DFC Plan Land-Use

the land use
element
the image of the city 103 101
RealItIes ImPeRatIVes stRateGIes and
ImPlementatIOn
093 099
tRansfORmatIVe Ideas
Antonio grew up in the house his grandfather bought in a once-thriving neighborhood. As a little boy, he sat for
hours on the driveway while his Papi tinkered with the motorboat that was his pride and joy. Some weekends,
when Papi wasnt working, the family hooked the boat up to their Cutlass Supreme and drove to the marina for a
day of relaxation and fun.
The boat was sold years ago, and his grandfather passed away in 1986, but the house remains in the family.
Antonio swore hed never leave, but five years ago he was ready to give up and sell out. About 20 out of 50 houses
remained occupied on his block, and it felt like the city had forgotten them. Streetlights that went out stayed out,
police calls took longer and longer, and every spring meant flooded basements and gutters. As worried as he was
for himself and his family, Antonio was more worried for his neighbor Sarah, who was 75 and had no family left
in the city.
Things started to change when the Detroit Strategic Framework was released. The City soon put routine city
services and maintenance on a regular schedule in response to community requests, and police and fire services
have improved. Although it is no secret that the neighborhood will never return to its former days, a new kind of
neighborhood is being proposed, and planned with the neighbors collaborationa Green Residential area that
will be organized around a city pond that Antonio will be able to see from his window. Not everyone will stay:
Sarah is taking advantage of Detroits new house swap incentive program, trading her house for a townhome
in a senior living community in Midtown, close to shopping, health care, and other activities, all accessible by
transit.
Better than that is something Antonio never dreamed of for his home: The City of Detroit and Wayne County have
created a plan together to stabilize values for remaining homeowners, while creating a new park, bike path, and
water-retention pond to take a burden from the citys aging infrastructure.
So Antonio is staying. Because by the time his own kids give him grandchildren, hes going to have something to
show them, something he wishes his own grandfather could see: A view of green space every day of the week,
from his own home.
LaND USe
Land is detroits greatest LiabiLity and its greatest asset. The
preoccupation with what to do with all that landhas driven the discussion about land
use und led to overslmllfed strutegles. ln fuct, Letrolt's oulutlon denslty ls stlll
slmllur to thut of cltles llke Portlund, Atluntu, und Lenver. to be sure, a traditional
build it and they will come approach is not going to work for detroit.
Letrolt's lmuge und ldentlty huve evolved through three mujor erus, euch tled
to u urtlculur usect of the clty's economy. llrst, the eurly erlod of rlverfront
trude und commerce set the tone for downtown's mujestlc 8euux Arts bulldlngs
und formul street uttern. 1hen us the clty grewdurlng the Auto Age, un extenslve
lndustrlul rlng grew u uround the clty core. New modes of lndustrlul roductlon
decentrullzed the clty stlll more, wlth u comblnutlon of rull und hlghwuys servlng
the sruwllng outer reuches of Letrolt. Lurlng the thlrd huse of Letrolt's ldentlty,
lurge nelghborhoods of slnglefumlly detuched homes sreud out ucross the clty.
Cnce u slgn of the Amerlcun Lreum, these nelghborhoods were never us emclent
to serve us more mlxeduse, comuct nelghborhoods would huve been. 8oth the
nelghborhoods, und the oversculed systems thut serve them, fell on hurd tlmes us
the clty lost oulutlon und revenue.
1hls lun outllnes u fourth ldeu for the clty: A stronger, greener, und more soclully
und economlcully vltul Letrolt, where nelghborhoods feuture u wlde vurlety of
resldentlul styles from uurtments to houses, und where resldents ure connected to
jobs und servlces by muny trunsortutlon otlons (und eseclully u reglonul network
of trunslt) ln u "cunvus of green' thut feutures stutely boulevurds, oen green
suce, urbun woodlunds, onds und streums, und newuses of nuturul lundscue to
cleun the ulr, restore ecologlcul hubltuts, und roduce locully sourced food. Such u
luture Letrolt wlll not huve u slngle "hub und soke' uttern wlth one downtown,
but muny centers und nelghborhoods thut euch huve u dlstlnctlve ldentlty und
u churucter ull thelr own. Cne of the newest und most umbltlous usects of thls
chunge wlll be the network of roductlve und worklng lundscues thut uctlvely
mulntuln u hlgher quullty of ubllc heulth for Letrolt, whlle oerlng beuuty und u
wholly new wuy to exerlence un urbun envlronment. detroit actually has the
opportunity to lead the region in creating a new urban form, becoming a
model for other north american cities. Here, in the midst of tremendous
challenge, is the opportunity to transform the citys form and function in
new and exciting ways.
Somelnltlul eortscunsturt lmmedlutely, throughsmull or lurgesculedemonstrutlon
rojects. A sustulned und sustulnuble trunsformutlon of Letrolt culls for even more:
connected lund use und deslgn strutegles thut stlmulute economlc growth, ullgn
clty systems, rovlde oen suce, und strengthen nelghborhoods, suorted by
un entlrely new frumework for declslon muklng und regulutlon thut cun resond
ruldly to buslness oortunltles, urgent ubllc heulth needs, und the lmerutlve
of job growth und resldents' quullty of llfe. 1he Struteglc lrumework's newhyslcul
vlslon for the clty tus the otentlul of Letrolt's lundrlch envlronment, suorts
exlstlng ureus of growth und stublllty, und sets forth seclfc recommendutlons for
servlng current resldents where they llve und work rlght now.
A Day in the Life Transforming the Use of Land
DETROIT FUTURE CITY
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A new network of trunsortutlon corrldors wlll connect emloyment centers
to nelghborhood dlstrlcts, ullow for new blcycle routes und bus ruld trunslt
corrldors, relnforce economlc und nelghborhood centers, und rovlde u runge of
lnfrustructurul servlces ln sustulnuble nuturul lundscues thut flter stormwuter
(blue lnfrustructure) und cleun the ulr of trunsortutlon und lndustrlul emlsslons
(green lnfrustructure). existing proposals for enhancedtransportation systems
in Detroit can be modied to create a transformed network that connects
peopleto jobs andservices within thecity andto employment centers beyond
the city limits. 1he trunsformed network needs to resond to toduy's metroolltun
reglon whlle uctlvely contrlbutlng to the lunned growth of emloyment dlstrlcts
und locullzed needs wlthln the clty. 1he key rlnclle behlnd the trunsformutlon ls
the creutlon of u cleur hlerurchy of corrldors, runglng from hlghcuuclty und hlgh
seed urterluls und hlghwuys to lntermedlute thoroughfures, und lowercuuclty
nelghborhood strls wlth frequent stolng servlces. 1runsortutlon networks
wlll be concelved ln concert wlth lunnlng for retull umenltles und servlces ut the
reglonul und resldentlul scule, wlth nelghborhoodlevel trunsortutlon routes
deslgned us "comlete streets" thut ullow blcycllng, wulklng, und u brouder runge
of urouches to gettlng luces.
Lmclent movement of goods undwustelnundthrough Letrolt ls key to theeconomlc
und envlronmentul heulth of the clty. lor frelght us well us ersonul trunslt, the
lnterchunges between hlerurchy tlers or dlerent modes of trunsortutlon ure us
lmortunt us the routes thut run between them. 1he tye of lnterchunge requlred
wlll huve un lmortunt lmuct on the lund use ln thut ureu. A trunslt lnterchunge wlll
oer u runge of hlgherdenslty lund uses thut cun oer servlces to those usslng
through. A frelght lnterchunge muy requlre lurge umounts of suce und therefore
should be consldered for ureus exected to stublllze ut lower resldentlul densltles
or even chunge lund use ultogether.
the strategic Frameworks employment-district strategy addresses the key
economic issue in detroit: not the size of the city's physical footprint, but
the scale of the city relative to current levels of economic activity and job
and business growth. 8y romotlng focused growth ln seven dlstrlcts, the clty cun
creute emloyment levels tylcully ussocluted wlth more roserous cltles, whlle
creutlng vluble strutegles for uddresslng the hyslcul deterlorutlon, llmlted servlces,
und uglng lnfrustructure ucross the clty.
Luch dlstrlct wlll huve u unlque scule und churucter sulted to lts functlon und
exlstlng or otentlul ussets, develoment uttern, und bulldlng styles. lor exumle,
the McNlchols corrldor wlll leveruge lts lnstltutlonul ussets, lncludlng the Unlverslty
of LetroltMercy, Murygrove College, SlnulCruce Eosltul, und vuyne County
Communlty College, to exund Lds und Meds emloyment oortunltles, uttruct
emloyees to llve ln the ureu, und lmrove u dlverse runge of nelghborhoods
ubuttlng the corrldor from the hlstorlc Unlverslty Llstrlct to the creutlon of new
multlfumlly uurtment bulldlngs dlrectly frontlng McNlchols und Pulmer Purk.
a CItY Of multIPle emPlOYment dIstRICts
1
a CItY COnneCtInG PeOPle tO OPPORtunItY
2
LAND USE
TRANSFORmATIvE
IDEAS
PeeR CItY densItY COmPaRIsOn bY aRea
Even with many parts of Detroit experiencing high land vacancy, the percentage of Detroit's
low density areas is comparable to peer cities. However, Detroit lacks high density areas as a
percentage of its overall land area when compared to peer cities; only 6%of Detroit's land area
is high density compared to 13-19% of peer U.S. cities. Source: US Census 2010
Density directly impacts the financial condition of the city. Areas of the city with high land
vacancy only generate a fraction of the tax revenue that higher density areas produce. The
problem is compounded when city systems, originally sized for a higher density, must be
maintained and renewed for a population that is significantly smaller. Source: HAA
1
Based on a household income of $30,000, and a housing value of $50,000. The resident
income tax rate is 2.5%, and the current millage rate for the City of Detroit is 65.14 per 1,000.
0-5 PEoPlE PEr ACrE
6% DETroIT
4% DENVEr
22% ATlANTA
6% PorTlAND, or
15-25 PEoPlE PEr ACrE
DETroIT 33%
DENVEr 31%
ATlANTA 17%
PorTlAND, or 31%
DETroIT 6%
30 + PEoPlE PEr ACrE
DENVEr 19%
ATlANTA 17%
PorTlAND, or 13%
DENVEr 47%
ATlANTA 44%
PorTlAND, or 51%
5-15 PEoPlE PEr ACrE
55% DETroIT
8 HoUSEHolDS PEr ACrE ESTImATED TAx rEVENUE
1
2 HoUSEHolDS PEr ACrE ESTImATED TAx rEVENUE
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Detroit has room to oer many neighborhood types and lifestyle choices
for residents who want to stay in the city, while welcoming new residents
looking to make detroit their home. 1o uchleve thls, u serles of trudltlonul und
lnnovutlve nelghborhood tyologles huve been estubllshed to dlrectly enguge
exlstlng chullenges wlthln the clty, und to leveruge the strengths und ussets
of exlstlng nelghborhoods und luces wlth unlque churucterlstlcs. Culdlng the
develoment of these nelghborhoods ure u serles of develoment turgets und
erformunce meusures to defne nelghborhood gouls und meusure thelr success
ln meetlng those goulswhlch ure ln turn tled to the goul of u hlgh quullty of llfe
for ull resldents.
vhlle Letrolt's trudltlonul nelghborhoods oer u comelllng sturtlng olnt for thls
trunsformutlon, muny other ureussome of whlch ure not necessurlly recognlzed
us vluble nelghborhoods toduyoer u slgnlfcunt longterm oortunlty for
Letrolt to be u leuder ln estubllshlng u newurbun form.
lor Letrolt, thls new urbun form lncludes ureus ln whlch vucunt und underutlllzed
lund und defunct lndustrlul bulldlng stock rovlde the muterlul for lnnovutlve
resldentlul envlronments. Creen resldentlul und green mlxedrlse nelghborhoods
trunsform exlstlng lund vucuncy lnto lntegruted lundscues, rovldlng recreutlonul,
ecologlcul, und roductlve functlons. Mlxeduse nelghborhoods for llvlng und
muklng not only trunsform urts of Letrolt's unutlllzed lndustrlul und resldentlul
ureus, they ulso cultullze on Letrolt's roductlon hllosohy, where ldeus ure
develoed, und become reul.
Unllke other cltles ressed to fnd suce for trunsformutlve lundscues, Letrolt hus
un ubundunce of uvulluble lund resources thut cun be leveruged to creute u new
green und sustulnuble clty unllke uny other ln the world. Landscape has enormous
potential to structure or foster social and cultural relationships through
adapted and productive ecologies that will give rise to a new urban form.
Lundscues ure lnevltuble: lf you do nothlng else, lundscue wlll reestubllsh
ltself even ln the most bulltu ureus. Relutlve to other forms of lnfrustructurul or
urbun develoment, then, lundscue strutegles ure very uorduble. Lundscues
ulso udut well to dlerent condltlons, so they cun requlre dlerent tyes und lower
lntensltles of mulntenunce to sustuln them.
Lundscues ure roductlve und multlfunctlonul. 1hey cleun ulr und wuter und soll,
they muke urbun envlronments heulthler, und they generute food, jobs, energy,
commerce, und hubltut. ln thls wuy, they cultlvute new klnds of urbun lundscues
und exerlences. 1hey ure ulso eectlve grounds for reseurch und exerlmentutlon.
New ldeus cun be sufely und eectlvely tested ln lundscue settlngs for luter
ullcutlon ucross the clty und ln other cltles llke Letrolt.
Lundscues ure the orlglnul "green' lund use: they cun reduce the resources
necessury to sustuln the clty. Lundscues enrlch communltles by lmrovlng the
heulth of the envlronment und of the eole ln lt, und ulso creute u lush, rlch lmuge
und ldentlty for the cltyone whlch cometlng cltles would love to huve.
8ecuuse they work most eectlvely ucross lurge scules, wlth the ublllty to connect
und coordlnute seemlngly unreluted entltles, lundscues ulso huve the otentlul to
reconnect Letrolt wlth lts reglonul context. Lundscues of thls tye ure ulreudy ln
luce ln Letrolt, lncludlng the vllllum C. Mllllken Stute Purk und Eurbor, Letrolt
Rlvervulk, und 8elle lsle.
a GReen CItY wheRe landsCaPes COntRIbute
tO health 3
a CItY Of dIstInCt, attRaCtIVe neIGhbORhOOds
4
A CITY oF mUlTIPlE
EmPloYmENT DISTrICTS
CReatInG a 50-YeaR land use VIsIOn
A CITY CoNNECTING PEoPlE
To oPPorTUNITY
A GrEEN CITY wHErE lANDSCAPES
CoNTrIBUTE To HEAlTH
A CITY oF DISTINCT,
ATTrACTIVE NEIGHBorHooDS
50 YEAr lAND USE VISIoN
The four transformative ideas provide the
basis for the future land use vision.
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UnderUtiLiZation oF Land. 1he breuthtuklng growth thut defned Letrolt's
emergence lnto the Amerlcun lndustrlul uge ls nowu dlstunt memory. ln the lust c
yeurs the totul number of vucunt houslng unlts hus doubled whlle the oulutlon
hus decllned by z ercent. 1oduy, uroxlmutely zc squure mlles of Letrolt's
occuluble lund ureu ure vucunt. vlthln thls context, the Clty of Letrolt fnds
ltself lnsolvent und struggllng to rovlde the core servlces Letrolters need. vlth
rojected oulutlon decllne ln the clty extendlng to zcc, und low workforce
urtlclutlon, the reutlllzutlon of Letrolt's lund must ulso nuvlgute wlthln un unemlc
murket und envlronmentul chullenges whlle fulflllng currently unmet demunds of
Letrolt's resldents und emloyees.
CHaLLenging MarKet. vhlle the conslderutlon of Letrolt's murket chullenges ls
often frumedwlthln thecontext of decllnlng oulutlon, theresultlng dlslnvestment
hus left 6 ercent of the clty's commerclul urcels und 8c,ccc homes vucunt.
vlthln Letrolt's struggllng murket, such vucuncy qulckly becomes ubundonment,
bllght, und u ubllc sufety rlsk. 1hese reulltles reresent reul, hyslcul hurdles to
Letrolt's redeveloment, und demonstrute u dlmlnlshed quullty of llfe. lor those
who remuln ln the clty, the ublllty to obtuln umenltles und servlces remulns strulned,
urtlculurly for Letrolters wlthout u rlvute vehlcle. 1he result ls unmet demund,
loss of revenue, und lnequlty.
Letrolt hus fur to go lf lt ls to recuture lts cometltlve edge ln the reglon und the
stute of Mlchlgun. Ultlmutely, s. bllllon ln unnuul Letrolt retull sendlng ls lost
to surroundlng cltles, lncludlng szcc mllllon ulone ln unmet retull food demund
thut drumutlcully undermlnes Letrolters' uccess to fresh, heulthy food. Although
there ls demund for uurtments und multlfumlly homes ln Letrolt, most of the
clty's houslng cholces ure lurge, slnglefumlly homes thut cunnot comete wlth
slmllur home cholces ln the suburbs. lurther contrlbutlng to murket struggle und
heulth concerns ure the ,z suerfund sltes locuted ln Letrolt where the unmunuged
lndustrlul legucy of the clty hus creuted u runge of ureus wlth meusuruble huzurdous
wuste thut must be cleuned u before the lund cun be reused.
UnHeaLtHy enVironMent For residents. Comblned Sewer Cverfows
(CSC) und Sunltury Sewer Cverfows (SSC) ollute rlvers severul dozen tlmes er
yeur on uveruge, fur ln excess of stute und nutlonul cleun wuter stundurds. Eeuvy
rulnfulls ulso cuuse foodlng, whlch shuts down rouds, lnterruts trunsortutlon und
buslness, und threutens humun heulth und sufety. Alr quullty und soll quullty ure
tylcully low due to u legucy of ust lndustrlul uses, current ollutlon releuses, und
leud contumlnutlon.
Not everyone ln Letrolt beurs the burden equully. Pust declslons, ollcles, und
practices placed disproportionate environmental and health burdens on poorer
nelghborhoods. A newurouch to lund use must nowcorrect these lnequltles.
oVersCaLed, non-sUstainabLe inFrastrUCtUres. Current lnfrustructurul
systems (lncludlng oen suces und recreutlonul fucllltles, school, etc.) were bullt to
uccommodute oulutlons more thun twlce the slze of currentduy Letrolt. 1hese
systems ure too blg und mulntenuncelntenslveund they consequently cost too
much to sustuln. 8ullt ut u tlme when sustulnuble ructlces were not revulent, they
ulso cun hurm the envlronment, us ln the cuse of CSCs.
need For More oPen sPaCe and reCreationaL resoUrCes. lor ull the
dlscusslon ubout vucuncy und surlus lund, Letrolt stlll fulls well belowthe nutlonul
uveruge for urk suce ucreuge er resldent. 1he stlllnewucre vllllum C. Mllllken
Stute Purk und Eurbor, us well us hlstorlc 8elle lsle und Cumus Murtlus, oer u
gllmse lnto whut ls osslble for Letrolt's trunsformutlon lnto u greener clty of
beuutlful vlstus, luylng felds, urbun woodlunds, blcycle uths und wulklng trulls, us
well us lukes und onds, streums, luygrounds, und ocket urks.
1oduy, however, Letrolt lugs behlnd nutlonul stundurds und comuruble cltles ln
urk uvullublllty. Purks und recreutlon centers ure ulso oorly dlstrlbuted ucross the
clty, relutlveto oulutlon densltles: Areus of hlghvucuncy often huveun ubundunce
of oen suce thut ls belng underused, whlle more ouluted ureus luck enough
urks to serve thelr resldents. Cure for urks und luygrounds ls ulso un lssue: Most
current oen suces deslgned for trudltlonul, hlgh levels of mulntenunce, whlch ls
not uorduble for llmlted urk budgets.
