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The Bloody Run Creek Greenway Redevelopment Project, a greenway and development plan for daylighting a creek on Detroit's East Side, has the opportunity to become a major ecological public landscape and transformative destination for the City of Detroit.
Citation preview
The Bloody Run Creek Greenway Redevelopment Project
Consultant Names Here
A Transformative Destination for the 21st Century
Detroit Collaborative Design CenterNTH Consultants, Ltd. Adi ShamirThe Mannik & Smith Group, Inc.Urban Resource AllianceZachary and Associates, Inc.
Prepared for The Kresge Foundation & McCormack Baron Salazar
Executive Summary29 July 2011
Executive Summaryfor The Kresge FoundationJuly 29, 2011 This document is a brief summary of our key fi ndings regarding the Bloody Run Creek Greenway Redevelopment Project including design intentions, market strategy, schedules, funding, economic benefi ts and other aspects of the project including immediate next steps required to move the project forward. We explore three scales of development for the Bloody Run Creek Greenway Project:
1. The Master Plan (3500 acres) bridges the public Bloody Run Creek Greenway Project to the successful developments in the surrounding area while also creating new private development, such as renewable energy, food production including agriculture, multi-family and single family residential and loft housing, neighborhood and community activity centers including convenience and specialty retail, auto and medical related technology and research facilities, renovation and adaptive re-use of historic structures, and other complimentary uses that will service the community and act as a local and regional draw. The estimated overall project cost is $1 billion (2011) which could leverage about $3 billion in private development. This in turn brings signifi cant economic benefi t to Detroit through both temporary and permanent jobs, taxes, purchasing and rising land values. We propose that the Creek Greenway system be built over a period of 10 years with private development continuing in fi ve phases, or zones, for approximately 15 years thereafter.
2. Phase 1 coincides with the Zone 1: Central/Eastern Market development zone (300 acres). The Phase 1 project provides the greatest visibility and impact to promote the overall project through the development of the Central Pond which is linked to Eastern Market, thereby tying these two areas together. Additionally, Central Pond extends to the Dequindre Cut through cascading ponds, and a dramatic waterfall feature then drops water into a canal within the Cut, discharging into the Detroit River. The work in this phase also includes separation of sewers, rehabilitation of existing historic bridges and construction of new bridges, as well as streetscaping of the major streets. The estimated cost of Phase 1 is $200 million that could be used to leverage up to $500 million in private development.
3. The Demonstration Project (30 acres) is a project within Phase I that integrates into ongoing work at the Eastern Market and the Dequindre Cut and will initiate the development. This Demonstration Project is further broken into two phases, identifi ed as D1, a $15 million project, and D2. D1 includes the fi rst cascading pond directly east of the Dequindre Cut, the waterfall feature into the Cut, the fi rst segment of the canal in the Cut, and sewer separation of Division St. from Orleans to Gratiot. Acquisition and redevelopment of four warehouses located on the east and west sides of the Cut between Wilkins and Gratiot are also included in the Demonstration Project. The proposed Bloody Run Greenway Redevelopment Project is a transformative venture for the City of Detroit, and we hope that you are as excited by its potential as we are. Sincerely, Consultant Team Detroit Collaborative Design CenterNTH Consultants, Ltd.Adi ShamirThe Mannik & Smith Group, Inc.Urban Resource AllianceZachary and Associates, Inc.
Introduction
The Bloody Run Creek Greenway Redevelopment Project has the opportunity to become a major ecological public landscape and transformative destination for the City of Detroit through daylighting the long-buried Creek. Located east of Detroits Central Business District and Midtown, the site is connected to major assets and districts through its interstate and non-motorized linkages, and its future connectivity to the Woodward Light Rail System. Further, the Greenway can play an important role in Detroits redevelopment strategy by serving as a catalyst for economic and physical development. In this context, the transformation of Bloody Run Creek will enrich the lives of all who visit and use the greenway, as well as enhance the attractiveness of Detroit for businesses, families, and individuals.
A Transformative Destination for 21st Century Detroit
Aerial view of Bloody Run Creek Greenway and surroundings
Introduction
The SiteFormerly a community of dense housing and industrial job centers east of Downtown, Midtown, and the Cultural District, Detroits Near East Side today is one of the most vacant regions of the city. Despite its loss of population and industry, the area is still home to the rich cultural, natural, and community assets of Eastern Market, the Dequindre Cut, and the Riverfront as well as strong neighborhoods such as Lafayette Park, McDougall-Hunt, and Farnsworth. A lesser-known asset, the remnants of Bloody Run Creek, trickles through Elmwood Cemetery.
At a size comparable to Belle Isle and New Yorks Central Park, the Bloody Run Creek Greenway Redevelopment Project would afford a wide spectrum of uses, appealing to an broad range of users. Its large scale offers an extraordinary resource for people who are interested in outdoor recreation activities kayaking, jogging, cycling, rollerblading, picnicking, golfi ng, horseback riding, fi shing, boating, and gardening. The site also offers opportunities for farming, research, food production, energy creation, education, markets, and festivals as well as more traditional private land uses. The Bloody Run Creek development connects to and expands the proposed city-wide greenway network.
