water.
 The region has 10,000 miles of Great Lakes
CHICAGO
beaches and coastline.
CLEVELAND
Highly Educated Workforce
 W
World class educational institutions and
ld l d ti l i tit ti d
PITTSBURGH research programs.
 World center for developing new ideas and
p g
INDIANAPOLIS technology.
CINCINNATI Transportation and Infrastructure
ST. LOUIS  Centralized location with outstanding market
access via an extensive rail, highway, freight
and port system
and port system.
Angelou Economics)
2.2 North America
THE GREAT LAKES

MEGA REGION
MEGA-REGION
 Detroit is the American center of the Great Lakes
Mega‐Region, a hub of trading and an important
link between major metropolitan areas in the US
and Canada
and Canada.
TORONTO
DETROIT
CHICAGO
CLEVELAND
PITTSBURGH
INDIANAPOLIS
CINCINNATI
ST. LOUIS
(Source: America 2050)
2.2 North America
THE CANADA SIDE OF

THE REGION
Quebec City ‐ Windsor Corridor
 18 million people
 51% of the Canadian population
 3 of the 4 largest Canadian cities
3 of the 4 largest Canadian cities
Population (2006)
 City of Windsor: 216,000 +3.5% since 2001
 Metro Area: 320,000 +5.0% since 2001
 20% foreign
20% foreign‐born
born residents
residents
 Most diverse city in Ontario outside of Toronto
New Planned Crossing
N Pl dC i
 Detroit River International Crossing (DRIC) –
p
preferred alternative to extend Canadian
Highway 401 westward to a bridge over the river
and connect to I‐75
(Source: Invest in the Great Lakes)
2.2 North America
MAJOR BORDER
CROSSINGS
 The US and Canada share the largest trading
relationship in the world, with between $400 and
$600 billion in goods moving annually. The
countries are each others largest customers and
countries are each others largest customers and
biggest suppliers.
 An estimated $1.2 billion in trade crosses the US‐
Canada border daily – over 40% of it in the
Detroit/Windsor Region.
 58,000 crossings occur every day via two bridges,
a passenger tunnel, two freight tunnels, a truck
ferry, and two passenger ferries.
ferry, and two passenger ferries.
 The Ambassador Bridge is the busiest border
crossing in the world – carrying 25% of trade
value between the US and Canada.
 The border crossing infrastructure is the lifeline of
the regional economy –
h i l and bi‐national plans are
d bi i l l
underway for a new crossing in the near future.
(Source: Detroit Regional Chamber,
(Source: Detroit Regional Chamber,
U.S. Census Bureau)
SOURCE: THE NEXT ECONOMY: ECONOMIC RECOVERY AND TRANSFORMATION IN THE GREAT LAKES REGION SKIDMORE, OWINGS & MERRILL LLP
2.2 North America
CANADA GATEWAY
 The
The Gateway Initiative is a national program to
Gateway Initiative is a national program to
attract cargo vessels to Canadian ports and then
ship goods via Canadian rail and roads.
 The Atlantic Gateway is located at Halifax.
 The Asia‐Pacific Gateway includes ports
throughout British Columbia.
 For goods entering Canada through Halifax,
Detroit is the first major gateway into the US and
i i h fi j i h S d
an access point to the American heartland,
moving west to Chicago before heading south
g g g
down the Mississippi.
 Another key asset for Detroit is the City sits right
in the middle of the NAFTA corridor where the
east‐west and north‐south routes intersect.
NAFTA CORRIDOR
SOURCE: CANADIAN GOVERNMENT SKIDMORE, OWINGS & MERRILL LLP
2.2 North America
THE BROOKINGS KEY

INSTITUTION - RECOMMENDATIONS
“THE NEXT ECONOMY: ECONOMIC RECOVERY &
TRANSFORMATION IN THE GREAT LAKES REGION” Investing in the assets that matter: innovation,
human capital, and Infrastructure.
“The rebuilt American economy, must be more  Create Regional Innovation Clusters
export‐oriented and less consumption‐oriented,
p p ,  Use Workforce Development at Community
p y
more environmentally‐oriented and less fossil Colleges
energy‐oriented, more bio‐ and software  Smart Spending on Infrastructure
engineering oriented and less financial engineering
engineering‐oriented and less financial engineering‐
oriented and less oriented to income growth that Devising new public‐private institutions that are
disproportionately favors a very small share of the market‐oriented and performance‐driven.
 Create New Infrastructure Banks
Create New Infrastructure Banks
population.”  Create Advanced Manufacturing Laboratories
‐ Lawrence Summers, National Economic Council  Create Regional Energy Research & Innovation
Centers
 Create Venture Capital Fund of Funds
 Detroit, as a gateway city between the US and  Capitalize
Canada, already has the infrastructure, trade and
shipping assets, and workforce to become the Reimaging metros’ form and governance structures
frontrunner of this initiative.
frontrunner of this initiative. to set the right conditions for economic growth.
 Work on “Right‐Sizing” Communities
 Encourage Green Development & Infrastructure
 Governance Reform
SOURCE: THE NEXT ECONOMY: ECONOMIC RECOVERY AND TRANSFORMATION IN THE GREAT LAKES REGION SKIDMORE, OWINGS & MERRILL LLP
2.3 STATE OF MICHIGAN
3S O C G
2.3 State of Michigan
OPPORTUNITIES
 Detroit
Detroit is the largest city in the State and, as such,
is the largest city in the State and as such
offers a unique urban density and lifestyle not
available elsewhere in Michigan.
 Southeast Michigan is a major industrial,
manufacturing and logistics hub.
 Detroit has the potential to once again be a major
revenue producer for the State.
 SStrong freight rail, port, airport and interstate
f i h il i di
infrastructure make Michigan a prime distribution
route.
 Detroit serves a unique role in an extensive
coastline system along four of the Great Lakes.
SOURCE: ESRI

Economy
STATE ECONOMY
 While
While population has increased statewide by
population has increased statewide by
approximately 2%, cities as a whole lost over 4%.
POPULATION % CHANGE
2005 SINCE 2000
DETROIT 886,671 -6.8
GRAND RAPIDS 193,780 -2.0
WARREN 135,311 -2.1
FLINT 118 551
118,551 -5 1
-5.1
LANSING 115,518 -3.0
KALAMAZOO 113,271 -0.7
ANN ARBOR 72,700 -5.8
WYOMING 70,122 +1.1
PONTIAC 67,331
, 1.5
+1.5
 Population declined in all cities except for Pontiac
and Wyoming.
 The largest declines in cities occurred in Detroit,
Kalamazoo and Saginaw
Kalamazoo and Saginaw.
 Only three of the twelve counties lost population.
Ingham, Saginaw and Wayne.
Ingham, Saginaw and Wayne.
SOURCE: MIHELP.ORG
SOURCE: MIHELP.ORG SKIDMORE, OWINGS & MERRILL LLP

Economy
IMPORTANCE OF GROWTH SECTORS
EXPORTS  The
The Michigan Economic Development Corporation
Michigan Economic Development Corporation
is focusing on growth in:
 Higher exports will be a key to growth in the Great
Lakes metros (and the US as a whole). Alternative Energy (Wind, Solar, Water)
IMAGE  In 2008 one out of every eight jobs in Youngstown Energy Storage
and Detroit were tied to exports. 21 of the Great
dD i i d 21 f h G
Life Sciences
Lakes metros exported ~$231 billion worth of
ggoods and services in 2008; this is a marked
; Homeland Security & Defense
growth and it is expected to continue to grow. Advanced Manufacturing
 12 of 21 sent almost 10% of exports to China, Film
Brazil and India which meets or exceeds the % of
the US’s 100 largest cities.
 The region needs to leverage public‐private
 Capitali
Capitalizing on the Great Lakes ability to
ing on the Great Lakes abilit to f di
funding and investment in energy‐focused R&D;
di i f d R&D
manufacture and efficiently export to these this is an opportunity given that current federal
countries is key. spending for non‐defense related R&D dollars is
p g
below the 1980 funding level (measured in 2008
dollars).
SOURCE: ESRI, THE NEXT ECONOMY: ECONOMIC RECOVERY AND TRANSFORMATION IN THE GREAT LAKES REGION
SOURCE: ESRI, SKIDMORE, OWINGS & MERRILL LLP

Economy
TOURISM
 TTourism is an integral part of the state’s economy,
i i i t l t f th t t ’
providing much‐needed tax dollars and jobs.
 The
The City of Detroit and Wayne County account for
City of Detroit and Wayne County account for
20% of total tourism spending in the state. The
seven county region accounts for 40% of
spending.
Direct tourist spending:
Direct tourist spending: $8$8.9 billion
9 billion
Direct economic impact: $2.8 billion payroll
161,000 jobs
$4.3 billion value added
SOURCE: DETROITMICHIGAN.ES
SOURCE: DETROITMICHIGAN.ES SKIDMORE, OWINGS & MERRILL LLP

Economy
TOURISM
 D
Detroit has some of the state’s most significant
t it h f th t t ’ t i ifi t
tourist draws, from major sports venues to
theaters, concert halls, museums, historic sites,
, , , ,
restaurants, the waterfront, and all form of
venues for appreciating the arts.
 With tourist visits and spending concentrated in
and around Detroit, the state needs to make the
city a key part of its long‐term
city a key part of its long term visitor strategy
visitor strategy –
which is currently focused almost entirely on its
rural areas.
 A “PURE DETROIT” campaign to parallel “PURE
MICHIGAN” could start to focus attention, efforts,
and resources
and resources.

Environment
COASTLINES
 The
The State of Michigan has the largest freshwater
State of Michigan has the largest freshwater
coastline in the world. At about 3,200 miles, it is
larger than the country’s three major coastlines
on the Atlantic, Pacific, and Gulf of Mexico.
State of Michigan:
State of Michigan: 3 200 miles
3,200 miles
Atlantic Coast: 2,000 miles
Pacific Coast (Continental): 1,300 miles
Gulf Coast: 1,600 miles
 The
The area of the state along the Detroit River is
area of the state along the Detroit River is
Michigan’s only urban coastline, a counterpoint to
an otherwise natural coast.
 Detroit’s developed urban coastline should be
positioned as an integral piece of the larger state
system – a recreation and tourist destination of a
system a recreation and tourist destination of a
unique and distinct character.
(Source: NOAA,
(Source: NOAA,
Michigan.org)
SOURCE: EPA and ENVIRONMETAL CANADA (2008)

SOURCE: EPA and ENVIRONMETAL CANADA (2008) SKIDMORE, OWINGS & MERRILL LLP

Environment
AREAS OF CONCERN
 There
There are a number of environmentally‐sensitive
are a number of environmentally sensitive
areas in the state, including 13 Areas of Concern
(AOCs) for the Great Lakes Basin.
 There are significant brownfield sites requiring
remediation in and around cities like Detroit, Ann
A b Fli G d R id
Arbor, Flint, Grand Rapids, and Kalamazoo.
dK l
 A state strategy for addressing these problems
must include significant input and leadership
include significant input and leadership
from the Detroit region, which is home to 6 AOCs
and much of the state’s contaminated industrial
sites.
 Funding for remediation is considerable and
i
improvements could include economic
t ld i l d i
1. St. Clair River development and public realm improvements.
2. Clinton River
3 Detroit
3. D t it River
Ri
4. Rouge River
5. River Raisin
6 Maumee River
6.
7. Saginaw/River/Saginaw Bay
8. White Lake
9. Muskegon Lake
10. Torch Lake
11.Deer Lake-Carp Creek/River
q River
12.Manistique
SOURCE: EPA and ENVIRONMETAL CANADA (2008)