21
1950
5.7avg
5.7 was the average occupied
housing units per acre in 1950
2
the State of DetRoitS LaND USe
RealItIes

61%
61% population loss between
1950 - 2010 in detroit
8 was the average number of
residents per acre in 2010
3
8
3
3 was the average occupied
housing units per acre in 2010
4
2010

65% of total citywide
housing supply is single
family detached
12
65%
66% of total housing
demand in detroit's
greater downtown is for
multi-family
13
66%
583ksq ft
the amount of money spent on
groceries outside the city could
support approximately 583,000
square feet of additional grocery
retail space in detroit
10
6.7 acres
park space per person
detroit falls below the national recreation and park
association recommendation of 10 acres of park space
per 1,000 residents
11
36% of detroit's
commercial parcels
are vacant
9
36%
22% of detroit's
industrial zoned
land is vacant
7
22%
of detroit's 349,170
total housing units,
79,725 are vacant
6
80k
72 sUPERfUND
sItEs IN DEtROIt
superfund is a program established to address
hazardous wastes caused by industrial activities &
abandoned sites
5
1,2) US Census 1950; 3,4) US Census 2010; 5) US Environmental Protection Agency; 6) US Census
2010; 7) Interface Studio; 8) Detroit Planning & Development Department (P&DD), HAA; 9) wayne
State University Department of Urban Studies & Planning, P&DD; 10) Social Compact 2010; 11)
Trust for Public land; 12) American Community Survey 2010 5-Year; 13) Zimmerman & Volk
approximately 20 square miles of detroit's occupiable land
area is vacant
8
21 was the average number of
residents per acre in 1950
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1he Letrolt Struteglc lrumework rovldes seclfc lund use tyologles to roerly
gulde lnvestment und lund use declslons for uchlevlng u sustulnuble, equltuble,
und heulthy clty. 1he Struteglc lrumework's ldentlfcutlon und develoment of
lnnovutlve lund use forms und utterns wus shued by the quulltyofllfe und
quulltyofbuslness elements ldentlfed durlng the ubllc rocess to enguge wlth
resldents, emloyers, und other clvlc leuders. 1hese elements not only gulde the
lund use recommendutlons of the Struteglc lrumework, but ulso form the busls for
longterm meusurement of how well these roosed lund uses ure meetlng the
needs of resldents, emloyees, und the clty ut lurge.
1he future lund uses, lntegruted wlth coordlnuted lnvestment strutegles, wlll
demonstruteoortunltles to fulfll needs for emloyment dlstrlcts, nelghborhoods,
clty systems, und oen suce. Among other objectlves, they uchleve sustulnuble
densltles undforms, eectlvely connectlng to clty trunslt corrldors, lntegrutlng oen
suces und servlces wlthln nelghborhoods, und uslng green und blue lnfrustructure
to lmrove system erformunce und cost. Luch urouch defnes un urbun form to
more emclently use Letrolt's lundrlch envlronment to lmrove quullty of llfe und
buslness ln the clty. ln some cuses, these urouches leveruge exlstlng forms of
develoment, but ln others they deloy more lnnovutlve urbun forms thut creute
newmodels for lund und fucllltles reuse by trunsformlng exlstlng bulldlngs und lund
ureu lnto roductlve contrlbutors to u sustulnuble Letrolt.
ImPeRatIVes
LaND USe actioNS aND imPact
We must use innovative
approaches to transform our
vacant land in ways that increase
its value and productivity and
promote long-term sustainability.
We must use our open space to
improve the health of all Detroit
residents.
WHAT WE LEARNED FROM
CIVIC ENGAGEMENT FEEDBACK
Survey respondents' top choice for where they would
like to do activities in the future was "Within walking
distance from my home".
Survey respondents' top choices for neighborhood
types to develop in the next five years were less
traditional neighborhood typologies:
Green Residential
Green Mixed Rise
Live+Make
Top land use strategies recorded from DWP
participants included:
Prioritize green and natural areas
Develop a wider range of safe, affordable, and
diverse housing
Remediate, maintain, clean-up, and utilize land
more effectivelyincluding currently vacant,
City-owned, and privately owned land
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stRateGIes and
ImPlementatIOn
Letrolt's successful trunsformutlon wlll rely on lts ublllty to retuln current resldents,
buslnesses, und lnstltutlons whlle uttructlng new ones. 8ecuuse Letrolt dld not
urrlve ut lts current condltlon overnlght, lts turnuround wlll requlre conslderuble
tlme, und u wllllngness to udut und try new solutlons. Puttlng the roer tools
und resources ln luce toduy cun ensure more coordlnuted, fexlble, und eectlve
uctlons ln the future.
1he urorlute lund use strutegles to fulfll thls objectlve ure sltuuted between the
clty's exlstlng condltlons und u runge of referred futures. 1he Letrolt Struteglc
lrumework orgunlzes u wlde vurlety of otentlul lund use tyes wlthln three levels
of scule und urose:
FraMeworK Zones ure meunt to gulde cltywlde und lnvestment declslons
ln terms of the best wuys to muke osltlve chunge ln ureus wlth dlerlng
churucterlstlcs. 1hese zones seek to cutegorlze the clty's resldentlul, commerclul,
und lndustrlul lund bused on slmllur hyslcul und murket churucterlstlcs. 1he most
lnfuentlul churucterlstlc ls vucuncy, becuuse of lts drustlc eect on hyslcul und
murket condltlons of un ureu.
Land Use tyPoLogies rovlde the future vlslon for lund use wlthln the clty.
1hey ure dlvlded lnto three rlmury cutegorles: nelghborhood, lndustrlul, und
lundscue. Lund use tyologles ure used wlthln the frumework zones to rovlde
the nexthlghestlevel tool for declslon muklng. 1hey ulso rovlde the busls for the
clty's future lund use mu und zonlng dlstrlcts. lnsteud of stundurd zonlng ructlces
thut clusslfy euch roerty wlthln the clty, lund use tyologles seek to generute
comlete nelghborhoods by rescrlblng densltles und ullowuble develoment
tyes for lurger ureus. 1o lllustrute, euch nelghborhood tyology ulms for seclfc
rutlos und tyes of resldentlul, commerclul, und lundscue uses thut wlll ullow
resldents und emloyees to llve, work, und luy wlthln every unlque nelghborhood.
deVeLoPMent tyPes ure the hyslcul develoment of bulldlngs und lundscue
thut muy occur wlthln u urtlculur lund use tyology. 1hey ure dlvlded lnto four
mujor cutegorles: resldentlul, commerclul, lundscue, und lndustrlul. lor exumle,
u develoment tye muy be u slngle fumlly home, u retull strl, u stormwuter
retentlon ond, or u wurehouse. Leveloment tye sultublllty und use crlterlu ure
determlned by the lund use tyology.
1he focus of the lund use strutegles ls to recognlze these three levels of
conslderutlon us u fundumentul set of reference olnts for lnvestment und future
dlrectlons. ln uddltlon, the Letrolt Struteglc lrumework recommends the followlng
suortlve strutegles for lund use:
Creute u newund dlverse oen suce system for the clty.
Redefne corrldors und comlete streets.
Levelo lnnovutlve regulutory reform.
TrANSIT NETwork AND CorrIDorS lANDSCAPE NETwork NEIGHBorHooDS
buIldInG the ImaGe Of the CItY:
fRamewORk zOnes, tYPOlOGIes, deVelOPment tYPes
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EmPloYmENT DISTrICTS
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Landscape, open space, and environmental
systems are envisioned as a new, healthy, green,
and productive structure for the city of detroit.
Lurgescule ecologlcul und roductlve lundscues
wlll tuke the luce of vucunt lots, und begln thelr
work cleunslng the wuter, the ulr, und the soll, ull
the whlle uttlng eole to work. 1hey ulso become
u center for lmrovlng ubllc heulth, sustulnlng
Letrolt's rlch mlx of cultures, und strengthenlng
soclul connectlons ln nelghborhoods und ucross
the clty.
1he ubllc, rlvute, und hllunthrolc sectors need
u tool to ussess the clty's lund use condltlons und
develo struteglc urouches to lnvestments
thut wlll lmrove quullty of llfe ucross ull urts of
the clty. 8used on comrehenslve reseurch und
unulysls of the hyslcul und murket condltlons
of the clty, the lrumework 2ones mu wlll hel
ussesses the condltlon of Letrolt's dlstrlcts und
nelghborhoods ln terms of degrees of vucuncy,
from lowto moderute to hlgh. lrom thls fuctbused
mulng, declslon mukers from clty leuders to
nelghborhood orgunlzutlons huve the ublllty to tuke
u more struteglc urouch to the oortunltles
und chullenges fuclng nelghborhoods, und to
luce those chullenges ln the context of the clty
ut lurge. 1he dlscusslon of vucuncles ln thls broud,
cltywlde context does not uttrlbute "strength' or
"weukness' to nelghborhoods only on the busls of
vucuncy: Lvery nelghborhood wlthln the clty ls ut
rlsk, und every eort needs to be mude to stublllze
und trunsform the exlstlng condltlons to lmrove
quullty of llfe ln ull urts of the clty.
areas of high, moderate, and low-vacancy
all hold the potential to be assets in the
reinvention of the city. As urt of the lund use
vlslon, the Letrolt Struteglc lrumework oslts two
key olnts regurdlng develoment: llrst, not ull
develoment cun occur ln ull luces, und second,
newforms of develoment cun umrm the clty's
ussets und uddress exlstlng hyslcul condltlons.
Newresldentlul und commerclul develoment must
relnforce ureus of strength und lncreuse densltles
there. At the sume tlme, ureus wlth slgnlfcunt
oulutlon loss und hlgh degrees of vucuncy cun
be the sltes of new, lnnovutlve, und roductlve
develoment tyes thut lmrove quullty of llfe for
clty resldents.
the detroit strategic Framework introduces
a new set of land use typologies that combine
to represent the future land use vision for
the city, fromtraditional forms that now
characterize detroit to entirely new departures.
1hese ure orgunlzed ln three mujor cutegorles:
Nelghborhoods, lndustry, und Lundscue. Luch
tyology ls sculed to the dlstrlct or nelghborhood
level, und lncludes u runge of struteglc lnterventlons
und develoment tyes to suort the lurger
vlslon for Letrolt's newform. ln uddltlon to
more conventlonul lund use tyologles, such us
1rudltlonul Resldentlul Nelghborhoods or Cenerul
lndustrlul Llstrlcts, the Letrolt Struteglc lrumework
lntroduces newtyologles thut reurose vucunt
lund or obsolete lndustrlul ureus for lnnovutlve
or roductlve uses, such us lnnovutlon Lcologlcul
lundscues und LlveMuke dlstrlcts.
Lstubllsh frumework zones und future lund
use mus us the busls for ubllc, rlvute, und
hllunthrolc lnvestment.
z 8use lund use declslons on the fundumentul
hyslcul und murket condltlons of the clty:
lowvucuncy, moderutevucuncy, hlgh
vucuncy und Creuter Lowntown ureus.
Udute frumework zones mu on u yeur
busls to refect chunges to hyslcul und
murket condltlons.
Lstubllsh lund use tyologles us the vlslon for
the future clty.
z Reorgunlze lund use uround nelghborhoods,
lndustry, und lundscue.
Allgn frumework zones und future lund
use tyologles to determlne urorlute
locutlons und tyes of develoment ucross
the clty.
z lntroduce newund lnnovutlve lundscue
bused develoment tyes.
lntroduce formbused develoment crlterlu.
lmlement blue und green lnfrustructure.
z Lncouruge reuse of vucunt lund wlth
roductlve lundscues.
Llverslfy urk network.
Lncouruge urtnershls between unlversltles
und frms ln roductlve lundscues to
conduct reseurch und rovlde job trulnlng
oortunltles.
CReate a CItYwIde
fRamewORk fOR GROwth
and InVestment
suPPORt a netwORk
Of new and eXIstInG
neIGhbORhOOd tYPes
IntROduCe
new fORms Of
deVelOPment
CReate a new and
dIVeRse OPen sPaCe
sYstem fOR the CItY
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ImPlementatIOn aCtIOns
1 2 3 4 1 2 3 4
ImPlementatIOn aCtIOns ImPlementatIOn aCtIOns ImPlementatIOn aCtIOns ImPlementatIOn aCtIOns ImPlementatIOn aCtIOns
1he overluy of lrumework 2ones, lund use
tyologles, und develoment tyes rovlde the
busls for u revlsed regulutory frumework thut the
Clty of Letrolt should formully udot. 1he Clty's
untlcluted udotlon und codlfcutlon of the Letrolt
Struteglc lrumework wlll ulso cull for multlle
luyers of ollcy guldunce documents wlthln Clty
deurtments und other ubllc ugencles, so thut they
cun ullgn lmlementutlon wlth the cltywlde vlslon
for Letrolt's newlmuge. 1he Letrolt Struteglc
lrumework ulso oers un lmortunt oortunlty to
rovlde u fully coordlnuted busls for reglonul und
stute declslon muklng ubout lund use und ubllc
lnvestment, recognlzlng the lmortunce of the clty
wlthln u lurger reglonul, stute und nutlonul context.
Slmllur to lts resldentlul lund, Letrolt's commerclul
and transportation corridors have seen massive
dlslnvestment over the lust c yeurs. 1he clty's
reduced oulutlon hus left lts roudwuys overslzed
for the oulutlon they serve. 1he suce left behlnd
holds the otentlul for rethlnklng the clty's corrldors.
ln fuct, we cunnot uord to contlnue to thlnk of
trunsortutlon und other clty systems us "mono
functlonul'Letrolt hus the oortunlty und the
lmerutlve to comblne muny servlces und functlons
in repurposed corridors that can accommodate
dlerent tyes of trunslt, blcycllng, und wulklng.
Lolng so wlll creute u network of "comlete streets'
thut oer un emclent set of trunsortutlon otlons
und ulso uddress the need for green suce und
hlghquullty street deslgn. Lxcess suce wlthln the
rlghtofwuy cun uccommodute blue lnfrustructure
such us swules to collect stormwuter runo. vlthln
ureus of lowvucuncy, lund cun be ussembled ln
nodes to creute wulkuble retull dlstrlcts or new
resldentlul develoment thut relnforces udjucent
nelghborhoods.
Levelo tlered trunslt network thut tles lnto
reglonul system.
z lncororute multlmodul trunslt deslgn lnto
ull street lmrovements.
locus commerclul develoment ln wulkuble
nodes or uutoorlented strls bused on
hyslculjmurket condltlons und future lund
use vlslon.
lmlement green lnfrustructure ulong
hlghwuy corrldors.
lmlement blue lnfrustructure ulong urterlul
und other rouds.
Phuse lund use vlslon over horlzons
(stublllzejlmrove, sustuln, trunsform).
z Revlsejumend Clty Muster Plun of Pollcles
und 2onlng Crdlnunce.
Udute ubllc, rlvute, und hllunthrolc
ollcy guldlng documents.
RedefIne CORRIdORs
and CReate
COmPlete stReets
e
enaCt InnOVatIVe
ReGulatORY RefORm f
fOuR tRansfORmatIVe Ideas : sIX ImPlementatIOn stRateGIes
stRateGIes and ImPlementatIOn
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Publlc, rlvute nonroft, und hllunthrolc declslon mukers urgently need u
thorough understundlng of exlstlng und untlcluted lund use condltlons throughout
Letrolt to gulde struteglc lnvestment for longterm strength und vlublllty. 1he
fundumentul tool for thls ls the lrumework 2ones mu, develoed through
comrehenslve reseurch und mulng of both the hyslcul und murket condltlons
of the clty's resldentlul, lndustrlul, und commerclul lund. Cn the busls of exlstlng
und untlcluted degrees of vucuncy, the lrumework 2ones mu ulds develolng
the most urorlute runge of strutegles to lnform lund use declslon muklng und
lnvestment, us well us cltywlde declslon muklng for clty system lnfrustructure,
ubllc lund, und fucllltles.
1he boundurles of the lrumework 2ones were determlned not only by vucuncy
condltlons, but ulso by nelghborhood ldentlty und hyslcul seurutlon creuted by
mujor leces of lnfrustructure or vurlutlons ln lund use. 1he goul wus to unulyze
dlstrlcts und nelghborhoods ln thelr entlrety, not on the busls of urcellevel or
blocklevel condltlons. Prevlous mulngs of the clty- lncludlng the Clty's Letrolt
vorks Project Short 1erm Actlons mu und Communlty Leveloment Advocutes
of Letrolt's (CLAL) Struteglc lrumework muuggreguted dutu to the block
level. vhlle block level unulysls ls crltlcul to nelghborhoodbused lunnlng, lt ls less
eectlve ln determlnlng dlrectlon for cltywlde declslon muklng, urtlculur where
condltlons muy vury slgnlfcuntly from block to block us ls common ln the clty toduy.
1he lrumework 2ones mu should be understood to work ln concert wlth these
und future fnergruln mus: the lrumework 2ones rovldlng the busls for cltywlde
declslon muklng, the fner gruln mulng the busls for lndlvlduul nelghborhood
lunnlng eorts.
1he lrumework 2ones defne four muln comoslte churucterlstlcs ucross the clty,
und where those churucterlstlcs muy be found. 1hls comoslte ls defned tylcully
by degrees of overull lund und structurul vucuncy. 1hese lnclude Lowvucuncy,
Moderutevucuncy, Elghvucuncy, und Creuter Lowntown. Creuter Lowntown
stunds out dlstlnctly becuuse whlle lt does huve conslderuble lund vucuncy, lts
murket churucterlstlcs remuln the strongest ln the clty, und muy lncororute
dlerent longterm gouls und oortunltles.
Areus wlth the hlghest degree of vucuncy reresent ureus ln whlch the exlstlng
resldentlul fubrlc hus been slgnlfcuntly eroded und lund ls often lylng fullow und
unused. 1runsformutlonul urouches to ureus wlth the hlghest degree of vucunt
lund reresent oortunltles to drumutlcully lmrove the quullty of llfe for those
Lstubllsh frumework zones und future lund use mus us the busls for ubllc,
rlvute, und hllunthrolc lnvestment.
z 8use lund use declslons on the fundumentul hyslcul und murket condltlons
of the clty: lowvucuncy, moderutevucuncy, hlghvucuncy, und Creuter
Lowntown ureus.
Udute frumework zones mu on u yeur busls to refect chunges to
hyslcul und murket condltlons.
who currently llve there, whlle ensurlng future lund use ls more roductlve,
ecologlcully benefclul, und munugeuble from the stundolnt of clty systems.
ln the mlddle of the lrumework 2ones sectrum ure the moderutevucuncy ureus.
1hese ureus reresent both the lurgest overull lund ureu und lurgest oulutlon of
the frumework zones. 1hey ulso reresent degrees of vucuncy und murket condltlon
thut runge conslderubly ucross thelr geogruhles, oslng chullenges to stublllzutlon
und longterm lund use trunsformutlon. ln muny wuys, these ure the ureus thut
tell the most comelllng storles of the clty's growth, losses, und reslllence: lt ls ln
these ureus where the most lnnovutlve lund use strutegles cun stublllze resldentlul
nelghborhoods und defne new tyes of nelghborhoods to seumlessly lntegrute
lundscue und nelghborhood.
