SPUR:
TACTICAL INTERVENTIONS FOR PUBLIC REUSE OF INDUSTRIAL LAND IN THE BELTLINE CORRIDOR Detroit, MI
SARAH HAYOSH
MLA CANDIDATE, SPRING 2016 UNIVERSITY OF MINNESOTA
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THANK YOUS
I would like to thank my Capstone Committee, Joe Favour (chair), Matthew Tucker, and Carissa Schively Slotterback for their guidance and critique and the rest of the Landscape Architecture faculty at the UMN College of Design, especially John Koepke and Kristine Miller for their openness, love of teaching and support throughout the entire program. Thank you to Libby Levy of ProSeeds Consulting and Detroit Eastside Community Collaborative, Miguel Pope of Mount Elliott Business and Community Association, Patrick Crouch and Shane Bernardo of the Capuchin Soup Kitchen’s Earthworks Urban Farm for their time and insightful conversations regarding this project. Thank you to my studio mates for sharing ideas, laughs, coffees and late nights; my roommate Alexandra Eninsche who was always there to help in a pinch, and partner Alex Wright for his unwavering encouragement and support.
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TABLE OF CONTENTS
Introduction City Context beltline corridor CONTEXT Spur Concept Overview Corridor ANALYSIS FRAMEWORK FOR REINVESTMENT TACTICAL SITE STRATEGY OVERVIEW The Forest Deck THE PULLEY YARD THE JUNCTION
4 5-13 14-21 22-23 24-35 36-41 42-43 44-51 52-57 58-63
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INTRODUCTION
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It is impossible for me to make a proposal for neighborhood change without at least briefly discussing certain aspects of the city’s history first. Detroit’s development and its current economic, physical and social realities cannot be separated from the development of the automobile industry, nor from the issues of race and racism. This must be understood in order to tread carefully and respectfully, even with a student design proposal such as this.
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This project explores the what the process of change and development could look like in a particular neighborhood on Detroit’s near east side, within the industrial Beltline corridor. It proposes a framework for reinvestment and a phased scenario for land use change. Given the realm of uncertainty of public and private investment, it also explores tactical strategies for creating public space within the corridor at three key sites. The strategies build synergy and connection with current initiatives and projects whose current stage ranges from being nascent seeds of ideas based on conversations I have had with community members, to projects that are further in the planning stages and have started to gain implementation funding, such as the Beltline Greenway.
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Detroit had all of the ingredients for industrial growth: it was close to the nation’s major centers of coal, iron, and copper mining; it was easily accessible by water via the Great Lakes and by land via regional rail networks.
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LEGEND Beltine Corridor Focus Area Vacant Parcels, 2015 Parkland Railroad Lines Major Roads Highways
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DETROIT’s POPULATION DEVELOPMENT AND DECLINE Peak Population
2M
GI Bill 1944
1,849,550
Urban“Renewal”Plan 1963 Race Rebellion/Riot 1967
1.5M
MAJOR INDUSTRIES 1820s Flour Milling 1M 1840s Shipbuilding
Subprime Mortgage Crisis 2008
Ford Motor Company Established 1903
1860s Metal Processing Machines & Engines 1870s Coaches & Carriages .5M 1900s Automobiles
Bankruptcy Filing 2013
993,100
465,750
677,116 2015
0 1850
1900
1910 1920
1950
2000
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CAR CULTURE
Mass transit gave way to auto-centric culture. By 1956, all of the city’s streetcars had been replaced by buses. The construction of highways facilitated growth of the suburbs and a declining city center.
LABOR UNION FORMATION
The United Auto Workers union was formed in 1935, and workers were able to negotiate living wages. This led to higher quality of life and the growth of the middle class.
SiNGLE FAMILY HOME OWNERSHIP
By the 1950’s Detroit boasted the highest home ownership rate of any US city. The plethora of single family homes created a spread out city with low density. Detroit’s housing stock is still 85% single family.
LOSS OF AUTO INDUSTRY JOBS
Shortly after WW2 ended, the auto manufacturers began to decentralize their production facilities and increase automation. Between 1947 and 1963, the city lost over 140,000 manufacturing jobs.
Highway Construction Early Automobile Production
Detroit’s population doubled between 1910 & 1920 as foreign immigrants and regional migrants moved to Detroit to work at Fords, Chrysler, General Motors, Packard or one of the other 125 automobile manufacturing companies in the city.
THE GREAT MIGRATION
An estimated one million Black southerners moved from the South to the North in search of better jobs between 1910-1930. Racist official housing policies confined blacks to segregated neighborhoods, such as Black Bottom and Paradise Valley.
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SPATIAL + SOCIAL IMPACTS OF INSTITUTIONALIZED RACISM The racial divisions and socioeconomic difference we see today in neighborhoods and the larger metropolitan region are the result of deliberate actions and polices from our past. The practice of redlining by the banking industry meant that Blacks and other minority groups were typically denied mortgages and business loans. Without access to capital, these Black neighborhoods suffered and continued to decline. The development of the expressways from 1956-1977 displaced over 17,000 Detroit residents, disproportionately targeting Black communities and replacing them with public housing and other Urban Renewal projects. Racial tensions imploded 1967, resulting one of the deadliest and costliest riots in US history. In 1950, at Detroit’s peak population of 1,849,568 the city was 84% White and only 16% Black. After WWII, when new housing incentives were given to returning White veterans, and with increasing suburban development, many Whites moved out of the city limits. In the past 65 years, the racial makeup of the city has flipflopped. In 2016, Detroit is an estimated was 82% Black, and 10% White. The negative impacts of continued structural and institutional racism on the city have been immense, and aren’t fully resolved.
