state fairgrounds development coalitiongrowtown.org/files/metaexpo-fullpresentation.pdfplacemaking....

December 12, 2012

STATE FAIRGROUNDS DEVELOPMENT COALITION

“Neighborhoods, cities and regions are awakening

to the importance of place in economic development.

They are planning for a future that recognizes the

critical importance of quality of life to attracting talent,

entrepreneurship and encouraging local businesses.

Competing for success in a global marketplace

means creating places where workers, entrepreneurs,

and businesses want to locate, invest and expand.

This work has been described as a sense of place,

or place-based economic development, or simply

placemaking. Economic development and community

development are two sides of the same coin.

A community without place amenities will have a

difficult time attracting and retaining talented workers

and entrepreneurs, or being attractive to business.”

Governor Snyder on Placemaking

—A Special Message from Governor Rick Snyder to the Legislature on March 21, 2011

December 12, 2012

“Many businesses, organizations, and officials continue to engage. They have taken the initiative on developing

both the fairground and the tri-county area over many past years. Witness positive results: on the Livernois

corridor boosted by University Commons, the Woodward corridor boosted by Woodward Avenue Action Association

and the Park District, and the 8 Mile corridor boosted by the Eight Mile Boulevard Association. These, along with

multi income housing initiatives, neighborhood governance, and an active, aware citizenry have strengthened the

area considerably. When metro Detroiters put their mind to it, they can accomplish amazing things. Officials

should understand these resources, which reach beyond the developer. Fairgrounds development should proceed

with this knowledge and in harmony with it.”

-letter by the State Fairgrounds Development Coalition, June 25- to Governor Snyder

The State Fairgrounds Development Coalition (SFDC) is an organization of individuals from communities

and businesses, as well as representatives of organizations and municipalities. This coalition contains

those who are interested in all or certain aspects of the Fairgrounds development, as well as those who

support the Michigan State Fair. We founded on the right of input on how the fairgrounds should or

should not be developed.

In our letter to the Governor, handed to his staff June 27, the SFDC listed “…preferred uses:

o Preservation of existing buildings and the grove of old growth trees, both historical and useful

o A year-round expo center on the site, with recreational and educational components,

o Relationship to both public and commercial transit: buses, M1 Light Rail, commuter and

commercial trains. Public transit is KEY.

o Keep the Michigan State Fair at 8 Mile/Woodward, as an asset and jewel for the State (1st State

Fair in USA). The Fair was not a money-loser. It made money. Despite loss of maintenance and resources

-- obligations not fulfilled by the past 2 governors-- the Fair ‘broke even’ or made a profit. When the Fair

was removed from the State budget, the State still had to pay for security and sewerage. So, the State

spent -more than if it had kept the Michigan State Fair open!

The above items focus on the priorities of:

1. jobs created, both for construction and permanent jobs, and

2. how the development will affect the future of Detroit metro area, including the three counties:

Wayne, Oakland and Macomb. These, in turn, affect the state.

3. green and new models that are environmentally friendly, which significantly affects #2. For

example: a) encouraging enterprises that reduce the city’s carbon footprint: like transportation-related,

or energy alternatives (solar, wind, water current components). b) buildings that are energy efficient &

that model the future. c) green models that create small business resurgence for a base that benefits

both the region and the state.”

The Coalition needed visual representations of the above ideas, and some among us had the talent

and training to bring it to fruition. They produced META. With the META concepts, we can expand

the vision and conversation -- what is possible and what is desired in developing the fairgrounds

property.

December 12, 2012

page 2

The Coalition requests: a) this administration direct the Michigan Land Bank ‘Fast Track’ Authority to re-

evaluate transit potential in light of the Regional Transit Authority legislation, b) refine and re-issue the

RFP, making transit the core, and c) provide leadership, using the key transit pieces to set the stage for

further private sector investment.

We support a public-private partnership, as META conceptualizes. We hope the META references to

successful examples in the U.S. (see p. ) will spur creative collaboration here among all stakeholders.

Sincerely,

Karen Hammer, for the State Fairgrounds Development Coalition

CURRENT PROPOSAL by MAGIC PLUS LLC - BEING CONSIDERED BY THE "MICHIGAN

LANDBANK FAST TRACK AUTHORITY"

The 157 acre State Fair Property, located at the internationally recognizable intersection of Woodward

Avenue and 8 Mile Road in Detroit, is currently on the Michigan Land Bank ‘Fast Track’ program to be

"given away" in early December.

The proposed transfer to a single-retail private sector developer, is for this plan that radically under

utilizes this historic public property and does not come close to meeting the standards of highly

successful Economic Strategic Developments being realized in cities across the nation, nor does it

meet the minimum standards of the Michigan Land Bank Request For Proposal for financial or

experience qualifications. Not only should any development on this property meet those standards, but

members of the community want and fully expect it to exceed them.

This booklet intends to show how. The “META EXPO” concepts shown here are a result of large public

input from neighboring communities mixed with ideas that resonate globally about places people want

to live, and serves to illustrate conceptual goals valued by the community. It was put together by a

group of concerned Michigan citizens as an example of the kind of development and vision the people

of Michigan are asking for on this historic site. To accomplish this, we need substantially stronger public

sector leadership to bring about a development that capitalizes on the true value of the State Fair

Property, a development competitive with other highly successful public/private partnership

developments realized around the country.

Considering the climate for the discussion about Regional Transit has changed dramatically since the

responses to the State Fair Request for Proposal came in last June (Secretary LaHood is offering

federal funding and support for regional transit in SE Michigan, The Woodward Ave. Rapid Transit

Alternatives Analysis is currently underway, a SEMCOG Complete Streets Master Plan has been

issued, and Regional Transit Authority legislation has passed the state Senate and is currently in the

House), we ask that the RFP be refined and reissued to make Regional Transit the core piece and that

the Governor’s office provide leadership and the key transit pieces that will set the stage for further

private sector investment, including the Magic Plus components.