1he ureus of lowest vucuncy ure nelghborhoods thut huve hlstorlcully been stuble
ln terms of oulutlon und houslng vulues, muklng them more cometltlve wlth
thelr reglonul counterurts. Slmllur to the ureus of moderutevucuncy, these
nelghborhoods contlnue to house u lurge ercentuge the clty's oulutlon. vlth
the deloyment of neurterm strutegles thut hel to stublllze the houslng murket,
forestull the rute of foreclosures und mulntuln lmrovement levels of nelghborhood
ueurunce und ubllc sufety, these nelghborhoods cun oer some of the best
trudltlonul urbun houslng otlons ln the reglon.
1he runge of condltlons found throughout Letrolt rovldes the oortunlty for
creutlve relnventlon of thls lund whlle slmultuneously ullgnlng scurce resources
to huve the greutest eect. Luch lrumework 2one should be seen ln terms of lts
oortunlty, wlth the dlerences lylng only ln the runge of strutegles uvulluble to
uchleve trunsformutlon.
maP tItle maP tItle
SoUrCE: DwP long Term Planning Technical Team Caption here. Caption here. Caption here. Caption here. Caption here. Caption here. Caption here. Caption here. Caption here. Caption
here. Caption here. Caption here. Caption here. Caption here. Caption here.
lEGEND
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1 2 4 mIlES
Source: DwPlTP Planning Team
The Framework Zones map was developed from thorough research and analysis of the
citys physical and market conditions. The composite mapping is framed around degrees
of existing and anticipated vacancy throughout the city. The Detroit works Project
Short Term Actions used similar criteria in the development of their city-wide mapping.
fRAMEWORk ZONEs
Fo
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mICHIGAN
ForD
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1 2 4 mIlES
GrEATEr DowNTowN
low-VACANCY 1
low-VACANCY 2
moDErATE-VACANCY 1
moDErATE-VACANCY 2
HIGH-VACANCY
INDUSTrIAl lAND USE STrENGTH
INDUSTrIAl lAND USE CHANGE
mAJor PArkS
CEmETErY
LAND USE FRAmEWORK ZONES
CReate a CItYwIde fRamewORk
fOR GROwth and InVestment
a
ANAlYSES THAT INFlUENCED THE FrAmEwork For DECISIoN-mAkING
rESIDENTIAl PHYSICAl CoNDITIoN ANAlYSIS mArkET VAlUE ANAlYSIS DwP SHorT TErm ACTIoNS INTEGrATED ANAlYSIS
D
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N Lvuluutlon of revulllng hyslcul condltlons und
household occuuncy trends ln resldentlul ureus
ucross the clty, ldentlfylng ureus shurlng common
churucterlstlcs to lnform declslon muklng und
strutegy.
Lvuluutlon of murket fuctors und trends ucross
the clty, ldentlfylng ureus shurlng common murket
vulue churucterlstlcs to lnform declslon muklng und
strutegy.
Leslgnutlon of generul murket tyes by the Clty of
Letrolt bused on hyslcul condltlons und murket
vulue churucterlstlcs, urtlculutlng seclfc shortterm
governmentul roles for lnterventlon.
IN
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S Percent chunge ln households zccczcc, vucunt
lund, vucunt houslng, houslng condltlon
Medlun houslng unlt sules rlce zcczcc, sules rlce
coemclent of vurlunce, ercent resldentlul roertles
ln RLC, subsldlzed rentul stock, vucunt lots, vucunt,
oen, und dungerous bulldlngs, foreclosures,
commercluljresldentlul rutlo, owner occuuncy
Resldentlul Physlcul Condltlon Anulysls, Murket vulue
Anulysls
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Eumllton Anderson Assoclutes, Lutu Lrlven Letrolt,
US Census zccczcc
1he Relnvestment lund, Southeust Mlchlgun Councll
of Covernments (SLMCCC), US Census zcc, Lutu
Lrlven Letrolt, US Leurtment of Eouslng und Urbun
Leveloment (EUL), vuyne County Assessor's Cmce
Letrolt Plunnlng und Leveloment Leurtment, 1he
Relnvestment lund, Eumllton Anderson Assoclutes
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greater downtown ls broken out us u
seurute frumework zone due to lts role us the
commerclul core of the clty und lts unlque hyslcul
form und zonlng, whlch suort hlgher densltles
und mlxeduse develoment. lt ls churucterlzed
by moderute umounts of lund und bulldlng
vucuncy. As u result, lt hus the hlghest cuuclty
for lncreused commerclul und resldentlul growth
due to slgnlfcunt umounts of bullduble lund und
un exlstlng multlstory bulldlng fubrlc. Creuter
Lowntown hus the strongest murket demund ln the
clty for uddltlonul resldentlul und commerclul uses.
lt ulso hus lowrutes of foreclosure, relutlve to the
rest of the clty.
Low-VaCanCy 1 nelghborhoods huve very low
lund und bulldlng vucuncy. 1hey ulso huve the
strongest resldentlul murkets relutlve to the rest
of the clty. Leslte fulllng murket vulues, they huve
mulntulned steudy demund, uccountlng for thelr
lowvucuncy rutes. Relutlve to the rest of the clty
they huve hud lower rutes of home foreclosure.
1hey lnclude muny of the clty's hlstorlc dlstrlcts.
Low-VaCanCy 2 nelghborhoods huve lowlund
und bulldlng vucuncy und by ull ueurunces
retuln thelr ldentlty us lntuct trudltlonul resldentlul
nelghborhoods. Eowever, the resldentlul murkets
ln these ureus huve shown elevuted rutes of home
vucuncy us well us hlgh rutes of home foreclosure.
lulllng home vulues und weukenlng demund huve
mude them vulneruble to future deoulutlon und
lncreused vucuncy.
Moderate-VaCanCy 1 nelghborhoods huve
moderute lund und bulldlng vucuncy. 1he trudltlonul
resldentlul fubrlc ln these nelghborhoods ls
unctuuted by lntersersed vucunt lund und
bulldlngs. Murket condltlons ln most lnstunces ure
weuk, showlng vulnerublllty wlth lowdemund und
hlgh foreclosure rutes. Muny Moderutevucuncy
ureus, due to thelr roxlmlty to Lowvucuncy
nelghborhoods, showgreuter otentlul for
stublllzutlon thun Moderutevucuncy z ureus.
Moderate-VaCanCy 2 nelghborhoods show
un extreme vurlutlon of vucuncy condltlons from
moderute to hlgh. As u result, muny Moderute
vucuncy z ureus ure on the verge of loslng thelr
lurgely resldentlul churucter. 1hese ureus huve weuk
resldentlul murkets wlth very lowdemund und hlgh
foreclosure rutes. 1hey tend to be locuted udjucent
to ureus of Elghvucuncy.
HigH-VaCanCy nelghborhoods huve very hlgh
rutes of both lund und bulldlng vucuncy. 1hese
ureus huve lurgely lost thelr resldentlul churucter.
Resldentlul structures ure often lsoluted ln u lurger
feld of mulntulned or unmulntulned vucunt lund.
1hese ureus huve exerlenced hlgh rutes of lllegul
dumlng und other forms of neglect. 1hey exhlblt
very weuk to no murket outslde of seculutlve lund
urchuses udjucent to key clty ussets. A very hlgh
ercentuge of vucunt lund ln Elghvucuncy ureus ls
ln ubllc ownershl.
indUstriaL Land Use strengtH areas contain
Letrolt's lndustrlul lunds thut hold the most romlse
for roductlve use golng forwurd. At the heurt of
these zones lle Letrolt's strongest und most dlverse
exlstlng lndustrlul nodes, whlch uct us unchors for
other lndustrlul und commerclul uctlvlty. 1hese
ureus comblne hlgher emloyment denslty wlth
good lnfrustructure uccess, u vurlety of urorlute
develoment sltes, und buerlng from resldentlul
lund uses. 1hese corrldors huve the best otentlul
for meetlng the needs of current und future
udvunced und trudltlonul lndustrlul sectors.
indUstriaL Land Use CHange areas are
formerly lndustrlul corrldors und nodes ln Letrolt
where un lndustrlul crltlcul muss ls gone, or neurly
so. 1he toogruhy of vluble lndustrlul uctlvlty ln
Letrolt hus evolved ln tundem wlth technologlcul
udvunces und murket globullzutlon, und these
chunges ure refected ln lndustrlul frms' lndlvlduul
und collectlve lund use declslons. As u result, certuln
ureus once urorlute for lndustrlul use ure no
longer so und should be reussessed und ultlmutely
trunsltloned to lund uses more benefclul to Letrolt
communltles.
30%
HoUSING
VACANCY
17%
oF CITY
lAND ArEA
56%
39%
VACANT PArCElS:
PUBlIClY owNED
44%
21%
47%
21%
21%
14%
32%
16%
VACANT PArCElS*:
PUBlIClY owNED
VACANT PArCElS*:
PUBlIClY owNED
VACANT lAND ArEA:
PUBlIClY owNED
VACANT lAND ArEA:
PUBlIClY owNED
*Note: Vacant land was coded in the Industrial land survey as 1)
vacant site; abandoned or 2) vacant site; empty
21%
HoUSING
VACANCY
PoPUlATIoN: 254,260 PoPUlATIoN: 318,140 PoPUlATIoN: 88,255 PoPUlATIoN: N/A PoPUlATIoN: N/A mEAN INComE: $48.509 PoPUlATIoN: 45,279 mEAN INComE: $32,652 mEAN INComE: $35,821 mEAN INComE: $28,082 mEAN INComE: N/A mEAN INComE: N/A
5%
oF CITY
lAND ArEA
14%
Po
32% V
VACANT PArCElS:
PUBlIClY owNED
16%
HoUSING
VACANCY
26%
oF CITY
lAND ArEA
3%
Po
7%
VACANT PArCElS:
PUBlIClY owNED
26%
HoUSING
VACANCY
33%
oF CITY
lAND ArEA
22%
15%
Po
VACANT PArCElS:
PUBlIClY owNED
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GReateR dOwntOwn lOw-VaCanCY mOdeRate-VaCanCY
GrEATEr DowNTowN low-VACANCY 1
low-VACANCY 2
moDErATE-VACANCY 1
moDErATE-VACANCY 2
1 2 4 mIlES
oCCUPIED VACANT
hIGh-VaCanCY IndustRIal land
use stRenGth
IndustRIal land
use ChanGe
HIGH-VACANCY
INDUSTrIAl lAND
USE STrENGTH
INDUSTrIAl lAND
USE CHANGE
1 2 4 mIlES
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LAND USE TYPOLOGIES
suPPORt a netwORk Of new and
eXIstInG neIGhbORhOOd tYPes
b
Lund use tyologles comrlse the bulldlng blocks for the future lund use mu. 1hey
rovlde the vlslon und struteglc dlrectlon for seclfc dlstrlcts und nelghborhoods
throughout the clty, whlle slmultuneously uddresslng the exlstlng und untlcluted
lund use condltlons resented wlthln the lrumework 2ones. 1he three mujor
cutegorles of lund use tyologlesNelghborhoods, lndustrlul, und Lundscue
work together wlthln the lrumework 2ones to gulde struteglc declslon muklng thut
contrlbutes to u more sustulnuble clty und lmroves quullty of llfe for resldents.
neigHborHood tyPoLogies. Letrolt's nelghborhoods must be reglonully
cometltlve to retuln current resldents, uttruct new resldents, und rovlde the
quullty of llfe everyone deserves. Such nelghborhoods should not only fulfll
multlle resldent llfestyle needs, they must ulso contrlbute to u nelghborhood
model thut estubllshes sustulnuble densltles for the clty ut lurge. 1he nelghborhood
tyologles runge from recognlzuble, trudltlonul forms to nontrudltlonul und
lnnovutlve rototyes thut oer oortunltles for new mlxeduse communltles
und the lntegrutlon of resldentlul structures wlth trunsformutlve lundscues. ln
some lnstunces, such nelghborhood develoment wlll leveruge exlstlng ussets to
stlmulute greuter murket demund thut could suort hlgher denslty houslng tyes.
LandsCaPetyPoLogies. Not ull ureus of the clty thut were hlstorlcully trudltlonul
resldentlul nelghborhoods cun remuln us such. ln ureus wlth hlgh levels of vucuncy,
erodlng hyslcul condltlon, dlmlnlshed quullty of llfe, und vlrtuully nonexlstent
murket demund, new lnvestment ln resldentlul uses cunnot be recommended. No
resldent should be forced to move, however. 1he Letrolt Struteglc lrumework
recommends u runge of urouches to servlng resldents ln these ureus, whlle
reurlng for the trunsformutlon of these ureus us resldentlul oulutlon decllnes.
New und roductlve lund uses ln these ureus cun rovlde needed jobs to Letrolt
resldents, und ullowlund thut no longer serves u roductlve urose to return to u
mulntulned verslon of lts nuturul stute.
1hese ureus cun be relmuglned us lundscues for economlc growth, lnfrustructure,
und ecology. ln euch, lundscues rovlde u unlque oortunlty to uddress exlstlng
chullenges of envlronmentul justlce und envlronmentul decllne. New lundscues
cun rovlde needed jobs to Letrolt resldents, erform lnfrustructurul functlons
llke cuturlng stormwuter und cleunlng ulr, rovlde hubltut to locul wlldllfe und
mlgrutlng blrds, unddecreuse mulntenuncecosts. Lundscuetyologles ulso lnclude
lurge urks llke 8elle lsle und Pulmer Purk, whlch rovlde lmortunt recreutlonul
oortunltles und ecologlcul functlons for the clty und reglon.
indUstriaL tyPoLogies. 1he roosed lndustrlul tyologles recognlze
thut Letrolt's economlc und roductlve uses vury slgnlfcuntly ln terms of thelr
scule, lntenslty, und lmucts. 1he umount of vucunt lund uround muny lndustrlul
ureus ulso rovldes unlque deslgn oortunltles thut ure lntegruted lnto the
tyologles.
Modern lndustrlul uctlvlty ls essentlul to Letrolt's economlc growth but lt needs to
be curefully lunned to muxlmlze the use of exlstlng lund und lnfrustructure whlle
creutlng un uttructlve und heulthy envlronment for both buslnesses und udjucent
nelghborhoods. 1hls lncludes un oortunlty to estubllsh u new eru for muklng
thlngs ln the clty, wlth cleuner, more sustulnuble meusures thut suort reseurch,
cultlvutlon, ussembly, und urtlsunul uses.
Letrolt's murket for lndustrlul lund und reul estute ls unlque ln severul wuys when
comured to the murkets for other tyologles. Users often choose thelr suce
und locutlon bused on urely rugmutlc crlterlu such us uccess to trunsortutlon
lnfrustructure und workforce, number of loudlng docks, celllng cleurunces, und
foor louds. 1hese recognlzed reul estute stundurds for modern lndustry need to be
uccommoduted ln the deslgn of Letrolt's lndustrlul tyologles to ensure they ure
reglonully cometltlve.
Proosed lndustrlul uctlvlty ls cutegorlzed lnto fve dlstlnct tyologles thut outllne
stundurds for denslty und use. Acrltlcul conslderutlon for the deslgn of the lndustrlul
tyologles ls the roosed lnterfuce between lndustrlul uctlvlty und other, neurby
nonlndustrlul uses. 1he LlveMuke tyology, for lnstunce, ls lntended to encouruge
u wlde runge of uses from smullscule munufucturlng to houslng und cun therefore
be deslgned ln the context of exlstlng economlc dlstrlcts und nelghborhoods. Cn
the other hund, the Eeuvy lndustrlul tyology recognlzes thut some lndustrlul uses
requlre u slgnlfcunt dlstunce und buerlng from other uses. 1he result ls u runge
of tyologles thut enuble the oortunlty to elther lntegrute smullscule lndustrlul
uctlvlty lnto communltles, or buer hlgherlmuct uses ln u wuy thut suorts
economlc uctlvlty.
Image Sources: 1) HAA; 2) HAA; 3,4) marvin Shaouni; 5) HAA; 6) Parkerdr, wikimedia Commons;
7) marvin Shaouni: 8,9) HAA; 10) Connie Johnson; 11) Interface Studio; 12) marvin Shaouni; 13)
Suzanne Temple, blogspot.com;14) mike russell
Given the prevalence of
high-vacancy neighborhoods
and industrial areas with
abandoned warehouses,
it would seem that the
Green Residential and the
Live+Make typologies would
be . . . particularly beneficial.
Alexandra, Community Conversation
#3, 9/2012
eXIstInG detROIt land use tYPOlOGY eXamPles
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INNoVATIoN ProDUCTIVE INNoVATIoN EColoGICAl lArGE PArkS
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HEAVY INDUSTrIAl / UTIlITIES GENErAl INDUSTrIAl lIGHT INDUSTrIAl
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NEIGHBorHooD CENTEr DISTrICT CENTEr CITY CENTEr lIVE+mAkE
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GrEEN rESIDENTIAl TrADITIoNAl low DENSITY TrADITIoNAl mEDIUm DENSITY GrEEN mIxED-rISE
1. 2. 3. 4.
8. 7. 6. 5.
11. 10. 9.
14. 13. 12.
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It seems neighborhood centers
would most provide whats
missing. Theyd bring in needed
services and foster community,
which is vital to connection, safety,
life, and excitement . . . I appreciate
adding the green aspects to each
for true sustainability, especially
buffering the industrial areas.
karen, Email Comment, 9/2012
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The 50-year land use map is built from the land use typologies. There are three major categories of land use typologies: Neighborhoods, Industrial,
and landscape. within each of these major categories there is a range of potential typologies, each providing the vision for returning vacant land
to productive uses.
mICHIGAN
ForD
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GrAND rIVEr
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1 2 4 mIlES
50-YEAR LAND UsE MAP
GENErAl INDUSTrIAl
lIGHT INDUSTrIAl
GrEEN rESIDENTIAl
INNoVATIoN ProDUCTIVE
INNoVATIoN EColoGICAl
lArGE PArk
CEmETErY
GrEEN BUFFEr
CITY CENTEr
DISTrICT CENTEr
NEIGHBorHooD CENTEr
GrEEN mIxED-rISE
TrADITIoNAl mEDIUm
TrADITIoNAl low
lIVE+mAkE
HEAVY INDUSTrIAl
UTIlITIES
The employment districts are
needed as soon as possible. The
connected transit network is
a major concern for all Detroit
residents. Innovative landscapes
is what is needed in bringing
services up to a better degree of
living.
merrell, land Use open House, 8/28/2012
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traditionaL MediUM-density ureus ure rlmurlly resldentlul, wlth erlherul
retull und other commerclul uses. 1rudltlonul medlumdenslty ureus tylfy the
domlnunt resldentlul uttern throughout the clty. 1he redomlnunt houslng
tye ls the detuched slnglefumlly house on u c to footwlde urcel wlthln
u conventlonul urbun street grld, but muy ulso lnclude uttuched dulex und
townhouse structures. A mlx of retull tyes ls locuted ln commerclul strls or nodes
ut the erlhery of these nelghborhoods. Publlc suce ls rovlded by nelghborhood
urks, schools, or recreutlon centers. At full denslty, 1rudltlonul MedlumLenslty
Resldentlul nelghborhoods mulntuln u sustulnuble cost to rovlde servlces.
City Center ls u dynumlc mlxeduse envlronment thut functlons us the clty und
reglon's core for commerclul und servlce emloyment. 1he tyology suorts
dense multlfumlly uurtment und loft resldentlul to mulntuln u zj, mlxeduse
envlronment. A mlx of retull tyes cuters to lts dlverse emloyee, resldent, und
vlsltor oulutlons. Mujor clvlc ubllc suces rovlde reglonul destlnutlons for
events und recreutlon.