SOURCE: EPA and ENVIRONMETAL CANADA (2008) SKIDMORE, OWINGS & MERRILL LLP

Transportation
REGIONAL RAIL
X  The
The Midwest Regional Rail Initiative is a nine‐state
Midwest Regional Rail Initiative is a nine state
partnership to improve commuter rail service and
increase train speeds to over 100 miles per hour
in metropolitan areas throughout the
Midwest. This involves construction of new
tracks upgrading of existing tracks enhancing
tracks, upgrading of existing tracks, enhancing
crossings, and adding more roundtrips per day.
 The projected benefits for the improved system
p j p y
include a boost of ridership from 1.5 million to 9.6
million passengers a year; $9 billion in new
economic activity; and 4 000 construction jobs
economic activity; and 4,000 construction jobs.
PART OF THE PHASE 1 HIGH SPEED RAIL INITIATIVE
SOURCE: AMERICA2050.ORG
SOURCE: AMERICA2050.ORG SKIDMORE, OWINGS & MERRILL LLP
2.4 SOUTHEASTERN MICHIGAN REGION
SOU S C G GO
2.4 Southeastern Michigan Region
OPPORTUNITIES
 Detroit
Detroit is the geographic center around which
is the geographic center around which
development in the region occurs.
 Population
Population decline continues in Detroit and
decline continues in Detroit and
Wayne County, but the rest of the region is
growing.
 New initiatives to densify instead of sprawl could
curb land consumption.
 R
Regional parks and natural systems are
i l k d l
fragmented, but could provide the backbone for a
larger idea.
g
 Competing job centers outside Downtown Detroit
pull jobs and people away from the core; they are
largely organized along major interstates.
SOURCE: ESRI

Population
HISTORIC POPULATION TRENDS
Early 20th Century
Early 20 20th Century
Late 20
Late
Residents moved from rural areas to cities in search of jobs Residents moved out of the city to suburban areas
SOURCE: SEMCOG
SOURCE: SEMCOG SKIDMORE, OWINGS & MERRILL LLP
2.4 Southeastern Michigan Region 400,000

Absolute Change
Population
368,201
10‐2030
350,000
300,000
POPULATION PROJECTIONS
Populatiion, 201
250,000
200,000
Projected Population Change, 2010‐2030
Projected Population Change 2010 2030
Population loss continues in Detroit, while suburban counties 150,000
96,204
continue to grow 100,000 85,455 87,979
Chaange in P
67 602
67,602
50,000 24,125 26,757
‐19,921
-50,000
Livingston Macomb Monroe Oakland St. Clair Washtenaw Wayne SEMCOG
Region
Percent Change
Percent Change
50.0%
43.4%
030
45.0%
Changee in Population, 2010‐20
40.0%
35.0%
30 0%
30.0%
25.0%
20.0% 18.5%
14.4% 15.1%
15.0% 11.6%
10.0% 7.0% 7.3%
5.0%
0.0%
‐1.0%
1.0%
-5.0%
5 0%
Livingston Macomb Monroe Oakland St. Clair Washtenaw Wayne SEMCOG
Region
SOURCE: SEMCOG

Population
POPULATION DENSITY
 Wayne
Wayne County –
County and Detroit specifically –
and Detroit specifically is the
is the
major urbanized area in the region, with high
population densities concentrated in and around
the city.
 With the exception of Ann Arbor, population
d i d
density drops as you move away from the city
f h i
center; therefore, most of the areas of the
remaining six counties have below 2,000 people per
g , p p p
square mile.
SOURCE: SEMCOG

Urbanization
URBANIZATION,
URBANIZATION
X 20th CENTURY
1  In 1905, only a small portion of the city around
Downtown was urbanized. By 1938, this area had
CLEAR grown to nearly the entire City of Detroit.
EVIDENCE BASED
 SStarting in the 1960s, development in the region
i i h 1960 d l i h i
S T R AT E G I C – but outside the City – exploded, with the
DIRECTION regional footprint increasing in size geometrically
g p g g y
every decade.
SOURCE: SEMCOG

Urbanization
URBANIZATION,
URBANIZATION
X 1990 - 2030
1  Development has radiated historically outward
from the region’s core in a fairly regular pattern. It
CLEAR does not stop at city or county boundaries.
EVIDENCE BASED
 SEMCOG
SEMCOG projects urbanization to continue
j b i i i
S T R AT E G I C occurring in the region’s rural areas through 2030
DIRECTION by more than 300,000 acres.
y ,
Outer Ring
Inner Ring
Downtown
SOURCE: SEMCOG

Urbanization
3,000,000
URBANIZATION,
URBANIZATION
Total Area
Developed, 1990
1990 - 2030
Developed, 2000
D l
Developed,
d 2030
2,500,000
 Despite declining populations in Wayne County,
the region’s six other counties have grown since
1990 and are projected to continue growing
zed Areea (acrees)
2 000 000
2,000,000 through 2030 This will add considerable
through 2030. This will add considerable
urbanized land and require more infrastructure
and public services.
 Between 2000 and 2030, over 318,000 acres
1,500,000 of productive farmland or natural areas will be
Urbaniz
developed.
U
Livingston: +54%
1,000,000 Macomb: +25%
Monroe: +36%
Oakland: +23%
St. Clair: +29%
500,000 Washtenaw: +35%
Wayne: +15%
SEMCOG R i
SEMCOG Region: +27%
0
Livingston Macomb Monroe Oakland St. Clair Washtenaw Wayne SEMCOG Region
SOURCE: SEMCOG

Urbanization
UNDEVELOPED LAND,
LAND
X 2000
 Michigan does have a vast reserve of agricultural
and undeveloped land, however this land is
rapidly being depleted by low‐density sprawl.
 N
New residents are consuming considerably more
id i id bl
land on average, a reflection of the low‐density
sprawl that characterizes the region’s growth.
p g g
Urbanized Area per Resident, 1990
0.23 ACRES
New Urbanized Area per New
Resident 1990 2000
Resident, 1990‐2000
0.70 ACRES
New Urbanized Area per New
Resident, 2000‐2030
Resident, 2000 2030
0.56 ACRES
SOURCE: SEMCOG

Land Use
LAND USE
USE, 2000
X  Residential
Residential and commercial uses are
and commercial uses are
1 concentrated around Detroit, although much of
the city is covered by areas of high vacancy. In the
outlying areas, agriculture and natural uses
CLEAR dominate, punctuated by development along
major roads
major roads.
EVIDENCE BASED
HIGH‐VACANCY
S T R AT E G I C AREAS WATER
UNDER
DIRECTION DEVELOPMENT 1%
% 2%
1%
SINGLE‐FAMILY
RESIDENTIAL
NATURAL AREAS
NATURAL AREAS 24%
27%
MULTI‐FAMILY
RESIDENTIAL
1%
COMMERCIAL /
OFFICE
2%
INSTITUTIONAL
1%
INDUSTRIAL
TRANSPORTATION / 3%
UTILITIES OUTDOOR
OUTDOOR
3% RECREATION
3%
AGRICULTURE /
MINING
32%
SOURCE: SEMCOG

Zoning
REGIONAL ZONING
GENERALIZED MASTER PLAN, 2001
X
1  Based on a compilation of Master Plans and
Zoning Ordinances passed by local communities.
Zoning Ordinances passed by local communities.
CLEAR  Calls for significant amounts of residential
development, agricultural or natural areas,
EVIDENCE BASED particularly around Ann Arbor, Port Huron, and
S T R AT E G I C Monroe.
DIRECTION
 LLacks major strategy for preserving natural and
k j f i l d
rural land – much of which is either zoned for
agricultural or residential use.
g
 Includes provision for major new industrial areas
outside Detroit.
SOURCE: SEMCOG

Parks & Open Space
PARK SIZE &
X TYPOLOGY
While the City of Detroit is home to local parks, the
region boasts a number of state parks such as
Hickory Glen Park and Proud Lake Recreation Area.
LOCAL PARKS
657 parks // 58 064 acres
657 parks // 58,064 acres
STATE PARKS
19 parks // 45 981 acres
NATIONAL PARKS
SOURCE: SEMCOG

Parks & Open Space
ACCESS TO PARKS
X  The
The center of the region –
center of the region in and around Detroit –
in and around Detroit
is well‐covered by parks, although no overarching
system appears to exist. Nevertheless, the
combination of local and state parks serves a
large amount of the region, with about 75% of its
population within ½ mile of a park and many
population within ½ mile of a park and many
more between ½ mile and 1 mile of a park.
 As you move outward from the core, parks
y ,p
become larger; these directly serve smaller
communities, but also serve as regional
destinations.
destinations
SOURCE: SEMCOG

Parks & Open Space
ARE LARGE PARKS THE BEGINNING OF AN URBAN
GROWTH BOUNDARY?
Parks and water features in the region provide a significant asset and may be the backbone for building a larger
g p g y g g
greenbelt strategy. Traditionally, this type of regional strategy is adopted by rapidly‐urbanizing cities – such as
Portland and Toronto – to limit land consumption and loss of natural areas. In Detroit, the strategy would focus
efforts on infill in already urbanized areas many of which are vacant or very low density
efforts on infill in already‐urbanized areas, many of which are vacant or very low‐density.
Parks Natural and Agricultural Areas Greenbelt / Growth Boundary
SOURCE: SEMCOG

Parks & Open Space
DETROIT TORONTO
SOURCE: ESRI

Parks & Open Space
ONTARIO’S GREENBELT,
GREENBELT
TORONTO
 In 2005, Ontario adopted an innovative strategy
to contain the sprawling growth of Toronto with a
1.8 million acre greenbelt running completely
around the outer edges of the urban area
around the outer edges of the urban area.
 “Ontario’s Greenbelt” is a permanently protected
area of forests, wetlands, parks, farmland, and
, ,p , ,
vibrant rural communities. It encompasses the
Niagara Escarpment, the Oak Ridges Moraine, and
Rouge Park among other pristine natural assets
Rouge Park, among other pristine natural assets.
 While over 50% of the greenbelt is dedicated to
agricultural use, a huge amount of open space is
agricultural use, a huge amount of open space is
reserved for use by residents and tourists. The
government projects that over 50% of people
li i i C
living in Central Ontario and the Toronto region
lO i d h T i
will take advantage of the greenbelt for hiking,
camping, fruit‐picking, or other recreational
p g, p g,
activities.
SOURCE: FRIENDS OF THE GREENBELT FOUNDATION, WWW.GREENBELT.CA

SOURCE: FRIENDS OF THE GREENBELT FOUNDATION, WWW.GREENBELT.CA SKIDMORE, OWINGS & MERRILL LLP

Economy
PLACES OF
X EMPLOYMENT
 Business activity in the seven county region is
centered on Detroit, with major employers
grouped in the core, local sub‐centers, and
particularly along interstates and other major
particularly along interstates and other major
road corridors.
 The highest density is located along the
waterfront on both the US and Canadian sides,
creating favorable opportunities for expansion
creating favorable opportunities for expansion
along the cities public water edge.
SOURCE: ESRI BUSINESS ANALYST

SOURCE: ESRI BUSINESS ANALYST SKIDMORE, OWINGS & MERRILL LLP

Economy
MAJOR JOB CENTERS
Flint
 With
With lower taxes and other economic incentives,
lower taxes and other economic incentives
many of Detroit’s jobs are moving out of the City
Port Huron
25 000
25,000
and into the outlying edge cities and suburban
job centers. The Southfield and Pontiac Regions
Pontiac have seen a dramatic spike in jobs where many of
Bloomfield
L i
Lansing the ‘city
the city centers
centers’ are seeing more of a declining
are seeing more of a declining
Waterford
62,000
trend.
Southfield City
F
Farmington Hills
i t Hill TTroy
Southfield Twp TOTAL JOBS TOTAL JOBS % GROWTH
Madison Heights
1990 2000
95,000 Birmingham
100,000
DETROIT CBD
DETROIT CBD 93,500
93 500 80,000
80 000 ‐15
15.0
0
Greater Brighton TROY 95,500 101,200 +5.0
32,000 Sterling Heights‐ Warren PONTIAC 35,000 62,000 +77.0
76,000 STERLING 8 00
87,500 76,000 ‐13.0
CBD: Downtown and Midtown SOUTHFIELD CITY 13,800 20,000 +44.0
80 000
80,000 DEARBORN CBD 60,000
, ,
66,800 12.0
+12.0
Ann Arbor
ANN ARBOR 48,000 46,000 ‐4.0
46,000 Dearborn CBD LIVONIA 45,000 40,000 ‐13.0
Livonia /
Livonia / 67,000
,
BRIGHTON 36 800
36,800 32 000
32,000 ‐15.0
15 0
I‐96 Industrial
40,000
Decline
Slow Growth
High Gro th
High Growth
SOURCE: SEMCOG, ESRI BUSINESS ANALYST