RACIAL SEGREGATION
RED LINING
Federal Home Owners’ Loan Corporation Official ‘Residential Security’ Map,1939
DISPLACEMENT BY HIGHWAYS
Detroit Area Ethnic Groups,1971 Wayne State University)
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URBAN ‘RENEWAL’ AND WHITE FLIGHT
MLIVE
DETROIT’s GREAT REBELLION/ RACE RIOTS of 1967
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NOW: SPATIAL + SOCIAL IMPLICATIONS
Underutilized, aging infrastructure
Stormwater Overflows
VACANT LAND
Detroit’s declining population from 1950 on coincided with a major decrease in employment opportunities, commercial development, and tax revenue for the city. All of these factors contributed to each other, and a downward spiral began. As people and businesses moved to the suburbs, Detroit experienced a major decline in property tax revenue -$336 million dollars from1950-2005 (a 60% decline) [Detroit Future City]. With an overstretched budget, city services have declined and the civic infrastructure (roads, sewer systems, transit system, public buildings, parks, etc) have also often fell in disrepair. The City’s combined storm sewer system is outdated-in 2011, over 32 billion gallons of raw and partially treated sewage was released into the Detroit and Rouge Rivers. The Detroit Water and Sewerage Department is being federally mandated to implement green-stormwater infrastructure projects to manage overflows, primarily installed in parks or on vacant land. And there is plenty of it- The city now has 23.4 square miles of vacant land, largely owing to the decline in population, and building structures, which has lead to demolitions. Many of the industrial buildings that served the once-thriving automobile industry now lie vacant, not utilizing their full capacity. Living in a city built for more than twice its population, the remaining residents have suffered a lowered quality of life. The recent Great Recession hit Detroit hard-defaults on sub-prime mortgages has led to massive home foreclosures. Detroit also has some of the highest property tax rates in the country. In 2015, over 62,000 properties entered foreclosure, with 40% of them entering the public auction. The online auction system has invited speculators to purchase properties, who aren’t held accountable to secure or improve properties, furthering the destabilization of neighborhoods.
UNOCCUPIED INDUSTRIAL BUILDINGS
VACANT PROPERTIES AND PARKLAND
Data Source: Data Driven Detroit, 2014
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MLIVE
HOME FORECLOSURES
POOR PARK SYSTEM + HEALTH ISSUES
HIGH UNEMPLOYMENT
NEIGHBORHOODS in QUESTION
2010 METRO DETROIT RACIAL DISTRIBUTION Detroit’s park system ranks one of the lowest in the countries, in terms of park spending per capita. There are not many safe places for youth or adults to get outside and get active. This, combined with lack of healthy food access, poor diet, and other social factors has contributed to 38% of the Detroit’s population suffering from obesity. Detroit also has a very high unemployment rate, which typically runs nearly double that of Michigan. Although several large companies have recently made headlines by returning to downtown, those jobs rarely go to Detroiters themselves. Only 26% of the jobs in the city limits are held by residents of Detroit, and 61% percent of Detroit workers commute to jobs outside the city. In 2012, the Detroit Future City Strategic Framework Plan laid out many of these realities and sought to provide a direction for moving forward with policy changes and investments. However, many high-vacancy neighborhood residents were left questioning what the future held for their community in a city with such limited resources. White Black Hispanic Other * Each dot represents 25 people. Data from 2010 US Census. Map created by Eric Fischer.
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NOW: DETROIT HUSTLES HARDER
DETROIT BIKES
AVALON BREADS
RISING PHEASANT FARMS
BRIGHTMOOR YOUTH GARDEN
Detroit’s challenges are real. It is not an easy place to live in. Residents and businesses have not had the city services and amenities that are often taken for granted in other places. The decades of disinvestment by many large corporations and business chains has left many holes in the city’s economy, no doubt. But like a forest that has been clear cut, it has allowed (and necessitated) many new saplings to push through and take root. Detroiter’s perseverance has been tested, and they have been proven to be a resilient, gritty, creative bunch. From the block club leaders, the entrepreneurs and long-time small business owners, the poets and music-makers, to the cultivators of Detroit’s urban farms and gardens and organizations working to provide healthy, local produce for their families, communities, schools, and create a just food system, Detroit is full of inspiring innovators.
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Moving Forward
In the past ten years, the Downtown and Midtown areas of Detroit have undergone a “renaissance” of sorts, experiencing new demand for housing and business development and other infrastructural investments, both public and private. In a four year period, the occupancy of commercial buildings in the central business district rose 15%, up to 89.9% in 2015. Housing occupancy in the CBD was 98% in 2014, and thousands of new residential units have opened up, with more under construction, especially with large new multifamily housing developments on the Riverfront, in Lafayette Park and in Brush Park. In my conversations with community members, I found that many had a fear or uneasiness about the change that the construction of the Beltline Greenway might bring, specifically with regards to development and potential for gentrification. I began to ask myself questions such as “how can development occur without resulting in the pricing out of low income residents” and “how can development happen without a community losing its identity?” or even the more subtle “how can change happen without alienating current residents?” While policy will always be the top means to address the first question, I do think that designers have the capacity and the responsibility to work on the next two. I believe that it starts with engaging the community early in the design process and utilizing genuine feedback strategies. Residents should be on board with the direction and driving the change. This is what led me to develop the tactical site strategies, which can be entirely community driven.
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beltline corridor CONTEXT Legend BELTLINE CORRIDOR FOCUS AREA FUTURE BELTLINE GREENWAY
Kettering
RIVERWALK (BUILT) RIVERFRONT EAST DEVELOPMENT AREA
East Village
NEIGHBORHOOD REVITALIZATION AREA STRATEGIC NEIGHBORHOOD FUND MICRODISTRICT
Indian Village
PARK LAND Poletown East
Midtown
McDougallHunt
West Village
Elmwood Cemetery
Eastern Market
Elmwood Park
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Brush Park
Islandview
Marina District
Briggs
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Lafayette Park
Rivertown
Belle ISLE PARK
Downtown
Corktown
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By 1905, most of Detroit’s prime industrial properties along railroad lines and the riverfront were already taken. Construction soon began on the Detroit Terminal Railroad (DTR), a beltline railway which would connect from the Detroit River on the east side of town, looping north and connecting with the Michigan Central main line on the westside of downtown. Opening in 1914, the 18 miles of new track served not only to expand industrial access but also to facilitate better interchanging of freight cars with all the other railroads in Detroit. The DTR opened up new opportunities for industrial development in the rapidly growing city. It quickly reached capacity and owners began doubling its tracks along the entire route.
