Reclaiming Detroit:
Urban Village Redevelopment Rebecca Laree McKevitz College of Architecture and Planning
Ball State University Fall 2015 LA 451
Abstract After the economic crisis of 2007, many rust -belt cities had a hard time bouncing back from deindustrializat ion, high unemployment rates, loss of population and a complete change in the culture and structure of the economic system. Detroit, with its industrial roots set in the automotive industry, was hit especially hard. With a suffering economy and sprawling infrastructure, it is now time to begin to think about a new way of transforming Detroit into a premier mid-west city. Through the consolidation of residents and resources, the boundaries of urban Detroit will begin to be redefined and the density of the urban core will be increased while the less dense sprawling areas will be utilized for more productive uses. By designing at a variety of scales and considering a wide variety of issues associated with the current conditions of Detroit, this project will begin to facilitate the emergence of something entirely new in the field of urban planning and design. The creation of a template for a dense, mixed-use, culturally rich urban village will begin to take the unsustainable sprawl of the past and transform it into an efficient and interconnected city of the future. Through an abundance of research, site visits and a thorough design process, the intricate economic, cultural and transit problems of today’s Detroit will be rearranged into an entirely new system that will improve the conditions of Detroit ’s economy and the quality of life of the city’s residents.
Table of Contents Problem..........................................................................................................................................1 Sub-Problems.................................................................................................................................1 Significance of Problem...............................................................................................................1 Project Location............................................................................................................................2 Designing at a Variety of Scales.................................................................................................3 Assumptions...................................................................................................................................4 Delimitations..................................................................................................................................5 Definition of Terms.........................................................................................................................5 Review of Related Literature.......................................................................................................7
Current Conditions in the City of Detroit & Urban Sprawl.............................................8
Neighborhood Redevelopment......................................................................................16
Concluding Thoughts........................................................................................................19
Methods and Principals of Public Transit Systems..........................................................14
Methodology................................................................................................................................21 Goals and Objectives..................................................................................................................23 Timeline..........................................................................................................................................24 Maps & Graphics..........................................................................................................................25 Site Photos......................................................................................................................................27 Bibliography...................................................................................................................................30
Problem The intent of this research project is to explore potential opportunities for urban infill and the economic benefits of multi-modal transit in the five core districts of Detroit. The design will then further focus on designing a vibrant mixed-use village typology within corktown that will create a lively, compact and walkable urban environment for residents of Detroit.
Sub-Problems
How can the best practices of urban infill be utilized to help communities achieve or sustain population density and t o increase the availability of affordable housing?
How can a multi-modal transportation network and mixed-use project design improve economic opportunity for impoverished neighborhoods in Detroit?
How can the development of historic neighborhoods in Detroit lead to an enhanced urban fabric?
Significance of Problem After the economic crisis of 2007, Detroit struggled to bounce back as quickly as other cities across the country. Betw een 2000 and 2010, Detroit lost 25% of its residents and in 2010 the unemployment rate w as close to 50%. There are currently close to 13,000 foreclosed homes and 33,000 acres of empty lots w ithin the city limits. Although these statistics may make Detroit sound like an unattractiv e place to liv e and w ork, it w asn‟t alw ays that w ay. With an incredible culture, industry, history, sports teams and hard-w orking people, Detroit still has the potential to be one of the premier cities of the Mid-West. There are many physical and economic driv ers that hav e led Detroit to its current state. The existing dev elopment patterns are unsustainable, especially w ith the
McKevitz | 1
ov erw helming loss of jobs and loss of people from the city. I n order to be successful, this project w ill need to focus on not only how to stop producing spraw l, but also figure out how to trigger behav iors w hich w ill transform the spraw l of the past into the efficiency of the future. With the implementation of culturally rich mixed-use v illages and a strong multi-modal transit system, Detroit can begin to improv e economic opportunities and attract residents and tourists back to the city. Redesigning Detroit w ill require attention to urban spraw l, gentrification, and the rust-belt history of the city, but w ith careful consideration for the residents and future v isitors of Detroit, many improv ements can be made to restore Detroit to its former glory.
Project Location This project will attempt to create a template for destitute cities needing an urban restoration. The area that will be designed is located in Detroit, Michigan. Detroit is a spraw ling city w ith many dynamic neighborhoods and v aluable components. The v ibrant dow ntow n area seems to be functioning better than other areas of the city that may need more attention, and therefore offers potential for this project. The scenic w aterfront and v iew s to Windsor w ill also be considered along w ith some of Detroitâ€&#x;s assets including Belle I sle, Grosse I sle, Greektow n, and the Riv erw alk area.
When looking at the expansive area of the city of Detroit (see Figure 3) the large in area but small in population areas of Detroitâ€&#x;s East Side and West Side communities are currently one of the biggest problems Detroit is facing. The large amount of open land, abandoned properties and the lack of valuable resources and services makes these areas a prime example of the problems associated with out migration and urban sprawl. The financial cost of running utilities and services so far out from the city center in order to benefit so few people is not sustainable or best for the needs of the city. By increasing the population density of the core of the city, resources will be fully utilized and
McKevitz | 2
Detroiters will be brought back to the vibrant culture of their city, and more importantly they will be reconnected to each other.