SOURCE: SEMCOG, ESRI BUSINESS ANALYST SKIDMORE, OWINGS & MERRILL LLP

Economy
MAJOR EMPLOYMENT
400,000
2002
2005
X
350,000
Loss of 57,675 jobs (‐16%) SECTORS
300,000  The region’s major job sectors are Manufacturing,
Health Care & Social Assistance, and Retail Trade.
Gain of 9,588 jobs (+3.7%)
No. of Employyees
Historically, manufacturing has been the jobs
250,000
leader but has recently dropped significantly
leader, but has recently dropped significantly.
 Between 2002 and 2005, most sectors stayed
200,000
fairly flat, although manufacturing lost over
y , g g
57,000 jobs.
150,000  The region overall lost over 60,000 jobs between
2002 and 2005, shrinking its jobs base at about
100,000
1% per year.
50,000
2002: 2,128,773 jobs
2005: 2,067,669 jobs
2005: 2,067,669
0
SOURCE: SEMCOG

Economy
COMPETITIVE
ADVANTAGE
 Advanced Manufacturing: 44% of US and
g
Canada’s manufacturing comes from Great Lakes.
 Creative economy: Top 10 in arts, media, music,
design.
 New Energy: Transport systems, batteries, fuel
cells bio fuels wind solar nuclear innovations
cells, bio‐fuels, wind, solar, nuclear innovations.
 Life Sciences: One of top 10 Health, Medical
Bioscience research centers of
Bioscience research centers of
excellence/leadership.
 Trade, logistics, security: Estimated 66,000 jobs
from logistics and supply ‐ at center of global
market.
SOURCE: DETROIT COLLABORATIVE DESIGN CENTER, CANADIANSAILINGS.CA

SOURCE: DETROIT COLLABORATIVE DESIGN CENTER, CANADIANSAILINGS.CA SKIDMORE, OWINGS & MERRILL LLP

Transportation
to UPPER PENINSULA
to TORONTO,
MAJOR ROADS
BUFFALO
X  The
The region is well‐served by interstates, state
region is well served by interstates state
highways, and local arterial roads. Four major
interstates (I‐69, I‐75, I‐94, and I‐96) converge on
Detroit, with multiple belt roads acting as
circumferential routes around the city and its
immediate surroundings
immediate surroundings.
 From Detroit, roads provide easy access to
Chicago to the west; Toledo, Dayton, and
g ; , y ,
to LANSING, GRAND
RAPIDS
Cincinnati to the south; other cities in Michigan –
as well as the Upper Peninsula – to the north; and
Canada’ss largest city, Toronto, to the east via one
Canada largest city Toronto to the east via one
of the region’s two major border crossings.
to CHICAGO
to TOLEDO,
CINCINNATI
SOURCE: SEMCOG

Transportation
RAILWAYS
X  A
A historic industrial region of the country,
historic industrial region of the country
Southeastern Michigan is served by extensive
freight rail infrastructure, with major trunk lines
weaving between cities.
 Smaller feeder networks (not shown at this scale)
connect this lines directly to industrial sites.
hi li di l i d i l i
 Major rail owners in the region include:
Canadian National Railway –
d l l 255 track miles
k l
CSX Transportation – 179 tm
Norfolk Southern Railway –
y 156 tm
Consolidated Rail Corporation – 103 tm
Ann Arbor Railroad – 45 tm
Great Lakes Central Railroad 38 tm
Great Lakes Central Railroad – 38 t
 In
In addition, the Indiana & Ohio Railroad, Huron &
addition the Indiana & Ohio Railroad Huron &
Eastern Railway, Michigan Air Line Railway,
Canadian Pacific Railway, Detroit Connecting
Railroad, and Delray Connecting Railroad all own
l d d l l d ll
portions of track (less than 10 miles) in the region.
SOURCE: ESRI
SOURCE: SKIDMORE, OWINGS & MERRILL LLP

Transportation
ANN ARBOR – DETROIT
X REGIONAL RAIL
PROJECT
J
 A $3.5 million earmark in the 2010 federal budget
has been approved for the AA‐Detroit Rail Project
has been approved for the AA‐Detroit Rail Project.
 The current project is to provide commuter rail
service in the Detroit‐Ann Arbor corridor with
stops in Ann Arbor, Ypsilanti, Detroit Metropolitan
Airport, Dearborn, and Detroit.
 The project takes advantage of existing
infrastructure where possible and requires adding
new station stops in Ypsilanti and at Detroit Metro
new station stops in Ypsilanti and at Detroit Metro
Airport.
 The 41,500 daily trips between Detroit and Ann
Arbor is expected to increase upon the
completion of the project.
SOURCE: SEMCOG.ORG
SOURCE: SEMCOG.ORG SKIDMORE, OWINGS & MERRILL LLP

Transportation
AIRPORTS
 Detroit
Detroit Metropolitan Wayne County Airport
Metropolitan Wayne County Airport
(DTW) is the main aviation gateway to the region.
It is a hub for Delta – currently the world’s largest
airline – and low‐cost carrier Spirit, and home to
14 additional passenger airlines.
 DTW i h 15th‐busiest airport in the US and one
DTW is the 15 b i i i h US d
of the busiest in the world, serving 31 million
annual passengers and handling almost $3 billion
p g g $
in air cargo (2008)
 The Detroit City Airport serves private and
corporate aircraft as well as some cargo planes;
DETROIT CITY passenger service has been discontinued there in
AIRPORT (DET)
WILLOW RUN
WILLOW RUN 2000.
AIRPORT (YIP)
 Willow Run Airport – about seven miles west of
DTW – handles air freight on five runways.
DETROIT METRO
DETROIT METRO
AIRPORT (DTW)  A network of smaller local airports serve various
municipalities across the region.
SOURCE: U.S. Custom House Guide
SOURCE: ESRI

Transportation
AIRPORT – VITAL
INTERNATIONAL
CONNECTIONS
 DTW currently connects Detroit non‐stop with
over 160 domestic and international destinations
over 160 domestic and international destinations
 With the recent merger of Delta and Northwest,
Detroit became a key international hub for the
y
world’s largest airline – offering a connection
between US cities and important international
destinations
 Building on and expanding Detroit’s role as a
major hub for international travel is vital to the
major hub for international travel is vital to the
success of the city and region
Busiest US Airports, by Passenger Volume (2009)
Rank Cityy Code Passengers
g Rank Cityy Code Passengers
g
1 Atlanta ATL 88,032,086 10 San Francisco SFO 37,338,942
2 Chicago O'Hare ORD 64,158,343 11 Charlotte CLT 34,536,666
3 Los Angeles LAX 56,520,843 12 Orlando MCO 33,693,649
4 Dallas Forth Worth DFW
Dallas‐Forth Worth 56 030 457
56,030,457 13 Ne ark
Newark EWR 33 399 207
33,399,207
5 Denver DEN 50,167,485 14 Minneapolis MSP 32,378,599
6 New York JFK JFK 45,915,069 15 Detroit DTW 31,357,388
7 Las Vegas LAS 40,469,012 16 Seattle SEA 31,227,512
8 Houston IAH 40,007,354 17 Philadelphia PHL 30,669,564
9 Phoenix PHX 37,824,982 18 Boston BOS 25,512,086
SOURCE: www.metroairport.com, Airports Council International

SOURCE: www.metroairport.com, Airports Council International SKIDMORE, OWINGS & MERRILL LLP
2.5 CITY OF DETROIT
5C O O
2.5 City of Detroit
OPPORTUNITIES
 Maintain Detroit as an Industrial/Manufacturing
and Logistics leader.
 Activated
Activated public waterfront for future residential
public waterfront for future residential
and commercial development.
 Major urban, higher
Major urban, higher‐density
density center for the region.
center for the region.
 Freight rail hub/future passenger rail hub.
 Vast
Vast underutilized land bank for a wide range of
underutilized land bank for a wide range of
potential future initiatives.
 World class infrastructure system.
y
 Strong neighborhoods and institutions
designating key locations for future growth.
SOURCE: ESRI
2.5 City of Detroit

Urban Structure
1 2 PHYSICAL
DEVELOPMENT
The physical shape of Detroit evolved – and
subsequently devolved – in much the same way as
many American industrial cities. This is a simple
diagrammatic way of understanding this evolution
diagrammatic way of understanding this evolution,
bearing in mind that myriad factors were not
physical but rather social, demographic, or
macroeconomic.
1. Large commercial boulevards radiate out from
3 4 Downtown, based on the 1807 Woodward Plan
2. Industry is quickly built up around rail lines /
residential neighborhoods follow in the same
pattern
3. A uniform grid allows people to access
neighborhood retail and transit
g
4. Streetcars running along the boulevards connect
neighborhoods with Downtown, the commercial
center of the city
2.5 City of Detroit

Urban Structure
5 6 PHYSICAL
DEVELOPMENT
5. Interstates are built directly through the city
fabric, disconnecting neighborhoods and
facilitating the migration out of the city
6 SStreetcars are removed and the boulevards, no
6. d d h b l d
longer neighborhood centers, begin to devolve
7 Industry
7. Industry and manufacturing jobs leave the city,
and manufacturing jobs leave the city
taking with them people and investment and
creating vast amounts of vacancy
8. The city today lacks a coherent structure,
7 8 distinct neighborhoods, and a robust transit
f
framework; instead, physical barriers and large‐
k i t d h i lb i dl
scale vacancy shape its form
2.5 City of Detroit

Urban Structure
BLOCK PATTERNS:
PATTERNS
THE WOODWARD
PLAN
 Downtown gets its unique form from an 1807 plan
by Judge Augustus Woodward after a fire
by Judge Augustus Woodward, after a fire
destroyed most of the city in 1805.
 The
The plan is taken largely from L
plan is taken largely from L’Enfant’s
Enfant s plan for
plan for
Washington, DC – with spokes radiating outward
from a central hub, in this case a hexagonal park
(C
(Campus Martius).
M ti )
 In theory, additional hexagons are added as the
city grows so that “circuses”
city grows, so that circuses are formed at the
are formed at the
seams. Grand Circus is a relic of this idea,
although a second hexagon was never added to
the north.
 The original plan was eventually superseded by a
more rational gridiron form that connects across
more rational gridiron form that connects across
the rest of the city.
Downtown Detroit
Downtown Detroit
Street System Today
SOURCE: Detroit Historical Museum

SOURCE: Detroit Historical Museum SKIDMORE, OWINGS & MERRILL LLP
2.5 City of Detroit

Urban Structure
BLOCK PATTERNS:
PATTERNS
RESIDENTIAL AREAS
 Typical residential blocks in Detroit are based on a scaled
division of 1 mile x 1 mile squares. Their size, scale, and
orientation changes depending on the location in the
city.
(1) Major roads create 1‐mile (2) Minor roads break squares (3) Residential streets create

squares into 4 smaller areas regular block pattern
Northwest
Detroit
(4) Alleys provide residential ((5) Along commercial
) g ((6) Interstates cut through
) g
and commercial access boulevards, structure adapts blocks, disrupting structure
2.5 City of Detroit

