Urban Live-Work Linkage - I-96 Employment District - Detroit Future City


Published on

A team analysis of the I-96 Employment District in Detroit, MI. Our team was tasked with finding ways to improve the district and connect businesses with the Brightmoor community. A group of WSU's urban planning and public policy grad students presented a recommendation for an industrial business improvement district to area stakeholders and Detroit Future City members.

Published in: Government & Nonprofit
  • Be the first to comment

  • Be the first to like this

No Downloads
Total views
On SlideShare
From Embeds
Number of Embeds
Embeds 0
No embeds

No notes for slide
  • Jeri: Your MC Notes
  • Jeri: We can keep this if you would like to show it during the MC to talk about linkages
  • Background on the district,
    Methodology used, survey, interviews secondary research
    Recommendations, tools to achieve goals within district
    Best practices - some examples of implementation other places
    Key takeaways from research
  • Background from DFC - on district
  • I96 and Brightmore in local media - lots of coverage and interest
  • Defining the district - DFC outline, our outline, business we know of
    Interviews with business leaders during meeting, Interview with James Tate (no detail) just a mention
    What are other places doing

  • We discovered 38 business in the district through secondary research and DEGC’s phone list
  • City of Detroit zones this district Industrial with some industrial buffer zoning between industrial and residential
  • North end has Opportunity for “green zone” near industrial center – no separation. Illegal dumping in vacant residential properties which are direct across from some of the business in district. Bad for image and attracts crime to district

    Acquire property and clean it up

    South end Opportunity to strengthen stable neighborhood and create relationship with residents. Stronng neighborhood seperated by a low fence and wall

  • Suggestions – Beautification match
    Installing security cameras
    Citizen patrols
  • Talk to the business list spreadsheet. We added about 20 business in the district, some numbers were disconnected

    While not a recommendation - we think a serious audit of business’ in the district should commence immediately.
  • Limitations
    Small number of total businesses
    Resulted in small response set despite reasonable response rate
    Lacked comprehensive list of district businesses
  • DMS

    By far the largest employer we identified (hundreds of employees, 3K applicants for first 200 jobs)
    Newest manufacturing employer, since 2011
    Has made attempts at forging relationships with other businesses in the area, though not very successfully
    Has a very strong interest in helping attract other employers to the area
    Very open to hiring locally, but structured shifts require diligent, punctual, motivated to learn employees
    Connected to employment organizations, local non-profits to place unemployed
    Intentional relationships with state and local government affairs for grant opportunities


    One of the oldest businesses in the district, over 75 years
    Stronger relationships with neighborhood businesses
    Smaller workforce (30 people) - highly skilled with college education
    Has hiring relationships with local technical universities/community collectes
    Less tapped into public funding and incentives

  • SW BID pictured - First of Two in Detroit
  • DFC recommendation was an IBID

  • Can make changes to property and public space

    Can participation traditional economic development activities and marketing the district

    Control the deployment of Secondary police to hot spots - literally can position police in district where they want
    SW Det example - Sprint Store had police inside the store daily after a rash of thefts
  • Safety / Security
    Secondary Police Patrols
    Control of patrols to target hot spots
    Security Cameras
    Initiate specific projects that are inline with stakeholders vision
    Take ownership of adjacent land and improve / clean up
    Implement green Infrastructure
    Increased coordination within the district
    Foster cooperation outside district
    IBID Master Plan
    Unified guidelines for future district configuration
    -Tenant satisfaction

    Safety can be controlled by BID and its members. Hyper local control of Lacking City services
    Vision of district can be implemented by BID members giving the lead to the stakeholders (the members) not just a passive role
    Coordinating vision and implementing plan under one authority – the BID
    Allows for single entity to coordinate with neighborhood groups and other business outside the BID as well as single point person/persons to work with City and City District leaders
  • Not full list of items but generally this is what needs to be done
    -30% need to sign the petition
    -60% approval weighted by size
  • Bonding gives employers additional insurance when they hire hard to place / high risk employees

    Tax credits for hiring veterans and or disabled people

    Hard to place employees salaries paid as along as employment is “training”

    50% of salry for veterans is paid for 6 months

    Services to business who join veterans hiring programs, will help find qualified people
  • While these things could be done without a BID, because we know other places do them. In a district like I96 creating coordination and a unified front to move towards some goals can be better achieved with a strong coalition and coordinated effort
  • Urban Live-Work Linkage - I-96 Employment District - Detroit Future City