Many spurs were developed off the main beltline, such as the one in my area of study. This rail spur gave birth to a mini industrial corridor in the Islandview district. It connected the industries along the riverfront and the Packard Plant before connecting up with the main DTR line. New factories and manufacturing facilities opened up along Bellevue and Beaufait streets. Workers’ family homes were built in close proximity, resulting in the land use adjacencies that would likely be considered incompatible today. Freight movement on the DTR reached its peak in 1953 with 151,914 carloadings, serving over 50 different industries. But by 1967, business had decreased by more than 60% and owners began to defer maintenance to the tracks. By 1984, operation had ceased on all portions of the track, except for one at the Jefferson North Chrysler Assembly Plant.
DETROIT TERMINAL RR CoMPANY’ Beltline
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beltline corridor HISTORIC RAILROAD SPURS
Companies historically located within the Beaufait Beltline Corridor include: Huppmobile Motors Hudson Aerocar Columbia Motors Gottfredson Body Co. LeBaron-Detroit / Briggs Body Vincent Steel Process Co. Cronin Coal Co. American Auto Trimming Co. Young Bros. Co. Sheetmetal Oven Mfg. Lalley Light Corp. Malcomson Coal Michigan Stamping Co. Michigan Stove Co. Cross Gear & Engine Co. Model Body Corp. Weideman Iron Works.
Detroit Terminal Railroad
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Remnants OF THE RAIL 1. Multiple in situ rail lines at 2965 Beaufait. 2. In situ rail line entering 48,600 square foot manufacturing building at 6500 Mack Ave, currently used to store refurbished pallets. 3. Lumber railroad ties embedded in a curb strip in front of a vacant lot at 2075 Bellevue. 4. Storage crates such as these are found piled high on at least 18 lots in my study area. 5. Craneway which used a pulley system to hoist heavy freight (such as ovens or cars) onto traincars below it, at 1084 Meldrum. 6. Coal tender frames and cottonwood forest on former Davis Coal and Coke Company property, 6524 Kercheval. 7. Conveyor belt connection two former Pfeiffer Brewery buildings. The brewery was in operation from 1882-1966, except for during Prohibition. 8. Existing rail tracks next to the empty Packard Plant, north of the site on E. Grand Blvd. 9. Blast furnace stump turned bonfire refractory adjacent to the rail corridor at 1181 Bellvue.
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BELTLINE GREENWAY PLANNING
The Beaufait Belt Line Greenway is a “proposed 1.5-mile route, transforming an overgrown, abandoned rail line into a walkable, bikeable greenway and a raised-garden “foodway” that connects to Gleaners and Earthworks Urban Farm, two important local sources of healthy food.” The photos on the right show the condition along the corridor of the proposed greenway path. In 2011, a feasibility study was conducted on the corridor, as part of a project conducted by the Greater Riverfront East Environmental Network (GREEN) Task Force, a coalition of nonprofit organizations and greenways stake holders. Several options for trail alignment and conceptual designs are shown in the Greater Riverfront East District of Detroit’s Vision for Greenways report from 2012. In April of 2015, the Kresge Foundation awarded the Detroit Eastside Community Collaborative a planning grant to carry out a planning process will engage residents, businesses and other stakeholders through a series of meetings and outreach activities, and produce a complete conceptual design, operations models, budgets and a fundraising plan. On a more zoomed out scale, the Beltline greenway is planned to be a connecting piece for Michigan’s Iron Belle Trail, which stretches from Belle Isle in Detroit to Ironwood in the western Upper Peninsula. The trail will have two routes, one focused on hiking 1,259 miles (72 percent completed) and bicycling route of 774 miles on more developed trail/road surfaces suitable for bike touring (58 percent completed). Federal, state and local units of government are working to complete Michigan’s newest (and longest) trail by building upon Michigan’s extensive existing trail network. In March of 2015, the State of Michigan approved $2M in funding to go towards land acquisition costs to buy property within Wayne County in order to complete gaps in the cross-state Iron Belle Trail. Much of the Beltline Greenway property on the abandoned rail corridor is privately owned, and at the time of researching, the MDNR was beginning environmental testing and property appraisals in order to begin the negotiation and acquisition process.
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SPUR CONCEPT
The concept “Spur� is premised on identifying and acknowledging the many community assets that exist in the Beltline corridor currently. They are, however, disconnected from each other or often overlooked. The first phase of tactical site development seeks to activate key spaces that are strategically located, connecting them with the greenway and other pioneering entrepreneurial and cultural activities. The activation of these new public spaces, though low-cost, flexible physical investments and community programming begins to build and strengthen social connections within the corridor. These initial investments, which creatively repurpose industrial space and relics, catalyze an increased quality of life for residents. Additional development and economic activity continues to spur connections within the corridor. The Beltline Greenway continues to serve as a connecting spine for the new and existing community assets, and the Beltline corridor’s innovative greenspace system.