Urban Structure
BLOCK PATTERNS:
PATTERNS
RESIDENTIAL AREAS
 Although based on a similar grid pattern, residential lot
and block sizes vary significantly throughout the city –
from the “typical” 275’ x 640’ block in Northwest Detroit
to the long, thin blocks on the Far East Side (a relic of
their agricultural past).
 A comparison to other cities in the US reveals that block
sizes in Detroit are generally larger than typical blocks in
sizes in Detroit are generally larger than typical blocks in
denser urban areas. The larger grain of blocks is good for
single‐family residential use, but makes creating
walkable mixed‐use
walkable, mixed use urbanism more difficult.
urbanism more difficult
SOURCE: AECOM
SOURCE: AECOM SKIDMORE, OWINGS & MERRILL LLP
2.5 City of Detroit

Urban Structure
BLOCK ORIENTATION
 D
Detroit is primarily laid out as a residential
t it i i il l id t id ti l
gridded network with a relatively fine grain.
 This
This gridded grain is broken in various places, by
gridded grain is broken in various places by
interstates, commercial boulevards, rail lines,
municipal boundaries, and others.
1  The resulting block pattern is fragmented and
3 2 causes blocks to run in many directions – and
subsequent homes to sit at different angles
subsequent homes to sit at different angles.
1 Typical N‐S blocks
yp
Within grid pattern
2 Angled N‐S blocks
Angled N S blocks
Running perpendicular to
river
3 Angled E‐W blocks
Filling gaps around
gg p
industry / city boundary
2.5 City of Detroit

Physical Size
DETROIT IS BIG
 Manhattan
Manhattan Island, San Francisco and Boston could
Island San Francisco and Boston could
fit inside the municipal boundaries of the City of
Detroit. Detroit has less than a third of their
combined population.
 The city has infrastructure capacity for over 2.5
million people but today has less than 1 million
illi l b d h l h 1 illi
residents. With less than half of the people the
system was designed for left to pay, budget
y g p y, g
shortfalls and decaying streets, pipes, and
facilities are resulting in blight within some areas
of the city
of the city.
SOURCE: ESRI, U.S. CENSUS BUREAU

SOURCE: ESRI, U.S. CENSUS BUREAU SKIDMORE, OWINGS & MERRILL LLP
2.5 City of Detroit

Physical Size
DETROIT PHILADELPHIA CHICAGO
Area: 139 sq mi Area: 143 sq mi Area: 234 sq mi

P
Population: 808,398
l i 808 398 P
Population: 1,547,901
l i 1 547 901 P
Population: 2,853,114
l i 2 853 114
Density: 5,816 persons/sq mi Density: 10,855 persons/sq mi Density: 12,193 persons/sq mi
Very large municipalities like Detroit require significant population densities to support the extent of their
l i i li i lik i i i ifi l i d ii h f h i
infrastructure. Even at 1.5 million people, Philadelphia struggles to maintain a physical plant designed for 2.5 million,
the same problem Detroit faces with 30% less people. Contrary to popular belief, however, it is not unrealistically large
p p p y p p , , y g
when compared to other major US cities.
2.5 City of Detroit

Physical Size
DETROIT PITTSBURGH MILWAUKEE
Area: 139 sq mi Area: 58 sq mi Area: 97 sq mi

P
Population: 808,398
l i 808 398 P
Population: 311,647
l i 311 647 P
Population: 604,447
l i 604 447
Density: 5,816 persons/sq mi Density: 7,889 persons/sq mi Density: 6,296 persons/sq mi
Industrial cities that have been successful at turning around population and job loss have historically been smaller, and
g p p j y ,
therefore capable of focusing redevelopment efforts in dense, compact areas.
2.5 City of Detroit

Density
POPULATION DENSITY
Average Density = 9.09
Average Density 9 09 persons/acre
= 5,816 persons/sq mi
U.S. CITY COMPARABLES

Chicago 12,758
12 758 persons/sq mi
/
Philadelphia 10,855
Baltimore 8 058
8,058
Pittsburgh 7,889
Minneapolis
p 6,971
,
Milwaukee 6,296
Cleveland 6,167
Detroit (5 816)
Detroit (5,816)
St. Louis 5,623
Cincinnati 4,249
SOURCE: U.S. CENSUS BUREAU

SOURCE: U.S. CENSUS BUREAU SKIDMORE, OWINGS & MERRILL LLP
2.5 City of Detroit

Density
HOUSING DENSITY
Average Density 4 1 DU/acre
Average Density = 4.1 DU/acre

Chicago 7.9
7 9 DU/acre
Philadelphia 7.7
Baltimore 5.8
Minneapolis 4.8
Pittsburgh 4.5
St. Louis 4.5
Cleveland 4.4
Cincinnati 43
4.3
Detroit (4.1)
Milwaukee 4.0
SOURCE: U.S. CENSUS BUREAU

SOURCE: U.S. CENSUS BUREAU SKIDMORE, OWINGS & MERRILL LLP
2.5 City of Detroit

Density
Estimate 1: Walkability
Estimate 1: Walkability Estimate 2: City Infrastructure
Estimate 2: City Infrastructure HOW DENSE IS
Research suggests that a density of at least
10 DU / acre is necessary to achieve a level of
From a city systems perspective, a population
density of at least 16 persons / acre is necessary to
“DENSE
DENSE ENOUGH?
ENOUGH?”
pedestrian activity and walkability. sustain the extensive physical infrastructure in
 “Right‐sizing” Detroit – in terms of finding an
Detroit
Detroit.
ideal or even a target density – is a difficult
proposition. While it is understood that current
densities are low compared to other cities and
densities are low compared to other cities and
insufficient to support city infrastructure, arriving
at a particular number to work towards may be
impossible.
 Density is dependent on both intensity of use and
area so conclusions based on one density
area, so conclusions based on one density
number for the city overall can be misleading.
Instead, we need to think about density as being
local – focusing on appropriate densities in
districts and neighborhoods rather than across
the entire city
the entire city.
 There is no general consensus on “how dense is
dense enough,” but we can use project / city case
g , p j / y
studies and research to estimate what density is
needed to support pedestrian activity, physical
infrastructure etc
infrastructure, etc.
Playa Vista, CA – Mixed Use District Legacy Park, CA – Mixed Use District
275’ x 330
275 x 330’ blocks
blocks 350’ x 375
350 x 375’ blocks
blocks
24 DU / acre 16 DU / acre
SOURCE: Nathan Cherry, Grid / Street / Place

SOURCE: Nathan Cherry, Grid / Street / Place SOURCE: Nathan Cherry, Grid / Street / Place
y, / / SKIDMORE, OWINGS & MERRILL LLP
2.5 City of Detroit

Density
HOW DENSE IS
Single‐family
g y Single‐family
g y Townhomes
6‐8 du/acre 8‐12 du/acre 12‐18 du/acre
“DENSE
DENSE ENOUGH?
ENOUGH?”
 These diagrams show various building types and
their associated density over a one‐block area.
 Achieving a threshold of 10 DU/acre is difficult in
neighborhoods of single‐family houses, but easily
i hb h d f i l f il h b il
attainable with higher‐density housing and mixes
of uses.
Stacked flats Medium density High density

Mixed‐use
Mixed use Mid‐rise
Mid rise High‐rise
High rise
30‐45 du/acre 45‐75 DU / acre 75‐125 du/acre
SOURCE: AECOM
SOURCE: AECOM SKIDMORE, OWINGS & MERRILL LLP
2.5 City of Detroit

Transportation
TRANSPORTATION:
TRANSPORTATION
X MAJOR ROADWAY
NETWORK
 A hierarchy of streets complements the original
grid and form the main transportation network of
grid and form the main transportation network of
the Motor City.
 Movement through the city depends on how each
g y p
level of roadways overlays and interacts with the
others.
 The interstates break apart the traditional form of
the city; compared to other cities in the country,
the central part of the city has an abundant
the central part of the city has an abundant
amount of highways, making movement through
the city much easier than movement within the
city.
i
SOURCE: ESRI, GOOGLE EARTH

SOURCE: ESRI, GOOGLE EARTH SKIDMORE, OWINGS & MERRILL LLP
2.5 City of Detroit

Transportation
TRANSPORTATION:
TRANSPORTATION
X BREAKDOWN OF
ROAD TYPOLOGIES
Interstates Major Streets
Commercial Boulevards Local / Residential Streets
SOURCE: ESRI, GOOGLE EARTH

SOURCE: ESRI, GOOGLE EARTH SKIDMORE, OWINGS & MERRILL LLP
2.5 City of Detroit

Transportation
Typical Section
Typical Section
COMMERCIAL
X BOULEVARD:
GRATIOT AVE
 108’ ROW, including 90’ road
 3
3 traffic lanes and 1 parking lane in each direction,
ffi l d1 ki l i h di i
plus a two‐way turn lane in the center
 Zoned
Zoned for commercial along both sides for almost
for commercial along both sides for almost
entire length of corridor
 Some retail still remains, but many lots are now
, y
vacant or surface parking lots
 No bicycle lanes
2.5 City of Detroit

Transportation
Section Approaching Downtown
Section Approaching Downtown
COMMERCIAL
X BOULEVARD:
GRATIOT AVE
(DOWNTOWN)
 Same 108’ ROW and 90’ roadway as typical
section
 Traffic lanes are widened to 11 feet
 Two‐way turn lane and one traffic lane in each
direction eliminated, replaced by a large
landscaped median
 Al
Also strictly zoned for commercial –
t i tl df i l includes some
i l d
larger office or loft buildings
 Vacancy
Vacancy is a big issue here too, with many lots
is a big issue here too with many lots
now replaced by green space or surface parking
2.5 City of Detroit

Transportation
Typical Section
Typical Section
COMMERCIAL
X BOULEVARD:
MICHIGAN AVE
 Essentially identical to Gratiot Ave
 108’ ROW, including 90’ road
108’ ROW i l di 90’ d
 3 traffic lanes (1 marked as HOV) and 1 parking
lane in each direction plus a two way turn lane in
lane in each direction, plus a two‐way turn lane in
the center
 Zoned for commercial along both sides for almost
g
2.5 City of Detroit

Transportation
Typical Section
Typical Section
COMMERCIAL
X BOULEVARD:
GRAND RIVER AVE
 Smaller than Gratiot and Michigan
 SStreet width varies from ~70’ to 77’, with total
id h i f 70’ 77’ i h l
ROW also variable from ~90’ to 100’
 3
3 traffic lanes in each direction, plus a two‐way
traffic lanes in each direction plus a two way
turn lane in the center; the outside lane in each
direction is often used for parking
 Zoned for commercial along both sides for almost
N bi l l
2.5 City of Detroit

Transportation
Potential Section (Gratiot Ave):
Introduce Bicycle Lanes, Reduce Traffic Lanes, Green the Street COMMERCIAL
X BOULEVARDS:
POTENTIAL FOR
IMPROVEMENT
 Traffic lanes reduced from three plus parking
down to just two in each direction, one of which is
a priority bus lane
 Addition of wide bike lanes with physical
separation from streets
separation from streets
 Sidewalks expanded from 14 to 22 feet to include
trees and other landscape features
trees and other landscape features
 Mixed‐use projects – including residential above
commercial space – front the street
2.5 City of Detroit

Transportation
Introduce BRT, Green the Street, Develop Higher‐Density Mixed‐Use COMMERCIAL
X BOULEVARDS :
POTENTIAL FOR
IMPROVEMENT
 Center lanes are repurposed as dedicated Bus
Rapid Transit (BRT) lanes
 Medians around BRT lines used for passenger
loading at designated stations; otherwise,
functions as landscaped median
functions as landscaped median
 Traffic lanes reduced from three plus parking
down to just two in each direction
down to just two in each direction
 Addition of dedicated (but not physically
separated) bike lanes
 Higher density, mixed‐use projects – including
residential above commercial space – front the
street
2.5 City of Detroit

