West End Gallery District MAY 1, 2015 - DRAFT Prepared for the N’Namdi Center for Contemporary Art by City Form Detroit in partnership with Knight Foundation, Michigan Economic Development Corporation, and Moor-N’Namdi
intro / 02
Building on the momentum along Grand River Corridor and the Woodbridge and Core Cities neighborhoods, the West End Gallery District is envisioned as a local and regional destination that celebrates arts and culture and is home to creative entrepreneurs. This district—defined by Grand River Avenue between Canfield and Martin Luther King Jr. Boulevard—will support emerging businesses, development opportunities, and cultural activities through the creation of three nodes: the Arts/Retail Incubator Node anchored by “N’Namdi Project Space,” the Community Gathering Node, and the Neighborhood Retail Node. The recommendations included in this report focus on urban design strategies, development uses, and activation opportunities at a district scale. They are informed by existing conditions, market analysis, case study research, and community input. The driving forces and assets contributing to this project include the area’s vibrant arts community and the emerging arts-oriented business incubator, “N’Namdi Project Space,” as well as its proximity to Downtown, Wayne State University, Midtown, and the Woodbridge and Core Cities neighborhoods. The West End Gallery District project builds on the strengths of this arts community and connects the nearby districts through an enhanced Grand River Avenue transit route that supports bus rapid transit and non-motorized bike and pedestrian infrastructure, supported by current initiatives such as the Greater Downtown Transit Oriented Development (TOD) Strategy, the City of Detroit’s Non-Motorized Plan, and the Downtown Detroit Non-Motorized Plan. This report was prepared for the N’Namdi Center for Contemporary Art by City Form Detroit in partnership with Knight Foundation, Michigan Economic Development Corporation, and Moor-N’Namdi.
the West End Gallery District is envisioned as a local and regional destination that celebrates arts and culture and nurtures creative entrepreneurs.
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“N’NAMDI PROJECT SPACE” “Quarter Pop” 4230 Grand River 4230 grand riverAve. ave.
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3820 grand Grand river River ave. Ave.
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4219, 4223, 4223, 4225, 4225, 4231 4219, 4231 grand river ave. Grand River Ave.
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4235, 4237 Grand grand river 4235, River ave. Ave.
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1928 Alexandrine alexandrine st. 1928 St. Key MOOR-N’NAMDI, WEST END PROPERTIES, EFAPI LLC GRAND RIVER CREATIVE CORRIDOR PUBLIC - CITY, DPS, DPL NORTH
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4111 grand Grand river River ave. Ave.
4003 grand Grand river Riverave. Ave.
property information / 04 4230 Grand River Ave.
1928 Alexandrine St.
3820 Grand River Ave.
4219, 4223, 4225, 4231 Grand River Ave.
4003 Grand River Ave.
4235, 4237 Grand River Ave.
Owner: Moor-N’Namdi Square Footage: 7,650 SF # Floors: 1 Current Use: Partially Occupied
Owner: EFAPI LLC Square Footage: 28,000 SF # Floors: 1 Current Use: Vacant Structure
Owner: Moor-N’Namdi Square Footage: 3,000 SF # Floors: 2 Current Use: Vacant Structure
4111 Grand River Ave.
Owner: Moor-N’Namdi Square Footage: 8,000 SF # Floors: 2 Current Use: Vacant Structure
Owner: Moor-N’Namdi Square Footage: 3,700 SF # Floors: N/A Current Use: Vacant Land
Owner: West End Properties Square Footage: 9,450 SF # Floors: N/A Current Use: Vacant Land
Owner: West End Properties Square Footage: 7,270 SF # Floors: 2 Current Use: Vacant Structure
precedents / 05
Two mixed-use districts, one a vibrant community in a renovated warehouse district and another a thriving corridor adjacent to a historic residential area, are detailed here as examples of the potential for the West End Gallery District. In particular, these precedents showcase moderate density mixed-use districts where galleries, retail, restaurants and bars, and creative businesses coexist with nearby residential uses, a condition that is compatible with the current development trajectory of the West End Gallery District. Additionally, both of these examples have significant histories and after a period of reinvestment are now destinations attracting residents, tourists, and new creative businesses. As successful mixed-use nodes, these districts create densities of activity that promote walkability. They also have defined identities as arts and cultural districts, emphasized through creative placemaking strategies and branding. A summary of each precedent with key lessons is described below with additional information included in the following pages. Wynwood Gallery District, Miami, Florida This mixed-use community is a former garment manufacturing district that uses art as a tool for revitalization. The district’s signature features are its open air gallery of murals, Wynwood Walls, and its monthly art display, the Wynwood Art Walk. U Street Corridor, Washington, D.C. The U Street Corridor is the commercial hub of the historic Victorianera Shaw neighborhood. The corridor is home to art galleries, restaurants and bars, music venues, and boutiques that embrace the area’s historical significance as a center of African American intellectual and cultural life.