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IDENTIFY + SUPPORT ASSETS
CONNECT + ACTIVATE SPACES
CATALYZE POSITIVE DEVELOPMENT
The primary outputs of this project are: Part One: a corridor analysis of existing conditions, assets and opportunities Part Two: a phased, multi-layer framework of reinvestment strategies focused on developing performative landscapes, building connections to the Beltline Greenway and community assets, creating a new public realm, increasing quality of life and exploring potential development scenarios Part THREE: tactical site strategies and designs for three spaces within the corridor that create a sense of place, are supported by community programming and cultural activities, and spur additional improvements and positive developments
YOUTH BOXING GYM
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SPUR PART one: CORRIDOR ANALYSIS 1 EVOIX
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COMMUNITY ASSETS
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1. J&G Pallet Refurbishing 2. Downtown Youth Boxing Gym 3. Gleaners ‘Food Zoo’ Garden 4. Gleaners Food Bank 5. Pickle Factory 6. EarthWorks Urban Farm Sites 7. Seafoam Palace 8. Capuchin Monastery 9. Old Coal Yard Rail Stops 10. Capuchin Soup Kitchen 11. MEBCA (Mount Elliott Business & Community Association) 12. EarthWorks Community Orchards 13. Angelique Collections 14. Aquaculture Project (planned) 15. Pulley Yard 16. Faison Brewery (planned) 17. Lett’s Industries Building 18. Virtuoso Design + Build 19. Tires Event Space 20. Pensinula Grinding 21. 555 Pottery Studio 22. Heart and Soul Ministries 23. Lofts at Rivertown 24. Iron Street Lofts # Storage Crates * Artists’ Studios
FOOD SYSTEMS
EARTHWORKS URBAN FARM
ARTS + CULTURE THE PICKLE FACTORY
SOCIAL SUPPORT
DOWNTOWN YOUTH BOXING GYM ENTREPRENEURSHIP
ARCHITECTURAL CHARACTER
VIRTUOSO DESIGN + BUILD
PENINSULA GRINDING COMPANY25
RESIDENTIAL BUILDING STOCK
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INTACT
EXTENDED SIDEYARD
VACANT AND DANGEROUS RECENTLY DEMOLISHED
This proposal aims to improve the quality of life for existing residents, while also creating demand for new development within the Beltline corridor. This new development should create residential options beyond the single family home, which is sorely needed in the city. The current residential housing stock in the corridor is largely made up of single family homes, aside from two converted loft buildings and on East Grand Blvd, which has many multi-family apartment buildings and senior housing complexes and nursing homes. The building stock is relatively old, with the majority of single family homes being built in the 1920s. Portions of the corridor, especially in the northeast area, have relatively intact neighborhood streets with few vacant building or vacant lots. The southern end of the corridor, including the former Uniroyale site and the area between E. Jefferson and Lafayette streets is also largely vacant with many contiguous tracts of land owned by the City or a single property owner. Given their close location to the river and the minimal land assembly required, these areas have the highest potential for large, mixed use and multi-family housing developments. The former Uniroyale site is a part of the east riverfront development area, which is currently undergoing a strategic planning effort led by the Detroit Riverfront Conservancy and the City of Detroit. Other parts of the Beltline corridor have gap-toothed residential streets, with vacant lots, with some residents adopting the side lots adjacent to their properties and continued demolition of blighted structures. Residential infill of smaller single and multi family homes would be more appropriate in these sections of the corridor.
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INDUSTRIAL BUILDING ASSETS
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CURRENT INDUSTRIAL USE
OPERATING AT LOW CAPACITY
FULLY RENOVATED
PIONEERING NEW USE
This proposal seeks to build off the pioneering industrial reuse in the district and repurpose additional spaces that are currently operating at low capacity to spur a new manufacturing and creative district that is better integrated with and contributing to the surrounding community. A number of industrial buildings in the district have recently been reutilized, including art spaces such as The Pickle Factory and Seafoam Palace. Plans are being made to open a new brewery on Beaufait Street, and next door, a property owner is proposing to reuse a warehouse for an aquaculture production facility. The 85,000+ sqft Letts building, designed by Albert Kahn and built in 1916 is currently home to a print shop, design/build firm, and several artist studios, but still has lots of capacityan ideal space for a business incubator. The location of these building with high potential for re-use also drives the strategic location of new greenspace development. Development incentives and partnerships are created to prioritize reuse of buildings with historic status and those with architectural integrity and character. Partnerships with Invest Detroit and Motor City Match are created to support redevelopment efforts within the Beltline Corridor.
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Vacant LAND
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Earthworks Urban Farm Sites Existing Parkland Vacant Lots
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Data Source: Motor City Mapping, 2014 (vacant lots)
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VACANT
STORMWATER URBAN AGRICULTURE USE MANAGEMENT POTENTIAL
OVERGROWN PARKLAND
The plethora of vacant land (many of it publicly owned) in the Beltline corridor presents a great opportunity to use it productively to manage stormwater, build ecological connections, and improve the public realm in creating a more walkable, bikeable neighborhood with quality, unique public spaces. One aim of this project is to expand and better connect the existing urban agriculture projects with each other and the proposed greenway and other future green infrastructure installations.
EARTH WORKS URBAN FARM 31
EXISTING LAND + Building use
Industrial (manufacturing, wholesale trade, storage) Residential (majority single family homes, some multi-family lofts and nursing homes) Commercial (office, auto services, retail trade, several eating and drinking) Institutional (churches, soup kitchen, health) Data Source: SEMCOG
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BLANK INDUSTRIAL FACADES
TRUCKING DISTURBANCES
VACANT FORMER COMMERCIAL CORRIDOR
A composite building use diagram shows clearly the industrial spine of former manufacturing and warehouse buildings that were constructed next the Beltline railroad spur. Some of these uses would be considered incompatible by today’s modern zoning standards. The buffer between this industrial activity and the residential areas is visually non-existent. One major trucking company is located on the south portion of the focus area, and semi-trucks run up and down the partially residential Bellevue and Beaufait streets many times a day, decreasing the quality of life for residents. Fortunately, most of industries still in operation do not create much noise or air pollution. However, the blank, windowless facades of these mega-buildings create an uncomfortable, imposing environment for pedestrians. Many curb curbs, loading docks, and poor sidewalk condition further discourage walking within the corridor. When people do walk, lost opt to walk in the street. Lafayette Avenue, a former commercial corridor is now nearly completely vacant. One aim of this proposal is to built the corridor in a way creates more people-friendly spaces and routes for walkers and bikers within the neighborhood, while supporting the growth of new development that contributes to the public realm.
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PROPERTY OWNERSHIP
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This map shows key property owners in the focus area that can impact development decisions. Large scale development, such as mixed use or multifamily residential projects or green stormwater infrastructure are most likely to be built on City-owned properties, or contiguous single owner tracts of land that do not require complicated assembly. The majority of the vacant land adjacent to the proposed Beltline green is owned by the Maldaver family and Phoenix Enterprises.