If you are a private sector partner, university-based leader or community stakeholder, and have ideas

about potential and participation, or you simply agree that the conditions of this sale do not benefit the

State or the people of Michigan, contact the Governor’s office and the Michigan Land Bank as soon as

possible, before the "Fast Track" transfer of the Property in December.

Governor Rick Snyder

http://www.michigan.gov/snyder/0,4668,7-277-57827-267869--,00.html

P.O. Box 30013

Lansing, Michigan 48909

(517) 373-3400

Michigan Land Bank

email: [email protected]

Phone: (517) 335-8212 Fax: (517) 335-1762

Michigan Land Bank Fast Track Authority

MEDC Building

300 North Washington Square


All of downtown Royal Oak fits within the State Fairgrounds property.

The economic and lifestyle opportunities provided by the diverse,

complex and fine-grained urban environment of Royal Oak - a

variety of housing, walkability, retail, commercial and educational

uses - could be located at the State Fair property in a regionally

significant Transit Oriented Development.

Compare this type of development to the limited opportunities of

the MAGIC PLUS, LLC proposal of an out-dated, car-oriented, big

box, out lot, strip mall.

expometa

MICHIGANENERGYTECHNOLOGYAGRICULTURE

how big is 157 acres?

Building Places that Create

Prosperity in Michigan

Legislative Forum at

the Anderson House Office Building, Mackinac Room

June 14, 2011

Mary Beth Graebert

MSU Land Policy Institute

www.lancpolicy.msu.edu

What is Placemaking?

“Placemaking” is the development or redevelopment of value-added real estate that integrates essential elements of local and regional allure (e.g., mixed use, walkability, green spaces, energy efficiency) to generate an improved quality of life, a higher economic impact for the community, enhanced property tax revenue and better return to the developer and investors, while minimizing negative environmental and social impacts.

- Soji Adelaja

Why It’s Important Now (especially for Michigan)

In the New Economy, the precursors to growth (e.g., talent, entrepreneurship, knowledge industries) are attracted to these enhanced places.

Other places have learned to respond to this changing paradigm in the built environment choices they offer.

Michigan and the Rustbelt states have not shifted quickly enough to this new mindset to have a critical mass of these places to attract growth.

Our “places” are built upon the Old Economy paradigm, where uses are separated, people are auto-dependent, and infrastructure is outdated and inefficient.

Goal of this Initiative

Our goal is to help Michigan

and other Rustbelt states to

catch up to and surpass other

successful places in their ability

to build placemaking projects

that attract growth through the

transformation of policies,

removal of barriers, education

of appropriate stakeholders,

and creation of incentives.

“Public private partnerships are an important option that can be utilized in times of economic uncertainty and in periods of prosperity. There is a nexus between the public sector’s needs and the private sector’s goals. Local and state governments, particularly in today’s challenging economic times, need to find innovative ways to improve infrastructure that makes sense to the taxpayer.” – Doug Domenech, Secretary of Natural Resource of the Commonwealth of Virginia

THE FEDERAL TRANSIT ADMINISTRATION (FTA)Sean Libberton, on Ray LaHood’s staff with the Federal Transit Administration (FTA), said of the META EXPO concept of bus and train terminal hubs on E. 8 Mile, “…with the two systems interfacing like that, you have a much more competitive advantage for discretionary funding.”

ABOUT SMART GROWTH AND PUBLIC-PRIVATE PARTNERSHIPS:

PRICEWATERHOUSE COOPERS:Public-private partnerships, when structured correctly, can produce win-win situations that benefit both the public sector and private sector through a combination of public-sector governance and private-sector capital and efficiency.PricewaterhouseCoopers LLP

INTERNATIONAL ECONOMIC DEVELOPMENT COUNCIL: For communities and businesses, attracting and retaining qualified employees is a major concern. To compete, many communities are employing innovative development strategies, often referred to as smart growth, that simultaneously support multiple economic and quality of life goals. Places that thrive in the new economy and attract an educated workforce are distinctive, attractive and rich in amenities. Existing infrastructure, proximity to employment, and access to transit are among factors that make communities attractive to developers, businesses and residents. Smart growth is based on mixing land uses, using land and infrastructure efficiently, creating walkable neighborhoods that are attractive and distinctive, providing transportation and housing choices, and encouraging community and stakeholder collaboration in development decisions.See ‘Economic Development and Smart Growth; 8 Case Studies on the Connections Between Smart Growth Development and Jobs, Wealth, and Quality of Life in Communities’, PDF document available at:www.iedconline.org/Downloads/Smart_Growth.pdf

LOS ANGELES COUNTy METROPOLITAN TRANSPORTATION AUTHORITy (METRO)A Public-Private Partnership (PPP) is a mutually beneficial collaboration between a public agency and a private sector entity. Through this contractual arrangement, the skills and assets of each sector are shared in delivering a service or facility for the use of the general public. In addition to the sharing of resources, each party shares in the risks and rewards potential in the delivery of the service and/or facility.Projects with the greatest likelihood of success are those high priority projects that are clearly defined and have a demonstrated public sector commitment.http://www.metro.net/projects/public_private_partnerships/

Placemaking and Transit Oriented Development Who pays for it?

EPA ON SMART GROWTH, TOD, PUBLIC-PRIVATE-NONPROFIT PARTNERSHIPS Shifting demographics and the changing real estate market have opened up an unprecedented window of opportunity to channel growth into liveable communities near transit. This opportunity should be exploited since it is increasingly clear that one of the most sustainable, low-cost, long-term solutions to a host of pending problems—including climate change and dependence on foreign oil —is public-private investment in neighborhoods where people don’t have to drive. All of these examples illustrate how TOD can be used to catalyze neighborhood revitalization, ensure affordability, leverage public and private investment, provide more choices for residents, increase transit ridership, reduce traffic and pollution, and enhance economic and environmental sustainability of a neighborhood. There are also some lessons learned: In each of the examples discussed above there were effective public-private-nonprofit partnerships, effective leadership, public involvement, creative financing. quality design and construction, and perhaps most importantly—perseverance.