Designing at a Variety of Scales This study w ill consider the redesign of the fiv e core districts of Detroit, Michigan including Midtow n, Dow ntow n, Eastern Market, the historic Corktow n neighborhood and the impov erished areas of Southw est Detroit. This area is important to consider because it is a relativ ely dense area of the city and therefore w ill benefit from the inv estment of a redesign and w ill be reconfigured to accommodate higher density infrastructure as w ell as a higher population of Detroiters. The neighborhood scale redesign w ill be focused on Detroitâ€&#x;s oldest neighborhood, Corktow n, w ith its rich history and much potential to become a destination w ithin Detroit. The corktow n neighborhood boundaries are as follow s; Martin Luther King Jr. Boulev ard to the north, John C Lodge Freew ay to the East, the Riv erfront to the south and I -96 to the w est. Scale City Scale
Location Midtow n, Dow ntow n, Eastern Market, Corktow n and Southw est Detroit
Neighborhood Scale
Corktow n
Village Scale
Areas of Corktow n
Design Goals -Urban Planning and Design -Consider the extents of the urban fabric of Detroit -Discov er physical and spatial connections -Site design -Specific cultural history -Detailed design decisions -Village dynamics and layout -Creation and utilization of resources within v illage -Housing, commercial and retail breakdown -Promote local inv estment culturally and economically
McKevitz | 3
Assumptions The city of Detroit will look into solving the problem of uninhabited housing and unused infrastructure across the city, especially in the East Side and West Side communities.
The city of Detroit will abandon utilities and services to portions of the expansive and sparsely populated East Side and West Side communities (APPENDIX D) and reinvest in the central neighborhoods being designed in this proposal. The city of Detroit will relocate individuals living in this very low density area of the city to the higher density downtown corridor of Detroit. Recommendations for abandoned land include: Urban Farming, Urban Forestry, Energy Production, Water Capture and Water Treatment Facilities
Brownfield remediation will be done by others. The designed area is assumed to be safe, healthy and ready to build on.
Strong retail and commercial development trends along Woodward Avenue and throughout Midtown will continue as they have for the past five years.
The Urban Mixed-Use Development, residential and commercial infill, and recreational and aesthetic landscape improvements will be a catalyst for more investment within the city of Detroit which will lead to the ability for the city to sustain these changes and continue to move towards economic and social stability.
The city of Detroit will be able to maintain the built structures and landscape elements proposed within in the final design.
McKevitz | 4
Delimitations This study will be limited to the neighborhoods located nearest to the downtown district of Detroit including Midtown, Downtown, Eastern Market, Corktown and Southwest Detroit. This project will not include sources of funding for the subsequent design.
This study will be limited to urban mixed-use design and recreational spaces and will not include the scientific aspects of Brownfield remediation techniques for the abandoned urban sites.
This design will work to create the climate and mix of land uses for businesses to move into the area but will not work to develop policies or quantify economic benefits.
Definition of Terms Abandoned Industrial Corridor: An adjacent composite of abandoned properties, likely including brownfields, empty land and old and extremely worn down structures
Complete Streets: streets that are designed to ensure safe access for all users, especially pedestrians and bicyclists, while also providing space for motorists and transit riders with a variety of needs
Culture: the behaviors and beliefs characteristic of a particular social, ethnic, or age group; the sum total of ways of living built up by a group of human beings and transmitted from one generation to another; the creation of art, music, cuisine, tradition or infrastructure by a particular group of like-minded people.
Landscape Urbanism: a theory of urban planning arguing that the best way to organize cities is through the design of the city's landscape, rather than the design of its buildings
Mixed-Use Development: any urban structure or any combination of structures that blends a combination of residential, commercial, cultural, institutional, or industrial uses, where those functions are physically and functionally integrated, and that provides pedestrian connections McKevitz | 5
Multi-modal Transit System: refers to planning an urban transportation system that considers various transit modes (walking, cycling, automobile, public transit, etc.) and connections among modes.
Neighborhood : A smaller geographic area within a larger city which has strong social and cultural bonds
Transit Oriented Development (TOD): a community that is designed around a central transit node; the development is pedestrian oriented but also includes public modes of vehicular transportation.
Urban Infill: the process of developing vacant or under-used parcels within an existing urban area; the planned conversion of empty lots, underused or rundown buildings, and other available space in densely built -up urban and suburban areas for use as sites for commercial buildings, retail and/or housing
Urban Sprawl: the unplanned, uncontrolled spread of urban development into lower density neighboring regions
Urban Revitalization: the process of a city or neighborhood improving, after being undesirable; the process where an urban neighborhood or area is improved and rehabilitated, which may include demolishing old or run-down buildings, constructing new, up-to-date housing, or adding in new features. Urban revitalization is usually undergone for the purposes attracting new residents to an area.
McKevitz | 6
Review of Related Literature Introduction and Vision Although the bankruptcy of Detroit is commonly blamed on deindustrialization and the collapse of the automotive industry associated with the economic crisis of 2007, there are a few very important physical and political problems that attributed to the state of Detroit today. Urban Sprawl is not an uncommon phenomenon across the United States, but it is a problematic one. According to Paul Krugman “what brought Detroit to this low point, more than the loss of factory jobs, was decades of unsustainable development patterns.� Twenty years ago Detroit and Pittsburg were in similar economic situations but Pittsburgh has been able to bounce back more easily due to the strength of the central city. In order to regain stability, Detroit will need to work towards reversing sprawl and facilitating the emergence of a completely new pattern of developing city centers. Through the process of implementing an efficient and affordable public transit system and mixed use development , the city will become more interconnected and accessible, which will lead to creation and access to jobs and an improved economic situation. It has been shown that urban sprawl can be associated with an increase of driving and less public transit use, especially because people live further from work places and other urban supports. By making Detroit a city that is accessible by public transit and where people live closer to work and cultural amenities, individuals will be able to access city services, important infrastructure, employment opportunities and most importantly, each other.
This review of related literature will explain and critique relevant written works that address how to reverse urban sprawl, utilize mixed-use urban and residential infill techniques, create a successful multi-modal transit systems, etc. It is important to consider and discuss, compare, contrast and take a position on how the implementation of all three will create linkages between existing neighborhoods and strengthen the core of Detroit economically and culturally to transform it into destination for residents, businesses and visitors alike.