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CITY OF DETROIT (PDD, Water & Sewerage, Recreation, Taxable, Etc.) DETROIT PUBLIC SCHOOLS MI LAND BANK FAST TRACK AUTH RELIGIOUS (New Calvary Baptist, New Liberty Baptist, Province of St. Joseph Capuchin, St. Paul COGIC, St. John Health COMMUNITY DEVELOPMENT (Island View Village Phase II & Field St LDHA)
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PHOENIX ENTERPRISES TATARIAN, MATTHEW FANNIE MAE
Data Source: Motor City Mapping, 2016
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LAND COVER The focus area has a large amount of impervious surfaces that contribute to stormwater management concerns. Very large industrial buildings, as well as concrete, asphalt roads and parking lots and compacted gravel lots make up the bulk of the impervious surface. The pervious surface is a mix of grassy vacant land, and plots of more mature tree cover. These areas have the capacity to serve as better green stormwater infrastructure sites. Due to past land uses, however, soil contamination is a real concern, and testing should be done to determine safe sites for stormwater practices such as infiltration and detention.
LAND COVER IMPERVIOUS SURFACE GRASS AND SCATTERED TREES TREE COVER BARE SOIL Data Source: SEMCOG
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SPUR PART tWO: FRAMEWORK FOR REINVESTMENT Phase 01
The first phase of the reinvestment strategy is focused on building the framework for a greenspace system that connects the current residents, community institutions and physical assets with the new Beltline Greenway. Large scale stormwater management systems are installed on vacant, publicly owned parcels, contributing to the network of public greenspace. The focus is on low cost initial investments that will improve the interconnectedness and quality of life in the corridor, and catalyze further investments in the community. This is done both physically and socially, through the creation of new public spaces and programming that builds community and supports the arts, culture and the local food system, environmental improvements to manage stormwater and support generation of renewable energy, programs that support local entrepreneurs and repurpose key industrial buildings, and promotion of equitable development policies.
DISTRICT-SCALE STORMWATER MANAGEMENT
The highly impervious Beltine corridor falls within the Near East Side Drainage District, one of the City’s priority areas for stormwater management control. Analysis of land cover, topography, property ownership and adjacent land use determined the location of 3 large (110,000+ sqft each) stormwater management sites and a number of smaller locations to employ a variety of stormwater best management practices, including stormwater detention basins and curbside bioswales. The vacant parcels are either publicly owned or have a single property owner to ease the acquisition process. The green stormwater infrastructure will be designed to enhance the public realm and provide accessible, educational and recreational opportunities seamlessly connected to the greenway.
BELTLINE GREENWAY PATH
The first phase of the linear, 1.6 mile shared use path is constructed on former railroad right of way, connecting the Detroit Riverwalk at the southern end of the site, up to Mack Avenue. A second phase will connect the greenway north past the Packard Plant into Hamtramck. Pedestrian and cyclist priority crossings are made at roadway intersections and a below-grade path underneath the 9-lane Jefferson Ave. bridge safely connects the neighborhood to the Detroit River.
TACTICAL PUBLIC SPACES
Three new public spaces [The Forest Deck, Pulley Yard and Junction] are developed on sites strategically located near or adjacent to the Beltline greenway path and buildings that are undergoing creative reuse. The three tactical spaces create key connections and highlight unique site elements and character that contribute to the visual identity of the changing industrial corridor. The spaces support arts and cultural events and encourage social interaction of community members. The first phase designs are tactical, inexpensive and flexible, utilizing local resources and inviting the community to guide the programming and shape the evolution of the spaces over time. [More detail on these spaces is given in Part 2].
FARMWAY + TRANSITIONAL GREENSPACE
St. Paul Street is a highly used east-west neighborhood pedestrian connector, especially for guests visiting the Capuchin Soup Kitchen. A “farmway” is developed along the city-owned parcels on the south side of the street. The linear urban agriculture plots are primarily planted with perennial fruits and vegetables and connects with existing Earthworks Urban Farm sites, creating a cohesive, beautiful interconnected network of local food production and public greenspaces. Along the former commercial corridor of Lafayette Ave., vacant parcels are planted with tall sunflowers and other brightly colored annuals as an interim strategy to increase the visibility of the new greenway path and call attention to the potential for new development on these parcels.
PIONEER BUILDING ReUSE + HOUSING STABILIZATION
Three key public spaces are developed in close proximity to current projects that are reutilizing industrial spaces, creating a synergistic impact. A business incubator is established in the Lett’s building adjacent to the greenway. The Beltline corridor becomes a focus area for the Detroit Economic Growth Corps’s Motor City Match program and Invest Detroit, providing support to several entrepreneurs and property owners to rehabilitate buildings with architectural integrity. A number of programs are launched to support current residents gain housing stability, including mortgage and property tax support; home repair grants, as well as policies mandating a certain percentage of low-income housing be included in new residential developments.
PHASE 02
The second phase is focused on larger scale investments and development opportunities that build upon the green framework and public realm network established in the previous phase. Phase Two imagines a scenario where mixed use development occurs on the former Uniroyale site, which is a City focus area and very likely candidate for development in the near term. The redevelopment includes the construction of a new 20-acre public park along the riverfront, and coincides with new public transit line along East Jefferson Ave. Meanwhile, further up the Beltline corridor, partners are coming together to build out an innovative business district which reutilizes vacant industrial buildings and introduces solar energy to the corridor.
TRANSIT CONNECTIONS + STREET GRID EXTENSION
Bus rapid transit lines make their way down Jefferson Avenue, quickly connecting residents and visitors to the Beltline corridor with downtown and other lower eastside neighborhoods. The street grid is extended onto a portion of the remediated Uniroyal site in preparation for development.
MIXED USE RIVERfront DISTRICt
A new residential district with market rate and affordable housing, anchored by a mixture of commercial and retail is developed on a portion of the 39-acre former Uniroyal site, prime real estate that is a priority area in the City of Detroit and Detroit Riverfront Conservancy’s East Riverfront Framework Plan. Additional stormwater management capacity is integrated into the site and adjacent greenspace. The new walkable district is supported by a proposed public recreational space along the riverfront, which has striking views of Belle Isle and easily connects pedestrians and cyclists to downtown via the Detroit Riverwalk.