LiVe+MaKe resents unother oortunlty for Letrolt to become u chunge leuder
ln lnnovutlve urbun deslgn. Reurosed hlstorlc lndustrlul structures und lund thut
fosters u blend of smuller scule, lowlmuct roductlon uctlvlty ls comblned wlth u
dlverslty of other lund uses. 1hls tyology rovldes u frumework for true llvework
ln Letrolt by ullowlng urtlsunul und smull munufucturlng, fubrlcutlon, ussembly,
und worksho uses comutlble wlth houslng und retull. 1he scule of lndustrlul use
ls relutlvely fne grulned, wlth u runge of overull forms, lncludlng occuylng multl
story, former lndustrlul structures us well the develoment of new bulldlng tyes.
Any udutlve reuse or new constructlon should be encouruged to huve suce set
uslde for roductlve uctlvltles.
green MiXed-rise resents un lnnovutlve new resldentlul nelghborhood thut
comblnes medlum und hlghdenslty multlfumlly houslng (both low und hlgh
rlse) wlthln u lundscue settlng. 1hls lundscue context cun fuvor more roductlve
churucterlstlcs (such us communlty gurdens und forests), or more ecologlcul
churucterlstlcs (such us blue und green lnfrustructures und new urbun hubltuts).
Commerclul retull undemloyment muy be lntersersedwlthlnthe develoment ureu
or ut the erlhery ulong corrldors. Creen MlxedRlse nelghborhoods demonstrute u
unlque wuy for Letrolt to lncororute und uttruct greuter denslty by cultullzlng on
exlstlng hyslcul ussets- such us the eust rlverfront, und eseclully ureus suscetlble
to foodlngwhlle fosterlng u more symblotlc relutlonshl wlth the nuturul
envlronment. 1he relutlvely hlgh denslty of the Creen MlxedRlse nelghborhood
uchleves u lowcost to rovlde servlces.
traditionaL Low-density defnes severul of Letrolt's hlstorlc dlstrlcts. 1he
redomlnunt houslng tye ln these ureus ls the detuched slnglefumlly house on
u footwlde (or lurger) urcel, luced wlthln u runge of urbun grlds or lower
denslty meunderlng suburbun streets. A llmlted mlx of commerclul retull tyes
muy be locuted ut the erlhery. Publlc suce ls rovlded by nelghborhood urks,
schools, or recreutlon centers. luture develoment of u slmllur slze und scule
should be revlewed curefully to confrm sustulnuble densltles, und sultuble costj
revenue rutlo to rovlde servlces. 1rudltlonul LowLenslty nelghborhoods rely uon
relutlvely better murket strength comured wlth other Letrolt nelghborhoods,
und huve corresondlngly hlgher tuxuble vuluuble und revenues to sustuln cost
eectlve dellvery of servlces.
neigHborHood Centers ure vlbrunt mlxeduse envlronments thut ure hubs
for commerclul, communlty, und recreutlonul uctlvltles for udjucent resldentlul
ureus. 1hese nelghborhoods lncororute u llmlted mlx of commerclul emloyment
und retull uses, und suort u dlverse runge of resldentlul houslng tyes from
multlfumlly to townhouse to detuched slnglefumlly. Nelghborhood retull ls
lntegruted lnto the resldentlul fubrlc ln nodes or ulong commerclul strls. Publlc
suces lnclude nelghborhood urks or squures, us well us lntegruted lundscues.
Schools, recreutlon centers, llbrurles, culturul centers, or luces of worshl rovlde
lnstltutlonul unchors.
distriCt Centers ure uctlve, medlumtohlgh denslty, mlxeduse ureus thut
rovlde un even sllt of resldentlul und emloyment uses. 1hey ure tylcully
unchored by u mujor commerclul or lnstltutlonul emloyer such us u unlverslty or
medlcul center. Resldentlul ureus lncororute u mlx of houslng tyes from multl
fumlly to townhouse to detuched slnglefumlly. Multlle medlumdenslty resldentlul
nelghborhoods tylcully surround u Llstrlct Center. Llstrlct und nelghborhood
center retull tyes cuter to resldent und emloyee oulutlons. Mujor clvlc culturul
lnstltutlons und ubllc suces rovlde reglonul und nelghborhood destlnutlons.
green residentiaL ureus lllustrute one of the more rofound wuys ln whlch
Letrolt muy become u leuder ln sustulnuble lund use, resondlng to nelghborhood
dlslnvestment und oulutlon loss by creutlng u new urbun ldentlty lntegruted
wlth lundscue. 1he Creen Resldentlul tyology rooses trunsformed, lundscue
bused nelghborhoods thut trunsform Letrolt's vucunt und underutlllzed lund
lnto u cunvus of green, suortlng slngle und multlfumlly resldentlul ulong wlth
communltymulntulned recreutlonul suces, roductlve lundscues, und bluejgreen
lnfrustructure.
green residentiaL transitionaL use shures the sume set of struteglc
lnterventlons us the Creen Resldentlul tyology, but defers clty systems renewul
declslons untll resldentlul densltles huve uchleved longterm stublllty.
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innoVation ProdUCtiVe ureus ure lundscues of lnnovutlon where roductlve
develoment tyes redomlnute. 1hese lundscues ut vucunt lund to roductlve,
uctlve uses: growlng food und roductlve forests, reduclng mulntenunce costs,
cleunlng soll, generutlng new knowledge, und reshulng ubllc ercetlons of
vucunt lund. 1hese lnnovutlve lundscues rlmurlly lnclude fowerlng felds thut
cleun contumlnutedsolls, reseurch lots totest ldeus, urbun furms wlth greenhouses
or cultlvuted forests (sllvlculture), und uquuculture und ulgueculture fucllltles. A
ortlon of these ureus ls devoted to blue lnfrustructures to munuge stormwuter,
und ecologlcul lundscues ure ulso found here us u tertlury use of lnnovutlon, where
worklngroductlve develoment tyes redomlnute. 1he mlnlmum slze would be
z ucres, wlth some lurgescule commerclul sltes belng otentlully much lurger.
innoVation eCoLogiCaL ureus ure lundscues of lnnovutlon, where ecologlcul
develoment tyes redomlnute. Eere forests, meudows, und other lundscues
develo gruduully over tlme und cost very llttle (or nothlng!) to "construct' und
mulntuln. llowerlng meudows gruduully glve wuy to forests, und the chunglng
lundscue suorts u vurlety of lunt und unlmul llfe, lncludlng blrds llke heusunts.
1hese lundscues cun develo on thelr own, or cun be gulded to dlerent tyes
of deslruble lundscues, whlch muy be eseclully sultuble for u urtlculur secles,
or more urorlute for stormwuter munugement, or u qulckgrowlng forest
thut shudes out tull grusses und revents them from growlng, lmrovlng vlslblllty
und ellmlnutlng need for mowlng. A ortlon of these ureus ls devoted to blue
lnfrustructures to munuge stormwuter, und worklngroductlve lundscue
develoment tyes ure ulso found here us u tertlury use, occuylng no more thun
c of the lund ureu not ullocuted to blue lnfrustructure.
LigHt indUstriaL ureus lncororute modern, llght lndustrlul uses thut rovlde
uttructlve envlronments for jobs und ure comutlble wlth neurby nelghborhoods.
1hey uccommodute llght lndustrlul buslness und technology urks, food rocesslng
und wholesullng, udvunced munufucturlng, und reseurch und develoment
fucllltles on hlghvulue urbun lund ln un uttructlve, lowlmuct envlronment. Leslgn
guldellnes, erformunce stundurds, und u ercentuge of byrlght omce uses would
rovlde for un envlronment cometltlve wlth suburbun buslness und technology
urks, wlth the udded udvuntuge of roxlmlty to educutlonul und heulth ussets
locuted ln the clty. Lowlmuct llght lndustrlul users- fubrlcutors, wholesulers, und
smull dlstrlbutorswould be tylcul of the murket for thls tyology, whlch feutures
hlgher bulldlng coveruges, urbun street utterns, und smull or subdlvlded lots.
generaL indUstriaL ureus lncororute the bulk of Letrolt's nonlnfrustructurul
lndustrlul lunds. 1hey rovlde job centers to uccommodute u wlde runge of
roductlon und dlstrlbutlon uctlvltles, buered from other uses wlth bluejgreen
lnfrustructure. 1he lmuct of the uctlvltles locuted here ls lower thun those found
ln heuvy lndustrlul ureus, und muny generul lndustrlul zones ulreudy ubut resldentlul
nelghborhoods. Elgher bulldlng coveruges, lurge lots, und bulldlng footrlnts
und truck clrculutlon ureus ure found ln thls zone, whlch comrlses the most
urorlute terrltory for retentlon und growth of modern lndustrlul fucllltles. Urbun
deslgn stundurds should be emloyed to uchleve the quullty buslness envlronment
requlred to muke these sltes more cometltlve und murketuble. Munufucturlng,
rocesslng, wholesule, und dlstrlbutlon uses wlth moderute nolse, vlbrutlon, odor,
und trumc lmucts would be tylcul ln thls zone.
HeaVy indUstriaL dlstrlcts uccommodute hlghlmuct lndustrlul uctlvlty
lsoluted from other resldentlul und commerclul uses. Lowbulldlng coveruge- often
lucklng enclosed uctlvltyuccommodutes lndustrlul uctlvlty llke storuge tunks,
lellnes, undmuterlul yurds ln thls zone. Eeuvy lndustrlul zones uremoreermlsslve
of hlgh lmucts such us nolse, vlbrutlon, odor, trumc, und uctlvlty ln order to rovlde
for functlonul und secure suce ln the clty requlred by etrochemlcul tunk furms,
refnerles, guslfcutlon lunts, ushult, und concrete lunts. Addltlonul ureus for
communltyservlng heuvy lndustrlul uctlvltles- lncludlng scru yurds, sulvuge yurds,
recycllng, wuste trunsfer und heuvy equlment mulntenunce or reulrmuy be
deslgnuted wlthln exlstlng lndustrlul dlstrlcts vlu u communlty lunnlng rocess
where necessury.
"We need to grow
more of our own food,
clean our air and water
through strategic use of
plants, produce energy
from renewable sources."
mary lou, land Use open
House, 8/28/2012
While I dont know all
neighborhoods well enough
to determine if the land
use typologies designated
in the given maps is the
best choice, I think defining
land use typologies and
looking at where they best
fit will be potentially very
beneficial.
Alexandra, DwP Community
Conversation, 9/12/2012
Lstubllsh lund use tyologles us the vlslon for the future clty.
z Reorgunlze lund use uround nelghborhoods, lndustry, und lundscue.
Large ParKs ure trudltlonul lurge oen suces ucross the clty thut rovlde
recreutlonul oortunltles und envlronmentul benefts locully und reglonully.
1hls tyology lncludes urks, cemeterles, golf courses, und uny other trudltlonul
lundscues ucres or greuter ln slze. 1hese ubllc suces ure tylcully munuged
by the Letrolt Recreutlon Leurtment, but other orgunlzutlons muy contrlbute to
rogrummlng und mulntenunce.
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The 50-year land use map reflects the long-term vision for a city of diverse
neighborhoods, employment districts, and productive landscapes.
Fo
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ForD
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Source: SEmCoG
leGend
Fo
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ForD
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1 2 4 mIlES 1 2 4 mIlES
leGend
mixed use
neighborhoods
traditional
neighborhoods
landscape industrial green
neighborhoods
4% 29% 22% 22% 15%
institutional parks residential commercial industrial
58% 7% 17% 8% 10%
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rESIDENTIAl
CommErCIAl
INDUSTrIAl
PArkS AND oPEN SPACE
INSTITUTIoNAl
TrANSPorTATIoN, CommUNICATIoNS, AND UTIlITIES
CITY CENTEr
DISTrICT CENTEr
NEIGHBorHooD CENTEr
GrEEN mIxED-rISE
TrADITIoNAl mEDIUm DENSITY
TrADITIoNAl low DENSITY
lIVE+mAkE
HEAVY INDUSTrIAl
UTIlITIES
GENErAl INDUSTrIAl
lIGHT INDUSTrIAl
GrEEN rESIDENTIAl
lArGE PArk
CEmETErY
GrEEN BUFFErS
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PROPOSED: 50-YEAR LAND USE SCENARIO EXISTING: CURRENT LAND USE
vhlle the lrumework 2ones mu rovldes u frumework for declslon muklng bused
on the hyslcul und murket condltlons of the clty, und the lund use tyologles
rovlde the vlslon for how lund und nelghborhoods should evolve to lmrove
quullty of llfe, develoment tyes rovlde the runge of osslble develoments
wlthln the clty. 1hese develoment tyes work wlthln the frumework zones und
the lund use tyologles to hel gulde lnvestment und develoment to the most
urorlute ureus of the clty.
1here ure four mujor cutegorles of develoment tyes: Resldentlul, Commerclulj
Retull, lndustrlul, und Lundscue. vlthln euch of these mujor cutegorles ls u wlde
runge of osslble develoment tyes. Luch lund use tyology ls mude u of u
comblnutlon of osslble develoment tyes. lor lnstunce, wlthln Elghvucuncy
ureus, there ure only u llmlted number of ullowuble lund use tyologles. 1hese
tyologles conslst of u wlde urruy of rlmurlly lundscuebused develoment tyes.
Eowever glven the hyslcul und murket condltlons descrlbed ln Elghvucuncy ureus
und the lund use vlslon descrlbed ln the runge of Elghvucuncy tyologles, future
resldentlul or commerclul uses would be excluded from future develoment.
1he mutrlx on the followlng uges refects the reullty thut although not all forms
of investment can occur in all parts of the city, all parts of the city will need
some form of investment to achieve its land use potential. Leveloment
tyes rovlde the runge of develoment ullowed wlthln u glven lund use tyology.
1he lund use tyologles rovlde the vlslon for how lund ls to be redeveloed. 1he
frumework zones sltuute the lund use tyologles to steer develoment to the most
urorlute urts of the clty. 1hls nestlng becomes the busls of recommended
future zonlng ordlnunce revlslons.
introdUCe new and innoVatiVe ForMs oF deVeLoPMent. vhlle
there ls u strong regulutory comonent to steerlng develoment to lts most
urorlute locutlon, the Letrolt Struteglc lrumework ulso udvocutes for u much
wlder urruy of ullowuble uses to encouruge exerlmentutlon, entrereneurshl,
und lnnovutlon. Although conventlonul resldentlul, commercluljretull und lndustrlul
develoment tyes form the bulldlng blocks for growth wlthln u dlverse runge
of emloyment dlstrlcts und mlxeduse nelghborhoods, the lundscuebused
develoment tyes rovldes Letrolt wlth u unlque oortunlty to refrume lts
future uround lts lundscue und oen suces. Multlle scules of blue und green
lnfrustructure, from smull retentlon onds to lowlylng lukes, cun be lntersersed
wlthln more conventlonul develoment to uddress the need for stormwuter
munugement und quullty umenltles for resldents. Curbon forest und lndustrlul
buer develoment tyes cun hel cleunse the ulr uround mujor ureus of ollutlon.
Reseurch lots, urbun furms, uquuculture, und energy feld develoment tyes
cun hel return vucunt lund to roductlve uses und rovlde needed jobs for
Letrolt resldents. Lvent lundscues und urtscues cun hel estubllsh Letrolt us
un lnternutlonul destlnutlon for urts und culture uround lts creutlve use of lund.
Letrolt's future lles ln the oortunlty these new und lnnovutlve uses rovlde to
trunsform the clty's vucunt lund for roductlve und creutlve uroses.
Allgn frumework zones und future lund use tyologles to determlne
urorlute locutlons und tyes of develoment ucross the clty.
z lntroduce newund lnnovutlve lundscuebused develoment tyes.
lntroduce formbused develoment crlterlu.
LAND USE DEvELOPmENT TYPES
IntROduCe new fORms Of deVelOPment
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rETAIl: AS=AUTo-orIENTED STrIP; Tr=TrADITIoNAl;
mU=mIxED USE; BB=BIG Box; l=lIFESTYlE CENTEr
INDUSTrIAl: U=UTIlITY; m=mANUFACTUrING;
D=DISTrIBUTIoN; w=wArEHoUSE; F=FlEx;
A=ArTISANAl
rESIDENTIAl: SF=SINGlE FAmIlY; T=TowNHoUSE;
mr=mID-rISE; Hr=HIGH rISE
land use deVelOPment tYPe keY
lANDSCAPE: BG=BlUE / GrEEN INFrASTrUCTUrE;
Co=CommUNITY oPEN SPACE; El=EColoGICAl
lANDSCAPE; Tl=TrANSITIoNAl lANDSCAPE;
wP=workING AND ProDUCTIVE lANDSCAPE
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TrANSITIoNAl
TrADITIoNAl low
DENSITY
TrADITIoNAl
mEDIUm DENSITY
GrEEN mIxED-rISE NEIGHBorHooD
CENTEr
DISTrICT CENTEr CITY CENTEr lIVE+mAkE lIGHT INDUSTrIAl GENErAl
INDUSTrIAl
HEAVY INDUSTrY /
UTIlITIES
INNoVATIoN
ProDUCTIVE
INNoVATIoN
EColoGICAl
lArGE PArkS
NEIGHBorHooD TYPoloGIES INDUSTrIAl TYPoloGIES lANDSCAPE TYPoloGIES
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The land Use Development Type matrix illustrates how development will be guided by framework zone and typology to achieve a future vision for the city. The matrix illustrates which
typologies are appropriate for each framework zone and the development types that are appropriate for each typology and framework zone. For example, if an area of the city is classified
moderate-Vacancy 1, there are 5 appropriate typologies: Green residential, Green residential Transitional, Traditional medium Density, Green mixed-rise and Neighborhood Center. If the
desired typology is Green residential there are then 5 appropriate development types: Neighborhood and Auto-oriented Strip retail development types, Blue Green Infrastructure, Community
open Spaces, and Transitional landscapes landscape development types.
hOwtO Read the land use deVelOPment tYPe matRIX
INDUSTrIAl: U=UTIlITY; m=mANUFACTUrING; D=DISTrIBUTIoN; w=wArEHoUSE; F=FlEx; A=ArTISANAl
rESIDENTIAl: SF=SINGlE FAmIlY; T=TowNHoUSE; mr=mID-rISE; Hr=HIGH rISE
land use deVelOPment tYPe leGend
lANDSCAPE: BG=BlUE / GrEEN INFrASTrUCTUrE; Co=CommUNITY oPEN SPACE; El=EColoGICAl lANDSCAPE; Tl=TrANSITIoNAl lANDSCAPE; wP=workING & ProDUCTIVE lANDSCAPE
BY rIGHT
CoNDITIoNAl
rETAIl: AS=AUTo-orIENTED STrIP; Tr=TrADITIoNAl; mU=mIxED USE; BB=BIG Box; l=lIFESTYlE CENTEr
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need For new Kinds oF LandsCaPes. 1he clty und lts resldents huve needs
thut must be met for heulthy nelghborhoods, convenlent uccess to recreutlon
oortunltles, und uorduble und relluble clty servlces. 1rudltlonul oen suces,
lnfrustructure servlces, und remedlutlon technlques ure too exenslve to mulntuln.
Clven ull thls, there ls u need to fnd unconventlonul strutegles:
to reduce burdens on exlstlng lnfrustructure networks so they cost less to
oerute und mulntuln,
to rovlde new, hybrldlzed tyes of recreutlon ureus thut cost less to
mulntuln, und
to ut vucunt lund to roductlve use, und to lmrove the heulth of the clty,
lts resldents, und lts ecosystem.