McKevitz | 7
Current Conditions in the City of Detroit In the past, Detroit was a city full of culture, innovation and hard working people. In 1896 Henry Ford test drove his first automobile on the streets of Detroit and by 1925, the „Big Three‟ automotive companies had set up shop and Detroit became known as the “motor city”. Music has always been a large part of Detroit‟s culture with Motown Records being located at 2648 West Grand Boulevard, many noteworthy artists like Supremes, the Temptations, Martha and the Vandellas, Marvin Gaye, Stevie Wonder, and the Jackson 5 got their start here. Detroit was the country's 5 th largest city in 1950 when its population hit 1.8 million (Weber). So how did such a thriving, influential city fall so hard in a matter of 50 years? Available literature seems to agree that there are a few important factors that lead to Detroit‟s downfall: Urban Sprawl, industrial collapse and sensitive racial and social factors.
Although the area of Detroit makes it one of the largest cities in the Midwest, the U.S. Census Bureau tells us that the recent decline in population (57% since 1970) means that the sprawling 143 square miles may no longer be necessary for the current population of Detroit. The problem is that there are too few people across too much land which makes for an inefficient and unsustainable city layout. Jennifer Reut addresses her demographics research in Landscape Architecture Magazine (2014) and explains that in Detroit there are currently over 80,000 vacant properties scattered across city limits (Reut). John Gallagher argues that these lots can be the starting points of recovery, or they can infect the city and lead to an overwhelming feeling of instability and danger. Gallagher states that the most important thing Detroit can do to revitalize the city is to find a use for these vacant lots. Fortunately, this is a wellknown and well-underst ood problem that many designers and economists have been studying in order to improve derelict cities across the country.
1.1 Impacts of Urban Sprawl In the American Planning Association academic journal Planning, Emily Talen gives a focused look at urban sprawl and smart growth. She states that “the 19th century was the century of rapid city growth and the 20 th century was marked by rapid suburban growth (Talen).” In the past, rapid expansion was felt McKevitz | 8
to be necessary in order to accommodate changes in the economy and industry of U.S. cities. Unfortunately, lack of future planning led to unmanageable and unsustainable development patterns and it is now time to correct the mistakes of the past and instead of retrofitting our cities to reflect the lifestyle of the 21st century, a completely new development model needs to be created in order to plan for the highest quality of life for future citydwellers. Sprawl repair is an important part of this project because although the downtown district of Detroit is fairly compact, the city is sprawling and currently contains mostly urban prairie and the remnants of old homes and businesses. Creating walkable, mixed use, sustainable neighborhoods is not a new concept for planners, but what is different now is the severity of the problem (Talen). One of the largest problems was created when we began designing for complete car dependency; spatially separated land uses, wide roadways, expansive parking lots and a lack of pedestrian friendly urban spaces. Emily Talen discusses the need to fix these problems by reusing existing infrastructure to provide denser, more walkable housing options in response to demographic change. This is a challenging idea to implement in Detroit because there is currently not enough people to be able to utilize the expansive abandoned infrastructure. It will be important to use this design philosophy in the denser core districts of the city, but it is not a blanket solution for the unique problems happening in different parts of the city. In 1998, Robert Burchell was considering a different aspect of sprawl when he explained that sprawl often occurs due to local governments encouraging this form of development. If they create zoning and subdivision ordinances that appeal to the masses because it
· “Dilutes congestion while accommodating unlimited use of the automobile; · Distances new development from the fiscal and social problems of older core areas; ·
Provides a heterogeneous economic mix;
· Fosters neighborhoods in which schools provide both education and appropriate socialization for youth; and · Requires lower property taxes to pay for local and school district operating than locations closer in” (Burchell 2)
McKevitz | 9
Another reason sprawl seems to occur is not because these locations for new development are justifiable, but instead because they are large, untouched sites that are inexpensive and easy to amass (Burchell 3). Although these ideas associated with sprawl sound convenient and rational, there are many problems associated with sprawl that clearly make this kind of development unethical and not sustainable. Even with the desirable qualities of sprawling development, the general consensus seems to be that we can no longer afford the extensive infrastructure necessary to develop further and further from city centers. Although I think this is part of the problem, it seems that the issue might even be bigger than this. Even without future sprawl, we cannot seem to sustain the existing system that is in place now. The development pattern itself is not sustainable, but managing what has already been developed is also proving to be a big dilemma. It seems that this is surely the case in Detroit as the inner core of the city is vibrant and self-sustaining while the large middle ring of the city has been abandoned and therefore lacks funding to maintain it, leading it to become increasingly unattractive and so on. It is becoming clear that sprawl is expensive, and Robert Burchell discusses exactly how expensive this development model can be. There are two different ways the cost of sprawl is analyzed- Engineering-per capita analyses which “examine the costs of different types of development by applying such factors as cost per linear foot of roadway, expense per gallon of treated sewage and police expenditures per resident”. There is also Alt ernative Growth Analyses which “are broader-scale analyses that employ a series of land use, transportation, and infrastructure models to examine the effects of t wo differing growth scenarios on development costs. These models begin with per capita averages but extend them to capture the effects of variable that affect costs.” (Burchell 45) It was astounding to see the dollar amounts associated with sprawl as compared to compact development. When comparing the implementation of facilities, roads were 60% more expensive and utilities were 40% more costly when a Florida Growth Pattern Study was completed in 1990 (Burchell 48). This source seems to include valuable dat a about the issues associated with sprawl and how to prevent future sprawl. It seems though, that there could have been more of a focus on how to deal with the sprawl that has already occurred. There does not seem to be a solution presented in this source about the existing sprawl problems, which would have been most helpful for this project. Burchell does though, present data is a crucial argument against urban sprawl and only strengthens the design idea of creating dense urban villages in Detroit, especially if these villages could be retrofitted from existing infrastructure.