Transportation
Typical Section
Typical Section
ARTERIAL ROAD:
ROAD
X McNICHOLS RD / 6-MILE
 60’ roadway with total ROW variable between
~90’ and 100’
 3 traffic lanes in each direction, plus a two‐way
turn lane in the center; the outside lane in each
l i h h id l i h
direction is often used for parking
 Zoned
Zoned for low‐density commercial along both
for low density commercial along both
sides
 No bicycle facilities
y
2.5 City of Detroit

Transportation
Typical Section
Typical Section
RESIDENTIAL STREET:
STREET
X STEEL AVE,
AVE
WEST DETROIT
 30’ roadway with total ROW variable, depending
on position of sidewalk and with of landscaping
on position of sidewalk and with of landscaping
 Two‐way traffic in wide shared lane with on‐street
p
parking on both sides
g
 Predominantly zoned for single‐family residential
use
 Building setback from street varies depending on
use type and neighborhood
 No dedicated bicycle lanes (but shared lane can
accommodate bicycles)
2.5 City of Detroit
Transportation
TRANSIT
TRANSIT:
BUS SERVICE
 DDOT currently offers bus service throughout the
city. Although expansive, this system lacks a
hierarchy of services, so every part of the city is
essentially served equally – even those with
essentially served equally even those with
extremely high vacancy.
 Changes to the bus system must focus on meeting
g y g
individual neighborhood needs and eliminating
service to areas of very high vacancy.
 A large suburban bus system also exists, but does
not interface with Detroit’s system.
SOURCE: TONI GRIFFIN & DCDC

SOURCE: TONI GRIFFIN & DCDC CONSULTANT NAME
CONSULTANT NAME
IN‐PROGRESS: OCTOBER X, 2010
2.5 City of Detroit
Transportation
TRANSIT: DETROIT
TRANSIT
PEOPLE MOVER
 Detroit’s only local rail service is a 2.9‐mile, one‐
way loop around Downtown.
 Intended to be part of a much larger regional
transit system, the People Mover was the only
i h P l M h l
phase of the project actually completed.

CONSULTANT NAME
2.5 City of Detroit
Transportation
TRANSIT: WOOWARD
TRANSIT
LIGHT RAIL
 With the implementation of the future Woodward
Light Rail Corridor, Detroit’s main artery through
the city becomes a hub for new Transit Oriented
Developments (TOD’s)
Developments (TOD s). This in turn will create
This in turn will create
more walkable neighborhoods and fewer cars on
the road for more integrated communities.

CONSULTANT NAME
2.5 City of Detroit
Transportation
TRANSIT
TRANSIT:
BUS RAPID TRANSIT
 Part of the Detroit Transit Options for Growth
Study that resulted in the M1 light rail proposal
also included opportunities for bus rapid transit
(BRT) along the city’ss major commercial
(BRT) along the city major commercial
boulevards.
 There are many advantages to BRT systems, but
y g y ,
foremost among them is a dramatic improvement
of service at only a fraction of the cost of fixed‐
guideway rail. BRT is also perceived as more
rail BRT is also perceived as more
attractive than traditional bus systems.
 Because
Because the historic commercial boulevards are so
the historic commercial boulevards are so
wide, BRT can be easily added within existing
street ROW.
SOURCE: TONI GRIFFIN & DCDC, Detroit Transit Options for Growth Study (URS)
SOURCE: TONI GRIFFIN & DCDC, Detroit Transit Options for Growth Study CONSULTANT NAME
CONSULTANT NAME
OPPORTUNITIES & CHALLENGES
NAME OF SECTION
2.5 City of Detroit

Transportation
TRANSIT:
TRANSIT
BUS RAPID TRANSIT
 BRT systems all over the world offer excellent
examples of how to implement such a system.
 BRT is clean, safe, and efficient – exactly what
D
Detroit’s transit system needs to improve upon.
i’ i d i
 In Curitiba, Brazil (perhaps the best example of
BRT in the world) density is organized along the
BRT in the world), density is organized along the
transit lines, with high‐density residential and
Bogota: BRT working alongside traffic lanes commercial uses situated closest to the corridors
best served by transit. In that sense, BRT drives
real “transit‐oriented development.”
Curitiba: density established around BRT line Portland: clean, attractive stations
2.5 City of Detroit

Zoning
CURRENT ZONING
2004 MASTER PLAN
X
 This plan illustrates the city's future land use
vision
vision.
 Industrial uses are relocated from north of
downtown to south of downtown along the river
g
in order to free up land for new riverfront
neighborhoods and open space.
 Some mixed use nodes are introduced at various
locations across the city. They are located
primarily in the city’ss core, but also along the
primarily in the city core but also along the
linear, auto‐oriented commercial streets and hold
potential to create new districts around which old
and new neighborhoods could grow.
d hb h d ld
SOURCE: DETROIT PLANNING AND DEVELOPMENT DEPARTMENT (P&DD)

SOURCE: DETROIT PLANNING AND DEVELOPMENT DEPARTMENT (P&DD) SKIDMORE, OWINGS & MERRILL LLP
2.5 City of Detroit

Land Use
LAND USE
USE, 2000
X  The
The city is dominated by low‐density residential
city is dominated by low density residential
uses, with commercial areas along major roads.
 Industrial
Industrial corridors extend along the river, along
corridors extend along the river, along
rail lines from downtown; and in two
circumferential rings.
 Office and employment uses are concentrated in
Downtown and Midtown.

2.5 City of Detroit

Land Use
RESIDENTIAL USES
X  Residential
Residential land use is the predominant use in
land use is the predominant use in
Detroit.
 Housing
Housing in Detroit consists primarily of single
in Detroit consists primarily of single
family homes.
 Diversification of the housing stock is essential to
attract a wide range of individual and family types
to the city.
48.8% of city area
31,341 acres
.10 acres per parcel
2.5 City of Detroit

Land Use
INDUSTRIAL USES
X  Industrial
Industrial corridors grew circumferentially
corridors grew circumferentially
through the center of the city in phases as new
manufacturing and assembly plants were
established.
 These corridors could be targeted for attraction of
new employment anchors.
l h
 These corridors could become new greenbelt
parks for the city and a series of districts a
parks for the city and a series of districts a
neighborhood nodes could grow around them.
These parks would also provide linkage to the
riverfront.
7.9% of city area
6519 acres

2.5 City of Detroit

Land Use
Industry Built Around Rail Not Around Interstates I-94: New Industrial Core?
 Industry in the city is clustered primarily along rail  Contrary to popular belief, industry in the city has  The current industrial loop rail could serve as an
corridors – much of them in place long before the almost no relationship to the major road network intracity rail corridor, tying into the M1 light rail
interstate highway system was built, changing  Newer industrial areas in the suburbs are more and helping complete mass transit system for
industry’s exclusive reliance on freight rail. clustered around highway nodes, taking Downtown and outlying areas.
 Could
Could active or inactive rail lines could be utilized
active or inactive rail lines could be utilized advantage of easy truck access
advantage of easy truck access  As old industry is converted to future uses, areas
for the establishment of circumferential transit along I‐94 can become a new corridor for
service throughout the city? advanced manufacturing and industry.
advanced manufacturing and industry.

2.5 City of Detroit

Land Use
DETROIT INTERMODAL
X FREIGHT TERMINAL
((DIFT))
 The purpose of the DIFT project is to support the
economic competitiveness of Southeast Michigan
and the state by improving freight transportation
opportunities and efficiencies for business
opportunities and efficiencies for business,
industry and the military. The goal is to ensure
Southeast Michigan has a regional facility, or
facilities, with sufficient capacity and
interconnectivity to provide for existing and future
intermodal demand, and reduce time, monetary
intermodal demand, and reduce time, monetary
costs and congestion to support the economic
competitiveness of Southeast Michigan.
 The Preferred Alternative will generate
approximately 4,500 permanent new jobs
statewide by 2030 of which about 2 360 will be in
statewide by 2030, of which about 2,360 will be in
the Detroit area, and approximately 1,540 in the
Livernois‐Junction Yard area.
SOURCE: www.michigan.gov/mdot
SOURCE: www.michigan.gov/mdot SKIDMORE, OWINGS & MERRILL LLP
2.5 City of Detroit

Land Use
COMMERCIAL, RETAIL
COMMERCIAL RETAIL,
X OFFICE USES
 The largest concentration of office and
commercial uses is located in the center of the
city, extending from Downtown, to Midtown to
New Center
New Center.
 An abundance of auto‐oriented, strip commercial
uses are located along the city’s main streets.
g y
 Mixed use nodes could be established along these
corridors and the land in between zoned for
residential and/or institutional uses.
9.1% of city area
3037 acres

2.5 City of Detroit

Land Use
INSTITUTIONAL USES
X  Institutional
Institutional use such as churches, schools,
use such as churches schools
museums, etc are located throughout the city.
 Strong
Strong institutions could be viewed as anchors
institutions could be viewed as anchors
around which to build and/or rebuild
neighborhoods.
 Institutional uses include schools (adult
education, alternative, college, elementary, high,
middle support vocational) hospitals libraries
middle, support, vocational), hospitals, libraries,
museums, police/fire, post office and, detention
facilities.
6.1% of city area
3696 acres
0.73 acres per parcel
2.5 City of Detroit

Land Use
HISTORIC AND
X CULTURAL ASSETS
1 SHERWOOD FOREST
 Detroit has a rich collection of historic buildings
and places, many of which are already
CLEAR neighborhood or community anchors. Others
have the potential to transform areas with
have the potential to transform areas with
EVIDENCE BASED OAKWOOD BLVD targeted investment for rehabilitation.
S T R AT E G I C ARDEN PARK
DIRECTION RUSSELL WOODS‐
BOSTON‐EDISON  Sites listed on the National, State, or Local
, ,
SULLIVAN
Registers of Historic Places are concentrated
INDIAN VILLAGE
primarily in Downtown and Midtown (along the
WEST VILLAGE
WEST VILLAGE Woodward corridor)
Woodward corridor).
LAFAYETTE PARK
 In addition, many neighborhoods are listed as
“historic
historic districts,
districts,” including Boston
including Boston‐Edison,
Edison,
HUBBARD FARMS
Indian Village, and Sherwood Forest.

2.5 City of Detroit

Parks & Open Space
PARKS AND OPEN
X SPACE
MICHIGAN STATE
FAIRGROUNDS  For a city of it’s size and age, Detroit has a very
PALMER PARK low ratio of park space per resident.
 There are very few large parks in the city
ELIZA HOWELL PARK
CHANDLER PARK
 Other cities are discovering the high rate of return
on investment for the development of quality
public space around which the private sector can
public space around which the private sector can
respond with new housing and commercial
RIVER ROUGE PARK activity.
BELLE ISLE
PARK
MIDDLE ROUGE
PARKWAY
7.6% of city area
4230 acres
10.7 acres per parcel
2.5 City of Detroit

Parks & Open Space
ACCESS TO PARKS
X  Detroit
Detroit has 4,230 total acres of park land, or
has 4 230 total acres of park land or
about 4.64 acres per 1,000 residents.
 As
As a rule of thumb, the
a rule of thumb, the “ideal”
ideal amount of park
amount of park
land in a city is about 10 acres per 1,000
residents, making Detroit – even after decades of
population loss –
l i l significantly lacking in terms of
i ifi l l ki i f
park space.
 Much
Much of the city lives farther than ½ mile from
of the city lives farther than ½ mile from
the nearest public park.