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Context Diagram
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Map 1 illustrates vacant properties as gray Map 2 iIlustrates vacant properties as green
One Simple MoveVacant Land Open SpaceViewing vacant land and buildings as open space.
Historical Underpinnings
Historical Signifi canceBloody Run Creek was originally known as Rivieres Parent by the French until in 1763 a major battle between the British Army and native Americans led by the famous Chief Pontiac resulted in the death of a number of British Soldiers. On that day Parents Creek ran red with blood and the name Bloody Run Creek was adopted by the local inhabitants.
The original alignment of Bloody Run Creek extended from its outlet in the Detroit River near the west end of Belle Isle generally north-northwest past current I-94 where it branched out, and along the French ribbon farms that were positioned to take advantage of the waterfront access.
As the City of Detroit grew in the second half of the 19th century, and the science of sanitary engineering developed, much of the surfaces within the watershed were paved and the surrounding area sewered. As the construction of sewers increased, the Bloody Run Creek was used to divert sewer overfl ows during severe storm events, which led to health issues and the accumulation of debris. In 1880, coinciding with massive cholera outbreaks throughout the area, the City of Detroit decided to bury the creek through a process of installing 5-foot diameter sewers and culverts and fi lling over the creek. The creek was completely fi lled by the 20th Century, except the section through Elmwood Cemetery, where the Creek is still visible.
Historic Image of Bloody Run Creek at Elmwood CemeterySource: Burton Historical Library
Early 19th Century Map of Detroit
1825 Map of DetroitHistoric Image of Bloody Run CreekSource: Burton Historical Library
In 1880, coinciding with massive cholera outbreaks throughout the area, the City of Detroit decided to bury the creek through a process of installing 5-foot diameter sewers and culverts and fi lling over the creek. The creek was completely fi lled by the 20th Century, except the section through Elmwood Cemetery, where the Creek is still visible today.
Historical Underpinnings
Rediscovering Bloody Run CreekOver the years several schemes have proposed the daylighting of Bloody Run Creek. In 1993, Schervish Vogel Merz proposed to the then new Mayor Dennis Archer that a state park be developed that opens the creek as an incentive for new development. Although well received, the scope of the project3000 acreswas beyond the citys ability to contemplate. In 1995, Stephen Vogel and the Detroit Collaborative Design Center at the University of Detroit Mercy School of Architecture presented Unearthing Detroit that proposed the daylighting of Bloody Run Creek as part of the exhibition Empowering the City: New Directions in Urban Architecture. Further, the city-sponsored Community Reinvestment Strategy in 1997 illustrated the daylighting of Bloody Run Creek as a part of the long term strategy for the lower east side. No process of implementation of this strategy has ever been put forward until now.
Historic Map of Detroit French ribbon farmsSource: 1935 clarifi cation of a 1749 French Map. Clements Library, University of Michigan, Ann Arbor, MI (Map Division 6-N-3).
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1890 Creek
1846 Creek
19th Century map of Detroits creeks and streams
Historic creek alignments
Pontiacs Tree: Tradition says that an old whitewood tree, standing on the south side of Jefferson Avenue just beyond Adair Street, was wit-ness to the battle of Bloody Run Creek, and the tree for many years was called The Pontiac Tree after Chief Pontiac.
Project Vision
Detroit has the opportunity to redefi ne the 21st Century city.
The VisionDetroit is in a unique position of crisis and opportunity. It is at a turning point in history based on its economic and physical reality. Detroit has the opportunity to create a new 21st Century city centered on the quality of life for all of its citizens and catalyzed by the transformative Bloody Run Creek Greenway Redevelopment Project.
The Bloody Run Creek Greenway is envisioned as a new kind of public ecological landscape: a productive landscape that offers a generous and beautiful large-scale public landscape for recreation, culture, education, and ecology, creating a unique place of interaction with the creek and the land. As a productive landscape, the Greenway will provide jobs and become a model for sustainable design and management practices.
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(TO MIDTOWN LOOP)
WARREN
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UAW
Lafayette Park
ChenePark
Tricentennial StatePark
Mt. ElliotPark
Faygo
TrinityCemetery
EasternMarket
Pepsi
Incinerator
Detroit-Hamtramck Assembly Plant(General Motors)
McDougall-Hunt
FarnsworthNeigborhood
Botanical Gardens
Reservoir
Poletown Ponds + Bird Sanctuary
Upper Woods
Nurseries
Productive Gardens
Landfi ll Park
Woods & Water
Packard Canal
Gratiot Parkway
Eco-Park
Fitness Loop
Central Pond
Waterfall
Cascading Ponds
Dequindre Cut Greenway
Wetlands
Farmscape
Lower Woods
Linear Park
Rapids Run
Green Energy C
orridor
Green Energy C
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Promenade
Riverwalk
Headwaters
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Linkages
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VILLAGES
KETTERING
GOLD COASTGOLD COAS
BELLE ISLE
NORTHEND
BOSTON EDISON
HAMTRAMCK
WOODBRIDGEOODBRIDGEE
NORTHCORKTOWNCORKTOWN
CORKTOWNCORKTOWN
Context and Linkages Analysis Diagram
The Vision & Guiding PrinciplesCore principles have been established that will guide the design, planning, and implementation of The Bloody Run Creek Greenway Redevelopment Project. The Guiding Principles for the project include the following:
The Project will be a bold, visionary, and transformative project that will catalyze the Citys redevelopment efforts.