creative placemaking strategies drive vibrancy and diversity powerful enough to transform communities. - carol coletta, knight foundation
district programming / 06
quarter popSPACE + arts/retail incubator nodeNODE N’NAMDI PROJECT + ARTS/RETAIL INCUBATOR
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community gathering node
Residential - 275,000 SF Office - 14,500 SF Restaurant - 20,500 SF Retail/Gallery - 110,000 SF Atelier - 16,000 SF Institutional - 16,000 SF Public Space - 100,000 SF New Construction - 105,000 SF
precedents / 07 Wynwood arts district Miami, FL The Wynwood Arts District in Miami is one of the most prominent creative communities in the United States. It is home to over 150 small businesses, including art galleries and museums, creative businesses, retail stores, performing art spaces, bars and restaurants, and one of the largest open-air street-art installations in the world, the Wynwood Walls, all embedded in a vibrant community. Taking over what used to be the warehouse and manufacturing district of Greater Miami, developers rehabilitated neglected ware-houses, shuttered factories, and other unused buildings in the early 2000’s, transforming them into what is there today. The district is managed by Wynwood Arts District Association whose mission is to “promote Wynwood as the epicenter of the arts and creative businesses in Greater Miami while enhancing the character of the factory and warehouse district.� A community wide Art Walk is held every second Saturday of the month when galleries, art studios, alternative spaces and showrooms open their doors to the public. Wynwood Wall
Gallery
Wynwood Walls entry marker
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Food trucks during Art Basel
Wynwood Kitchen & Bar
Food trucks and art wall
Wynwood Kitchen & Bar
precedents / 09 U Street Corridor Washington D.C. The U Street Corridor in the Shaw neighborhood of Washington, D.C. is a thriving corridor of nightclubs, art galleries, music venues, boutiques, and bars and restaurants anchoring a community of historic residential row houses. U Street was once a center of African-American culture and maintains the legacy of Duke Ellington, Billy Taylor, Miles Davis, Ella Fitzgerald and Louis Armstrong. After the 1968 riots, the corridor sat mostly vacant for years. But the community has once again embraced the neighborhood’s creative spirit, and the district has fully revived, by day and night. The corridor is home to the 9:30 Club live-music venue, upscale restaurants and bars including some of DC’s best Caribbean and soul-food restaurants, Busboys and Poets community gathering/retail/cafe/performance space, and the iconic Ben’s Chili Bowl, a family-run, old-school chilidog joint.
Chris Weisler Photography
Ben’s Chili Bowl
U Street Corridor alleyway
Chris Weisler Photography
Busboys and Poets
precedents / 10
Busboys and Poets
Neighborhood and destination retail
Restaurants and entertainment
Busboys and Poets
district strategy / 11
A district strategy centered around art and focused on nodes of activity is recommended for the West End Gallery District along the Grand River corridor. Overall framework strategies for the district include the following: (These reference the ArtPlace strategies for commercial corridor revitalization from the Creative Placemaking Summit in 2013.) Use art: Art in windows or art on walls are good ways to create renewed interest in an area and create an identity for a district. Art can also be a good way to create pedestrian interest. Be authentic: People still value human interaction, ambiance, uniqueness, and the localized curatorial choices that smart entrepreneurs provide. The more authentic the art is to the neighborhood, the more appealing it is likely to be, and the more it marks the area as unique and worth visiting. Look at alternative uses and re-imagine what the commercial corridor can be: Use art, public spaces, and residences to fill the gaps when there are not enough commercial uses to fill the vacancies of a corridor. These can attract people beyond the neighborhood and generate their own economy. Help people in the neighborhood who want to start businesses: Support entrepreneurs through skills training, mentoring, and marketing. Invest in restaurants: Restaurants are especially important as gathering places and for getting residents and visitors to spend time in the neighborhood. In a corridor with numerous vacancies, it can be difficult to bring the above strategies to life and create the density needed for vibrancy. However, by re-thinking a corridor as a group of “nodes” connected through a district, a community can build on assets and existing momentum and focus pedestrian and placemaking activity. Thus, a district strategy focusing on nodes of activity is recommended for the West End Gallery District, as described on the following pages.
re-think the corridor as a group of “nodes” building on assets and existing momentum. Arts/Retail Incubator Node The Arts/Retail Incubator Node is envisioned as a place for creative entrepreneurs. The node will be anchored by “N’Namdi Project Space,” an arts incubator where creative entrepreneurs can develop and activate their businesses through pop-up retail spaces. Each pop-up will be allocated a quarter of a year to operate its business in this temporary space. During the three-month period, business owners will be provided with mentorship, marketing, and supplies to develop their business acumen and hone their entrepreneurial skills. Community Gathering Node The Community Gathering Node is envisioned as a place where the community comes together for art, culture, recreation, and commerce. Activities could include restaurants and retail, inspired by Busboys and Poets, as well as supporting residential uses. Neighborhood Retail Node The Neighborhood Retail Node is envisioned as a centrally located business area (walkable within a half-mile from the Woodbridge and Core City neighborhoods and connected by transit) that provides goods and services, jobs and training, and a sense of community to the residents. Businesses could include a grocer, pharmacy, restaurant, or home goods store, for example, where retailers are engaged with and involved in the community.