McKevitz | 10
1.2 Sprawl Repair Sprawl Repair, a design theory that Emily Talen put forth in her article in 2010, is described as a response to “failing malls, widespread housing foreclosures, and the need to stimulate new forms of investment” (Talen). It is important here to discuss how we begin reversing the damage we have done and transitioning into a denser, more walkable and sustainable development and living model. This transition will clearly require a large change in how we utilize our existing infrastructure, development patterns and political ideas, but it will require a lot from the users of these developments as well. The success of sprawl repair depends on a substantial behavior change and may include “accepting the loss of automotive freedom and making walking the main mode of travel, being willing to live more compactly, and tolerating far more social diversity and varied land uses” (Talen 33). The need for these social and behavioral changes are undeniable for the sake of our economy, our environment and our culture and society. Designing a dense urban mixed use village that includes housing opportunities along with retail and commercial development will allow for the convenience of living in a suburb but will allow for the elimination of automotive dependency and social and cultural segregation.
When looking at the Sprawl Repair Manual by sustainable planning and urban redevelopment expert Galina Tachieva, her thought process is certainly in line with Emily Talen‟s definition of urban sprawl and sprawl repair. In her book she states that “sprawl repair transforms failing or potentially failing, single-use, and car-dominated developments into complete communities that have better economic, social, and environmental performance” (Tachieva). The Sprawl Repair Manual goes into much detail about challenges, opportunities and techniques for sprawl repair. One of her main ideas is that sprawl repair should begin in areas where the crisis is most extreme and “where traffic congestion, falling real estate values, outdated infrastructure, and lack of public amenities become unbearable – as well as the places with regional importance and manageable ownership patterns” in which case Detroit falls into both categories.
Tachieva outlines six important challenges associated with sprawl repair including transportation constraints, open space management, parking requirements, land-development regulations, municipal ordinances and homeowners associat ions and absence of a diverse and compact McKevitz | 11
neighborhood structure. Talen also writes about the complexities behind transitioning from sprawl development to more sustainable development. Both authors discuss the behavioral and ideological changes which must occur for a city to embrace a changing urban fabric. At this point, Detroit is in such desperate need of an intervention that I believe the city will be willing to change their existing beliefs about the landscape of their city and embrace a positive change in the form of urban infill development and relocating the density to the core of the city.
1.3 Mixed-Use Urban Infill as an Antidote to Urban Sprawl and Catalyst for Economic Rev italization In Tachieva‟s book, it is clear that urban sprawl is unsustainable economically, socially and environmentally, so the challenge now is deciding on the best use for these vacant urban spaces, and implementing a development plan that reflects the elements Detroit needs most. According to the Sprawl Repair Manual, “complete communities consist of corridors, districts and neighborhoods. These elements have defined edges and connect to form balanced urban and rural systems” ( Tachieva). In the past, Detroit had a complex urban fabric which included a series of strong and diverse neighborhoods. With Tachieva‟s detailed outline of Infill at the regional scale, community scale and the block scale, the proposed design will create a systematic pattern for future infill development.
The Detroit Future City Framework Plan was also referenced in order to get a better look at Detroit‟s vision for itself and to ensure the consideration the goals set forth by Detroiters themselves (DFC). Detroit Future City is an independent nonprofit organization that, since 2010, has been working in collaboration with the City of Detroit to implement the DFC framework plan across the city. Below are the five main goals of this organization.
· Employ More Detroiters · Fulfill Regulatory Reform · Renew City Systems Strategically and Innovatively
McKevitz | 12
· Stabilize Neighborhoods · Transform Vacant Land into an Innovative Open Space Network (DFC)
These detailed framework plans employ many similar ideas to that of Tachieva in that it is designed at a variety of scales and plans to interconnect new and existing assets across the city to create an integrated whole. The Detroit Future City „Land Use‟ and „Neighborhoods‟ frameworks clearly outline many goals and strategies for making the most of the available land within the city and how interconnecting these nodes will enhance the richness of the city and provide new opportunities for citizens of these neighborhoods. The Land Use framework will be useful in understanding how development is moving forward in Detroit and the Neighborhoods framework points out important assets of the landscape as well as aspects of quality of life that will inform the infill design concept for these areas.
1.4 Conclusion After the fall of the automotive industry and the loss of many blue collar jobs, Detroit has been abandoned by many and left as “a clutter of high-rises surrounded by empty housing plots” (Robinson). The vastly depopulated city was voted the most dangerous city in the nation for four years in a row (20082012) and consists of vast open spaces spattered with crumbling industrial buildings and dismantled Victorian houses. The urban sprawl development pattern has made the situation in Detroit incomprehensible and largely unsustainable due to the expansive footprint of the city. There is such a large area where these problems are occurring that the city looks and feels irreparable.
Sprawl repair and urban infill are two possible solutions set forth by this project to reverse the problems associated with Detroit‟s desolate landscape. One of the ways this will work will be through the consolidation of the city and the relocation of residents from the lowest density neighborhoods into the urban core. Unfortunately, the urban core of Detroit still includes abandoned infrastructure and vacant lots, which will be where urban infill techniques will be the most beneficial for the city and its residents. The above research and further McKevitz | 13
future research will aid in developing a plan for the best uses for Detroit‟s vast open spaces and how to create productive, exciting places back to these important neighborhoods. Designing at a variety of scales and ensuring the interconnectedness of the city will create a rich, unique and holistic design to attract individuals back to this premier midwest city to live, work and play.