Lundscues und lundscue strutegles cun tuckle muny of these chullenges,
und uddress resldent concerns. New oen suce networks cuture und cleun
stormwuter, lmrove ulr quullty, rovlde dlverse recreutlon oortunltles, rovlde
hubltut for locul wlldllfe und mlgrutlng blrds, cleun contumlnuted soll und lmrove
envlronmentul condltlons, und structure sustulnuble urbun deslgn und glve new
ldentlty to Letrolt.
Muny of these ldeus uren't new, lnnovutlve solutlons ure ulreudy underwuy ln
Letrolt, but fuce chullenges:
Some uses ure lllegul.
Cther uses, llke events, requlre multlle, costly ermlsslons und llcenses to
sonsor.
Crgunlzutlons huve llmlted fundlng und budgets.
Projects ure often undertuken lndeendently, there ls no unlfed vlslon
(lnemclent use of llmlted resources).
Uncertulntles due to soll contumlnutlon, regulutory questlons, und other
fuctors lmede rojects. A unlfed vlslon for u dlverse runge of oen suces
couled wlth regulutory chunges cun trunsform Letrolt lnto u zst century
sustulnuble clty.
There is no one idea for
repurposing the open space
in the city. Urban farming,
successional landscapes,
productive water/rain-
scapes, buffer zones between
neighborhoodsall of them
offer promise.
Gary, Detroit 24/7, 5/2012
We need to transform the city of
Detroit into a cleaner, healthier,
safer environment.
oscar, land Use open House, 8/28/2012
CONNECTING AND ADDING TO EXISTING OPEN SPACE
CReate a new and dIVeRse OPen sPaCe
sYstem fOR the CItY
d
mN
IA
DETroIT
CANADA
wI
IN oH
Il
PA
NY
2
PArk
DETroIT
ComBINED SEwAGE ArEA
SEPArATE SEwAGE ArEA
STorm SEwEr ArEA
mAIN PIPES
ReGIOnal PaRk netwORk stORmwateR / seweR manaGement
maJOR bIRd mIGRatIOn ROutes GReat lakes wateRshed
GrEAT lAkES wATErSHED BoUNDArY
SUB-wATEr SHEDS
USA/CANADA BorDEr
lAkE ST ClAIr
CANADA
ATlANTIC FlYwAY
mISSISSIPPI FlYwAY
Detroit's largest open spaces are currently large parks, which link to a regional park network. DwSD operates a regional stormwater/sewage system that covers a 946 sq mile area.
Detroit sits at the intersection of the Atlantic and mississippi flyways, key migration paths for birds
that stretch across North America.
michigan, including Detroit, sits within the Great lakes watershed. The ecological issues facing the
Great lakes Basin include: land runoff, coastal development & loss of habitat, invasive species, toxic
chemicals, climate change, fishing pressure, and water withdrawals.
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Landscape changes alone will
not completely address the health
challenges. We need to look at
policies as well as additional
innovative opportunities (i.e.,
using schools as recreational
opportunities).
Environmental working Group, 2/6/2012
ProdUCtiVe LandsCaPes as Urban
CataLyst. All of these lundscues ut vucunt lund
to roductlve use. "Productlve' ls used ln u very
broud sense: 1hese lundscues rovlde u wlde
runge of benefts:
Lnvironmental benets: Cleun ulr, lmrove
wuter quullty, cuture stormwuter, cleun soll,
rovlde hubltut for locul wlldllfe
Lconomic benets: Reduce mulntenunce
und utlllty costs, erform roles of trudltlonul
systems, creute jobs, roduce food und other
tunglble roducts
Social benets: Allowfor recreutlon
und romote other forms of soclul llfe,
lncreuse roerty vulues, lmrove resldent
heulth und comfort. 1hese lundscues
functlon ln multlle wuys, ut multlle scules,
over multlle tlme horlzons.
LandsCaPes For eConoMiC growtH.
Productlve lundscues oer job oortunltles, grow
food, blomuss for energy, und wood roducts, und
cleun soll, ulr, und wuter. Llnked to emloyment
dlstrlcts, these ure luces of lnnovutlon, where new
ldeus ure tested und lmuglned.
luture oen suce networks ln Letrolt
lnclude both lurger lundscue tyologles und
lundscue develoment tyes lntegruted wlthln
nelghborhoods. Lundscue tyologles euch
lnclude u vurlety of dlerent klnds of lundscue
develoment tyes.
landsCaPe deVelOPment tYPes
Landscapes for recreation,
social life, and small-scale
food cultivation
Meadows and forests that
provide habitat and other
environmental benets
Landscapes that capture
stormwater and clean air
Landscapes that generate
new knowledge, grow
energy and food, and
create new urban
experiences
temporary landscapes
that clean soil and enable
new forms of social life
and creative displays
Pluyground
Nelghborhood urk
Sorts feld
Reglonul urk
Cemetery (Lxlstlng)
Pluzu
Recreutlon center
1rulls j greenwuy
Urbun gurden
lurmers murket
Nuture urk
lndustrlul nuture urk
Ruld reforestutlon
Successlonul roud
Rouds to rlvers
Lurge luke
Smuller retentlon ond
lnfltrutlon urk
Swules und lnfltrutlon
medians
Roudslde ond (ulong
wlde rouds)
Creen lndustry buer
Curbon forest
Reseurch lundscue
Urbun furm
Aquuculture und
hydroonlcs
Algueculture
Lnergy feld or forest
Eomesteud
Cumground
Event landscape
Remedlutlon felds or
forest
Artscue
Urbun meudow
eCOlOGICal
landsCaPe
COmmunItY
OPen sPaCe
tRansItIOnal
landsCaPe
wORkInG and PROduCtIVe
landsCaPe
blue / GReen
InfRastRuCtuRe
Use vacant land for managing water
that comes through rainfall (stormwater
management) in a systematic and planned
manner. The City could identify all those low-
lying vacant parcels in the city and integrate
that information into a comprehensive
stormwater management plan.
Justin, Detroit 24/7, Environmental Issues, 5/2012
Support urban
agriculture (small-scale,
organic, community/
locally driven) through
city policies and
zoning.
Sarah, Environmental Summit,
5/5/2011
LandsCaPes as transForMatiVe
inFrastrUCtUres. Lundscue strutegles cun
suort clty lnfrustructure systems, lncludlng
stormwuterjwustewuter, energy, roudsj
trunsortutlon, und wuste. Curbon forests ulong
freewuys cleun ulr, stormwuter boulevurds ulong
the clty's hlstorlc uxlul rouds cleun wuter, lndustrlul
buers mltlgute the envlronmentul und ubllc
heulth eects of lndustry.
LandsCaPes For neigHborHoods. Smullscule
luylots, urbun gurdens, remedlutlon meudows,
und blue lnfrustructure reurose vucunt lots
ln nelghborhoods. 1hese lundscues rovlde
recreutlon oortunltles, growfresh frults und
vegetubles, cleun soll und cuture stormwuter,
lncreuse roerty vulues, und lmrove u sense of
communlty.
LandsCaPes as reCreationaL and
eCoLogiCaL networKs. Anchored by reglonul
urks und llnked by greenwuys, thls network bullds
o exlstlng, trudltlonul urks, sorts felds, und
recreutlon centers, und udds newklnds of urks
thut cost less to oerute und mulntuln. Addltlonul
recreutlon oortunltles llke hlklng, mountuln
blklng, und blrd wutchlng ure found wlth blue und
green corrldors und lurger ecologlcul ureus.
Image Source: kresge Foundation Image Source: Suzanne Temple Image Source: www.inlandbays.org Image Source: HAA Image Source: Paul HitzFlickr,
wikimedia Commons
URBAN AGRICULTURE
(mEDIUm-SCALE)
1ests un lnstullutlon of u medlumscule
urbun ugrlculture roject on the ground.
Needed: lunnlng knowledge, cuuclty und
sonsorshl. 8urrlers lnclude contumlnuted
solls und luck of regulutory frumework.
Image Source: www.foodshedplanet.com
INNOvATIvE FOREST CREATION
Tests to understand the lowest cost
technlques for ugltutlng the ruderul
lundscue lnto un urbun woodlund.
voodlunds creute more beneft ln terms of
stormwuter und urtlculute lnfltrutlon for
the heulth of reglonul ulr quullty.
Image Source: Bobak Ha'Eri, wikimedia Commons
LANDSCAPE AS URBAN CATALYST
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PIlOt PROJeCt PIlOt PROJeCt
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a new systeM oF diVerse Kinds oF oPen sPaCe. A new system of lnnovutlve lundscues creutes u new
frumework for clvlc llfe, reshues ercetlons of Letrolt, und creutes u new green (und blue) clty ldentlty. 1hese
lundscues lnclude trudltlonul lundscues llke urks of muny slzes, but lmortuntly exund the runge of lundscue
tyologles to lnclude blue green corrldors, lurgescule blue lnfrustructure, und lurger ureus for lnnovutlon, such
us the followlng:
lnnovutlve roductlve lncludes urbun furms - greenhouses, munuged forests, und uquuculture fucllltles,
reseurch lots, deconstructlon sltes, und other uctlve uses.
lnnovutlve ecologlcul lncludes meudows, forests, murshes, und other lundscues.
Comlementlng these lurger uses, smullerscule lundscue develoment tyes lnclude urbun gurdens,
nelghborhood urks, remedlutlon lots, eventscues, urbun meudows, und smuller blue lnfrustructures.
EmSChER PARKS
A whole serles of urks und culturul fucllltles
ln the Ruhr Reglon, Cermuny, lncludlng
Lundschuftsurk, ure converslons of very
lurge lndustrlul sltes to newusesreglonul
scule lunnlng relevunt ln terms of lts
contemorury thlnklng on ecology und
reuse.
PReCedent
Evaluate and improve ecosystem
services: Plant trees, indigenous
species, rain gardens. Vegetation
can improve the land, provide
employment, raise funds through
sales, and help sustain the
neighborhood.
Northwest Community Conversation 2,
5/7/2012
lmlement blue und green lnfrustructure.
z Lncouruge reuse of vucunt lund wlth roductlve lundscues.
Llverslfy urk network.
Lncouruge urtnershls between unlversltles und frms ln roductlve lundscues to conduct reseurch und
rovlde job trulnlng oortunltles.
PReCedents
Lmscher Purks, Ruhr Reglon, Cermuny
z Nuture Purk Sudgelnde, 8erlln, Cermuny
Lmeruld Neckluce, 8oston
Sweetwuter lurms, Mllwuukee, vl
Sulumonle Reservolr, Monument Clty, lN
6 Polnt lruser vetlund, Perth, Austrullu
PIlOt PROJeCts
Urbun Agrlculture (Medlum Scule)
z lnnovutlve lorest Creutlon
Image Source: Gerd w. Schmlter
Future open space networks in Detroit include both larger landscape typologies and
landscape development types integrated within neighborhoods. landscape typologies
each include a variety of different kinds of landscape development types.
Source: Stoss landscape Urbanism
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A NEW OPEN SPACE NETWORK
CArBoN ForEST
BlUE INFrASTrUCTUrE
INNoVATIVE EColoGICAl
GrEENwAYS
INDUSTrIAl BUFFEr
DISPErSED GrEEN lANDSCAPE
DISPErSED BlUE INFrASTrUCTUrE
lArGE PArkS
futuRe OPen sPaCe netwORk
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NATURE PARK SDGELNDE
1hls former rull yurd slte oened ln 8erlln,
Cermuny ln the yeur zccc. 1he slte wus suved
from newrull yurd develoment by un uctlve
locul grou of cltlzens ln 8c. 1he nuture
urk stlll retulns rull trucks und u wuter tower.
Image Source: http://heijinkg.files.wordpress.com
Lcologlcul lundscues lnclude forests, meudows,
and other landscapes that develop and evolve
gruduully over tlme und cost very llttle to creute
und mulntuln. llowerlng meudows gruduully
glve wuy to forests, und the chunglng lundscue
suorts u vurlety of lunt und unlmul llfe, lncludlng
blrds llke heusunts or mlgrutlng secles. 1hese
lundscues cun develo on thelr own, or cun be
gulded to dlerent tyes of deslruble lundscues,
whlch muy be eseclully sultuble for u urtlculur
secles, or more urorlute for stormwuter
munugement, or u qulckgrowlng forest thut shudes
out tull grusses to lmrove vlslblllty und ellmlnute
need for mowlng. 1hey wlll often lnclude remnunts
from revlous lund uses, whlch both cuts down on
constructlon costs und ulludes to the muny hlstorles
of euch lndlvlduul slte.
ln urtlculur, the Letrolt und Rouge rlverfronts
lnclude u mlx of lundscue uses: urks llke
Rlver Rouge Purk, 8elle lsle, und the muny
others, greenwuys wlth wulklng und blcycllng
oortunltles, llke the Rlvervulk, mursh urks
und blue lnfrustructure thut flter stormwuter
before lt enters the rlvers, und green mlxedrlse
nelghborhoods wlthln u wuterbused lundscue
EmERALD NECKLACE
Clmsteud deslgned network of urks
ln 8oston comblnes recreutlonul urks,
lnfrustructures (food control, llght rull), und
urkwuys thut restructured the clty. Also
serves ecologlculjhubltut uroses.
Image Source: Emerald Necklace Conservancy
PReCedent
laRGe PaRks and
neIGhbORhOOd PaRks / Plazas
PArkS
CEmETErIES
PoTENTIAl PArk loCATIoNS
rECrEATIoN CENTErS
INFIlTrATIoN PArkS
mICHIGAN
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LARGE PARKS AND NEIGhBORhOOD PARKS / PLAZAS
Lurge urks llke 8elle lsle, Pulmer, und Chundler
ulong wlth locul golf coursesform the foundutlon
of the cltywlde recreutlon network. Cther
lurgescule oen suces lnclude cemeterles llke
voodluwn, Llmwood, und Mt. Cllvet. Smullerscule
nelghborhood urks, luylots, sorts felds, und
urbun luzus rovlde oortunltles for uctlve luy,
lcnlcklng, usslve recreutlon, und events.
Newklnds of nelghborhood urks wlll lnclude
ecologlcul Nuture Purks, stormwuter urks, or multl
use urks thut comblne recreutlon, communlty
gurdens, blue lnfrustructure und ecologlcul ureus.
1hese urks wlll cost less to oerute und mulntuln
thun trudltlonul urks, und wlll rovlde newklnds
of recreutlon exerlences. Remedlutlon lots und
urtscues cun ulso lmrove nelghborhoods, by
cleunlng soll und rovlde uses for vucunt lots.
PReCedent
eCOlOGICal landsCaPes and RIVeRfROnts
INNoVATIVE EColoGY
rIVErFroNT PArkS
mICHIGAN
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ECOLOGICAL LANDSCAPES AND RIvERFRONTS
rIVEr roUGE
PArk
BEllE ISlE
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PRODUCtIVE LANDsCAPEs
ProDUCTIVE lANDSCAPES
EASTErN mArkET DISTrICT
EASTErN mArkET
HANTZ wooDlANDS ProPoSED loCATIoNS
rECoVErY PArk ProPoSED loCATIoNS
mICHIGAN
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SWEETWATER FARmS
1he Sweetwuter urbun furm ln Mllwuukee, vl
reuses u former lndustrlul bulldlng for fsh und
vegetuble roductlon. 1he furm uses u three
tlered, blolntenslve, slmuluted wetlund. ln
the reclrculutlng systems, the fsh wuste ucts
us nuturul fertlllzer for lunt growth, und the
lunts uct us u wuter flter.
PReCedent
Productlve lundscues oer muny otentlul llnks
to emloyment dlstrlcts, urtnershl osslbllltles
between lnstltutlons und lndustry, envlronmentul
benefts, und roducts llke food, wood, comost,
und sulvuged bulldlng muterluls for reuse.
1he food network lncludes smullscule urbun
gurdens llnked to resldentsjlocul furmers murkets,
und lurgerscule urbun furms llnked to emloyment
dlstrlcts, the food beveruge rocesslng lndustry,
und food dlstrlbutlon network. Urbun furms llke
lurge greenhouses oer u locul, yeurround source
of fresh food, whlch ullows u systemwlde shlft to
locul food rocurement ln Letrolt. (Currently, locul
lnstltutlons llke unlversltles und hosltuls do not
buy locul food becuuse lt ls not uvulluble yeurround,
referrlng lnsteud to contruct wlth u slngle outof
town suller.) 1hls shlft wlll growfood rocesslng
und other reluted lndustrles ln the food cluster und
ulso lncreuse uccess to uorduble, fresh foods for
ull Letrolters.
8lue lnfrustructureswuterbused lundscues llke
swules, retentlon onds, und lukes thut cuture und
cleun stormwuterrovlde un uctlve use for vucunt
lund und overslzed rouds. Creen lnfrustructures
- forest lundscues thut lmrove ulr quullty by
cuturlng ulrborne ollutuntscun buer lndustrlul
ureus und hlghtrumc roudwuys from nelghborlng
dlstrlcts, cun hel connect dlerent urts of the clty
through greenwuys, und oer uttructlve umenltles
for current und newresldents, emloyers, und
vlsltors.
SALAmONIE RESERvOIR
ln Monument Clty, lN, the Army Cors
of Lnglneers currently uses the reservolr
for food control und stormwuter runo
collectlon. Cumlng, boutlng, fshlng,
swlmmlng, hlklng, und lcnlcklng occur
throughout the urk.
PReCedent
POINT FRASER WETLAND
Locuted ln Perth, Austrullu, thls wetlund wus
comleted ln zcc6. Leslgned us stormwuter
lnfrustructure, the wetlund ls u bloflter of
nutlve reeds, sedges, shrubs, und trees thut
flter wuter und lmroves the quullty of urbun
stormwuter before dlschurge buck lnto rlver.
PReCedent
SoUrCE: Stoss landscape Urbanism
BLUE + GREEN INfRAstRUCtURE
STormwATEr BlVD
SUrFACE lAkE
wET BUFFEr
DISTrIBUTED
NETwork
rIVEr mArSH
CArBoN ForEST
INDUSTrY BUFFErS
GrEENwAYS
mICHIGAN
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BLUE / GREEN INfRAstRUCtURE
BlUE INFrASTrUCTUrE GrEEN INFrASTrUCTUrE
STormwATEr BlVD
SUrFACE lAkE
wET BUFFEr
DISTrIBUTED NETwork
HIGH CoNCENTrATIoN PoNDS
DISPErSED PoNDS
INFIlTrATIoN PArk
rIVEr mArSHlANDS
CArBoN ForEST
INDUSTrY BUFFErS
GrEENwAYS
BLUE / GREEN INFRASTRUCTURE FOOD NETWORK AND PRODUCTIvE LANDSCAPES
Image Source: www.offermation.com
Image Source: www.in.gov/dnr/public/mayjuno
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Sources: Detroit Planning & Development
Department, Detroit recreation Department
The future open space network for Detroit will consist of a series of interlinked
elements. These will not only include traditional parks but a series of newly repurposed
parks, blue and green infrastructure, and large scale landscape typologies.
LEGEND
Fo
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mICHIGAN
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Sources: Detroit recreation Department, DwPlTP
Planning Team
LEGEND
Fo
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mICHIGAN
ForD
GrAND rIVEr
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8 mIlE
E. JEFFErSoN
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ExISTING PArk
lImITED mAINTENANCE PArk
GolF CoUrSE
CEmETErY
rECrEATIoN CENTEr (oPEN AS oF JUNE 2012)
ExISTING GrEENwAY, oFF STrEET
ExISTING GrEENwAY, oN STrEET
VACANCY
CArBoN ForEST
INDUSTrIAl BUFFEr
BlUE INFrASTrUCTUrE
lArGE PArkS
DISPErSED GrEEN lANDSCAPES
DISPErSED BlUE INFrASTrUCTUrE
There are many elements to the citys current park and recreation system, and over
time as populations have shifted they have become misaligned with current trends.