PUBLIC SPACE EXPANDed + UPGRADED
A new 20-acre public park is developed at the base of the Beltline greenway, serving as a premier public gathering space. More permanent improvements are made to the forest deck, pulley yard and junction park spaces, based on programming needs and community feedback. A green alley connects the pulley yard with the farmway, a fitness circuit is built adjacent to the youth boxing gym along the greenway, and a new east-west pedestrian pathway extends Congress Street towards East Grand Blvd.
INNOVATIVE BUSINESS DISTRICT
Organizations such as the Michigan Minority Supplier Development Council, Tech Town and the newly-formed Detroit Solar Collective partner on the creation of an innovative business district, providing local employment opportunities. Six underutilized industrial buildings on the northern part of the site are renovated and repurposed, creating a synergistic open campus of primarily minorityowned local businesses, focused on automotive technology, renewable energy and small-scale manufacturing. Through a pilot initiative, a portion of the district’s energy needs are met through development of a solar array along the greenway.
PHase 03
The third phase of reinvestment shows additional large scale residential and commercial development on the southern portion of the corridor, and infill development taking place on the northern portion. The Beltline Greenway serves as the backbone for the development and the interconnected system of public green spaces. The district is a desirable place to live, work, and recreate in. Layers of the industrial history or evident in the design of the public spaces, as well as in the reuse of the industrial buildings. The Beltline Corridor is a thriving district that integrates art and creative ventures with new manufacturing, supports entrepreneurs and visibly contributing the ecology and environment through stormwater management and food production, and plantings within the parks and other green spaces.
MULTI-FAMILY MIXED INCOME HOUSING DEVELOPMENT
Demand for housing options in the Beltline corridor increases and additional multi-family residential units are constructed, primarily between Jefferson and Lafayette Ave. Many of the large contiguous vacant parcels are owned by the City of Detroit or private entities that own many vacant lots. Disruptive industrial land uses, such as heavy trucking and bulk material storage are discontinued in the district.
SINGLE FAMILY HOUSING INFILL
Energy efficient new single family homes are constructed and fill in missing teeth in the more intact residential streets in the northern portion of the focus area.
SCHOOL AND CHILD CARE Co-op Opens
With the increased population density, the age and income diversity of the corridor grows. The old Bellevue Elementary school is rehabilitated and re-opens, and a child-care cooperative opens to serve young families. The multi-generational community encourages development of additional social amenities, including a health clinic.
COMMERCIAL CORRIDOR RE-ESTABLISHED
The increasingly walkable corridor, with new workers and a higher, more stable population density begins to attract commercial activity. The former commercial corridor along Lafayette is re-developed with co-working office spaces, and a focus on neighborhood-serving retail, including a full-service grocery, pharmacy, banking institution, and multiple restaurants and dining options.
SPUR PART THREE:
TACTICAL SITE STRATEGIES
(TACTICAL GOALS)
(TACTICAL INPUTS) + VACANT LAND
BUILD COMMUNITY
+ INDUSTRIAL REMNANTS
CREATE UNIQUE PUBLIC SPACEs
+ FLEXIBLE DESIGNs
CONNECT ASSETS TO EACH OTHER
+ ENGAGED RESIDENTS
SPUR POSITIVE DEVELOPMENT
+ LOCAL RESOURCES
ASSETS + PARTNERSHIps + MOMENTUM + PUBLIC SPACES = A STRONGER COMMUNITY The framework for reinvestment builds on a scenario that assumes that private development will occur in the Beltline Corridor. Of course, there is no guarantee that this large-scale development will occur, or if it does, on how long it will take. Given this reality, the next questions I asked myself were: what would the first step towards development look like, and how can that be a good step, serving and supporting the community that now lives and works in the Beltline Corridor? The next part of the this proposal explores tactical strategies for the development of new public spaces on three sites strategically located on sites adjacent to the Beltline greenway. Leveraging the greenway as a given, these public spaces derive their spirit from the on the unique character of the corridor, build community by creating places to gather, meet each other, have events, and support the artists, entrepreneurs, and food-growers in the district.
The sites’ features contribute to the visual identity of the shifting industrial corridor. The design of the three tactical sites is relatively simple and flexible in order to provide a platform for multiple forms of programming and activity. Some elements are modular, allowing the design to evolve and adapt easily to accommodate changing community needs and desires. The tactical designs can be employed almost immediately at a low cost, often utilizing local resources and skills that lie withing the community. The adaptable strategies allow for trial and error, inviting the community to shape the evolution of the spaces over time. The approach utilizes local resources and builds upon unique corridor assets, resulting in public spaces that add value far beyond their actual cost. The tactical sites serve as nodes that connect community assets and could potentially spur positive development.
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TACTICAL SITES
THE JUNCTION
THE FOREST DECK
THE PULLEY YARD
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THE FOREST DECK
While visiting the Beltline corridor, I noticed many lots filled with stacks of wooden pallets, as well as several warehouses filled to the brims. The corridor is home to J+G Pallets Inc., a local family-owned business that specializes in pallet reconditioning and custom pallet design. The forest deck could be created in partnership with J+G Pallets, utilizing widely available pallet materials and skill of local residents to create a unique public space.