See ‘Encouraging Transit Oriented Development; Case Studies that Work’ PDF document available at:www.epa.gov/smartgrowth/pdf/phoenix-sgia-case-studies.pdf

THE NATIONAL COUNCIL FOR PUBLIC-PRIVATE PARTNERSHIPS Myth: PPPs are difficult and expensive to negotiate, thus negating their benefits.The perception that these agreements are difficult to reach has led to a general unwillingness to even try negotiating contracts, expecially on the part of public decision makers. While PPP contracts can be subject to expensive and complex negotiations, they should remain an option to investigate and consider. Most reluctance is the result of unfamiliarity: one study of state and local officials revealed that 90% of those who had experience with PPPs expressed a willingness to pursue them again. Luckily, there are many experienced firms and advisors able to educate potential public and private partners on PPPs and to help negotiate contracts that wil be advantageous to both.

See ‘Testing Tradition: Assessing the Added Value of Public-Private Partnerships’, PDF document available athttp://www.ncppp.org/

ALSO SEE:FEDERAL TRANSIT ADMINISTRATION (FTA)www.fta.dot.gov

PARTNERSHIP FOR SUSTAINABLE COMMUNITIESwww.sustainablecommunities.gov

CENTER FOR TRANSIT-ORIENTED DEVELOPMENTwww.ctod.org

Placemaking and Transit Oriented Development Who pays for it?

Introduction to the META EXPO Concept

Placemaking, is the creation of unique places that people want to use, to be in, to enjoy, to be a

part of, to remember - because they have a strong sense or place. Placemaking creates livable

neighborhoods and urban places that attract talented people. The attraction of talented people

generates and enhances economic prosperity - MIplace, October 25, 2012

"I don't separate Placemaking and Economic Development - they are intertwined"

- Gov. Rick Snyder, January22, 2011

The State Fair Property has the potential to be a landmark development project and showcase for

Michigan talent, innovation and leadership that could draw people from the region, the nation and

internationally. Contrary to the 2009 appraisal of the property as having negligible value, the State Fair

Property is in fact uniquely positioned to be a successful Transit Oriented Development (TOD) for the

State of Michigan for the following reasons:

1. PLACEMAKING

The State Fair Property is an iconic place with a long history, historic buildings, an internationally recognized

location and a tradition of showcasing Michigan innovation. This is Placemaking material at it’s best, and ideal for

Strategic Economic Development.

2. LOCATION AND TRANSIT

What if Michigan had a world class regional transit station that was the envy of the nation, located at the

internationally recognized intersection of Woodward Avenue and 8 Mile, linked to just about everywhere else in

the region?

3. HISTORICAL SIGNIFICANCE

Donovan Rypkema, Principal of PlaceEconomics and lecturer at PennDesign was recently quoted in Business

Journal, saying “I can’t give you a single example of any place in America where there was a sustained

revitalization without historic preservation as part of it.” The State Fair Property is layered with 100 years of

historical significance, including buildings on the National Register of Historical Places, and deep, lifelong

connections in the hearts and minds of residents throughout the entire state of Michigan.

4. IT’S A SINGLE PARCEL

The Property is 160 contiguous acres with no parcel by parcel assembly required. Parcel by parcel development

is a slow process and a tough sell to the private sector. There are few urban sites with this amount of contiguous

acreage readily available. Imagine the possibilities.

5. WHAT COULD MICHIGAN SHOW THE WORLD?

A lot! The State Fair Property represents an extraordinary opportunity to have global one stop shopping for

Michigan innovation and industry for the 21st century - a state fair for the future integrated into a multi-layered

sustainable mixed-use, transit oriented development.

What if we asked our leading business people, innovators, researchers and creative minds - what could

Michigan show the world? and then brought it all together in an extraordinary, exciting example of

Placemaking to attract real regional, national and global attention and talent.

The historic State Fair Property deserves a BIG vision, and that starts by asking

the question WHAT CAN MICHIGAN SHOW THE WORLD?

META EXPO is as an acronym for MICHIGAN ENERGY TECHNOLOGY AND

AGRICULTURE, a multi-modal mixed use center to showcase Michigan’s

businesses, universities and entrepreneurialism at the global level, including

regional transit, exposition and entertainment, technology, mixed use

commercial/ office/ and housing, green energy and blue water systems, and

regional/ metropolitan agriculture.

Our future in these industries is key to Michigan’s global competitiveness.

If we’re going to focus on ENERGY, TECHNOLOGY AND AGRICULTURE, let’s ask…

What would Michigan leaders, innovators, visionaries and entrepreneurs in these industries want to

show the world?

Electric automobiles and Advanced battery development

Green energy technologies, Blue Water Technologies

Solar and Wind Technologies

Green Building and manufacturing

Agriculture and Metropolitan Agriculture

Great Lakes Water opportunities....

……all come to mind, but are just a few of the topics at the forefront of our state’s research and

development Institutions and Universities. We would like to see the former State Fair Property as the

prime Place to showcase Michigan’s Energy, Technology and Agriculture leadership and innovations.

REGIONAL TRANSIT CENTER

This image diagrams the property’s greatest asset, showing it as inevitable epicenter of regional transit

at the intersection of Woodward Avenue, 8 Mile Road and the Grand Trunk Rail line, bordered on the

north by 8 Mile Road which links East from Lake St. Clair and the Grosse Pointes, west through dozens

of communities to Northville and points beyond; it also serves as the connection point of Wayne,

Oakland and Macomb counties - a natural shared border ideal for mass transit with the broadest

connectivity; it also brings national name recognition from its Hollywood status, a highly leveragable

asset.