Compounding that due to budget constraints, many parks are currently only being
maintained on a limited basis, with no garbage pickup or grass cutting.
parks
8%
other land uses
92%
other land uses
64%
landscape typologies
29%
parks
7%
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CURRENT: EXISTING PARKS SYSTEm PROPOSED: FUTURE OPEN SPACE SYSTEm
Levelo tlered trunslt network thut tles lnto reglonul system.
z lncororute multlmodul trunslt deslgn lnto ull street lmrovements.
locus commerclul develoment ln wulkuble nodes or uutoorlented strls
bused on hyslculjmurket condltlons und future lund use vlslon.
lntroduce blue und green lnfrustructure us lntegrul to corrldor
develoment.
eaRlY aCtIOns
M Rull Streetcur Project
z Reglonul 1runslt Authorlty
Contlguous Creenwuy System
Nelghborhood Pou Retull
LvSL 8lue lnfrustructure Projects
PIlOt PROJeCts
Comrehenslve Retull Llstrlct Progrum
z Stormwuter 8oulevurd
Curbon lorest
CITYWIDE IDENTITY OF CORRIDORS
RedefIne CORRIdORs and
CReate COmPlete stReets
e
a new networK oF MULti-Use, MULtiModaL Corridors connects
emloyment centers to nelghborhood dlstrlcts, ullows for new blcycle routes und
bus ruld trunslt corrldors, relnforces economlc und nelghborhood centers, und
rovldes u runge of lnfrustructurul servlces through sustulnuble blue und green
lnfrustructures. 1hls network rudlcully reconslders the ldeu thut ull boulevurds
huve retull und commerclul suce ull ulong them, us thls ls nelther economlcully
sustulnuble nor necessury. Newly revumed corrldors ure multluse und multlmodul,
they lmrove emclency, quullty, und churucter, und they resond sensltlvely to thelr
newly revumed surroundlng contexts.
Letrolt's urbun roud network ls mude u of four mujor tyes of rouds:
HigHways ure the rlmury reglonul, stute, und nutlonul clrculutlon routes for
ersonul vehlcles und frelght trunsortutlon. Lue to the seeds, congestlon,
und ollutlon generuted on the clty's freewuys, strutegles, such us curbon forest
luntlng, wlll need to be deloyed to mltlgute negutlve envlronmentul lmucts on
nelghborhoods.
arteriaLs lnclude the clty's rudlul boulevurds und rovlde the slne for u
lurger reglonul ruld trunslt system. Muny of these rouds ure currently overslzed
relutlve to the umount of trumc they curry. 1he overslzed nuture of the urterlul
rouds und udjucent underutlllzedjvucunt commerclul lund rovldes the oortunlty
for both blue lnfrustructure lnslde und outslde of the ubllc rlghtofwuy, us well
us lntegrutlon of multlle modes of trunslt to suort comlete streets. 1hese
huve ulso been the sltes for contlnuul commerclul use. Cther lund uses, lncludlng
resldentlul develoment, should now be develoed ulong these rouds. Clven the
trunsltorlented develoment oortunltles uround u reglonul ruld trunslt system,
key nodes ure ldentlfed for economlc develoment oortunltles.
Major tHoroUgHFares lnclude the Mlle rouds, vurren, und vernor, umong
others. 1hese rouds rovlde oortunlty for mujor crosstown trunslt connectlons,
us well us future commerclul or resldentlul develoment udjucent to lowvucuncy
nelghborhoods or blue lnfrustructure ln hlghervucuncy ureus.
LoCaL roads tylcully serve resldentlul ureus und feed the clty's thoroughfures
und urterluls. ln ureus of hlghvucuncy, locul rouds rovlde the oortunlty for
rubbelzutlon to usslst wlth stormwuter runo or decommlsslonlng ln ureus thut
huve been comletely deouluted und do not feed thoroughfures from ouluted
ureus.
1o functlon us u corrldor, euch roud tye must serve some comblnutlon of three
roductlve uses: trunsortutlon network, udjucent develoment (not only
commerclul, but ulso resldentlul und other tyes of use), und cuuclty for blue or
green lnfrustructure lnslde or outslde the rlghtofwuy.
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PUBlIC rIGHT-oF-wAY 100'
HIGHwAY CArBoN ForEST CArBoN ForEST
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roAD 45' roAD 25'
PUBlIC rIGHT-oF-wAY 80' PUBlIC rIGHT-oF-wAY 60'
500' 500'
Cross sections of the four major road types show potential configurations for transit,
non-motorized and blue/green infrastructure in support of creating complete streets.
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lIGht RaIl
tIeR 1 bus RaPId tRansIt ROutes
tIeR 2 CROsstOwn ROutes
la
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bike
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bike
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auto and bus
(three lanes)
s
w
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s
w
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pedestrian
REGIONAL TRANSIT AUThORITY
1he uuthorlty wlll creute ubllc trunslt otlons
connectlng southeust Mlchlgun loculltles.
lncreused ubllc trunsortutlon otlons wlll
reduce roud congestlon und vehlcle emlsslons
ln the reglon. As u reglonul uuthorlty, lt would
be ellglble for certuln federul fundlng.
transit networK: PLanning For MULtiModaL transPortation. 1he Letrolt Struteglc lrumework
suorts u 1ler Cne reglonul trunslt system wlth the clty's urterluls uctlng us the slne for u bus ruld trunslt
system. An lnternul rlng roud ls ulso roosed for bus ruld trunslt to connect the clty's nelghborhoods to
mujor emloyment dlstrlcts. Crosstown bus routes on the clty's mujor urterluls und thoroughfures rovlde 1ler
1wo connectlons to the 1ler Cne urterluls. 1hese trunslt nodes hold the otentlul for ussocluted trunsltorlented
develoment. 8oth fxed und nonfxed route 1ler 1hree buses und urutrunslt rovlde uccess to the lurger system
from wlthln nelghborhoods.
Muny of Letrolt's streets ure too wlde for the umount of trumc they now curry. 1hls holds the otentlul for
lntroduclng multlle modes of trunslt wlthln the rlghtofwuy. Rlghtslzlng the clty's rouds to meet rojected
future oulutlon densltles rovldes the oortunlty for the lntegrutlon of multlle modes of trunslt, lncludlng
dedlcuted lunes for 8us Ruld 1runslt (8R1), blke lunes, und wlde sldewulks where resldentlul densltles ure hlghest.
1he Letrolt Struteglc lrumework suorts the develoment of Comlete Streets wherever ructlcuble to fully
lntegrute un uccesslble und sufe trunslt network for ull edestrluns, cycllsts, trunslt rlders, und drlvers. As urt
of thls eort, the Letrolt Struteglc lrumework suorts eorts to creute u cltywlde network of nonmotorlzed
greenwuys.
median /
bus stop
median /
turn lane
auto
auto auto
auto pedestrian
pedestrian pedestrian parking parking
pedestrian light rail light rail
pedestrian bus rapid
transit
bus rapid
transit
m-1 RAIL STREETCAR PROJECT
1he M rull roject reestubllshes key llnkuges
between downtown, culturul destlnutlons,
heulth und educutlonul fucllltles, und studlu.
lt wlll comlement und suort lnterclty
ussenger rull servlces und future envlsloned
bus ruld trunslt wlthln the reglon.
Text/Image Source: m-1 rail
Image/Text Source: mI House Bill 5309
Image Source: huntsvilleal.gov
CONTIGUOUS GREENWAY
SYSTEm
Connectlng multlle cltywlde greenwuy
lnltlutlves, fund the lunnlng und
lmlementutlon of u fully functlonlng
greenwuy llnkjsystemwlth the hel the Letrolt
Struteglc lrumework recommendutlons.
TrANSIT NoDES
TIEr 1 BrT roUTES
TIEr 2 CroSSTowN roUTES
PASSENGEr rAIl
lIGHT rAIl
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The transit network map establishes Detroit at the center of a new tiered regional
system.
PROPOsED tRANsIt CORRIDORs BY tIER
Fo
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mICHIGAN
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eaRlY aCtIOn
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Tier 1 BrT routes comprise a network of either dedicated center or side running, high speed connections to regional employment centers.
Tier 2 Crosstown routes run in traffic and connect neighborhoods to Tier 1 BrT routes.
light rail is a slower speed, side-running transit mode that makes more frequent stops. It is only proposed in the Greater Downtown.
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CoMMerCiaL Corridors: ProViding a new MiX oF Land Uses. Letrolt hus un excess of commerclully
zoned lund ulong lts urterluls und mujor thoroughfures. Much of the lund zoned for commerclul use ls uuto
orlented, ullowlng for lurge ureus of urklng between bulldlngs und creutlng u generully hostlle envlronment for
edestrluns. lt ls estlmutedthut 6 of Letrolt's commerclully zonedlundls currently vucunt, undthe overull quullty
of the retull thut ls servlng resldents hus decllned. Although much of thls lund must be rezoned und reurosed for
u runge of newroductlve lund uses, the commerclul retull needs of the clty stlll must be uddressed.
8ecuuse retull tends to follow resldentlul denslty und develoment, the Letrolt Struteglc lrumework ullgns the
most urorlute commerclul retull develoment tyes wlthln u corresondlng nelghborhood tyology thut
lncreuses the chunces for sustulnublllty. 1he roosed commerclul corrldor mu recommends un overull reductlon
of the umount of commerclully zoned lund, rlnclully locuted ulong urterluls und mujor thoroughfures. 1hese
lunds would be rezoned to ullow for u brouder runge of lund uses und develoment tyes, lncludlng resldentlul
und blue und green lnfrustructure.
1he lrumework recommends clusterlng commerclul develoment rlmurlly ln centers ulong urterluls und
thoroughfures wlth mujor trunslt routes. New commerclul develoment wlthln Nelghborhood Center, Llstrlct
Center, und Clty Center tyologles should be deslgned for edestrluns. Retull ulong mujor thoroughfures outslde
of these nelghborhood tyologles muy be u comblnutlon of uuto und edestrlunorlented. Mujor sltes ut hlgh
denslty trunslt nodes ure excellent oortunltles for lurgerscule retull develoment (blgbox or llfestylecenter
tyes of retull).
Severul dlerent commerclul retull develoment tyes would be ullowuble wlthln thls frumework. As lntroduced
eurller ln thls chuter (uge zc), these develoment tyes lnclude the followlng:
traditionaL retaiL1hls develoment tyels generully churucterlzedby bulldlngs onsmull lots, oneor twostorles
ln helght und bullt dlrectly u tothe street front roerty llne. 1rudltlonul retull usuully occurs ln u llneur uttern ulong
severul blocks of u corrldor, or ln u more nodul uttern, clustered closely uround one or two key street lntersectlons.
MiXedUseretaiL 1hls retull develo ls slmllur to trudltlonul retull ln thut lt cun ulso be foundto exlst contlnuously
ulong corrldors or clustered us u node ut key lntersectlons. 1he bulldlngs, often two to fve storles ln helght, huve
lurger bulldlng footrlnts, uccommodute u mlx of uerfoor resldentlul or commerclul uses.
aUto-oriented retaiL striP 1hls develoment tye took root ln cltles us oulutlons begun llvlng further
uurt, requlrlng more use of ersonul uutomoblles for dully uctlvltles. Retulllng udjusted to thls shlft by develolng
lnllne stores set buck from the street to euslly uccommodute urklng for shoers. Clven the cur culture of the
Letrolt reglon, thls tye of retull develoment ls here to stuy. As such, new deslgn guldellnes ure encouruged
to muke these develoments more edestrlun frlendly und resond better to exlstlng communlty churucter,
lncludlng reduclng urklng requlrements und creutlng lundscued seurutlon between curs und edestrluns.
big-boX retaiL and LiFestyLe Centers 1hese meguretull develoment tyes ure urorlute for lurge
scule sltes thut cun udequutely uccommodute onslte urklng. ln some lnstunces, blgbox develoment, cun be
comblned lnto u mlxeduse retull und resldentlul develoment. Lowntowns ucross the country ure trunsformlng
lurge former omce bulldlngs lnto mlxeduse rojects thut lnclude wellknown blgbox retullers such us 1urget or
8ed 8uth & 8eyond, or grocery stores llke 1ruder 'oes, wlth resldentlul llvlng ubove. 1hls tye of retull ls well sulted
for trunsltorlented develoment sltes thut tuke udvuntuge of resldentlul und emloyment oulutlons.
NEIGhBORhOOD POP-UP RETAIL
ln the ou retull model, buslnesses
set u temorury sules locutlons to guln
exosure, qulckly sell llmlted merchundlse,
test murket otentlul ln u newlocutlon, undj
or bulld lnterest ln u seclfc nelghborhood
commerclul ureu.
Image Source: margarita Barry, huffingtonpost.com
Image Source: HAA
Image Source: Joann muller, www.forbes.com
eaRlY aCtIOn
COmPREhENSIvE RETAIL
DISTRICT PROGRAm
Lstubllsh comrehenslve retull uckuges thut
lnclude slte selectlonjucqulsltlon, emloyee
trulnlng, lnterlorjexterlor renovutlons,
lnfrustructure lmrovements, und sturtu
costs ln ldentlfed retull dlstrlcts.
PIlOt PROJeCt
CORRIDOR mULTI-USE ZONING
REvISION
Revlse zonlng ordlnunce to ullowexunded
runge of uses ulong corrldors lncludlng blue
lnfrustructure.
PIlOt PROJeCt
mIXed use RetaIl nOde OR stRIP
tRadItIOnal RetaIl nOde OR stRIP
autO-ORIented RetaIl stRIP
single story commercial single story commercial
retail retail
multi-story mixed use multi-story mixed use
mixed use mixed use
retail
parking
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auto (three lanes)
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parking
on-
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parking
auto (two or
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auto (two or
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on-
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parking
on-
street
parking
pedestrian bike
lane
bike
lane
bike
lane
bike
lane
bike
lane
bike
lane
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pedestrian pedestrian
pedestrian pedestrian
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mixed use commercial nodes are reserved for City and District Center typologies where there is the greatest potential market for mixed use development.
Traditional commercial nodes are used in the Neighborhood Center typology and provide neighborhood amenities in a pedestrian-oriented environment.
Auto-oriented strip is used along major thoroughfares and is designed to meet the needs of the automobile while creating separation for pedestrians
and non-motorized users.
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The commercial corridors map proposes reducing the overall amount of commercially
zoned land in the city and clustering new commercial development in nodes connected
along major transit routes and thoroughfares.
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Sources: Detroit Planning & Development
Department, wayne State University
Department of Urban Studies & Planning
Detroit has an excess of vacant or underutilized commercially zoned land that could be
repurposed for new productive land uses.
leGend
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lIFESTYlE CENTEr / BIG Box NoDE
TrADITIoNAl rESIDENTIAl
GrEEN rESIDENTIAl
traditional or mixed-use parcels multi-use parcels
17% 83%
vacant commercial parcels occupied commercial parcels
36% 64%
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oCCUPIED CommErCIAl PArCEl
VACANT CommErCIAl PArCEl
mUlTI-USE STrIP : TrADITIoNAl
mEDIUm DENSITY
mUlTI-USE STrIP: GrEEN
rESIDENTIAl
TrADITIoNAl NoDE
TrADITIoNAl STrIP
mIxED USE NoDE
mIxED USE STrIP
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PROPOSED: COmmERCIAL CORRIDORS IN 2030 EXISTING: CURRENT COmmERCIAL CORRIDORS
Corridors For 21st CentUry inFrastrUCtUre. Clven the excess vehlculur cuuclty wlthln the rlght
ofwuy und the vust umount of vucunt commerclul lund udjucent to the rlghtofwuy, lund should be rlorltlzed
for the develoment of new blue und green lnfrustructure. 8lue lnfrustructure should be fully lntegruted lnto u
multlmodul street sectlon und creute un umenlty for edestrluns, cycllsts, und drlvers. Creen lnfrustructure should
be lmlemented ulong ull mujor hlghwuys ln the clty to lmrove ulr quullty wlthln Letrolt's nelghborhoods. 8y
luntlng trees on vucunt lund wlthln cc' of the hlghwuy rlghtofwuy, the curbon forest wlll uct to ubsorb CCz
emlsslons from uutomoblles und revent ollutunts from reuchlng udjucent resldents. Slmultuneously, curbon
forests wlll uct us u vlsuul umenlty for usslng trumc ln ureus ulong the hlghwuy thut frequently huve some of the
clty's hlghest levels of vucuncy.
blue and GReen InfRastRuCtuRe
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blue InfRastRuCtuRe wIthIn the RIGht-Of-waY
blue InfRastRuCtuRe OutsIde Of the RIGht-Of-waY
CaRbOn fORest
bike
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bike
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bike
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bike
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pedestrian
traffic
pedestrian
traffic
pedestrian
traffic
highway
pedestrian
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transit
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CARBON FOREST
Llneur lnstullutlon of curbon forest llot
ulong exlstlng hlghwuy. 1he roject should
ulso lnclude short und longterm monltorlng,
whlch could be hundled by volunteerj
rofesslonuljucudemlc udvlsor
This map indicates the appropriate locations for carbon forests to remediate
the effects of pollution from highways. It also indicates locations where blue
infrastructure may be most suitably integrated inside and outside of the right-of-way
along arterials and major thoroughfares.
Image Source: Bobak Ha'Eri, wikimedia Commons
PIlOt PROJeCt
carbon forest carbon forest
small retention small retention
500' 500'
INNoVATIVE EColoGICAl
INNoVATIVE ProDUCTIVE
GrEEN rESIDENTIAl
CArBoN ForEST
STormwATEr BoUlEVArD
roAD wITH mEDIANPoTENTIAl To CoNVErT For ENHANCED INFIlTrATIoN
roAD wITH mEDIANlITTlE PoTENTIAl To CoNVErT For INFIlTrATIoN
wIDE roADPoTENTIAl To NArrow AND INSTAll SwAlES
Blue infrastructure may be introduced where there is excess capacity within the right-of-way.
Blue infrastructure outside the right-of-way is best suited for Green residential and landscape typologies.
Carbon forest proposes a 500' separation between highways and neighborhoods. Planting area includes embankments and vacant parcels.
DWSD BLUE INFRASTRUCTURE
PROJECTS
LvSL ls lmlementlng smullscule blue
lnfrustructure llot rojects ln coordlnutlon
wlth SLMCCC und Creenlng of Letrolt
ln northwestern Letrolt. Addltlonul blue
lnfrustructure rojects should be ullgned wlth
thelr eorts.
Image Source: SEmCoG low Impact Development manual
eaRlY aCtIOn
STORmWATER BOULEvARD
ln urtnershl wlth LvSL und SLMCCC,
convert short segment of urterlul roud to
stormwuter blvd. Nurrowthe roud, lnstull
swules und blcycle lunes, und construct
retentlon onds on udjucent vucunt, ubllcly
owned lund.
