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


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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.

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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.