The Property is bordered to the west by Woodward Avenue – a 27 mile economic corridor connecting

downtown Detroit through 11 communities all the way to Pontiac. As a federally designated All -

American Road, 1 of only 32 in the country, its is known for mapping the history of the automobile; its

currently primed to be a major transit re-development zone with projects such as the M1 rail proposals,

the transit Alternative Analysis Study currently underway as well as an $850,000 Complete Streets

Master planning project, all eyes from MDOT, DDOT and all 11 communities are focused on this. The

Site is bordered on the east by the Grand Trunk railroad tracks of the Amtrak Wolverine Line, and the

often discussed site for regional light rail.

The Grand Trunk railroad connects the State Fair Property north into the Oakland County suburbs and

south across western Michigan to Chicago and beyond, with the Amtrak passenger rail. The new

Troy/Birmingham station broke ground in late November. The State Fair site is the logical next stop

because of it strategic crossing with Woodward Avenue and 8 Mile Road.

PENROSE FRAMEWORK PLAN

This is a plan showing the neighborhood directly south, with the largest permeable border with the

Property. Redevelopment of the State Fair Property becoming crucial to support the Penrose

redevelopment projects already underway.

GrowTown is currently working in the 200 acre Penrose neighborhood – supporting programs in the

new Penrose Village housing development based on a neighborhood accessible to local food systems

and food economy (35 new affordable rental homes with 49 more to break ground in December), with

summer art and garden programs for the kids, a demonstration market garden documenting the

economics of occupation urban and metropolitan farming, and a neighborhood generated framework

plan that includes additional housing types, garden types and open space including a 6 acre park at it's

center.

PENROSE PROJECTS THE LAST 3 YEARS

Redevelopment of the Penrose neighborhood centers around the food-based economy.

All of the images above are of actual projects in progress in the Penrose neighborhood. If you’ve

eaten in Ferndale lately – you may have enjoyed vegetables from the Penrose Market Garden.

CONNECTIONS

The next part of our analysis shows connections to the community. The Site needs a balanced mix of

pedestrians, bikers, cars, buses, trains, possibly even light rail, all based on the concept of Complete

Streets – all users share the same roadway and access to amenities.

We propose that the grid of city streets extend north to organize the State Fair Property for

development.

A new viaduct beneath the railroad allows the residential neighborhood directly east of the railroad to

connect directly to Site amenities.

The Site should be a stop for trains along the Grand Trunk and the continuation of the grid throughout

the development to support walking, biking and bus connections between Woodward Avenue and 8

Mile – a link to the region beyond - as well as capitalizing on the brand recognition, accepted

internationally, Woodward Avenue has for its history of the automobile and even 8 Mile for its

Hollywood celebrity.

GOVERNOR'S PROCLAMATION

We think it is very poignant and very ironic that we would be reviewing such lackluster proposals

(aka Magic Plus) when Governor Snyder, upon taking office issued a Proclamation on Place-making.

So we’re taking him at his word. We have the ideal location, a 157 acre single parcel ready for a Place-

based Strategic Economic Development. As one site, it will not suffer the slow progress that is typical of

most Place-making projects, typical of building out a Master plan one small parcel at a time.

Layer its size with its transit potential and add its 100 year heritage as a showcase for Michigan

agriculture and industry, and the State Fair Property has what realtors and developers call location,

location, location.

This is the perfect spot for Place-making, certainly a site worth millions of dollars.

The Magic Plus LLC Plan brings just more 1990's big box store thinking, with its acres of parking lots

and lack of complete street amenities. We see this kind of development at every major intersection in

Southeast Michigan; we don’t need yet another at this historic State Fair Property.

With this many assets the State Fair Property deserves the greatest development possible, a

showplace for MICHIGAN ENERGY TECHNOLOGY AND AGRICULTURE……A place where the

public and private sectors will roll out the best and the brightest that Michigan has to offer.

With the following analysis and visioning we will show a concept that connects all of the assets of the

State Fair site, with all the richness of this Michigan Place.

In our Economic Development model of the META EXPO, Michigan’s State Fair of the future, we are

proposing six additional Development Opportunities to add to the ones called for in the original Request

for Proposal. These elements help analyze the site’s potential for redevelopment and then as ways of

incorporating community-building ideas that are important to the residents of Michigan.

The Site MUST……

…… Feature a regionally commanding Multi-modal Transit Center

…….Feature an Expo facility capable of accommodating international crowds to witness the unveiling

of Michigan innovation and technology

…….. Be the home to a META TECH Campus that draws our finest educational and research

institutions.

…….. Be a return to a mixed-use building model where commercial and residential uses share the

same buildings that form the edges with walk-able "Complete Streets"

……. Be placed and managed on state-of-the-art Green and Blue infrastructure.

……. and be a place that never loses focus from the importance of Agriculture in Michigan, utilizing it

as the platform for the burgeoning metropolitan agriculture movement and city remaking facing our

nation’s urban centers.

We’ll explain these concepts in the images that follow, reinforcing that the META EXPO as “ WHAT

CAN MICHIGAN SHOW THE WORLD”

CONCEPT

The Place-making Concept shows how to organize these big ideas on an even bigger site.

Bus and rail transit centers on 8 Mile and the Grand Trunk intersection

Michigan EXPO and Entertainment district at the center of the site.

The META TECH CAMPUS and energy, water and agriculture infrastructure along the

east of the site

And RETAIL, OFFICE AND HOUSING to connect all these uses with Complete Streets

drawing 24/7 activity to the district.

LANDUSE CONCEPT

This is a land-use diagram of proposed building placement, reclaimed historical buildings and adaptive-

reuse.

A key element of Placemaking is the concept of a LANDMARK, a building or greenspace that provides

a point of orientation, a GPS is you will, for meeting.

We propose that all the major Fair Ground buildings be adapted and re-used as the cornerstone of the

organization of streets, plazas and parks.