Methods and Principles of Public Transit Systems Although public transit can be defined in many different ways, author Jarrett Walker puts forward a great definition in his book Human Transit (2012). Walker defines public transit as “regularly scheduled vehicle trips, open to all paying passengers, with the capacity to carry multiple passengers whose trips may have different origins, destinations and purposes” (Walker). Although this design will plan to include the proposal of infrastructure to accommodate public transit, it will be important to pay close attention that a collaboration of transit modes are available and encouraged. Additionally, the implementation of motorized public transit does not mean to deny the role of active transit such as biking or walking or the undeniable role of the private car, especially considering Detroit‟s role in the American automotive industry. This design proposal is solely meant to enhance the availability of transportation options, especially affordable and safe options that will benefit visitors, but especially residents all across the city of Detroit.
The idea of public transit and the implementation of successful transit systems across the country have often been associated with high density urban areas. Currently, Detroit is facing the problem of many low density areas spread out across an expansive land area. A unique public transit system will be important for economic and cultural growth in the city as it will connect individuals to employment opportunities, educational resources and also to their communities. In order for the density of Detroit to be high enough for a multimodal transit system to be successful, it will be important to, once again, consolidate the infrastructure and individuals to the central core district of the city and by increasing the density and decreasing the area where these people are living, an efficient and navigable public transit system will improve the quality of life for Detroiters.
McKevitz | 14
As discussed in the last section, urban sprawl is one of the main issues plaguing many midwest cities, especially Detroit. Our dependence on automobiles has caused adverse effects in many aspects of our lives, but for this project, we are concerned with poor land use planning and sprawling development. One of the ways to reverse this trend is to increase the density of our cities and offer alternative options for navigating these cities on a daily basis.
In his book, Sust ainable Transport ation Planning (2012), architect and planner Jeffrey Tumlin explains two main reasons why public transportation is so important: economic development, and quality of life. Tumlin explains that “although some politicians promote major transportation capital projects to “reduce congestion”, in fact the prime motivation for most major transportation investments is the economic development, because access drives real estate values, Places with excellent access by various modes of transportation tend to attract jobs and residents” (Tumlin). He goes on to explain that quality of life is another important reason to consider investing in a transportation plan. The ability for people to get to and from their destinations efficiently, inexpensively and without confusion will make a strong framework for a great city. Last ly, social equity comes into play with public transit systems. A public transit project like this one has the potential to significantly expand mobility and job opportunities for Detroiters who cannot afford their own vehicle. There can, of course, be unforeseen social impacts of the implementation of said systems, but for the sake of Detroit, increasing mobility and accessibility are crucial steps to improve the economic and social state of the city.
While keeping the above information in mind, it is important to think about how a system like this will be implemented within a city that does not currently have the funds to invest in such a costly and invasive project. In order for the city to get to a place where it can afford to do so, an increase in population, employment opportunities,and property values along with a decrease in crime and abandoned properties will need to occur. Implementing the previously discussed sprawl repair and urban infill techniques will enhance the urban fabric of Detroit and bring it to a place where it is transit -ready both physically and financially. The design proposal will focus on a two-step design process that will focus on first upgrading the urban core of the city, which will help to move Detroit towards becoming more financially stable. Secondly, the design will prepare the physical structures and layout of the city so that it is ready to implement a multi-modal public transit system in a future stage of design.
McKevitz | 15
For the future of this project, more than any other section, it will be important to continue to study principles of successful transit systems. Walker‟s book proves especially useful when it comes to understanding different forms of transit and the benefits and downfalls of each. He also outlines what specific traits may make a transit system more or less successful and desirable for users. In addition, Tumlin provides practical advice for designing sustainable transport systems and gives an overview of how to ensure various modes of transport are coordinating with each other. Lastly, it will be important to continue to reference the Urban St reet Design Guide by the National Association of City Transportation Officials. This well-illustrated guide provides even more specific studies focusing on more inclusive, multi-modal urban corridors. Unlike Walters and Tumlin, who give advice on the overall system and the function of the transport system, the book by NACTO gives a better idea of what these places might look like, and what physical changes need to happen on the ground and throughout the streetscape.
Neighborhood Redevelopment Peter Neal reiterates Emily Talen‟s thoughts in his book Urban Villages and the Making of Communities (2003) where he explains that “the latter half of the twentieth century was marked by a significant decline in the quality and vitality of many of our urban centres” (Neal). It has been discussed how urban infill and multi-modal transit will positively improve the physical, social and economic function of the city of Detroit, and we must move forward with this newfound vision whilst respecting the culture and history of this important midwestern metropolis.
In March of 2013, Project For Public Spaces, the premier resource on placemaking, presented many of Detroit‟s projected plans for a strong promenade of districts along Woodward Avenue from Adams Street to the riverfront. The plan involves ten distinct districts and places and a focus on “creating great public destinations with residents rather than building trophy buildings or designing spaces as showpieces without involving the people who will use them” (PPS). Many of these places are evolving and growing to become destinations within the city. These projected designs will surely improve the overall fabric of the city and will create a vibrant connection through the center of Detroit and will be especially important to consider when moving forward with the design of this project. McKevitz | 16
3.1 The Influence of Culture and History Urban villages have become a popular component of urban planning as they provide a mixture of uses for a variety of people while maintaining a degree of self-sufficiency. There is no question about the fundamental role that neighborhoods play in our cities, but there are a variety of design techniques that can work to achieve these rich environments including determining a neighborhood design model, deciding on density, setting out a framework sequence and planning for connectivity and movement (Neal). It is imperative that the design of new urban villages in Detroit respect the individuality of the place of implementation. The diverse pockets of the city of Detroit each have a unique and vibrant cultural heritage that should be considered during the redesign process to “ensure to enhance the existing fabric and spirit of the place” (Neal). Prema Gupta and Kathryn Terzano of the Urban land Institute make many of the same points in their book Creat ing Great Town Cent ers and Urban Villages. Some of the main design principles outlined here are retrofitting existing infrastructure as well as moving away from car-oriented retail and developing for flexibility of future use and most importantly, incorporating the existing fabric (Gupta, Terzano). This source also discussed in depth the importance of transportation, connect ivity and multi-modal streets which has been a main theme in the research of this topic. Another valuable portion of this publication is the series of case studies towards the end of the book. The study of SouthSide Works in Pittsburgh explains the reasons for the impressive success of this $300 Million Urban Village on a Redevelopment Site that opened in 2002. This information will prove useful when ultimately designing urban villages within the city of Detroit.