Image Source: inlandbays.org
PIlOt PROJeCt
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a new aPProaCH to tHe FUtUre Land Use MaP. Lund use chunge does not
huen ln u duy or even u yeur, but ls lncrementul over the course of yeurs und
decudes. 1he reurutlon und udotlon of u luture Lund Use Mu must be done
ln recognltlon of thls, us well us wlth un understundlng thut chunglng lund use
requlres muny dlerent, coordlnuted uctlons und lnvestments. Most clty lunnlng
frumeworks roduce u slngle longrunge mu, rojectlng u growth uttern zc, c,
or c yeurs out, leuvlng the uveruge resldent or lnvestor to seculute ubout whut
chunge mlght look llke durlng ln the lntervenlng yeurs. Ruther thun u slngulur mu,
the Letrolt Struteglc lrumework lnsteud rooses thut cyeur mllestones for
growth should be documented to both ussess rogress und udjust strutegles bused
on the evolutlon of the clty.
1he future lund use mus develoed for the Letrolt Struteglc lrumework reresent
the uslrutlonul gouls luld out ln the Eorlzons: Stublllze und lmrove (cyeur),
Sustuln (zcyeur), und 1runsform (cyeur). 1he cyeur lund use mu ls bullt on the
exlstlng und untlcluted vucuncy condltlons of the lrumework 2ones mu, und luys
out the lnltlul stes to stublllze nelghborhoods und estubllsh u longterm trujectory
for sustulnuble growth. Crltlcul comonents of the lun lnclude estubllshlng the
seven emloyment dlstrlcts und u tlered trunslt hlerurchy, stlmulutlng murket
demund ln struteglc nelghborhoods, und reduclng bllght und lntroduclng lundscue
bused roductlve lund uses to stublllze oulutlon decllne.
1he zcyeur lund use mu bullds on the cyeur mu, ldentlfylng ureus to lncreuse
oulutlon denslty, but ulso ullocutlng uddltlonul lund to be reurosed for
lundscuebused reuse. 8y the zcyeur horlzon, clty systems should be ugruded,
renewed, reduced, or decommlssloned to suort turget oulutlon densltles
ucross the clty. 1he emloyment dlstrlcts should be fully defned und connected
through u reglonul und cltywlde trunslt system. A newenvlronmentully sustulnuble
oen suce network comrlsed of blue lnfrustructure, green lndustrlul und hlghwuy
buers, und ulternutlve roductlve lund uses should be fully estubllshed wlthln the
fubrlc of the clty.
1he cyeur lund use mu reresents the comleted vlslon for lund use
trunsformutlon. 1he clty ls comrlsed of u dlverse runge of nelghborhood tyes,
euch wlth u unlque ldentlty und structured to uccommodute sustulnuble densltles.
Struteglc dlstrlcts und nelghborhoods ure estubllshed to recelve future oulutlon
growth ln u ruldly urbunlzlng nutlon und world. 1hrough the growth of the
emloyment dlstrlcts, the rutlo of resldents to jobs ls fscully sustulnuble ut z to .
1he clty's ldentlty ls lnternutlonully recognlzed for lts lntegrutlon of lundscue und
urbun form us u zst century model of lndustrlul relnventlon und envlronmentul
sustulnublllty.
wHy does Land Use PoLiCy and regULation Matter? Chunge ln u clty
tukes luce over tlme. lt ls orgunlc und lnfuenced by muny eole und buslnesses
muklng declslons every duy thut uect the lundscue of the clty, but lt ls ulso
rescrlbed through luws, codes, und regulutlons deslgned to rotect the ubllc
good, muxlmlze ubllc beneft, und ullow for the creutlon of both ubllc und
rlvute vulue. Plunnlng for und udmlnlsterlng thls chunge ls the role of clty lunnlng
deurtments, who use the tools of future lund use luns, comrehenslve cltywlde
luns, nelghborhood luns, und zonlng to uect und gulde chunge. 1hese tools
hel steer u cltywlde vlslon for future develoment, und ure fundumentul to
lmlementlng the recommendutlons of the Letrolt Struteglc lrumework.
stabIlIze and ImPROVe: 10-YeaR land use Plan
Lstubllsh , mujor emloyment dlstrlcts
1urget oulutlon growth ln the Creuter Lowntown
Stlmulute murket demund to stublllze oulutlon ln turgeted trudltlonul
nelghborhoods
Stublllze or reconfgure ureus where houslng vucuncy, lund vucuncy,
und oulutlon growth ure ln fux through demolltlons und vucunt lund
munugement
lntroduce newund lnnovutlve lund use tyologles ln hlghvucuncy resldentlul
and industrial areas
lntroduce green buers to mltlgute the eects of hlghwuy und lndustrlul
pollutants
lntroduce newblue lnfrustructure to uddress stormwuter munugement
issues
sustaIn: 20-YeaR land use Plan
Contlnue growth of , mujor emloyment dlstrlcts
Lxtend turgeted oulutlon growth to mlxeduse centers outslde of the
Creuter Lowntown
ldentlfy ureus for struteglc growth of trudltlonul nelghborhoods uround
key ussets (such us unlversltles) , udjucencles (such us strong surroundlng
communltles) und urrlvlng oulutlons (such us growlng lmmlgrunt oulutlons)
Contlnue ongolng stublllzutlon und reconfgurutlon eorts ln ureus
exerlenclng shlfts ln oulutlon or lncreused lund und houslng vucuncy
lntroduce Creen MlxedRlse resldentlul develoment udjucent to urks,
rivers and natural amenities
Lxund newund lnnovutlve lund use tyologles ln ureus of hlghvucuncy
Lxund use of curbon forest und lndustrlul buers
Lxund blue lnfrustructure ln networked system of stormwuter
munugement
tRansfORm: 50-YeaR land use Plan
Comlete bulldout of , mujor emloyment dlstrlcts
Arouch cuuclty densltles ln cltywlde mlxeduse centers
Lxund ureus for struteglc growth of trudltlonul nelghborhoods uround
key ussets (such us unlversltles) , udjucencles (such us strong surroundlng
communltles) und urrlvlng oulutlons (such us growlng lmmlgrunt oulutlons)
Renewlnfrustructure ut lower cuuclty ln Creen Resldentlul ureus where
resldentlul oulutlon ls not untlcluted to return to cuuclty
Lxund Creen MlxedRlse resldentlul develoment udjucent to urks, rlvers,
and natural amenities
Comlete blue und green lnfrustructure develoment
ChANGING ThE PARADIGm OF PLANNING FOR DETROIT
f
enaCt InnOVatIVe ReGulatORY RefORm
futuRe land use maP leGend
fUtURE LAND UsE MAP
10-YEAR LAND UsE PLAN
fUtURE LAND UsE MAP
fUtURE LAND UsE MAP
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CITY CENTEr
DISTrICT CENTEr
NEIGHBorHooD CENTEr
GrEEN mIxED-rISE
TrADITIoNAl mEDIUm
DENSITY
TrADITIoNAl low DENSITY
lIVE+mAkE
HEAVY INDUSTrIAl
UTIlITIES
GENErAl INDUSTrIAl
lIGHT INDUSTrIAl
GrEEN rESIDENTIAl
GrEEN rESIDENTIAl
TrANSITIoNAl
lArGE PArk
CEmETErY
GrEEN BUFFErS
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1wo documents seclfcully luy out the legul frumework for cltywlde ollcy und
regulutlon, und must be rlorltlzed for ullgnment wlth the Struteglc lrumework:
the Clty's Muster Plun of Pollcles (MPP) und the Clty 2onlng Crdlnunce. Addltlonully,
there exlsts un urruy of clty, reglonul, und stute ollcy und regulutory documents
thut ulso lnform und gulde the clty's growth, lncludlng these:
Clty Creen lnfrustructure und Sustulnuble 1echnologles Reort und Plun
Plunnlng und Leveloment Leurtment Struteglc Plun
Letrolt vuter und Seweruge Leurtment Stormwuter Munugement Plun
Letrolt Publlc vorks Leurtment Solld vuste Plun
Clty Cultul Agendu und 8udget
Letrolt Lconomlc Crowth Cororutlon Struteglc Pluns
SLMCCC 1runsortutlon lmrovement Plun
Mlchlgun Stute Eouslng Leveloment Authorlty Quullfed Allcutlon Plun
Mlchlgun Leurtment of Nuturul Resources Urbun lnltlutlves rogrum
Stute Struteglc Plun
Mlchlgun Lconomlc Leveloment Cororutlon struteglc luns
Luch of these must be umended to recognlze the recommendutlons of the Letrolt
Struteglc lrumework ln order to estubllsh u fully ullgned und coordlnuted clty,
reglonul, und stute urouch to the clty's longterm trunsformutlon.
a Master PLan oF PoLiCies tHat aCCePts a sMaLLer PoPULation,
Larger eConoMy, and new Land Uses. 1he clty's current Muster Plun of
Pollcles does not udequutely ucknowledge the clty's ermunent oulutlon decllne
und lncreused vucuncy. Recognltlon of these ervuslve condltlons requlres the
clty's lund use ollcy und regulutory frumeworks to lntroduce new lund uses thut
cun reurose toduy's vucunt lund lnto new roductlve uses thut contrlbute to
longterm economlc, soclul, und envlronmentul sustulnublllty. 1he Letrolt Struteglc
lrumework recommends u serles of seclfc chunges to the Muster Plun of Pollcles
und the Clty 2onlng Crdlnunce ln order to both recognlze the current revulllng
condltlons of the clty und luy out u vlslon for the future clty. 1hey ure us follows:
1. acknowledge land vacancy in policy and regulatory documents as both a
fundamental challenge and opportunity.
Lund vucuncy oses the fundumentul chullenge to ollcyreluted lund use declslons
ln Letrolt. lt ls the domlnunt hyslcul churucterlstlc of muny ureus of the clty und
hus u rofound lmuct on resldents' quullty of llfe, us well us the quullty of buslness
ln Letrolt. 1o thls end, the Clty's guldlng ollcy und regulutory documents must go
much further to uddress lund vucuncy us the greutest chullenge und oortunlty
fuclng the clty ln the zst century. 1he Clty's Muster Plun of Pollcles should lnclude
u sectlon seclfcully uddresslng lund vucuncy, und ull other lund use ollcyreluted
sectlons wlll need to be frumed by condltlons of vucuncy.
z. Dene and expand landscape uses in policy and regulatory documents.
1o the extent thut lund vucuncy oses the fundumentul chullenge fuclng lund use
ollcy, lundscuebused relnventlon of vucunt lund to return lt to roductlve reuse
resents the greutest oortunlty. Pollcy und regulutory documents need to be
rewrltten to fucllltute the relnventlon of vucunt lund for lundscuebused reuse. 1he
Muster Plun of Pollcles und 2onlng Crdlnunce should seclfcully ermlt ull of the
lund uses ldentlfed und defned by the Struteglc lrumework, lncludlng the muny
lundscue tyologles defned ln thls Lund Use Llement. Lolng so wlll exedlte the
rocess of vucunt lund renewul.
3. Use regulatory framework to steer development to appropriate areas of
the city.
8ecuuse exlstlng regulutory documents do not udequutely recognlze the current
hyslcul condltlons of the clty, seclfcully lund vucuncy, they ure lneectlve ln
guldlng develoment to relnforce ureus of oulutlon denslty or encouruge
lundscuebused reuse ln ureus of hlghvucuncy. As u result, new develoment,
whlle often undertuken wlth the best lntentlons, often creutes ockets or lslunds
of new develoment ln ureus where the overull hyslcul condltlons of the ureu
wlll contlnue to trend towurd lncreused vucuncy. A revlsed regulutory frumework
thut more eectlvely steers new develoment to relnforce denslty or encouruge
lundscuebused reuse resents one of the strongest tools the clty hus to suort
the struteglc recommendutlons of the Letrolt Struteglc lrumework. As u frst ste,
udotlng the frumework zones mu us u cltywlde zonlng overluy wlll recognlze
condltlons of vucuncy to fucllltute develoment wlthln urorlute ureus of the clty.
1hls wlll ullowthe exlstlng zonlng dlstrlct defnltlons und mu to stuy ln luce whlle
u revlsed Muster Plun of Pollcles und 2onlng Crdlnunce ure develoed. 1he long
term goul should be the ullgnment of the future lund use mu und the zonlng mu
to uchleve the future lund use vlslon. vhlle there wlll lnevltubly be legul chullenges
to thls urouch, u zonlng ordlnunce revlslon ls crltlcul to estubllshlng u legully
blndlng, codlfed frumework for lmlementutlon.
4. introduce new land use types and expand mix of use zoning district
denitions and applications.
vhlle severul zonlng dlstrlcts ln the current 2onlng Crdlnunce ullow for u mlx of
uses, only the Seclul Leveloment (SL) Llstrlcts ure seclfcully wrltten to uddress
u mlxeduse urbun envlronment. Lven then, the ullcutlon of these dlstrlcts
throughout the clty ls sorudlc. 1he descrltlon of these mlxeduse dlstrlcts needs
to be uduted to better foster the quulltles of u vlbrunt mlxeduse envlronment wlth
urtlculur uttentlon uld to crlterlu to encouruge trunsltorlented develoment und
lmroved wulkublllty. Allcutlon of these mlxeduse dlstrlcts should subsequently
lnform u revlslon to the zonlng mu to recognlze mlxeduse dlstrlcts us locuted on
the future lund use mu.
ln uddltlon to conventlonul resldentlulcommerclul mlxeduse zonlng dlstrlcts,
corrldor zonlng dlstrlcts should slmllurly move towurd u lurger uccetunce of u
mlx of uses. Clven the vust quuntltles of vucunt commerclully zoned lund ulong
corrldors, there should be fewer use restrlctlons luced on lund ln order to return lt
to roductlve use. A newMultlUse Strl Leslgnutlon should ullowfor u wlde runge
of commerclul, resldentlul, or blue lnfrustructure uses to redefne the ldentltles of
vucunt und underutlllzed commerclul corrldors.
5. incorporate aspects of a form-based code.
Slmultuneously, whlle certuln zonlng dlstrlcts should be modlfed or creuted to
encouruge u greuter mlx of uses, use restrlctlons ln the zonlng ordlnunce should
trunsltlon to more formbused develoment crlterlu. 1he Leveloment 1yes
descrlbed ln the reort uendlx begln to luy out the formund use crlterlu thut muy
be ulled wlthln the vurlous future lund use tyologles. Ruther thun ullowor restrlct
seclfc uses, they uttemt tourorlutely locutebrouder usecutegorles wlthlnthelr
tyologlcul context. lor exumle, wlthln mlxeduse lund use tyologles, commerclul
develoment tyes ure llmlted to those thut encouruge wulkublllty by bulldlng to the
rlghtofwuy, locutlng urklng ln the reur of estubllshments, etc. Newzonlng dlstrlcts
wrlttenuroundthe future lunduse tyologles undcorrldor tyes shouldreference the
urorlute formbused develoment tyes wlthln those tyologles.
neigHborHoodPLanningreForM: tHedetroitstrategiCFraMeworK's
reLationsHiP to neigHborHood PLanning. Nelghborhood lunnlng eorts
cun hel to lund more seclfc strutegles on the ground, meetlng the more seclfc
needs of locul communltlesull wlthln the Struteglc lrumework nelghborhood
tyologles. 1he Letrolt Struteglc lrumework recognlzes the lmortunce of
nelghborhoodbused lunnlng, us reresented by eorts such us those of
the Lower Lustslde Actlon Plun (LLAP) und slmllur Communlty Leveloment
Advocutes of Letrolt (CLAL) Struteglc lrumework rojects, und belleve thls tye
of nelghborhood lunnlng wlll luy u crltlcul role ln develolng the future vlslon for
Letrolt's nelghborhoods. ve mulntuln thut ull urts of clty wlll need some form of
lnvestment to uchleve thelr otentlul. 1he Letrolt Struteglc lrumework rovldes
the urumeters wlthln whlch to focus thut lnvestment before more seclfc, onthe
ground uctlons ure lmlemented through u nelghborhoodbused lunnlng rocess.
1he Letrolt Struteglc lrumework holds the otentlul to brldge cltywlde und
nelghborhood lunnlng lnltlutlves und leveruge the suort of the ubllc, rlvute,
und hllunthrolc communltles to better reullze common gouls ucross multlle
scules of lunnlng.
THE mI-PlACE PArTNErSHIP INITIATIVE
the Mi-Place Partnership initiative
1he goul of the MlPluce urtnershl lnltlutlve ls to creute more jobs, rulse
lncomes und thereby restore roserlty ln Mlchlgun ut leust ln urt through
turgeted locul und reglonul lucemuklng uctlvltles. A slgnlfcunt umount
of stute, reglonul, und rlvute resources would be murshuled to muke
slgnlfcunt hyslcul chunge ln u relutlvely short erlod of tlme (z6 yeurs).
Actlon rojects would be lunned ln colluborutlve ubllc, rlvute, und
nonroft entlty urtnershls, und be lurgely bullt by the rlvute sectors (ln
some cuses wlth stute fnunclul suort or credlts).
1he tyes of reglonul und communlty lucemuklng lmrovements necessury
to uttruct und retuln tulent und resldents lnclude:
vlde runge of houslng cholces (lncludlng workforce, uorduble,
rentul und ownerocculed houslng)
vlde runge of trunsortutlon cholces (lncludlng lmroved trunslt)
Quullty ubllc lnfrustructure
Mlxeduse develoment
Pedestrlunorlented ubllc suces
Amenltles (lncludlng green und blue lnfrustructure, blcycle uths und
trulls, entertulnment venues, etc.)
Achlevement of these gouls requlres develoment toolklts to usslst locul
omcluls und stukeholders. Llrect technlcul usslstunce should be rovlded
to those who need und request lt, lncludlng broud trulnlng for stute und
locul government stu members, omcluls, und key stukeholders ubout
whut lucemuklng ls und howto eectlvely enguge ln lt. ley outcomes
lnclude reurutlon of reglonul und locul struteglc uctlon luns for turgeted
lucemuklng lmrovements, communlty engugement, und seclfc locul
roject uctlon luns reured to meet locul und stute requlrements.
lrom the Mlchlgun Plunnlng Lnubllng Act, Sectlon () of PA of zcc8
(Sec. ).
() A muster lun shull uddress lund use und lnfrustructure lssues und muy
roject zc yeurs or more lnto the future. A muster lun shull lnclude mus,
luts, churts, und descrltlve, exlunutory, und other reluted mutter und
shull showthe lunnlng commlsslon's recommendutlons for the hyslcul
develoment of the lunnlng jurlsdlctlon.
(z) A muster lun shull ulso lnclude those of the followlng subjects thut
reusonubly cun be consldered us ertlnent to the future develoment of
the lunnlng jurlsdlctlon:
(u) A lund use lun thut conslsts ln urt of u clusslfcutlon und ullocutlon of
lund for ugrlculture, resldences, commerce, lndustry, recreutlon, wuys und
grounds, subject to subsectlon (), ubllc trunsortutlon fucllltles, ubllc
bulldlngs, schools, soll conservutlon, forests, woodlots, oen suce, wlldllfe
refuges, und other uses und uroses. lf u county hus not udoted u zonlng
ordlnunce under former PA 8 or the Mlchlgun zonlng enubllng uct,
zcc6 PA c, MCL z.c to z.,cz, u lund use lun und rogrum for the
county muy be u generul lun wlth u generullzed future lund use mu.
(b) 1he generul locutlon, churucter, und extent of ull of the followlng:
(l) All comonents of u trunsortutlon system und thelr lnterconnectlvlty
lncludlng streets und brldges, ubllc trunslt lncludlng ubllc trunsortutlon
fucllltles und routes, blcycle fucllltles, edestrlun wuys, frelght fucllltles
und routes, ort fucllltles, rullroud fucllltles, und ulrorts, to rovlde for
the sufe und emclent movement of eole und goods ln u munner thut ls
urorlute to the context of the communlty und, us ullcuble, conslders
ull legul users of the ubllc rlghtofwuy.