A REGIONAL TRANSPORTATION HUB

Federal Transportation Secretary, Ray LaHood has offered millions and millions of dollars in

transportation funds, but has challenged our leaders to pave the way with a Regional Transit Authority.

TRANSPORTATION BULL'S EYE

The State Fair Property is the bull’s eye of South East Michigan Transit.

This diagram shows State Fair as the center of regional transit at the intersection of Woodward Avenue

and 8 Mile Road.

As the interface of Detroit and the Metro Area, 8 Mile stretches from Lake St. Clair and the Grosse

Pointes, west through dozens of communities to Northville and points beyond.

Woodward Avenue crosses 8 Mile with its 11 communities from downtown Detroit north to Pontiac.

8 Mile is also the meeting point of Wayne, Oakland and Macomb counties, and most significantly, the

Grand Trunk railroad takes the State Fair Property across southern Michigan to Chicago and all points

west, with the Amtrak lines.

REGIONAL TRANSIT CENTER

At the META EXPO, multi-modal transit organizes the site.

For Regional connectivity, the Multi-modal Transit Station shall be placed at the intersection of Grand

Trunk Rail and 8 Mile Road. As home to the Amtrak rail stop it would be immediately east of a new

regional bus station connecting passengers to the outlying region. The Bus Station at 8 Mile and

Ralston Street will support the continuation of the existing Street Grid; both deserve iconic architecture

as set pieces for this new development.

To make this development successful, people need to integrate it in their daily travel patterns. All new

successful Strategic Economic Development projects need to be planned for regional multimodal

transportation, a balanced mix of cars, busses, trains and light rail passengers, as well as local

transportation provided by the concept of Complete Streets where local pedestrians and bicyclist join in,

all sharing the same roadways and access to amenities. Local users are as important as the regional

and even national tourists to this development’s vitality and place-making. To insure easy access and

permeable borders for local residents, the continuation of the neighboring street grid is crucial and we

have placed the regional transportation hub along 8 Mile to allow walk-able connections from the rail

and bus transit to the sites pedestrian activities.

LOCAL CONNECTIVITY

The META LOOP brings transit ceremoniously off of Woodward Avenue creating a large loop within the

site, with local stops and connections in the Expo and entertainment center of the site as well as the

8 Mile Transit Stations. Local buses will travel the site along Ralston, a continuation of the existing

street grid as a primary transit connection to the rest of the community. A new viaduct beneath the

existing railroad shall allow the residential neighborhood to the east to directly access site amenities.

Traditional vehicles are accommodated with angled on-street parking throughout the site, a Complete

Streets concept, car parking at the storefront door; as well, multi-story parking structures set mid-block,

behind mixed-use buildings will accommodate peak use demand.

Integrating this site’s potential for a shift in transit thinking is incredibly timely. The U.S. Secretary of

Transportation, Ray LaHood, has offered millions of dollars in transportation funds to Metro Detroit

region, but has challenged our leaders to pave the way with a Regional Transit Authority; November's

legislative progress in Lansing confirms this property’s redevelopment could be the perfect model

project for local and state lawmakers. As well, this regional connectivity would become the logical

extension of Woodward Avenue’s current Transit Alternatives Analysis study and a perfect pilot for the

Woodward Avenue Complete Streets Master Plan currently underway.

The State Fair Property can be the heart of a sweeping shift in governmental transit initiative.

META EXPO AND ENTERTAINMENT DISTRICT

META showcases Michigan’s best and brightest, by enhancing the entertainment district concept

proposed in the Magic Plus LLC Plan with an Expo Facility, where the State Fair Property regains it's

former regional importance and encourages long-term private sector investment.

All the major Fairground buildings are adapted and repurposed as Exposition Halls, both as landmarks

and as the cornerstone of the organization for streets, plazas and parks, and saving heritage trees for

their commanding scale.

Features of the Expo include:

The SMART PARK is an interactive entertainment zone where free wi-fi connects visitors to community

activities and events at the SMART HOUSE, the repurposed State Fair Rabbit and Poultry Building, as

town hall, and at the Magic Plus Theater as and interactive outdoor billboard facing the lecture hall and

movie venue.

Historic State Fair buildings would be connected with a spectacular glass roofed arcade as a new

pedestrian promenade between the regional transit station and the SMART PARK at the center of the

development.

An internally connected hotel provides EXPO HALL management and lodging. Both border on the

GREAT LAWN, an enormous outdoor expanse for staging a variety of events, from local swap meets,

to entertainment festivals and technology trade shows.

The continuation of Ralston Street, that important continuation of the existing street grid, connects the

transit centers to the community at large. It runs south past the Shops at Gateway, past the EXPO

HALLS through the SMART PARK, down to the southern edge of the property, with the COMMUNITY

ARTS building for neighborhood events serving the surrounding neighborhoods and the GRANT

HOUSE as a small onsite museum. Ralston should also link across 8 Mile Road north into Ferndale.

META TECH CENTER

The META Tech Center anchors the east edge of the site between extended Baumann and Havana

Streets. Michigan’s rich history and limitless future of technological innovation with be showcased in a

public/private campus, where a powerful mix of tech center activity overlapping with the constant

regional and international conversations of EXPO events and roll-outs will fuel ongoing innovation.

Research universities, teaching institutions, Industry R&D will fill buildings along the sites park-like

edge.

The Magic Plus Theater, and the SMART HOUSE and SMART PARK provide venues where these

visionary ideas are shared with the region.

The proposal also includes the re-opening of a neighborhood grade school as a technical high school to

the south of the META TECH CAMPUS, and the introduction of a new middle school across the railroad

tracks to support increasing residential population and to foster educational relationships to the private

sector innovators with pilot school programs.

MIXED-USE AND RESIDENTIAL and Complete Streets

Thriving communities require the widest possible variety of land uses to insure vibrancy - strategic

economic development needs 24/7 activity.