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Neighborhood Linkage
Wayne State University
Node Gateway
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neighborhood retail node Patterson Dog + Cat Hospital
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arts/retail incubator node / 13
the arts/retail incubator node is a place to explore a gallery, grow a business, and enjoy the street life.
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Dogbite Outdoor Cafe
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N’Namdi Project Space
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Pedestrian Alley (Service Accessible)
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Community Garden/Food Co-op Servicing Adjacent Restaurants
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Sculpture at Corners/Crosswalks
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Grand River Complete Street Bus Rapid Transit Lanes Bike Lanes On-Street Parking Stormwater Management Swale
Adaptive Reuse - 2 Floors Gallery (First Floor) Residential (Second Floor)
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New Construction- 4 Floors Retail (First Floor) Residential (Upper Floors) Featured Mural Wall
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Public Plaza/Greenscape Events Movie Wall
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New Construction - 4 Floors Retail (First Floor) Residential (Upper Floors)
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District Parking Deck - 2 Floors + Roof Retail Parking (First Floor) Residential Parking (Upper Floors)
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n’namdi project space / 14
“The vision for the n’namdi project space is to create and activate a space where Detroit creatives can gain success for their businesses while strengthening the neighborhoods around them.” - george N’Namdi
community gathering node / 15
the community gathering node is a place to connect over food, art, and conversation.
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Sculpture at Corner/Crosswalks
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Phoenix Development
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Adaptive Reuse - 2 Floors Retail (First Floor) Residential (Upper Floors)
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Open Green Space No Current Use
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Grand River Complete Street Bus Rapid Transit Lanes Bike Lanes On-Street Parking Stormwater Management Swale
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Public Plaza/Greenscape Events Movie Wall District Parking Deck
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New Construction - 4 Floors Retail (First Floor) Residential (Upper Floors)
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New Construction - 1 Floor Retail
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Adaptive Reuse - 2 Floors Restaurant
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Adaptive Reuse - 2 Floors Retail (First Floor) Residential (Second Floor)
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the neighborhood retail node is a place to pick up some groceries and flowers, or take an art class.
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Dog Park
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Adaptive Reuse - 2 Floors Retail (First Floor) Live-Work/Atelier (Second Floor)
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Adaptive Reuse - 1 Floor Mixed-Use Development
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Patterson Dog + Cat Hospital Entry Plaza
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Roberts III Apartments Parking Lot
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The West End Gallery District strategy sets forth a framework of objectives aligned with the neighborhood’s identity and vision. This strategy will adapt over time based on changes in community input, development opportunities, and funding availability. Recommended next steps for the project are as follows: Engage the community, partners, and the City: Engage the Woodbridge, Core Cities, and arts communities for additional input and feedback on the district strategy. Integrate the work with that of other stakeholders in the community. Forge partnerships with people and organizations whose expertise can contribute to the achievement of the District strategy. Enter into viable partnerships with groups from other sectors as well as local, state, and federal public partners. Work closely with the City of Detroit and the Detroit Economic Growth Corporation to realize the District strategy. Engage funders: Seek funding sources needed for the realization of the District strategy. Leverage local, state, and federal funds by aligning the project with other programs receiving funding. Obtain additional technical services: Conduct further site, design, and financial feasibility studies for the overall district and buildings, specifically 4230 Grand River (N’Namdi Project Space) and 3820 Grand River. Create big impact through small moves: Implement small-scale, lowcost improvements and space activations in the near future through placemaking and events. This could include district signage, public art installations, temporary events, and landscaping improvements that will contribute to the district identity, emphasize the area as a destination, and bring people to the district. Acknowledgments and Sources: 7.2 SQ MI Report on Greater Downtown Detroit, 2nd Ed. (2015) City of Detroit’s Non-Motorized Plan (2006, Adopted in 2008) Downtown Detroit Non-Motorized Plan (2015) Greater Downtown Transit Oriented Development Strategy (2012) The Woodbridge Neighborhood Development Strategy (2007)
I think this is a very pivotal moment. I think this really is on the verge of major change. The change is already happening. It’s changing as we speak. - George N’Namdi