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THE FOREST DECK
LETT’S BUILDING
THE PULLEY YARD SITE FAISAN BREWERY:PLANNED TIRES EVENT SPACE
TT FA YE
M
PL
E
A
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S
UE
LA
EV
RI
LL
TE
BE
IN
This 4.3 acre parcel of land has unique character, being located next to a former manufacturing building and as well as a large grove of towering cottonwood trees. Located adjacent to the 85,000+ square foot Lett’s building, designed by Albert Kahn and constructed in 1916. Currently, it is home to a small print shop that recently relocated to the Beltline corridor from downtown due to rising commercial rental rates. It is also home to a design/ build firm and several artists’ studios, however it still has lots of capacity and would make an ideal home for a business incubator project. The cottonwood forest already serves as a gathering area, as evidenced by several stump seating areas and fire pits. The Beltline Greenway would run directly along the backside of the Lett’s building. The doors and windows would be renovated to maximize visibility and create a more active facade, adding more security and vibrancy to the greenway. Stormwater management is incorporated into the site design, with water runoff front he building spouts being diverted via runnels into rain gardens next to shared use path. The forest deck makes a flexible gathering space suitable for many types of programming, all while showcasing the towering cottonwood trees, an indication of the everchanging wild urban landscape.
THE FOREST DECK SITE
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FOREST DECK
COTTON WOOD TREES
GREENWAY
REPURPOSED Lett’s MANUFACTURING BUIldING
ROOF STORMWATER RUNOFF
RESTORE WINDOWS + DOORS INCREASE VISIBILITY AND ACCESS
RAIN GARDEN 10-30’
BIKE 5’
BIKE 5’
WALK 10-15’
INFILTRATION TRENCH 5’+ 47
THE FOREST DECK
L ET T ’ S B U I L D I NG
LOUNGE ~20’x50’
B E LTL IN E G R E E N WAY
B E A U FAI T S T.
SOLO SPOTS 7’x7’
Get Together 20’x30’
7’
GATHER 35’x35’
0 5’
25’
50’
100’
200’
The modular and inexpensive pallet construction allows for the forest deck to be flexibly rearranged, accommodating multiple types of community programming that can evolve over time. More permanent materials could be installed in a later phase after testing out various configurations and models.
GET TOGETHER
is a space where partners at the Lett’s building business incubator can roll out blueprints and hatch new ideas, youth can play board games, the board of MEBCA can plan for its upcoming events, and neighbors can share a potluck meal.
LOUNGE
is a space where passerby on the greenway can sit and rest, friends can have a chat, and neighbors can relax and crack open a book.
PERFORM
is a space where people can gather to watch live performances of art-making, music, and theater, whether put on by drama club students at MLK Jr High School, a local metal sculptor, or the Heritage Works African Dance Youth Ensemble.
THE FOREST DECK
S.J. HAYOSH
THE Pulley Yard THE PULLEY YARD SITE THE FOREST DECK SITE
WALL+ FENCE BLOCKING BEAUFAIT CONNECTION
M
BE
LT
CAPUCHIN SOUP KITCHEN
STORAGE CRATES ONSITE
COMMUNITY ORCHARDS
AQUACULTURE PRODUCTION: PLANNED
ALL
EY
BE L
LE V
UE
KE Y
DE V
ME L E LO
PM EN
D RU
M
T SI TE
LAFAYETTE
EEN
FAISAN BREWERY:PLANNED
NGS
GR
PL AN TI
EARTH WORKS URBAN FARM
IN TE R IM
FA R
The defining feature of this site is the abandoned craneway, which once used a pulley system to hoist heavy freight (such as ovens or cars) onto traincars below it. Its presence is impressive, and feels akin to a grand steel allée. The site itself is also strategically located one block west of the future Beltline Greenway path. It lies just south of several Earthworks Urban Farm and orchard sites. this creates an opportunity to connect via the alley on the eastern edge of the site to these, and to the expanded ‘farmbelt’ running along St. Paul Street. The connection running toward Beaufait could be made by removing a cinder block wall and enhancing the vacant lot in between the adjoining buildings. There are currently plans to build a brewery in the south building, and a potential aquaculture production facility in the warehouse to the north. The large site across the Meldrum could present an ideal housing development opportunity. All of these factors combined, the pulley yard site has great potential to be transformed into a catalytic public space.
EASTERN ALLEY CONNECTING TO EARTHWORKS 52
THE ABANDONED CRANEWAY, LOOKING NORTH
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THE Pulley Yard
EXISTING
CONNECT
Currently, the pulley yard site is disconnected from the path of the Beltine Greenway by a fenced-off lot that is used mainly to hold metal storage crates. The buildings on either side of this potential throughway are anticipated to be redeveloped-a brewery is currently in the works for the southern building and the property owner is exploring aquaculture production within the building to the north.
The storage crates and fences on the connecting lot are removed, opening up the pulley yard connecting it to the greenway. A speed table is installed on Beaufait Street to provide a safe crossing to the forest deck area and Beltline Greenway. The alley is cleared, the grassy lawn is improved, junk trees removed and pervious material, such as decomposed granite is laid down on the craneway promenade and northern section of the site. A memorable public space is already being created with these simple lowcost improvements.
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INItIAL PROGRAMMING
INVEST
Benches are added and trees are planted to the pulley yard. The alley is developed into a ‘green alley’ with the addition of pervious paving and plantings to help capture stormwater runoff from the adjacent buildings. The community uses the space for many programs and activities, including a weekly farmers market and pop-up craft and makers market. The green lawn becomes a favorite place to show outdoor movies projected on the warehouse next door.
Additional plantings and park amenities are added. Faison brewery opens its doors in the adjacent building and builds a bier garden on a portion of the through-way, adding additional seating, plantings and paving material. The speed table on Beaufait is upgraded to a woonerf-style pedestrian space, further encouraging people to hop off the greenway and visit the Pulley Yard. The space is used for a variety of community activities, from spontaneous youth capture-the-flag games to a summer-long mini-golf/art installation headed up by the Mount Elliott Business Association, Seafoam Palace artists and Virtusoso Design-Build.
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THE Pulley Yard
The central figure of the pulley yard is the abandoned craneway, rising nearly 30 feet in the air and framing the large plaza, flexible enough for a multitude of programmed uses. Benches line the plaza and hops grow vertically, harvested for the new Faisan Brewery across the green alley, which also connects to the farmbelt and other Earthworks Urban Farm gardens and orchards. The northside of the site is programmed with a weekly farmers market, and the east side of the site is a grassy open play field.