Bringing new residents to the property is vital for its success, whether it be a senior living facility in a

high rise in the SW corner along Woodward and State Fair, residences above retail and commercial

offices in 3-5 story mixed-use buildings, or traditional townhomes. Commercial businesses will share

the same buildings as the residences to insure 24 hour vitality.

Ground floor retail, fueled by the activity of streets and broad sidewalks, will support second and third

story offices. All building types should be innovative and cutting edge, showcasing the most sustainable

building practices in the world. The Complete Streets Initiative provides a balanced mix of cars, busses,

light rail passengers, bicyclists and local pedestrians all sharing the same roadways and access to

amenities.

GREEN/BLUE INFRASTRUCTURE

The latest energy technologies should be woven together throughout the META EXPO.

From the known technologies, such as green roofs, solar collectors, grey water recycling and geo-

thermal collection beneath the GREAT LAWN or in the geo-ponds to the south east, to technologies

that are just emerging in sustainable building practices, onsite power generation/ distribution and best

water management techniques, the META shall employ the latest and most forward thinking systems.

An on-site Energy Plant will harness these locally produced energies for redistribution, and above is the

'Energy Plant Night Club' that even harvests the energy of dancing feet.

AGRICULTURE

To honor the site’s long history featuring Michigan agriculture and industry, agriculture innovation with

will remain a key focus of development. The META EXPO, whether reviving historical agricultural

venues such as a “State Fair of the Future”, or promoting the roll out of new and progressive research

and development from the private sector and Michigan universities, will keep the topic at the forefront of

the new Community. Features include:

Greenhouses topping Parking Structures

Green roofs to combat solar gain

Parks and lawns laced with geothermal collectors

Building plaza water features that double as gray water reclamation systems

Retaining heritage trees as a crucial part of site redevelopment can establish best practices for future

integration of agriculture into denser urban sites. Agriculture influences Complete Streets planning,

where storm water is used to irrigate green amenities featuring drought resistant native plant materials.

METROPOLITAN AGRICULTURE

Metropolitan agriculture will influence the META EXPO site by strengthening the surrounding residential

neighborhoods with an economic model for urban redevelopment. It works by overlaying concepts such

as 4 season farming methods and viable entrepreneurial market garden models on the adjacent

residential communities where greater open space and less density allows for local food production.

This is already taking hold in the neighboring Penrose model to the south with its CSA gardens, local

Market Garden, and neighborhood gardens fostering a “food-based economic development" in a

distressed neighborhood.

It has great applications to the neighborhood to the east of the META site as well to draw new residents

and to provide local jobs and activity as well as added vitality and security to these neighborhoods.

These surrounding neighborhoods provide the venue for an ongoing, year-round, agriculture focus to

the EXPO and will benefit from partnerships between the local food movement and the META TECH

CAMPUS resources and facilities. Local agriculture careers will supplement employment opportunities

within the META complex.

PARKS PLAZAS AND PLAY

No community is complete without ample green space accessible to all residents and visitors, because

studies show proximity to open space and quality recreational opportunities are critical for a healthy

way of life.

The sixteen acre Geo-Field has room for field sports, large outdoor concerts, and overflow for Expo

events like an annual State Fair or circus.

The multi purpose outdoor Market, historic tree grove and SMART PARK offer diverse experiences for

young and old alike.

The Geo-Ponds offer the educational value of water conservation and purification first hand, while offer

the recreational value and a large natural open space for strolling, walking and nature education.

PERSPECTIVE VIEW

This rendering shows the juxtaposition of all the sites best features, all place specific integrating new

and old into a new community fabric.

The Historic Coliseum as the main building of the META EXPO is off to the left as seen thru the Grove

of heritage trees, now safe in the SMART PARK where free wireless connections link visitors to the

shops, products and venues housed in the buildings around the PARK

The Magic Plus Theatre to the right, incorporating the historic band shell proscenium into its façade;

interactive video display screens above it have all the smart phone users connected to its interactive

build board functions for community events

The New Glass arcade connects the SMART PARK to the 8 Mile Transit Center, provides connection

from the Expo building to the new mixed use and Hotel complex, as well as a covered connection the

Great Lawn/ Geo- Field.

Just out of sight to the left is the refurbished State Fair Rabbit and Poultry House, as the Town Hall, or

SMART HOUSE that the local community gets connected to the world the Michigan’s Energy,

Technology, and Agriculture

DESTINATION MAP

The Destination map gives the detailed locations of all the new and old buildings and their uses.

Local and Regional Busses and Rail Transit at 8 Mile and the Grand Trunk intersection

The Michigan EXPO and Entertainment district are the center of the Property and include the

historically designated State Fair Buildings

The META TECH CAMPUS illustrating energy, water and agriculture infrastructure are along the east

of the site

24/7 activity is drawn to the district by mixing RETAIL, OFFICE, HOUSING with PARKS, PLAZAS AND

COMPLETE STREETS - the kind of places Michigan’s citizens are looking for to meet, work and play,

be educated and form a lasting sense of community.

COMPARISONS

The Michigan Placemaking website "Mi-Place" describes the "Old Economy" (which led to the last ten

years of economic downturn) and the "New Economy" which is global, entrepreneurial, and knowledge

based where business success comes from increasingly from the ability to incorporate knowledge,

technology, creativity and innovation into products and services.