    1. 1. Urban Live-Work Linkage Wayne State University’s Graduate Course in State, Regional & Local Economic Development Prepared for: Detroit Future City, Detroit Economic Growth Corporation, SWOT City
    2. 2. I-96 Area with Maps 2
    3. 3. WSU Gateway I-96 Employment District Presentation
    4. 4. Team Members TJ Auer James Courtney Ricardo Kisner Justin Lyons Robert Pearson Sean Sims Jeri Stroupe Giles Tucker Xiao Zhuo 4
    5. 5. Agenda Background Research Methodology Recommendations Best Practices Key Takeaways 5
    6. 6. Project Background 6
    7. 7. DFC: Secondary Employment Districts Five secondary employment districts targeted by DFC Not part of the core 7 employment districts, but still seen as a “valuable provider” of industrial jobs Project focus on I-96 district Near active rail, highways and airport Manufacturers, distributors and suppliers 7
    8. 8. Media Coverage “How Detroit Manufacturing Systems hired hundreds of workers in the city” By Lester Graham of Michigan Radio Hired 729 new employees, 2/3 live in the City of Detroit President Barack Obama highlighted the success of DMS in the 2014 State of Union Detroit Employment Solutions Corporation helped staff DMS Pre-employment training in manufacturing for potential employees of DMS “Tech Town trying to revitalize Detroit's neighborhood businesses” By Katherine Yung Detroit Free Press Business Tech Town business incubator program has reached out to the Brightmoor Business community Opened a field office on Lasher Road in the community in Brightmoor to assist entrepreneurs Received additional funding from the Marjorie Fisher Foundation to work with the Brightmoor small business community 8
    9. 9. Research Methodology Defining the I-96 Industrial District Interviews with business and civic leaders Survey of business owners Analysis of best practices / comparatives 9
    10. 10. Project research 10
    11. 11. I-96 Area with Maps 11
    12. 12. Current Zoning Mostly heavy industrial Some industrial buffer “zonin Directly adjacent to residenti zones 12
    13. 13. Zoning Opportunities North South 13
    14. 14. DEGC Meeting – March 19, 2014 14 Capital investments in infrastructure Safety / Security Beautification / Green Space Rezoning adjacent property Strengthen district business cooperation
    15. 15. Survey Instrument Survey questions focused on demographics of workers, commuting habits and employment need N=10 *Contacted 3815
    16. 16. Survey Insights Entry level positions have minimal education barrier Acquiring high skilled labor consistent challenge for businesses Many use temp and professional services for hiring Employers have limited relationship with workforce development/ community colleges Most employees commute from outside the city limits 16
    18. 18. Recommendations 18
    19. 19. 19 We recommend I-96 Employment District businesses form an Industrial Business Improvement District
    20. 20. IBIDS Within DFC IBID creation is one of DFC’s “Place-Based Strategies For Growth” I-96 Secondary District would be the pilot IBID for Detroit Strong existing leadership with DMS Accessible to rail, highways and airport Room for growth with I-96 Gateway and Farmer Jack Distribution Center 20
    21. 21. Increased Powers Granted by IBID Acquire / Construct / Modify, land, sidewalks, curbs and lighting Economic Development Activities Business attraction Control of safety Secondary Police Employment Funding Assessments Grants Zoning 21
    22. 22. Benefits of I-96 IBID I-96 IBID Safety Beautification Marketability Grants and incentives Tenant satisfaction Community 22
    23. 23. I-96 IBID Action Plan Determine parcel owners and stakeholders Inventory of property vacancy and define size Petition City Development of governance board Outline of project types and finances Plan to implement open meetings Vote 23
    24. 24. Best BID practices 24
    25. 25. BID Example: Fulton Industrial Boulevard Largest industrial and business complex in Atlanta region Location near airports, downtown Atlanta, railways and major highways (I-20 and I-285) Covers nearly 4,800 acres 46.1 million square feet of industrial inventory 553 industrial buildings included 25
    26. 26. BID Example: Fulton Industrial Boulevard Fulton Industrial Community Improvement District created in mid-late 2000’s Employers include warehousing, manufacturing, wholesaling, and contractors in auto parts, beverages, office furniture, machinery, etc. Master Plan (2013) includes: Goals: Public Safety, Landscaping and Beautification, Infrastructure Improvement and Economic Development Wayfinding plan, branding, travel center, flex industrial, eco-industrial sites 26
    27. 27. Southwest Detroit BID Secondary Policing BID contracted over 1,000 additional police man hours Clean Team Cleared 36,000 gallons of litter and cleaned 644 miles of streets and sidewalks Maintains 81 Litter baskets Cleared more than 20 illegal dumping sites Graffiti Removal 1,200 tags from 500 buildings Landscaping Mowed and maintained weekly Fundraising Has raised $6.4M to keep street lights on in business district 27
    28. 28. Secondary recommendations 28
    29. 29. Workforce Incentives Fidelity bonding  Business Insurance to protect employers from loss of money or property for hiring high-risk employees Tax credits for hiring veterans and disabled Hiring Incentives On the job training programs Salary reimbursement Human Resource Services 29
    30. 30. Crime Prevention Through Environmental Design “The proper design and effective use of the built environment, leading to a reduction in the fear and incidence of crime and disorder. This in turn leads to an improvement in the overall quality of life of a building, space, or area.” Broken Window Theory - George Kelling and James Wilson, 1982, criminologists – disorder ( i.e. broken windows, graffiti, loitering) left unaddressed can result in more serious forms of crime (i.e. theft, assault, arson) Defensible Space - Oscar Newman, 1972, architect – restructure physical layout so residents and business owners can control space surrounding their property 30
    31. 31. Key Takeaways 31
    32. 32. Key Takeaways Empower business and property owners to improve their situation Enhance ability to fund projects of interest safety or beautification, etc. Foster more coordination among business / property owners Increase ability to cooperate with neighbors Employ available resources, like programs to hire qualified and at risk people 32 Empower Enhance Coordinate Cooperate Employ
    33. 33. Sources 33 DEGC I-96 Meeting, DEGC Business Development Team. March 19, 2014. Detroit Future City, Second Edition. May 2013. Fulton Industrial BID Master Plan, The Boulevard Improvement District. Jacobs and Bleakly Advisory Group. October 2013. “Fulton Industrial Corridor Bouncing Back.” Martin Sinderman. Atlanta Business Chronicle. July 26, 2013. Getty Images, 2014. “How Detroit Manufacturing Systems Hired Hundreds of Workers in the City.” Lester Graham. Michigan Radio. February 3, 2014. Interview. Gil Prado, Executive Director, Fulton Industrial BID. April 2014. Interview. James Tate, Detroit City Council, District 1. March 27, 2014. “TechTown Trying To Revitalize Detroit’s Neighborhood Businesses.” Katherine Yung, Detroit Free Press. November 19, 2012. Zoning Maps, City of Detroit.