Minneapolis
Mi li 14.9
14 9 acres / 1,000 residents
/ 1 000 id
Washington DC 13.2
Boston 93
9.3
Baltimore 8.8
San Francisco 7.6
¼ MILE Philadelphia 7.0 Detroit (4.64)
½ MILE New York 4.6
Chicago 4.0
SOURCE: TRUST FOR PUBLIC LANDS

SOURCE: TRUST FOR PUBLIC LANDS

2.5 City of Detroit

Vacancy
VACANT PARCELS
X TTotal Vacant Parcels: 100,719
t lV tP l 100 719
Total Parcel Area: 10,950 acres = 17.11 mi2
(12 3% of city area)
(12.3% of city area)
* Some estimates put total vacant land in the city at
40 mi2 – it would be helpful to understand the
source of this information and why such a large
source of this information and why such a large
discrepancy exists
SOURCE: DETROIT PLANNING AND DEVELOPMENT DEPARTMENT (P&DD), SEMCOG

SOURCE: DETROIT PLANNING AND DEVELOPMENT DEPARTMENT (P&DD), SEMCOG SKIDMORE, OWINGS & MERRILL LLP
2.5 City of Detroit

Vacancy
VACANT PARCELS,
PARCELS
0 – 3,000 SF 3,000 SF – 0.5 acre 0.5 – 1 acre 1 – 3 acres 3+ acres
BY SIZE
 Most vacant parcels in the city are single
%)
%)
85,,483 parccels (84.9%
8,464 acrres (77.3%
residential lots, large enough for housing
development, community gardens, or other small
uses but too small for large‐scale redevelopment
uses, but too small for large‐scale redevelopment.
Average Parcel Size: 0.11 acre
Average Parcel Size: 0.11 acre = 4,735 SF
4,735 SF
Max. Parcel Size: 38.4 acres
4.2%)
14,324 parcels (14
927 acres (8.5%)
%)
%)
%)
504 accres (4.6%
729 accres (6.7%
%)
132 parceels (0.1%)
474 parceels (0.5%))
325acres (3.0%
306 parcels (0.3%
4

2.5 City of Detroit

Vacancy
1.0%
8.2% 3.1%
PARCELS BY
VACANT PARCELS,
LAND USE TYPE
21.6% 19.1%
Residential: 8,228 acres – 75.2%
Commercial: 1,021 acres – 9.3%
78.4%
Industrial: 1,415 acres – 12.9%
80.9%
Occupied Occupied Governmental/Institutional: 285 acres – 2.6%
Governmental/Institutional: 285 acres 2 6%
Vacant Vacant
Commercial
 A sizeable majority of vacant land in Detroit is
Industrial
I d ti l
Residential Industrial residential, but industrial land on fairly large
87.7% Residential parcels accounts for about 13% of land on just 3%
G
Governmental/Institutional
l/I i i l
of the parcels. While residential, commercial, and
of the parcels. While residential, commercial, and
industrial areas are all around 20% vacant,
Vacancy, by No. Parcels governmental/institutional is almost entirely
2.6% occupied.
i d
20.1%
79.9%
Occupied 97.4% Occupied
Vacant Vacant
Commercial Governmental/Institutional

2.5 City of Detroit

Vacancy
MAJOR
X CONCENTRATIONS
OF VACANCY
This diagram illustrates the geographic location and
concentration of vacant parcels in the city One of
concentration of vacant parcels in the city. One of
the city’s biggest problems is the band of vacancy
that arches around the central business district,
isolating it from the more stable residential
communities beyond.

2.5 City of Detroit

Vacancy
MAJOR
CONCENTRATIONS OF
VACANCY
Community Areas with major vacancies:
F h
Foch St J
St. Jean
Jefferson/Mack Chandler Park
Ketteringg Airport
p
Middle East Central Davison
State Fair Jeffries
Condon Butzel
Brightmoor Middle Woodward
Harmony Village
Of course, as this map makes clear, vacancy does not
stop at community boundaries It must be addressed
stop at community boundaries. It must be addressed
in a systematic way without regard to political or
jurisdictional breakdowns.

2.5 City of Detroit

Vacancy
FORECLOSURES
 Properties
Properties in foreclosure are heavily concentrated
in foreclosure are heavily concentrated
on both the city’s east and west side.
 Downtown
Downtown and Midtown have relatively few
and Midtown have relatively few
which indicates a higher level of stability in those
areas.
 Some areas with very few foreclosures on the
map – such as the band across the eastern part of
the city – are simply dominated by industrial uses.
the city – are simply dominated by industrial uses
 Are residents of foreclosed homes leaving their
houses? Are they leaving the city? Understanding
y g y g
the status of these properties is important to
determining neighborhood stability.

2.5 City of Detroit

Vacancy
PUBLICLY-OWNED
PUBLICLY OWNED
X PARCELS
1 Total City‐Owned Parcels:
y 38,363
,
Total Parcel Area: 9,581 acres = 14.97 mi2
CLEAR (10.5% of city area)
EVIDENCE BASED
S T R AT E G I C
DIRECTION
A l i still
Analysis till iin progress b
by HR&A

2.5 City of Detroit

Vacancy
PUBLICLY-OWNED
PUBLICLY OWNED
0 – 3,000 SF 3,000 SF – 0.5 acre 0.5 – 1 acre 1 – 3 acres 3+ acres
PARCELS BY SIZE
PARCELS,
 Most city‐owned parcels are under ½ acre.
%)
29,,693 parccels (77.4%
 A small portion of lots under city ownership are
very large, representing over 50% of the total
acreage. Many of these are parks, but some are
M f h k b
417 acress (56.5%)
abandoned industrial sites or tracts prime for
major redevelopment.
j p
Average Parcel Size: 0.15 acre
Average Parcel Size: 0 15 acre = 6,530 SF
6 530 SF
5,4
Max. Parcel Size: 134.6 acres
30.7%)
2,946 acres (3
22 parcells (20.4%)
577 aacres (6.0%)
%)
7,82
254 parceels (0.7%)
A l i still
by HR&A
453 acrres (4.7%
188 acrees (2.0%)
2
3
2

2.5 City of Detroit

Vacancy
PUBLICLY-OWNED
PUBLICLY OWNED
VACANT LAND
A l i still
by HR&A

2.5 City of Detroit

Vacancy
Phase 1 Project
Phase 1 Project
RECOVERY PARK
 Grassroots organization of neighborhood
residents, community groups, social service
agencies, churches, academics, and government
officials – led by the SHAR Foundation (Substance
Abuse Addiction Rehabilitation)
 A 10-year
10 communityi redevelopment
d l project
j to
use vacant land for education, agriculture/urban
farming,
g, communityy development,
p , food
production, commercial and housing
development, etc
 Heart of the project is urban agriculture, but it
has expanded to include many different things
 A “t
“tapestry”
t ” off landscape
l d and
d programmingi that
th t
grows out of particular neighborhood needs and
will be used to improve
p both the Cityy and the
lives of its residents
 Full project will include 2,000 acres; first phase is
40 acres on the
h east side
d off Detroit
D
SOURCE: RecoveryPark.org, Google Earth

SOURCE: RecoveryPark.org, Google Earth SKIDMORE, OWINGS & MERRILL LLP
3. PRECEDENTS AND BENCHMARKS
3.1 Recovering Cities
PITTSBURGH PA
PITTSBURGH,
TRANSFORMED ECONOMY FROM INDUSTRY-BASED
TO HEALTH/TECH
 Pittsburgh is the second‐largest city in Pennsylvania and
anchors the largest urban area in the Ohio River Valley.
(Source: Wikipedia.com)
 The
The 2009 population of the city was 311,647, down
2009 population of the city was 311 647 down
from 676,000 in 1950. (Source: Wikipedia.com)
 Downtown Pittsburgh ranks 25
g th in the nation for jobs in
j
the urban core and 6th in job density.
 The city’s economy today is largely based on healthcare,
education, technology, robotics, and financial services.
The region is also becoming a hub for oil and natural gas
companies' Marcellus Shale production.
companies Marcellus Shale production (Source:
(Source:
Wikipedia.com)
 The city has redeveloped abandoned industrial sites
with new housing, shopping and offices, such as The
Waterfront and South Side Works. (Source: Wikipedia.com)
BUFFALO NY
BUFFALO,
TRANSFORMED ECONOMY FROM INDUSTRY BASED
TO HEALTH AND EDUCATION
 Buffalo is a part of the Great Lakes Region and a
traditional “rust‐belt” city. (Source: Wikipedia.com)
 Peak population of 580,000 in 1950; 2009 population
was 270,000.
270 000 (Source: Wikipedia.com)
 17 miles from Niagara Falls and 59 miles from Toronto,
Canada (Source: Wikipedia.com)
Canada. (Source: Wikipedia com)
 The region's largest economic sectors are health care
and education, and these continue to grow despite the
, g p
lagging national and worldwide economies. (Source:
Wikipedia.com)
 G
Grew up as a railroad and shipping hub as well as grain‐
il d d hi i h b ll i
milling and steel‐making that are almost all gone today.
YOUNGSTOWN OH
YOUNGSTOWN,
VOTED ‘TOP 10 BEST START UP CITIES’ AFTER
REINVENTING CITY PLAN WAS ADOPTED (Entrepreneur,
2009)
 The
The Youngstown 2010 Vision consisted of early “wins”
Youngstown 2010 Vision consisted of early “wins”
around ideas for a “Cleaner,” “Greener,” and “Better
Planned and Organized” city. (Source: Youngstown 2010
Citywide Plan)
 Major plan ideas: improving on Youngstown’s image,
improving the quality of education and accepting that
improving the quality of education, and accepting that
they are now a smaller city that needs to make tough
choices. (Source: Youngstown 2010 Citywide Plan)
 The steel industry helped grow the city but collapsed in
the 1970’s. (Source: Wikipedia.com)
 The GM Lordstown assembly plant is the largest
industrial employer, and with a new addition of the
Chevy Cobolt and Cruze
Chevy Cobolt and Cruze is one of the US
is one of the US’ss largest auto
largest auto
plants in terms of sq feet. (Source: Wikipedia.com)
 A new steel plant owned by a French company, is
p y p y,
scheduled to open in 2011 as part of the Marcellus
Shale natural gas projects that span five states. (Source:
Cleveland com 2/16/10)
Cleveland.com 2/16/10)
CLEVELAND OH
CLEVELAND,
IN 2005 CLEVELAND WAS RANKED AS ONE OF
AMERICA’S MOST LIVABLE CITIES.
CITIES (The Economist, 2005)
 Population reached a high of 914,000 in 1950; down to
an estimated 431,000 in 2009. However, between1990
and 2005 the downtown population grew 32%. (Source:
p )
Wikipedia.com)
 “Connecting Cleveland 2020 Citywide Plan” includes
details of a new vision, specific actions, connections,
sustainability, and major city assets. (Source: Cleveland 2020
Citywide Plan)
 There
There has been some inner
has been some inner‐city
city neighborhood growth
neighborhood growth
and gentrification in the past few years; along with a
new “live‐work” zoning overlay, this has helped grow
the creative class in downtown.
h l d (Source: Wikipedia.com)
CLEVELAND OH
CLEVELAND,
THRIVING DOWNTOWN NEIGHBORHOODS
 Medical, Educational and cultural centers are large
employers in the downtown. Growth in Biotech – both
at medical facilities and educational facilities – has been
aided by the appointment of a city “tech‐czar” to
promote new business (Source: Wikipedia.com)
promote new business. (Source: Wikipedia com)
 In 2007, Cleveland’s mass transit system was recognized
as one of the best in North America. Cleveland
currently has a bus and rail transit system operated by
the Greater Cleveland Regional Transit Authority (RTA).
(Source: Wikipedia com)
 In 2008, the RTA completed installation of a bus rapid
transit line. Naming rights were purchased by the
Cleveland Clinic and University Hospitals, called the
"Health" or Silver Line, which runs along Euclid Avenue
from downtown through University Circle (Source:
from downtown through University Circle. (Source:
Wikipedia.com)
BALTIMORE MD
BALTIMORE,
REDISCOVERED ITS HISTORIC WATERFRONT
 Population in the city hit a high of 949,000 in 1950; and
was down to an estimated 637,000 in 2009. (Source:
Wikipedia.com))
 Baltimore Development Corporation has 19 areas that
focus either geographically or on specific topics of
focus either geographically or on specific topics of
redevelopment. (Source: Baltimore Development Corporation)
 The city has turned into a service‐based economy:
Health Care and Education make up the bulk of the
city’s top 27 employers. It does, however, continue to
be one of the largest and busiest container ports in the
be one of the largest and busiest container ports in the
country. (Source: mpa.gov)
 Baltimore has one of the shortest commute times in the
altimore has one of the shortest commute times in the
US and its city public school system is improving faster
than any other.
 The City has changed its zoning to allow for Urban
Farming; its passage is expected to have a positive
impact on the City encouraging the re‐use
impact on the City, encouraging the re use of vacant
of vacant
lots, and increasing the supply of fresh produce. (Source:
City of Baltimore)
3.2 New Anchor Communities
HAMMARBY SJÖSTAD,
SJÖSTAD
SWEDEN
• Hammarby Sjöstad is a new 200 hectare city district
surrounding Hammarby Lake which will be comprised of 9,000
apartments, housing a population of 20,000 people, and
200,000 sq m of commercial floor space attracting a further
10,000 people to work in the area. The new city is built on
former industrial brownfield land located on the south side of
Hammarby Lake, which is to the south of the city centre.
• The original concept for a new district in this location was born
in the early 1990s. The idea was to exploit the unique
opportunity to expand the inner city with water as a central
focus for the development, whilst at the same time
transforming an old port and industrial area into a modern city
district.
• Impetus was gained for development and infrastructure in the
p g p
area when plans for Stockholm's bid for the 2004 Olympic
Games were being prepared. The core area was envisaged as
an Olympic Village with a strong emphasis on ecology and
y p g g p gy
environmental sustainability. Although the bid was
unsuccessful, development was already underway and the
momentum for change had been established.
momentum for change had been established.
SOURCE: CABE.ORG.UK
SOURCE: CABE.ORG.UK SKIDMORE, OWINGS & MERRILL LLP
3.2 New Anchor Communities
CHISWICK PARK,
PARK
LONDON
• Chiswick Park was designed in the late 1990s when climate
change was not generally treated as an important
change was not generally treated as an important
consideration. The focus for the developers was that Chiswick
Park should offer a high quality working environment. The
d l
development now demonstrates how designing a high quality
t d t t h d i i hi h lit
landscape naturally integrates adaptation measures such as
large trees, surface water and good irrigation which will ensure
comfort for people is maintained as
f tf l i i t i d cities get hotter. This sort
iti t h tt Thi t
of far sighted action will improve the longevity of the
development.
• The business park is comprised of 12 buildings, all arranged
within green parkland featuring attractive walkways, lakes and
a waterfall. The parkland provides a pleasant place for
employees and local people to enjoy and the large trees and
water help to regulate the air temperature around the
buildings, reducing the urban heat island effect in the
neighborhood
• The Chiswick Park landscape is almost ‘water neutral’ – it draws