David Walters, Professor of Architecture and Urban Design at UNC Charlotte writes about the importance of place in his book Design First (2004). He explains that “the physical settings that support and enrich our daily lives matter to the extent they are functional, beautiful and special to us” (Walters and Brown). Walters then goes on to discuss how to relate the history of the site to key physical characteristics like centers, edges and streets to redesign the dilapidated neighborhood into a revived village that respects and holds onto the hist oric character of the place. All three of these literatures agree that the inclusion of historic elements into the design will enrich the design for visitors and make the neighborhood more meaningful for residents. Walters‟ book will be McKevitz | 17
valuable in that it s outline of this neighborhood design process will directly correlate with the redesign of urban villages in Detroit.
3.2 Placemaking Considering the role of „Placemaking‟ in an Urban Redesign of Detroit will help to ensure the inclusion of public spaces as the heart of every community (PPS). Currently, Detroiters are lacking access to safe and attractive public spaces where social, cultural and commercial activities can take place to improve the quality of life for these residents. The Project for Public Spaces (PPS) refers to placemaking as“a collaborative process by which we can shape our public realm in order to maximize shared value”(PPS). The “Eleven Principles for Creating Great Community Places” clearly outlines intangible analytical steps as well as tangible physical design steps that can be taken to create effective and self-sustaining public spaces. One of the most important suggestions on this list is that “The Community is the Expert”. It will be important to understand and implement the needs of these individual communities so that these important public spaces can be designed to accommodate these needs.
The literature in this section provides a starting point for understanding how to incorporate placemaking into the design of urban v illages across the city. The main goal of this project is to create a template for dense urban villages through the redesign of the Corktown neighborhood. The historic and cultural differences within these important areas must be considered when making design decisions about individual uses, aesthetics, program elements, and functions of these unique places. There is not going to be one uniform design that will be applicable to all of these neighborhoods and although each unique design should be connected t o the other portions of the city, the history, culture and individual needs of each space should inform the designs for these five distinct neighborhoods.
McKevitz | 18
Concluding Thoughts Although previously a hub of activity, innovation, knowledge and development, Detroit is currently struggling with many issues associated with rust -belt cities. Deindustrialization, loss of jobs, sprawling abandoned spaces and high crime rates have turned Detroit into an unattractive and widely unsafe wasteland. The aim of this project is to take steps towards restoring Detroit to its former prestige. With access to beautiful waterways, vibrant cultural districts and plenty of open land, Detroit has the potential to become a future premier midwest city.
In order to effectively solve Detroitâ€&#x;s current problems, it will be important to consider the previously discussed research, but it seems that the solution to this intricate problem may be something new entirely. This project will attempt to formulate and facilitate the emergence of a new way of thinking about the development of our cities. Not only do we need to halt the design of sprawl and reverse the damage we have done, we need to work to transform the existing sprawl into an efficient form of development that involves retrofitting our infrastructure to accommodate higher density, an increase in employment opportunities, accessible and navigable resources and a strong connection to our cities residents and culture.
The implementation of urban villages will accomplish these goals and lead us to a new mindset when it comes to what a healthy city might look like. The allure of the village design is that it will utilize existing land and structures to create interesting, culturally-rich, multi-faceted places that offer housing opportunities, retail and commercial development, job creation, entrepreneurship, local investment, and access to education and culture. From makerâ€&#x;s spaces to food hubs, local artisans, business owners, innovative thinkers and a strong sense of community, urban villages will create a place for like-minded individuals to live together and redefine the city they live and work in.
There are endless components that, when united, create a successful, dynamic city, and creating an urban framework and design plan w ill help to move Detroit in that direction. Through consolidating the urban core of Detroit and utilizing urban infill techniques to increase density, the urban fabric of Detroit can begin to repair itself and create a strong physical, economic and social foundation McKevitz | 19
that is prepared for modernization and future growth. With the addition of an efficient public multi-modal transit system, Detroiters will receive the mobility they have been lacking and individuals will be able to access people, jobs and services safely and inexpensively.
One of the most important parts of this design project will be to consider the best elements and functions for the people living and working here. In her book „The Deat h and Life of Great American Cities‟, Jane Jacobs explains,
“...the best way to plan for downtown is to see how people use it today; to look for its strengths and to exploit and reinforce them. There is no logic that can be superimposed on the city; people make it, and it is to them, not buildings, that we must fit our plans. This does not mean accepting the present; downtown does need an overhaul, it is dirty, it is congested. But there are things that are right about it too, and by simple old-fashioned observation we can see what they are. We can see what people like.”
Through the compilation of these three major elements, the urban redevelopment of downtown Detroit will create a dense, navigable city for residents and visitors alike.
McKevitz | 20
Methodology The proposed methodology will be used to complete the research process on how to utilize urban infill as a revit alization catalyst and how implementing a multi-modal transit system will create linkages between neighborhoods to unify and restore the culture and economy of the city of Detroit. Many research methods will be used to gather primary and secondary information on each proposed sub problem.