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S.J. HAYOSH
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THE JUNCTION THE JUNCTION SITE
YOUTH BOXING GYM GLEANERS YOUTH GARDEN
The Junction is located at the intersection of Kercheval and Beaufait streets, and the western side of the site borders the path of the Beltline Greenway. The site is surrounded by multiple community institutions, including Gleaners Food Bank, and their youth garden, Earthworks Urban Farm, Seafoam Palace artspace, and the Pickle Factory, another artspace. It is the ideal location to activate with a new public space that could be programmed for a variety of art, cultural, youth, social and food events. There is a makeshift path along the western side of the side, and its current condition presents a rather depressing vision of the future Beltline greenway. The site is currently an eyesore, with overgrown trees and stacks of rusting metal crates. However, these crates captured my attention. They are located on about 15 different lots throughout the Beltline corridor. Very few are actually being used for their intended purpose, to hold auto parts, such as car bumpers. The crates themselves are interesting architectural, modular pieces that have the potential to be rearranged and create a public space that embodies the character of the Beltline corridor.
NORTH AT KERCHEVAL
EAST ON KERCHEVAL
OR
VERN
BE
GLEANERS FOOD BANK
BE EARTH WORKS URBAN FARM
AU FA
IT ‘SEAFOAM PALACE’ ART SPACE
L VA VLA HEE
RC CH KER
KE
SOUTH ON BELLEVUE
ST.
LL
EV
‘PICKLE FACTORY’ ART SPACE
UE
STORAGE CRATE STACKS
EARTHWORKS URBAN FARM
GLEANERS FOOD BANK
PICKLE FACTORY
SEAFOAM PALACE
THE JUNCTION
EXISTING CRATE FORMATION
L
VA
HE
C KER
REARRANGE + CONNECT
THE BE L
LE V
UE
Currently, the site is fenced off and has many scattered stacks of storage crates. The sidewalk is interrupted by many curb cuts that aren’t in use, and the space between the fence and curb is completely paved over with concrete and asphalt, not allowing for any stormwater infiltration or plantings. There is a makeshift crushed gravel pathway along the back side of the site. Even once a proper Beltline Greenway shared use path gets constructed, the site will not contribute visually or physically to the experience of the greenway, which is a missed opportunity given its proximity to so many community assets.
PI C
KLE
FAC TO RY
The metal storage crates are restacked into organized rows, which are tiered down from the outside edge into a central gathering area, creating an amphitheater effect and sense of enclosure, even in the large open space. Three wide pathways cut through the stacks, allowing people traveling on the greenway to easily enter the space and creating a connection to the Pickle Factory, a venue for art exhibitions. Crushed gravel provides a consistent and permeable ground surface. Local artists and youth paint brightly colored crosswalks to call attention to the intersection and to slow vehicles down for safer pedestrian and bicycle crossing.
ACTIVATION : MUSIC FESTIVALS
ACTIVATION: ARt Installations
The entry plazas are each planted with a small grid of trees, and more are planted to frame the central gathering area and along the north boundary. Portions of the asphalt next to the sidewalk are jackhammered up, and hardy urban perennials begin to colonize. Several storage crates are converted to a stage area, and The Junction becomes a popular venue for outdoor music events.
The site is further activated by rotating art installations and sculptures, showcasing both local and regional artists’ work. Interest grows in further developing the Pickle Factory and adjacent buildings into an artspace with studios and living space for working artists.
THE JUNCTION
This phase shows additional, more permanent physical investment at The Junction and surroundings. Curbside bioswales are installed, capturing and filtering stormwater and reducing runoff. Other street improvements are made, such as the addition of bike lanes and more permanent pedestrian crosswalks. Public right of way and adjacent institutional property is improved with new sidewalks and street tree plantings. Diagonally opposite the storage crate site, a new park space is developed. The non-profit Artspace works with the community and property owner to further develop the Pickle-Factory into a fully fledged, affordable live/work space with units for artists and their families and upgrades the gallery and indoor art installation space. The Beltline Greenway at Kercheval Street is now a leading hub of creative social activity in Detroit.
PARK DEVELOPMENT S
ON
I CT E N
E
EN
GR
N CO
E BIKNES LA
BIOSwALES
ARTSPACE DEVELOPMENT
PHASE 2: ADDITIONAL INVESTMENTS
S.J. HAYOSH
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Paans, Otto, and Ralf Pasel. Situational Urbanism: Directing Postwar Urbanity: An Adaptive Methodology for Urban Transformation. Berlin: Jovis, 2014. Print. Ryan, Brent D. Design after Decline: How America Rebuilds Shrinking Cities. Philadelphia: U of Pennsylvania, 2012. Print. Shuster, W.D., Dadio, S., Drohan, P., Losco, R., and Shaffer, J. “Residential Demolition and Its Impact on Vacant Lot Hydrology: Implications for the Management of Stormwater and Sewer System Overflows.” Landscape and Urban Planning 125 (2014): 4856. Smith, Harry, and Garcia Ferrari Maria Soledad. Waterfront Regeneration: Experiences in City-building. Abingdon, Oxon: Earthscan, 2012. Print. Smith, N. The new urban frontier: Gentrification and the revanchist city. London: Routledge. 1996. Sugrue, Thomas J. The Origins of the Urban Crisis: Race and Inequality in Postwar Detroit. Princeton, NJ: Princeton UP, 1996. Print. Talen, Emily. Design for Diversity: Exploring Socially Mixed Neighborhoods. Oxford: Architectural, 2008. Print. Thomas, June Manning. Redevelopment and Race: Planning a Finer City in Postwar Detroit. Baltimore: Johns Hopkins University Press, 1997. Thwaites, Kevin, Alice Mathers, and Ian Simkins. Socially Restorative Urbanism: The Theory, Process and Practice of Experiemics. London: Routledge, Taylor & Francis Group, 2013. Print. Uffelen, Chris Van. Pedestrian Zones: Car-free Urban Spaces. Salenstein: Braun, 2015. Print. Wilkins, Craig. Aesthetics of Equity: Notes on Race, Space, Architecture & Music. University of Minnesota Press. 2007. Print.
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