little water from external sources and most run‐off is contained
within the site. The lakes and waterfall at the centre of the
development are the most visible elements of the sustainable
urban drainage system that reduces site run‐off to a level low
enough to be handled by existing services.
SOURCE: ENJOY‐WORK.COM
SOURCE: ENJOY WORK.COM SKIDMORE, OWINGS & MERRILL LLP
4. PRELIMINARY FINDINGS AND CONCLUSIONS
4.1 Summary of Findings

North America
Geography
 Detroit occupies a strategic position at the center of the Great Lakes Megaregion, and could be an important
hub between Chicago, Toronto, and other nationally‐important cities.
 Detroit is the lynchpin of the world’s largest trade relationship, between the US and Canada. Forty percent of
all trade moves through the region, and almost 25% of the value of all US‐Canada trade crosses the
Ambassador Bridge alone
Ambassador Bridge alone.
 The region has access to abundant natural resources.
Infrastructure
 Detroit links the US and Canada with two bridges, a passenger tunnel, two freight tunnels, and a truck ferry.
 The Detroit River International Crossing project will further expand international connectivity.
Macroeconomics
 Joint US‐Canada trade policy continues to make Detroit more attractive as a hub for shipping and logistics, with
the potential to significantly expand value‐added
the potential to significantly expand value added services.
services
 As other Great Lakes cities focus on “right‐sizing,” Detroit can be a leader in green development, infrastructure
efficiency, governance reform, and large‐scale workforce development.
yg g p

State of Michigan
Geography
 Michigan’s 3,200 miles of coastlines are an unparalleled asset – the urban coastline in Detroit can be an integral
part of the entire statewide network.
History
 Detroit is the only major urban area in Michigan, and as such offers a unique, authentic experience not
Detroit is the only major urban area in Michigan and as such offers a unique authentic experience not
available anywhere else in the state.
Macroeconomics
 Population and job loss are not unique to Detroit. While the state is growing modestly, most of its major cities
continue to lose population although none to the extent seen in Detroit.
continue to lose population – although none to the extent seen in Detroit
 The state is focusing economic development efforts on 6 major industries: alternative energy, energy storage,
life sciences, homeland security and defense, advance manufacturing, and film.
life sciences, homeland security and defense, advance manufacturing, and film.
 Scenic and urban destinations are both key assets which bring visitors to a state every year, and Detroit is a vital
contributor to the future of Michigan’s tourism success, already accounting for 20% of all spending.

Southeastern Michigan Region
Population
 Although Detroit is still losing population, the larger region is actually growing fairly rapidly.
 Detroit is the only area with concentrated population density in the region, offering a unique urban experience.
Land Use
 Physically, growth in the region has radiated outward from Detroit, with suburban cities and towns still
Ph i ll hi h i h di d df D i ih b b ii d ill
connected seamlessly to the city as its center.
 New
New growth is occurring in a more sprawling, more resource‐intensive way –
growth is occurring in a more sprawling more resource intensive way – unchanged, it threatens to
unchanged it threatens to
consume hundreds of square miles of natural or agricultural land by 2030.
Parks + Open Space
 Large state parks, predominantly on the outskirts of the metropolitan area, could be expanded and eventually
ser e as the beginning of a “green belt” strateg to c rb spra l and densif the region.
serve as the beginning of a “green belt” strategy to curb sprawl and densify the region
Macroeconomics
 Business activity in the region is still centered on Detroit, despite many jobs leaving the city proper.
 New job centers have grown along major interstate routes, often at the expense of existing business areas.
j g g j p g
Those northwest of the city (Troy, Pontiac, Southfield) are growing most rapidly.
 Overall, the region has lost jobs since 2002 – with manufacturing hit the hardest – but many sectors, including
health care, are growing.
Infrastructure
 A robust network of roads makes Detroit easily accessible from destinations across the region.
 Detroit
Detroit Metro Airport serves as a major international gateway to the City and an economic engine for the
Metro Airport serves as a major international gateway to the City and an economic engine for the
entire region.

City of Detroit
Population
 Detroit is big – particularly for its size in terms of physical infrastructure – but it is not unrealistically large when
compared to other major US cities. The size of the city is much less important than its density.
 A band of low density areas surround Downtown, isolating it from the outlying neighborhoods.
 Population and housing density in Detroit are lower than in most other major American cities.
 With a land area the size of Philadelphia but just half its population, Detroit has an incredible opportunity to
promote infill, grow stronger neighborhoods, and creatively use extra space as an asset.
Land Use
 Industry is concentrated along major rail lines.
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 Retail and commercial activities occur along the city’s major avenues, although much of this is now vacant.
Downtown and Midtown are the city’s major commercial centers.
 Single‐family homes account for the vast majority of residential uses, which cover most of the city. There is a
real opportunity to introduce new, more dense housing typologies.
 Downtown is Detroit’s most important asset for business attraction and retention.
ZZoning
i
 Areas along the riverfront have recently been rezoned to promote redevelopment. This can be one of the city’s
p
prime tools for recreation and adjacent residential development.
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 The zoning code promotes land uses that are a vestige of a bygone era – industry along rail lines, retail along
street‐car avenues, and single‐family residential everywhere else. It should be updated to reflect today’s
economic and social realities.

City of Detroit
Vacancy
 There are nearly 65,000 vacant parcels in the city, accounting for
 Vacancy is a problem everywhere, although it is particularly acute in a band around Downtown and in
neighborhoods on the eastern side of the city.
 50% of all vacant land is already publicly owned, presenting an incredible opportunity for change.
Parks + Open Space
 Detroit is among the American cities with the smallest amount of park space.
Detroit is among the American cities with the smallest amount of park space
 No connected network of open spaces exists in the city.
 Vacant land could easily be repurposed as parks, recreational spaces, urban farms, or natural areas.
Vacant land could easily be repurposed as parks recreational spaces urban farms or natural areas
Transportation
 The Motor City is still entirely auto‐oriented, lacking any commuter or regional rail system.
 DDOT covers almost the entire city with bus service – even neighborhoods that lack the density to support such
transit.
 The planned Woodward Light Rail Corridor has the potential to bring neighborhoods back together and
promote new, transit‐oriented development.
t t it i t d d l t
4.2 Areas of Strength
DOWNTOWN
 Downtown
Downtown Detroit has a lot of good things going
Detroit has a lot of good things going
X
for it. Jobs, hotels, entertainment, venues and
beautiful, recently improved public spaces.
 There are, however, several vacant and
underutilized buildings, vacant lots and surface
parking lots. Renovation and infill projects should
ki l t R ti d i fill j t h ld
link districts in downtown to create a vibrant,
walkable urban center with a variety of residential
y
neighborhoods.
SOURCE: SKYSCRAPERCITY.COM
SOURCE: SKYSCRAPERCITY.COM SKIDMORE, OWINGS & MERRILL LLP
MIDTOWN
X  This area of Detroit is home to three colleges,
h f h h ll
four museums, one library, two major hospitals
and a number of theaters and music halls. The
location of so many bustling institutions could
make Cass a great pedestrian corridor.
 High quality, mixed use projects area planned for
this area. Attention should be given to the
replacement of surface parking lots
replacement of surface parking lots.
NEW CENTER
X  Henry
Henry Ford Hospital, Techtown
Ford Hospital Techtown and the offices
and the offices
around Grand Avenue anchor this area of Detroit.
 There
There is very little housing in this area and that
is very little housing in this area and that
could be an early win.
 Need to round out the activity mix in this area to
build vibrancy.
SOURCE: FLICKR.COM; GRADY’S KITCHEN SOURCE: GREATLAKESLAW.COM
WOODWARD
X CORRIDOR
 Implement the Woodward Avenue Light Rail
 Funding is currently being sought for the project
through collaborative efforts at the city, state and
f d ll l
federal levels.
 Light rail is planned to run along Woodward
Avenue Bus lines will intersect Woodward to link
Avenue. Bus lines will intersect Woodward to link
neighborhoods and districts to the Light Rail.
 Zoning revision and urban design upgrades may
g g pg y
be needed in order to maximize benefits.
SOURCE: DETROITTRANSIT.ORG
SOURCE: DETROITTRANSIT.ORG SKIDMORE, OWINGS & MERRILL LLP
DETROIT RIVERFRONT
“WATCH THE SUN SET OVER TWO
COUNTRIES ”
COUNTRIES…”
 The Detroit Riverfront should be recognized as a
major regional resource.
 Should be promoted as part of Michigan’s
celebrated coastline –
l b d li an urban coastline that
b li h
complements the natural one.
 A
A vast range of mixed use and high density
vast range of mixed use and high density
developments should be zoned along the
waterfront serving the public year round.
SOURCE: SKYSCRAPERCITY COM

DETROIT RIVERFRONT
 Full plan calls for 5.5 miles of public riverfront, from the Ambassador Bridge to Gabriel Richards Park,
developed as riverwalks, plazas, promenades, parks, harbors, and green spaces.
 Three miles of the east riverfront are complete today.
Three miles of the east riverfront are complete today
 Future linkages to neighborhoods in the center of the city via new green belts are essential to making the
waterfront into a true public space
waterfront into a true public space.
SOURCE: THE DETROIT RIVERFRONT CONSERVANCY