In order to get a feel for exactly how much available space there is in corktown, data will be gathered about vacant lots and vacant buildings across the neighborhood. This will be done via a site visit and confirmed with various available maps and census data. This information will be diagrammed in order to get a sense for how much development can occur and where it will be located. This will also confirm how much open space is ready for redevelopment and if there are abandoned buildings that will need to be demolished.
In order to better understand how a multi-modal transit system will fit within the existing framework of Detroit, the 37 current but unreliable bus routes will be studied. The routes locations, schedules and other information is available on the City of Detroitâ€&#x;s website. A variety of case studies on urban transit systems will also be studied in order to learn about best practices for transit systems along with designing for connectivity of established cities. The applicable case studies being utilized are Towards Sustainable Urban Transportation by R. M. R. Hussein, Transit Oriented Development by Reconnecting America, Grow Chicago by the Metropolitan Planning Council and A Case Study of Job Access and Reverse Commute Programs in the Chicago, Kansas City, and San Francisco Metropolitan Regions J.S. OnĂŠsimo Sandoval, St. Louis University Eric Petersen, Cambridge Systematics Kim L. Hunt, O-H Community Partners, Ltd.
For the design of the specific features of the transit, the book Urban Street Design Guide by the National Association of City Transportation Officials, which has detailed design information about the required pieces of an urban transit system and how it fits into the existing streetscape of the city of Detroit.
McKevitz | 21
In addition to the review of literature, there will also be a general collection of information to complete the research and design process of this project. The guidance of my project advisor as well as a range of Ball State University professors of Landscape Architecture will allow for valuable conversation about important design decisions. Information will also be acquired about the demographics and density analysis from the United States Census Bureau and informational maps will be acquired via ArcGIS software and high resolution aerial imagery, and Sanborn Maps will be used to better understand the sites past and current condition, and will make known important historical site information. Some of the most applicable maps will be figure-ground maps of the development of Detroit city infrastructure over time which will help give a more informed view of past and potential future development patterns. It will be especially interesting to analyze sprawling development patterns in order to avoid that in the upcoming design proposal. Population density, socioeconomic maps and the location of school systems and transit hubs will also be important to understand so the proposed design can work with existing services and structures and expand upon these where necessary. There will be multiple visits to the site in order to record site inventory and understand the exact extents of the site and the conditions of the adjacent areas. This site inventory will be recorded with photographs along with written and diagrammed reports of what is there and how it changes from one site visit to the next. One site visit will be in early January and another will be in early March.
McKevitz | 22
Appendices Figure 1: Goals and Objectives
1. Create a dense mixed-use urban village template that can be implemented in deteriorating cities across the country
Ensure the opportunity for economic growth and business development along with connections to culture and sociability within each village
2. Employ a strong multi-modal transit system across the city of Detroit
Maximize pedestrian and bicycle transportation opportunities on site and in connections to diverse surrounding context and public transportation opportunities
3. Design to encourage strong social and cultural connectivity to the exiting context
Keep in mind recognizing existing patterns of development and socioeconomic groups
4. Design an urban village in the Corktown neighborhood
Provide common, public, private, and natural open space within the designed Corktown district
McKevitz | 23
Figure 2: Schedule WINTER BREAK
Site I nventory Detailed Case Study Research
WEEK OF JAN 11
Digitize Site I nv entory and Analysis Define Specific Site Boundaries Determine Graphic Standards Meeting w ith Adv isor
WEEK OF JAN 18
Site Analysis Traffic I nformation and Road Analysis Decide on uses for existing structures GI S Mapping Case Study Comparison
WEEK OF JAN 25
Site Analysis Existing Conditions Diagrams Future Use Diagrams Refine Goals and Objectiv es Design Concepts Village Typologies Program Elements and Locations Propose New I nfrastructure Propose Transit I nfrastructure
WEEK OF FEB 1
Design Concepts Focus on Transit Design
WEEK OF FEB 8
Meeting w ith Adv isor Concept Rev isions
WEEK OF FEB 15
Continue Case Study Research Begin detailed design of v illage Focus on architecture Focus on Programming
WEEK OF FEB 22
Continue Programming and site design w ithin context of the city
WEEK OF FEB 29
Detail/Site Feature Design Concepts Draw ing Production MIDTERM PRESENTATION/ REVIEW
WEEK OF MAR 14
Meeting w ith Adv isor Final Detail Features
WEEK OF MAR 28
Draw ing Production Presentation Prep Book Layout
WEEK OF APR 4
Meeting w ith Adv isor Presentation Prep Book Layout Final Drawings
WEEK OF APRIL 11 Book Layout
WEEK OF APRIL 18
Book Layout FINAL PRESENTATION
WEEK OF APRIL 25
Rev isions (Presentation Feedback)
WEEK OF MAY 2
Rev isions (Presentation Feedback) FINAL BOOK DUE
McKevitz | 24
Figure 3: Site Diagrams
McKevitz | 25
Figure 4: Project Location
THI S MAP S HOW S THE L ARGER FOCUS AREA OF THE PROJ ECT AT THE CORE OF THE CI TY AND THE DARKER PORTI ON I S THE CORKT OW N NEI GHBORHOOD W HERE THE URBAN V I L LAGE W IL L B E DES IGNED.
McKevitz | 26
Figure 5: Site Photos
FI GURE 5 .1 : THE DOW NTOW N AREA OF DETROI T I S A S MALL U RBAN I SL AND W ITH A V AST URBAN MEADOW OF ABAN DONED PROPERTI ES AND UNSAFE NEI GHBORHOODS.
FI GURE 5 .2 : THE EXCES S OF PARKI N G L OTS AT THE OUTER EDGE OF THE CI TY MAKES FOR AN UNATTRACTI VE AND UNUSABLE AREA.
McKevitz | 27
F I GURE 5 .3 : THE L OW DENSI TY CREA TED BY ABANDONED HOM ES AND EMPTY PROPERT I ES MAKES FOR AN I NEFFI CI ENT CI TY S TRUCTURE.