Transit Stations

New Economy - META EXPO - concept image



Technology




Retail




Parking / Complete Streets



Restaurants


Open Space



Metropolitan Agriculture




Contact the Governor and the Land Bank to support the META EXPO - Michigan Energy

Technology Agriculture concept at the State Fairgrounds!!


contact: http://www.michigan.gov/snyder/0,4668,7-277-57827-267869--,00.html


(517) 373-3400

P.O. Box 30013


Michigan Land Bank

email: [email protected]

Phone: (517) 335-8212 Fax: (517) 335-1762

Michigan Land Bank Fast Track Authority

MEDC Building

300 North Washington Square


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Placemaking & Its Potential Effects on the Built Environment

The MIplace Partnership Initiative

Sense of Place Council

October 25, 2012

www.MIplace.org

Improving Economic Competitiveness is Driving Michigan’s Focus on

Placemaking

• This requires us to understand the fundamental differences between the Old Economy (which led to the last ten years of economic downturn) and the New Economy.

The New Economy refers to a global, entrepreneurial, and knowledge‐based economy where business success comes increasingly from the ability to incorporate knowledge, technology, creativity, and innovation into products and services.

• Six of the 11 New Economyfeatures depend on talentand placemaking.

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Key Features of the Old Economy Key Features of the New EconomyInexpensive place to do business was key.

Being rich in talent and ideas is key.

Attracting companies was key. Attracting educated people is key.

A high-quality physical environment was a luxury, which stood in the way of attracting cost-conscious businesses.

Physical and cultural amenities are key in attracting knowledge workers.

Success = fixed competitive advantage in some resource or skill. The labor force was skills dependent.

Success = organizations and individuals with the ability to learn and adapt.

Economic development was government-led. Large government meant good services.

Bold partnerships with business, government and nonprofit sector lead change.

Comparing the Old and New Economy

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Comparing the Old and New EconomyKey Features of the Old Economy Key Features of the New Economy

Industrial sector (manufacturing) focus.

Sector diversity is desired, and clustering of related sectors is targeted.

Fossil fuel dependent manufacturing. Communications dependent, but energy smart.

People followed jobs. Talented, well-educated people choose location first, then look for or create a job.

Location mattered (esp. relative to transportation and raw materials).

Quality places with a high quality of life matter more.

Dirty, ugly, and a poor quality environment were common outcomes that did not prevent growth.

Clean, green environment and proximity to open space and quality recreational opportunities are critical.

Connection to global opportunities not essential.

Connection to emerging global opportunities is critical.

New Regional Focus

• Competition is not state to state, or state to nation, or even nation to nation

• Global competition is really amalgamated metropolitan region to metro region where state, provincial and even national boundaries do not always matter

• Within these large regions, there are many sub‐regions

• For example, think of the Great Lakes states/provinces as a multi‐national region, as illustrated on a satellite photo taken at night

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Global Competition is Regional

• Michigan is not a “single economy.”

• Michigan is a set of regional economies with overlapping elements (depending on what one is looking at).

• Michigan’s economic regions cross state boundaries, as do those of the other Great Lakes states (illustrated to left).

• Strong regional economies are built on the unique assets of the region.

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Michigan’s Economic Regions Overlap (within and outside the state)

• Hard to perform economic development planning without coordinating along all the edges, and by taking a statewide look

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Within Each Region there must be Some High Quality Urban Places

• These could be called Regional Centers of Commerce and Culture.– They would be the talent magnets– They would be the major job and population centers– They would have places with the highest density and the highest level of public services

– They would include not only a central city, but in most cases some adjoining urban townships

• In addition, there would also be sub‐regional centers that are linked to the regional center 9

From Governor’s Office of Urban & Metropolitan Initiatives

14 MSA’s in Michigan:• Detroit• Grand Rapids• Lansing• Ann Arbor• Flint• Kalamazoo• Holland• Saginaw• Muskegon• Niles• Jackson• Monroe• Battle Creek• Bay City

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Home To:• 82% of the State population• 84% of the jobs• 86% of the State GDP• 85% of exports• 91% of science and

engineering jobs• 85% of postsecondary-

degree holders• 90% of the high-tech

industry employment• 80% of advanced

manufacturing jobs

How do people understand Place?

Physical = form

Social = activity

Economic = prosperityDo these well and you get aPsychological orEmotional Response =

“Sense” of Place

Good Form ‐> Good Activity ‐> Emotional Response

++

3 Dimensions of Place “Sense” of Place• Form – creates the Stage• Activity – is the Play• Economic – if good, the play makes Money

• Emotion – is how you Feelabout the play

• Everyone has a unique perspective BUT as social beings our preferences aggregate…

Photo Courtesy of Erik Holladay

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Photo Courtesy of S. Niedzwiecki

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Photo Courtesy of David Trumpie Photo Courtesy of Model D

What is Place‐making?• The Actions used to achieve a

desired Outcome• May be a singular act or a multi‐

part process• Placemaking is the creation of

unique places that people want to use, to be in, to enjoy, to be a part of, and to remember (because there is a strong sense of place).

• Why engage in Placemaking?– Creates livable neighborhoods and

urban places that attract talented people. The attraction of talented people generates and enhances economic prosperity.

Photo Courtesy of S Walker

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The Growing DemandResearch and data continue to show increasing demand for Downtown and City Neighborhood living by three of the four US generations…

Photo courtesy of S. Szurpicki

By the Numbers88% of Millennials want to live in the last three “Places”

72% of households will be without children by 2025Households without children numbers:1960: 45% 1990: 55% 2025: 72%

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What Are Talented People Looking For?• Quality Places to Live, Work & Play!

• Active/dynamic living environment with lots of fun:– Recreation, cultural amenities, social interaction, diverse choices.

• Amenities driven: parks, outdoors, thriving farms, sports, hunting, fishing, waterways, greenery, etc.

• Diverse lifestyle choices:– Multi‐modal transportation (especially transit), housing type and range of prices, density range.

• Business and entrepreneurial opportunities:– Creativity, risk taking, good market for innovation, high wage jobs. 26

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For decades we have ignored the principles of “place”

Talented workers who move to or stay in Michigan are not looking for this type of housing or location – which is in great oversupply. They want urban places.

2011 American Community Preference Survey

• Public preferences:– 47% prefer to live in a city (19%) or a suburban neighborhoodwith a mix of houses, shops, and businesses.