(ll) vuterwuys und wuterfront develoments.
(lll) Sunltury sewers und wuter suly systems.
(lv) lucllltles for food reventlon, drulnuge, ollutlon reventlon, und
mulntenunce of wuter levels.
(v) Publlc utllltles und structures.
(c) Recommendutlons us to the generul churucter, extent, und luyout
of redeveloment or rehubllltutlon of bllghted ureus, und the removul,
relocutlon, wldenlng, nurrowlng, vucutlng, ubundonment, chunge of use,
or extenslon of streets, grounds, oen suces, bulldlngs, utllltles, or other
fucllltles.
(d) lor u locul unlt of government thut hus udoted u zonlng ordlnunce, u
zonlng lun for vurlous zonlng dlstrlcts controlllng the helght, ureu, bulk,
locutlon, und use of bulldlngs und remlses. 1he zonlng lun shull lnclude
un exlunutlon of howthe lund use cutegorles on the future lund use mu
relute to the dlstrlcts on the zonlng mu.
(e) Recommendutlons for lmlementlng uny of the muster lun's roosuls.
() lf u muster lun ls or lncludes u muster street lun or or more elements
descrlbed ln subsectlon (z)(b)(l), the meuns for lmlementlng the muster
street lun or elements ln cooerutlon wlth the county roud commlsslon
und the stute trunsortutlon deurtment shull be seclfed ln the muster
street lun ln u munner conslstent wlth the resectlve owers und dutles of
und uny wrltten ugreements between these entltles und the munlclullty.
wHAT IS THE mASTEr PlAN oF PolICIES?
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ConneCting to regionaL and state ConteXt: aMending City and
state PoLiCy and regULatory gUiding doCUMents. 1he Letrolt
Struteglc lrumework's extenslve, multlyeur, communltybused lunnlng eort luys
the groundwork for better lnterugency coordlnutlon ut ull levels of government:
clty, county, reglon, und stute. 1he Letrolt Struteglc lrumework rovldes u slngulur
vlslon und sets of strutegles to hel lnform ollcyguldlng documents ut multlle
levels of locul, reglonul, und stute government. 8eyond the fundumentul ullgnment
of the Clty's Muster Plun of Pollcles und 2onlng Crdlnunce, to the followlng locul,
reglonul, und stute ollcy und regulutory documents wlll need to be ullgned wlth the
Letrolt Struteglc lrumework recommendutlons.
tHe strategiC FraMeworK eLeMent reCoMMendations and
tHeir aLignMent witH tHe CUrrent Master PLan oF PoLiCies. The
fve lunnlng elements of the Struteglc lrumeworkLconomlc Crowth, Lund Use,
Clty Systems, Nelghborhoods und Lund und 8ulldlngsrovlde u serles of ollcy
und lmlementutlon urouches thut cun be lntegruted lnto the ubllc ollcy und
uctlon documents llsted on the revlous uges. 1he Clty of Letrolt Muster Plun of
Pollcles und 2onlng Crdlnunce ure two of the most lmortunt tools to hel move the
lrumework's recommendutlons lnto uctlon. vhlle these tools do not drlve the uce
of develoment chunge, huvlng u redlctuble regulutory frumework ln luce wlll
glve the rlvute sector greuter confdence ln muklng declslons ubout lnvestlng ln
the clty, nowund ln the future. An uduted Muster Plun und 2onlng Crdlnunce wlll
ulso glve communlty greuter confdence thut develoment ls followlng u lun thut
they hud u hund ln cruftlngone thut refects the deslres of the clty overull und the
uslrutlons for lts nelghborhoods.
1he udjucent churt lllustrutes how the lrumework Llements ullgn wlth the Muster
Plun of Pollcy elements und beglns to ldentlfy the klnds of udutes thut wlll be
requlred to brlng the MPP ln llne wlth the Struteglc lrumework.
YOUNGSTOWN 2010
1o untlclute remulnlng u smuller clty,
Youngstown redeslgnuted c ercent of
lts resldentlul lund ln lts zcc Muster Plun
revlslon. Much of thls lund wus reclusslfed us
"lndustrlul Creen.' vucunt lund thut hud not
been revlously develoed wus reclusslfed us
"Cen Suce.'
Eowever, ln the course of rewrltlng the
2onlng Code, much of the resldentlul lund
thut wus deslgnuted to shlft uwuy from
resldentlul ln the Muster Plun remulned zoned
resldentlul ln the 2onlng Crdlnunce.
ln order to uddress lssues of extreme
vucuncy, the 2onlng Crdlnunce lncluded u
"Llmlted Servlces Cverluy,' deslgned to steer
lnvestment uwuy from heuvlly dlslnvested
ureus. 1hls overluy hus yet to be ulled to
uny ureus of the clty.
Image Source: Youngstown 2010
PReCedent
PhILADELPhIA ZONING
ORDINANCE (2012)
Phlludelhlu revlsed lts zonlng ordlnunce
ln zcz to suort the recommendutlons
of the clty's uduted Comrehenslve Plun,
Phlludelhlu zc.
ln lt, overluylng zonlng wus consollduted,
streumllned und reorgunlzed. 1he code
lncludes "muster overluys': Center
Clty, Nelghborhood Commerclul Areus,
Nelghborhood Conservutlon Areus.
Uses ure orgunlzed by cutegorles und sub
cutegorles, not by euch lndlvlduul use.
lt modernlzes uses ln reurutlon for the
future und uddresses urbun ugrlculture, solur
unels, bed und breukfusts, udult duy cure und
communlty homes.
Uduted deslgn stundurds were lncluded for
multllefumlly, lnstltutlonul und commerclul
roertles, enhunced lundsculng und better
rotectlon for nuturul resources.
lt reduces uutomoblle urklng requlrements
und lncludes ostreet urklng muxlmums.
Image/Text Source: www.phila.gov
PReCedent
SAGINAW mASTER PLAN (2011)
ln lts recently comleted muster lun, Suglnuw
creuted three newlund use clusslfcutlons to
deul wlth vucuncy lssues:
Nelghborhood Cortunlty Areus
Urbun venture Areus
Creen Reserve Cortunlty Areus
ln slte of the lurge degree of vucuncy ln
muny ureus of the clty, only u smull ortlon
wus deslgnuted "Creen Reserve Cortunlty
Areu.' Much of thls ureu wus revlously
clusslfed us the Creen 2one.
Image/Text Source: Saginaw master Plan (2011)
PReCedent
CItY GReen InfRastRuCtuRe and sustaInable teChnOlOGIes RePORt and Plan
lncororute blue lnfrustructure recommendutlons
lncororute lndustrlul und curbon forest buerlng
Commlt to bulldlng u cltywlde oen suce network uround
lundscuebused roductlve reuse of vucunt lund [reference luture
Cen Suce Network mu|
PlannInG and deVelOPment dePaRtment stRateGIC Plan
Levelo revlsed urouch to ubllc lund holdlngs bused on Lund
und 8ulldlngs Assets Llement recommendutlons
Restructure und rerlorltlze lund use strutegles bused on the
struteglc frumework recommendutlons
detROIt wateR and seweR dePaRtment stORmwateR manaGement Plan
Levelo comrehenslve blue lnfrustructure muster lun us key
comonent of overull stormwuter munugement lun [reference
8lue lnfrustructure mu|
detROIt PublIC wORks dePaRtment sOlId waste Plan
Levelo ulternutlve urouches to wuste collectlon und muterlul
recycllng bused on lrumework 2ones und future lund use vlslon
[reference lrumework 2ones mu und luture Lund Use mu|
CItY CaPItal aGenda and budGet
Steer ubllc lnvestment bused on vucuncy condltlons und future
lund use vlslon [reference lrumework 2ones mu und luture Lund
Use mu|
detROIt eCOnOmIC GROwth CORPORatIOn stRateGIC Plans
Recognlze emloyment dlstrlcts us clty's turget economlc growth
areas
lncororute trunslt orlented develoment us struteglc rlorlty
Prlorltlze commerclul und resldentlul develoment, lncludlng gu
fnunclng und subsldles, wlthln Clty Center und Llstrlct Center
lund use tyologles, Nelghborhood Centers us next tler rlorlty
[reference Lmloyment Llstrlct und luture Lund Use mu|
semCOG tRansPORtatIOn ImPROVement Plan
lncororute tlered trunsortutlon hlerurchy wlthln lurger reglonul
trunslt lun [reference 1runslt Network mu|
lncororute curbon forest us urt of hlghwuy deslgn stundurds
[reference Creen lnfrustructure mu|
lncororute comlete streets und multlmodul trunslt us urt of
reglonul trunslt lun
Coordlnute rubbllzed or decommlssloned rouds ln hlghvucuncy
ureus wlth reglonul trunsortutlon und frelght network
mIChIGan state hOusInG deVelOPment authORItY QualIfIed aPPlICatIOn Plan
Steer lowlncome houslng tux credlt develoment to relnforce
denslty und suort future lund use vlslon [reference lrumework
2ones und luture Lund Use mu|
mIChIGan dePaRtment Of natuRal ResOuRCes uRban InItIatIVes PROGRam
Suort rogrums to estubllsh cltywlde oen suce network
[reference luture Cen Suce Network mu|
Lxund und suort wlde runge of lundscuebused uses lncludlng
blue und green lnfrustructure und ulternutlve lund uses
state stRateGIC Plan
Prlorltlze suort for the Stute's lurgest clty und urbun center
Recognlze centrul osltlon of the Letrolt vorks Project struteglc
frumework us clty's strutegy guldlng document
mIChIGan eCOnOmIC deVelOPment CORPORatIOn stRateGIC Plans
Recognlze emloyment dlstrlcts us clty's turget growth ureus
lncororute trunslt orlented develoment us struteglc rlorlty
Prlorltlze commerclul und resldentlul develoment, lncludlng gu
fnunclng und subsldles, wlthln Clty Center und Llstrlct Center
lund use tyologles, Nelghborhood Centers us next tler rlorlty
[reference Lmloyment Llstrlct und luture Lund Use mu|
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TWO OPTIONS FOR REvISING mASTER PLAN AND ZONING:
Pros:
. 1he ubllc momentum thut wlll lmmedlutely follow the comletlon of the
Struteglc lrumework, couled wlth the revlslon of the Clty Churter, uts
ln luce un enguged und lnformed communlty thut ls better reured to
urtlclute ln u ubllc heurlng und outreuch rocess.
z. 1he ubllc rocess requlred for full udotlon cun tuke udvuntuge of the clvlc
engugement lnfrustructure nowln luce throughout the clty.
. 1uklng two to three yeurs nowto revlse the MPP ln totul ls u more emclent use
of stumng resources ln the long run.
. A comlete revlslon now ensures the lrumework's recommendutlons cun be
udoted wlthln u slngle olltlcul cycle.
. lundlng suort ls more llkely to contrlbute to u comrehenslve urouch
versus u smullscule chunge over un undefned erlod of tlme
6. Much of the technlcul reseurch, unulysls, und recommendutlons of the
Struteglc lrumework meet the generul requlrements of the Clty Churter und
Stute Plunnlng Lnubllng Act.
Cons:
. vlll kee exlstlng lund use ollcles und zonlng ln luce thut mlght contrlbute
to develoment und lnvestments thut conflct wlth the Struteglc lrumework
over the next two to three yeurs.
z. Stretches ulreudy thln stu cuucltles beyond thelr ublllty to munuge both
neur und longterm lunnlng und develoment needs.
. Requlres broud olltlcul (Muyor und Clty Councll) und communlty suort und
therefore, u robust clvlc engugement rocess.
. 1he communlty mlght feel u sense of "lunnlng futlgue' und not be wllllng
to urtlclute ln unother two to threeyeur lunnlng lmlementutlon
rocess. (1he key here ls thut the udotlon rocess must be frumed us un
"lmlementutlon uctlon,' ruther thun unother lunnlng rocess).
. 1he Letrolt Plunnlng und Leveloment Leurtment und Clty Plunnlng
Commlsslon comleted u full revlslon just three yeurs ugo, u rocess thut took
neurly fve yeurs to comlete.
6. Unless the Struteglc lrumework recommendutlons ure qulckly codlfed, they
run the rlsk of belng lost to chunglng rlorltles undjor murket condltlons.
FULL Zoning aMendMent
. Rewrlte zonlng ordlnunce to lncororute new zonlng dlstrlct defnltlons ln
ullgnment wlth the MPP future lund use mu.
z. Pluce greuter emhusls on formbused crlterlu for newdlstrlcts.
. Undertuke ussocluted mu revlslon to ullgn zonlng mu wlth future lund use
mu.
Pros:
. All ubllc ugencles to rlorltlze the most crltlcul lssues thut need to be
uddressed by MPP und zonlng revlslons, uslng overluy revlslons und lndlvlduul
zonlng code uddltlons or revlslons.
z. Potentlully requlres u smuller scule of clvlc engugement.
. Revlslons ure more munugeuble by u smuller stu.
. Costs of lndlvlduul revlslons requlred less fundlng resource u front.
Cons:
. Revlslons muy become lecemeul und detuched from u more comrehenslve
vlslon.
z. No guuruntee the overull umount of tlme to muke ull revlslons wlll tuke less
tlme, ln fuct, udotlng ull chunges ln u hused urouch wlll tuke longer to
comlete ull chunges.
. Unless the Struteglc lrumework recommendutlons ure qulckly codlfed, they
run the rlsk of belng lost to chunglng rlorltles undjor murket condltlons.
PHased Zoning aMendMents
. Adot Urbun Agrlculture 2onlng Crdlnunce revlslon.
z. Rewrlte und exund use of mlxed use zonlng dlstrlcts.
. Adot lrumework 2ones overluy to exlstlng 2onlng mu.
u. Steer develoment to the urorlute ureus of the clty wlthout u full
rewrltlng of the dlstrlct defnltlons.
b. Lxumle: Nonroft houslng develoer ln Elghvucuncy ureu.
. Lxund lundscue use defnltlons und lncororute lnto uses ussocluted wlth
lrumework 2ones overluy.
. Rewrlte commerclul corrldor zonlng to lncororute greuter mlx of uses
lncludlng blue lnfrustructure, lncororutlng greuter emhusls on formbused
over usebused zonlng crlterlu us urorlute.
1he rocess of revlslng the Muster Plun of Pollcles und 2onlng ordlnunce ls not u smull undertuklng. lt requlres technlcul reseurch, testlng, und communlty urtlclutlon. Letrolt's
clty lunnlng stu recently comleted u multlyeur Muster Plun revlslon rocess, beglnnlng ln zcc und fnully udoted ln zcc, und they ure stlll ln the rocess of creutlng u new
ordlnunce for urbun ugrlculture. 1he level of eort ls conslderuble, yet, huvlng u current comrehenslve clty lunnlng frumework und corresondlng zonlng ordlnunce ls crltlcul
to eectlvely munuglng the roer growth und reservutlon of the clty's lund, bulldlngs, und culturul und hlstorlc ussets. 1he Letrolt Struteglc lrumework strongly recommends
lncororutlng lts roosuls lnto these two regulutory documents us un essentlul lmlementutlon tusk of the lun.
1o eectlvely tuke on thls tusk requlres the recognltlon of current chullenges. 1hese lnclude llmlted stumng cuuclty (the number of dedlcuted rofesslonul lunners on stu
to suort the eort, us well us llmlted stu to uddress both longterm lunnlng und shortterm needs), construlned resources to conduct meunlngful outreuch for ubllc und
olltlcul suort, the length of tlme to comlete the revlslon und udotlon rocess, the demunds of munuglng murket condltlons und lnvestments, und the osslble "lunnlng
futlgue' the communlty muy currently be exerlenclng. As such, the lrumework oers two osslble urouches to lnltlutlng un udotlon rocess, golng forwurd.
CITY oF DETroIT mASTEr PlAN oF PolICIES
ElEmENTS (mPP)
AlIGNmENT wITH DETroIT
workS STrATEGIC
FrAmEwork PlAN
ElEmENTS rECommENDED UPDATES For mASTEr PlAN oF PolICIES
E
x
IS
T
IN
G
E
l
E
m
E
N
T
S
ArTS AND CUlTUrE
NEIGHBorHooDS
lAND USE
Acknowledge and add live+make land use typology and related development types
ECoNomY ECoNomIC GrowTH Describe primary and secondary employment districts and economic growth strategies
HEAlTH AND SoCIAl SErVICES NEIGHBorHooDS Address role of food systems within the city
INFrASTrUCTUrE CITY SYSTEmS Address strategic renewal of city systems
PArkS, rECrEATIoN AND oPEN SPACE
lAND USE
lAND AND BUIlDINGS
Include a wider range of landscape-based/open space reuse options
TrANSPorTATIoN AND moBIlITY
CITY SYSTEmS
lAND USE
Include a wider range of landscape-based/open space reuse options
Update Transportation Network map to show tiered city-regional system
CITY DESIGN lAND USE
Update goals to ensure that new development supports land use vision for each typology
Add land use definitions for landscape typologies: Innovation Ecological and Innovation Productive
Add or modify land use definitions for new neighborhood types: Green residential, Green mixed-rise, live+make
EDUCATIoN AND lIBrArIES
NEIGHBorHooDS
lAND AND BUIlDINGS
Align facilities with neighborhood typologies
HISTorY, lEGACIES AND PrESErVATIoN lAND USE Incorporate preservation strategies aligned with neighborhood typologies
INTErGoVErNmENTAl AFFAIrS
lAND AND BUIlDINGS
CITY SYSTEmS
Incorporate intergovernmental strategies reflected in City Systems and land and Buildings Assets elements
PUBlIC SAFETY NEIGHBorHooDS
Update to reflect the importance of reinforcing proposed density patterns through neighborhood typologies and
neighborhood element strategies
ZoNING CoNCEPTS lAND USE Update Zoning Concepts to expand range of vacant land reuse options beyond agriculture
CommUNITY orGANIZATIoNS CIVIC ENGAGEmENT Update to reflect role of community organizations in neighborhood-based planning
ENVIroNmENT AND ENErGY CITY SYSTEmS
Update to describe blue and green infrastructure
Update to include carbon forest and green buffers
INDUSTrIAl CENTErS
ECoNomIC GrowTH
lAND USE
Incorporate industrial strategies from Economic Growth chapter
NEIGHBorHooDS AND HoUSING
NEIGHBorHooDS
lAND USE
Update and expand the range of traditional and innovative neighborhood types
Describe commitment to neighborhood-based planning within a larger citywide framework for decision making
rETAIl AND loCAl SErVICES lAND USE
Update to include a more strategic prioritization of commercial land in nodes and strips matching the land use
corridors recommendations
N
E
w
E
l
E
m
E
N
T
S
ADD VACANT lAND ElEmENT
Add Vacant land Element specifically addressing approaches to vacancy that includes the Framework Zones; to be
updated at five-year intervals
ADD PUBlIC lAND ElEmENT
Add Public land Element that specifically addresses a strategic and coordinated approach to acquisition/assembly,
disposition and maintenance of city-owned property
FUTUrE lAND USE mAP
revise future land use map to address Framework Plan recommendations
Add new land use typologies and development types per the land Use Element of the Framework Plan
Develop phased future land use map at 10-, 20- and 50-year intervals
ThE STRATEGIC FRAmEWORK ELEmENT RECOmmENDATIONS AND ThEIR
ALIGNmENT WITh ThE CURRENT mASTER PLAN OF POLICIES.
full ReVIsIOn Of masteR Plan Of POlICIes
and zOnInG ORdInanCe
Phased adOPtIOn Of masteR Plan Of POlICIes and
PRIORItIzed zOnInG COde ORdInanCes
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