FI GURE 5 .4
McKevitz | 28
FI GURE 5 .5 : URBAN S PRAWL FOLL OW ED BY URBAN FL IGHT RES ULTED I N MANY A BANDONED PROPERTI ES AND V AST OPEN S PACE.
FI GURE 5 .6 : ROADS ARE NOT MAI NTAI NED, HOUSES ARE ABANDONED AND THE L ANDSCAPE I S OV ERGROW N, MAKI NG DETROI T AN UNATTRACTIVE PL ACE TO L I V E AND W ORK.
McKevitz | 29
FI GURE 5 .7
FI GURE 5 .8 All Photos from Zach Fein Photography
McKevitz | 30
Works Cited Austen, Ben. "The Post-Post-Apocalyptic Detroit." The New York Times. The New York Times, 12 July 2014. Web. 26 Sept. 2015. Bekkering, Henco, and June Manning Thomas. "Mapping Detroit." VolumeOne. VolumeOne Design Studio, Fall 2012. Web. 26 Sept. 2015. Burchell, Robert W. "Sections 1 & 2." The Costs of Sprawl--revisited. Washington, D.C.: National Academy, 1998. N. pag. Print. "Detroit Leads the Way on Place-Centered Rev italization - Project for Public Spaces." Project for Public Spaces. N.p., n.d. Web. 26 Sept. 2015. Detroit Future City Framew ork Plan (Land Use and Neighborhoods) Fein, Zach. “Detroit‟s Urban Meadow s.” Zfein.com. Zach Fein, n.d. Web. 09 Dec. 2015 Gallagher, John. Reimagining Detroit: Opportunities for Redefining an American City. Detroit, MI : Wayne State UP, 2010. Print. Goodw in, Dario. "Through Bankruptcy and Boom: What's Really Happening in Detroit?" ArchDaily. N.p., 19 June 2015. Web. 26 Sept. 2015. Gupta, Prema Katari., and Kathryn Terzano. Creating Great Town Centers and Urban Villages. Washington, DC: Urban Land I nstitute, 2008. Print. Hall, Kenneth B., Gerald A. Porterfield, and Gerald A. Porterfield. Community by Design: New Urbanism for Suburbs and Small Communities. New York: McGraw -Hill, 2001. Print. Harris, Seymour Edw in. "City Replanning and Rebuilding." 1969. Postwar Economic Problems. New York: McGraw -Hill Book, 1943. 207. Print. Jacobs, Jane. The Death and Life of Great American Cities: Orig. Publ. 1961. New York: Vintage, 1992. Print. McGregor, Adrian. "Detroit: Where To From Here?" Landscape Architecture Austrailia 10th ser. 144 (2014): 10-14. Print. NACTO Urban Street Design Guide: Overview. New York: National Association of City Transportation Officials, 2012. Print. Neal, Peter. Urban Villages and the Making of Communities. London: Spon, 2003. Print.
McKevitz | 31
Ow en, Dav id. Green Metropolis: Why Living Smaller, Living Closer, and Driving Less Are Keys to Sustainability. New York: Riv erhead, 2009. Print. Ow ens, Keith. ""I s Midtow n The New Detroit? A Turnaround May Be I n The Works."" Planning 81.7 (2015): n. pag. Print. Pyati, Archana. "The Quickening of a Reborn Detroit?" UrbanLand. The Urban Land I nstitute, 01 Dec. 2014. Web. 26 Sept. 2015. Robinson, Wills. "The Tiny Urban I sland of Dow ntow n Detroit, Lost in the Wide Open Spaces of a Depopulated City: Skyscrapers Giv e Way to Scrubland, Farms and Countryside in Amazing Aerial Shots." Mail Online. Associated New spapers, 16 Dec. 2014. Web. 29 Oct. 2015. Reut, Jennifer. "Detroit From The Ground Up." Landscape Architecture Magazine. LAM, 22 Dec. 2014. Web. 26 Sept. 2015. *Ryan, Brent D., and Rachel Weber. "Valuing New Dev elopment in Distressed Urban Neighborhoods." Journal of the American Planning Association 73.1 (2007): 100-11. Avery Index. Web. 26 Sept. 2015. Sugrue, Thomas J. The Origins of the Urban Crisis: Race and Inequality in Postwar Detroit. Princeton, NJ: Princeton UP, 1996. Print. Tachiev a, Galina. Sprawl Repair Manual. Washington: I sland, 2010. Print. Talen, Emily. "Fixing the Mess We Made." Planning (2010): 32-37. Avery Index. Web. 20 Oct. 2015. Tumlin, Jeffrey. Sustainable Transportation Planning: Tools for Creating Vibrant, Healthy, and Resilient Communities. Hoboken, NJ: Wiley, 2012. Print. Walters, Dav id, and Linda Brow n. Design First: Design-based Planning for Communities. Oxford: Architectural, 2004. Print. *Wineman, J. D., R. W. Marans, A. J. Schulz, D. L. Van Der Westhuizen, G. B. Mentz, and P. Max. "Designing Healthy Neighborhoods: Contributions of the Built Env ironment to Physical Activ ity in Detroit."Journal of Planning Education and Research 34.2 (2014): 180-89. Avery Index. Web. 26 Sept. 2015. Walker, Jarrett. Human Transit: How Clearer Thinking about Public Transit Can Enrich Our Communities and Our Lives. Washington, DC: I sland, 2012. Print.
McKevitz | 32
Weber, Peter. "The Rise and Fall of Detroit: A Timeline." The Rise and Fall of Detroit: A Timeline. The Week, 19 July 2013. Web. 28 Oct. 2015.
McKevitz | 33