– 88% say neighborhood is a bigger consideration than house size, and

– Public schools, sidewalks, or places to take walksare top community characteristics wanted.

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Shift to Multi‐Family Housing• Homeownership is declining and will continue to decline.

• When those aged 65 and older move, 80 % vacate single‐family houses, but only 41 % move into single‐family units while the rest ‐‐59 %‐‐move into multi‐family buildings.

• Because the largest age cohort is Baby Boomers and they are just reaching this age, the impact will be huge over the next 20 years. 31

Shift to Urban Living

• Christopher Leinberger, real estate professor at the University of Michigan has published extensively on this shifting market trend.

• See for example his book Option of Urbanism which says the suburbs aren’t going away, but both many older and younger people are choosing urban life and the market will continue to shift that way.

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• Two broad forms of metropolitan development: – 1) drivable sub‐urban: very low density, standalone real estate products and socially and racially segregated development; and

– 2) walkable urban: much higher density, multiple modes of transportation that get people and goods to walkable environments, and integrates many different real estate products in one place 33 34Chris Lienberger, Washington, DC data, 2012

City of Detroit Data is Already Showing “Back to the City” Trends

• From 2007 – 2012, new residential construction in just the City of Detroit led the seven county SEMCOG region for many of the categories (as well as in demolitions). For example (% is of the share Detroit has of the regional total):

Year SingleFamily

TwoFamily

AttachCondo

MultiFamily

TotalUnits

TotalDemos

NetTotal

2007 -2012

558 102 625 1,235 2,520 10,949 -8,429

2007 -2012

3.8% 38.9% 25.1% 44.1% 12.4% 63.7%35

New Residential Market Analysis• In Oct. 2004 in Kent and Ottawa Counties first analysis by Zimmerman/Volk (Z/V) answers the question: would apartments above stores, townhouses, live work units, bungalows and edge houses/mansions –placed in a traditional urban setting –actually sell? The answer is a definite yes. To the extent of over 3000 units a year.

36

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New Residential Market Analysis (continued)

• The ZV method differs from other market studies.– They study the existing household types which are the likely housing buyers. The housing preferences of the wide variety of household types is known, so a conservative estimate of demand can be made.

– These housing types in New Urbanist types of street and block settings are often not available as new structures in the metro area.

• Studies done by ZV in other U.S. cities have proved accurate if not too conservative and opened up new markets that were previously unmet.

• Their analyses FOLLOW THE TRANSECT.37

New Residential Market Analysis (continued)• Topics addressed include:

– Density: urban to rural settings (transect)– Housing tenure (owner v renter)– Units by price bracket– Units by size (sq. ft.)– Attached v detached units– Units per building– Building height and scale– Building style and format– Community amenities– Unit amenities 38

The MIplace Initiative

The goal of The MIplace Partnership Initiative is to create more jobs, attract and retain talented workers, and raise incomes at least in part, through targeted local and regional placemaking activities; thereby restoring prosperity in Michigan.

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Top Down & Bottom Up Dimensions

• State leading by providing a flexible structure that encourages local and regional participation and by more narrowly targeting state investments where there will be greater job producing and talent attraction outcomes.

• Many stakeholder groups promoting and participating in the initiative.

ICC‐ Placemaking Sub‐Committee Sense of Place Council (partial)State Agencies

MML

CEDAM

MAP

MHPN

MAR

SBAM

MEC

Developers

MSU

Art ServePresidents Council, State Universities of Michigan

MDOT

MEDC

MSHDA

MDEQ

MDARD

MDNR

MLFBA

Land Bank

Coordinated provision of state technical assistance services

MIplace Initiative Components

• Placemaking Curriculum• Education & Training• “Team Michigan”• Toolkit• Action Plans

– Regional– Local

• Measurement & Outcomes

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Placemaking Curriculum• People, Places and

Placemaking• Economics of Place• Neighborhoods, Streets

and Connections• Form Planning and

Regulation• Collaborative Public

Involvement in Placemaking• Applied Placemaking

Team Michigan Services to Aid Placemaking

MSHDA: Upper Floor Rental Rehab, Michigan Main Street, Historic Preservation

MEDC: Façade grants, streetscape grants, redevelopment grants

MDOT: Streetscape grantsDEQ: Clean water and sewer separationDNR: ParksMDARD: local food

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Placemaking Applied

Michigan Ave./Grand River Corridor Project from Capitol to Webberville, TCRPC HUD Sustainable Communities Project – will result in a Corridor Portfolio of Placemakingand Sustainable Communities Tools.

Placemaking Impacts on the Built Environment

1. Rising demand for more and different housing types in very urban locations driven by rapidly changing demographics; will lead to more urban commercial, office and business demand.

2. Far less new suburban and rural residential housing, and consequently far less new suburban commercial development

Placemaking Impacts on the Built Environment (continued)

3. Much greater focus on centers, nodes and key regional corridors as the primary locations for growth and redevelopment.

4. Won’t have the desired Placemaking benefits if we don’t get the form right – must match place on the transect (i.e. no suburban designs in dense city locations) and urban form will be driven by pedestrian orientation.


5. Public places and public spaces will become much more important in framing private spaces and providing activity space.

6. Complete streets and context sensitive design principles will soon dominate urban street decisions.

7. Extensive transit in metro areas is critical to placemaking success and will drive TOD, density increases and new dwelling types.

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8. Extensive education of stakeholders across the board is critical to understanding and acting on all of these dimensions.

9. Form based codes will be necessary and desirable to accommodate use by right development approvals.

10.Charrettes will be needed to speed approvals of broad consensus based designs.

For more information visit:MIplace.org

or contact Mark Wyckoff at [email protected]

517‐432‐2222

state fairgrounds development coalitiongrowtown.org/files/metaexpo-fullpresentation.pdfplacemaking....

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