SOURCE: THE DETROIT RIVERFRONT CONSERVANCY SKIDMORE, OWINGS & MERRILL LLP
1 UNIVERSITY OF DETROIT MERCY

1. UNIVERSITY OF DETROIT MERCY
STRONG DISTRICTS
University of Detroit Mercy main campus is an area
University of Detroit Mercy main campus is an area
in residential North West Detroit with an
extensive academic and athletics program. This
area serves as an asset to this part of the City and
a key node with potential for growth and
expansion into the neighboring communities
expansion into the neighboring communities.
Mexicantown is an neighborhood west of
Downtown with a culture and community that
y
has great potential for expansion. The activated
retail streets and proximity to the waterfront
provide a walkability not found in many other
provide a walkability not found in many other
2. MEXICANTOWN areas of the city.
4
23
SOURCE UDMERCY.EDU
SOURCE UDMERCY.EDU SKIDMORE, OWINGS & MERRILL LLP
3 CORKTOWN
3. CORKTOWN
STRONG DISTRICTS
Corktown is one of Detroit
is one of Detroit’ss oldest neighborhoods,
oldest neighborhoods
centered between Downtown and Mexicantown.
With rich history, quality housing stock and a
heavy presence of urban agriculture, this unique
neighborhood provides many assets to built on.
EEastern Market
M k is a vibrant area just east of
i ib j f
Downtown. People come from all over the city
and neighboring suburbs for its local produce and
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social congregation. The old storage sheds and
factories provide great potential for unique
residential loft living turning the area in to a year
residential loft living, turning the area in to a year
4. EASTERN MARKET round activated community.
4
23
4.3 Moving Forward
5 years
5 years EARLY WINS FACILITATE
Completion of
Detroit Works
Detroit Works
10 years
LONG-TERM SUCCESS
Project study
Alignment of city
Alignment of city More visible This is a plan to re‐make nearly all aspects of a city –
progress on DWP to bring back from the edge of failure one of the
government, 20 years great, historic American metropolises. This is not a
community
community recommendation plan that can succeed in 1 year or 5 years or even
plan that can succeed in 1 year, or 5 years, or even
Population decline in Efforts in the first 10
Eff t i th fi t 10
groups, and other 10 years. But for a long‐term, sustainable plan for
the city is years begin to vitality to succeed, there must be visible progress in
stakeholders snowball into
b ll i t 40+ years
40+ years the first 5 years, around which citizens can rally and
Visible progress on stabilized
bigger wins A vibrant and work towards broader goals.
DWP
DWP People and jobs
People and jobs healthy Detroit
healthy Detroit
recommendations begin returning to returns
the city
the city Once‐blighted
Once blighted
Detroit re‐emerges neighborhoods
as a capital of
as a capital of are turned
are turned
manufacturing around
and innovation
and innovation A sustainable
model for
g
growth guides
g
the city’s future
A Long‐Term Plan to Rebuild Detroit
4.3 Moving Forward
WHAT CAN WE DO IN 5 YEARS?

 Establish a
Establish a ‘swat
swat team
team’ to assist the city in satisfying compliance issues in order to spend the allocation of
to assist the city in satisfying compliance issues in order to spend the allocation of
CDBG funds.
 Remove unsafe, uninhabitable and unusable structures and, clean up toxic and dangerous sites from existing
Remove unsafe, uninhabitable and unusable structures and, clean up toxic and dangerous sites from existing
neighborhoods and old industrial sites.
 Complete the Woodward Avenue Light Rail Phase 1 connecting Hart Plaza to New Center and identify key
nodes for business incubators and residential/mixed‐used supported by tax incentives and lower utility costs.
 Rehab/Rebuild Neighborhoods – Housing, Commercial and Institutional components.
 Target visible projects to demonstrate and exemplify change in the city at all scales.
 Identify and build on areas of strength by implementing infill efforts, philanthropic business investments and
grass roots efforts.
 Work with HUD and EDA to direct money to commercial and job‐producing projects.
 Strategize ‘One Plan’ at the city, regional and state level to direct funds toward environmental and economic
initiatives that benefit all.
5. DRAFT PRINCIPLES
5.1 Principles
LEADERSHIP
Detroit will be a leader in the resurgence of all of Southeast Michigan
 The Detroit Works Project will be inspirational where it can be and realistic where it must be
The Detroit Works Project will be inspirational where it can be and realistic where it must be.
 The Detroit Works Project will encompass three main tenets: Respect, Equity, and Trust. The
plan will respect the City’ss community, history, current efforts, future, and new ideas. The plan
plan will respect the City community history current efforts future and new ideas The plan
will be equitable and beneficial to everyone in order to develop trust with current and future
residents.
 Detroit will rethink its potential, reflect an intention to be great, and redefine its image.
 Detroit will recognize that its strength is its diversity
Detroit will recognize that its strength is its diversity.
 Detroit will build confidence in the city’s resurgence and will be a leader in the region once again.
 Detroit will engage its youth and motivate them to participate in building their future and that of
D t it ill it th d ti t th t ti i t i b ildi th i f t d th t f
the city.
 D t it ill i
Detroit will innovate.
t
OUT OF DATE – REPLACED BY PRINCIPLES IN

PHASE 2A REPORT
5.1 Principles
ECONOMIC RECOVERY
Increase Economic Activity & Create Jobs for all Detroiters
 Detroit will build and strengthen its function as a “Gateway City” for people and goods between
the United States and Canada.
 Detroit will capitalize upon its assets, including its international border, infrastructure,
manufacturing capacity and culture, to increase economic activity and create jobs.
 Detroit will support small businesses by establishing incubator communities and removing
roadblocks to increase economic optimism and to create a friendly environment for a new
generation of businesses.
 The “new economy” of the city will be inclusive of current and future Detroiters.
 The City’s west side will be a center for the “new century of industry.”

PHASE 2A REPORT
5.1 Principles
TRANSPORTATION & TRANSIT

Creating a More Usable and Accessible City
 Detroit will build upon its road, rail, port and air infrastructure to grow area businesses and
p p g
create jobs.
 Detroit will improve border crossing logistics and build an international reputation for being a
user‐friendly “Gateway City” for both people and cargo.
 Detroit will work to target investment in a new generation of passenger rail service and station
improvements, including the establishment of High Speed Rail in the Great Lakes Region.
 Detroit will coordinate its street improvement program with area utility service providers to align
reinvestment efforts and maximize efficiency.
 Detroit will work to provide more access to goods and services to more of Detroit and its
residents.

PHASE 2A REPORT
5.1 Principles
LAND USE
USE, ZONING & LAND DEVELOPMENT
Discover New Strategies Around Redevelopment
 The Detroit Riverfront will be a catalyst for future development that can re‐brand the City as a
regional and tourist destination, and as a city of choice for new residents.
 The I‐94 corridor will be targeted for new and revitalized industrial and logistic uses.
 Historically‐zoned industrial corridors will be reconceived to yield new “greenbelt” and/or “job
belt” initiatives within the city.
 Infill development will be targeted adjacent to existing areas of strength throughout the city.
 Zoning will be refined to enable the establishment of compact, walkable centers of mixed‐use
g p
and increased densities, and to limit mile upon mile of strip‐style commercial development.
 New approaches for public‐private partnerships will be explored for the establishment of new
pp p p p p p
neighborhoods adjacent to employment centers.

PHASE 2A REPORT
5.1 Principles
LANDSCAPE & ECOLOGY / ENVIRONMENTAL

SUSTAINABILITY
Making Detroit Cleaner and Greener
 Detroit will have a strong, safe and attractive parks and open space system that performs
multiple functions for neighborhoods including recreation community gathering food
multiple functions for neighborhoods, including recreation, community gathering, food
generation, stormwater management, etc.
 A strong and interconnected regional natural systems network will provide a
A strong and interconnected regional natural systems network will provide a “green”
green complement
complement
to the regions gray infrastructure system.
 Emerging landscape typologies for vacant and underutilized land will provide new opportunities
Emerging landscape typologies for vacant and underutilized land will provide new opportunities
for growth and innovation.
 Food production spaces will create a visible and connected network that is a complement to the
Food production spaces will create a visible and connected network that is a complement to the
city parks, recreation and open space system at a variety of scales to allow for widespread
participation.
participation.
 Uncover and utilize bodies of water in Detroit neighborhoods; clean up environmental
contamination; produce food in vacant spaces; turning to environmentally‐based
contamination; produce food in vacant spaces; turning to environmentally based technologies
technologies
and industries as a way to make use of existing factories and create jobs.

PHASE 2A REPORT
5.1 Principles
NEIGHBORHOODS HOUSING
NEIGHBORHOODS, HOUSING, & AMENITIES
Strengthening Detroit
Detroit'ss Neighborhoods
 The Detroit Works Project will build upon and reflect current neighborhood, community and City
efforts.
 Detroit will focus on developing and strengthening walkable, compact district and neighborhood
centers.
 Detroit will be a city of healthy neighborhoods that have access to fresh food, open space and
community amenities, including shopping and recreation.
 Detroit will diversify its housing stock beyond single‐family homes in order to provide more
lifestyle choices for individuals and families.
 Attracting more retail; be a city that is more friendly to businesses of al sizes.
 Engaging the Youth of Detroit in the process; they are Detroit’s most important asset.
 Engage Detroiters in the process.

PHASE 2A REPORT
5.1 Principles
HISTORICAL & CULTURAL RESOURCES

Leveraging Historic Assets
 Detroit will invite the world to discover inspirational American stories from the music, film and
automotive industries.
 Detroit will recognize that its historic building stock is a national and state treasure, will stabilize
its condition and seek new futures for repurposed and renovated buildings
its condition, and seek new futures for repurposed and renovated buildings.
 Detroit will celebrate its French and Indian War, Revolutionary War, and War of 1812 heritage
and relevance in US history.
and relevance in US history.
 Detroit will celebrate stories of the Ottawa Indians and the leadership of Chief Pontiac.
 Detroit will celebrate the role it played in the Underground Railroad driven by its proximity to the
Canadian border.

PHASE 2A REPORT

Policy Audit Topic: Land Use and Urban Form

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DECEMBER 17, 2010

PHASE ONE: RESEARCH AND PRIORITIES

SKIDMORE, OWINGS & MERRILL LLP

THE MAYOR’S GOALS FOR THIS PLANNING PROCESS

2 Creating a shared vision for Detroit’ss future

OUT OF DATE – REPLACED BY

1.2 Initial Questions from Technical Team

3. 7-County Region 4. City of Detroit

Geography Zoning IMPORTANT

2.2 North America

2.2 North America

THE GREAT LAKES

2.2 North America

THE GREAT LAKES

2.2 North America

THE GREAT LAKES

2.2 North America

THE CANADA SIDE OF

2.2 North America

2.2 North America

2.2 North America

THE BROOKINGS KEY

2.3 State of Michigan

2.3 State of Michigan

2.3 State of Michigan

2.3 State of Michigan

2.3 State of Michigan

2.3 State of Michigan

SOURCE: EPA and ENVIRONMETAL CANADA (2008)

2.3 State of Michigan

SOURCE: EPA and ENVIRONMETAL CANADA (2008)

2.3 State of Michigan

PART OF THE PHASE 1 HIGH SPEED RAIL INITIATIVE

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region 400,000

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region

Parks Natural and Agricultural Areas Greenbelt / Growth Boundary

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region

SOURCE: FRIENDS OF THE GREENBELT FOUNDATION, WWW.GREENBELT.CA

2.4 Southeastern Michigan Region

SOURCE: ESRI BUSINESS ANALYST

2.4 Southeastern Michigan Region

SOURCE: SEMCOG, ESRI BUSINESS ANALYST

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region

SOURCE: DETROIT COLLABORATIVE DESIGN CENTER, CANADIANSAILINGS.CA

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region

2.4 Southeastern Michigan Region

SOURCE: www.metroairport.com, Airports Council International