The Project will connect and strengthen the fabric of the community through its accessibility, inclusiveness, and connections to the city.
The Project will champion environmental sustainability through its utilization of innovative green technologies.
The Project will generate jobs.
The Project will set new standards for landscape, environmental, and architectural design.
A catalyst for future development and dynamic quality of life.
In order to collect the storm water runoff from the entire site, the current storm water is separated from the sanitary sewer system through a new storm sewer. The existing storm sewer connections to the combined sewer are removed or abandoned in place.
The ponds improve water quality by fi ltering solids from the fl ow. Plantings near the ponds act as wetlands and fi lter out other items from the run-off before it reaches the creek.
In order to help maintain a consistent fl ow throughout the proposed creek between rain events, storage or holding ponds and reservoirs are required. Flows are held in these areas through the use of dams and weirs.
The ponds improve water quality by fi ltering solids from the fl ow. Plantings near the ponds act as wetlands and fi lter out other items from the run-off before it reaches the creek.
After the ponds and native plantings fi lter the storm water, clean water is released into the creek. This process reduces the amount of storm runoff reaching the Detroit Wastewater treatment plant.
Collect
Clean
Store
Release
Clean
Hydrologic Concept
SanitarySewer
Local Storm Sewer
RetentionPond
Bloody RunCreek Channel
DaylightingGiven the current social and economic challenges within urban areas, a popular and effective method of decreasing municipal sewer treatment costs while improving the environment and the beauty of a city is the process of daylighting former natural drainage features such as creeks and streams. Daylighting is a term describing projects whose goal is to uncover and/or re-establish previously existing creeks, rivers, ponds, and lakes that have been eliminated in the modern era. The idea is to re-establish the waterways either along their old channel or in new alignments.
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From Forest Ave. and Pennsylvania St.
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AREA 3
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+30
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AREA 4* See NTH Consultants, LTDs
Drainage Area Diagram for Extent of Area 4 Watershed
Aditional Sewer SeparationTo North
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By uncovering Bloody Run Creek, Detroit can reduce the strain on its sewer system through a reduction in runoff collection and transport to the City of Detroit Wastewater Treatment Plant by 3 billion gallons per year. This in turn reduces the cost of water treatment due to a decreased quantity of storm water collected. Further, by exposing the water to air, sunlight, vegetation, and exposed soils, the water quality can be improved through natural fi ltration of pollutants. Such bioremediation provides an environmentally friendly and aesthetically pleasing asset for existing residents while creating an amenity for new residents and businesses. In addition to the benefi ts of the water feature itself, the physical process of daylighting creates local jobs through uncovering and maintaining the restored waterway as well as reducing future maintenance costs, as it is much cheaper and easier to perform maintenance and repairs to a creek or stream than an underground sewer.
Primary Roads
Surface Drainage
Local Storm Sewer
Collector Pipe
Collector to Roads/Creek
Supplemental Water Source
Water Discharge Valve
Creek/Retention Pond
Sewer Separation Area
Headwater Zones
Landscape Coverage
High Point (H.P.)
Spot Elevation
Contours (5 Intervals)
Note: Dominant Soil Texture:Morain Fine
Hydrologic Concept
Productive LandscapesSeveral estimates suggest that there are 40 square miles of undesignated open space (i.e. vacant land and buildings) within the city limits of Detroit. To be conservative, let us use 30 square miles and divide that into 800,000 inhabitants. These numbers reveal a potential for 1,045 square feet of open, green space per Detroiter. This suggests that Detroit has the potential to be the greenest city in the United States through the creation of productive landscapes: spaces that engage the public through the production of ideas, social exchange, products and services, and jobs. An example of a productive landscape is the Steel Winds Wind Farm in the suburb of Lackawanna, New York. Steel Winds returned the former Bethlehem Steel Factory to productive use by incorporating a wind farm and public park into the facility. Here energy is made; jobs are created; and people have a place to recreate.
Green Energy Corridor
Detroit River to I-94: 3 miles with a 40 ft. grade change
Key Plan
What if innovative ecological technologies and practices formed new landscapes of production?
PocketForest
Fishing Water Cascade
PublicPlaza
TrailUnderpass
Key Plan
Gratiot Parkway
What if Gratiot became a public heritage parkway and welcoming entry into the City?
Creek Cascade at Gratiot Crossing
A recreational and cultural circuit.A recreational and cultural circuit.
What if native species fi ltered water to the Detroit River?
Fitness Green at Farnsworth Neighborhood
BasketballCourt
SolarField
VegetatedStream Bank
VistaPoint
Kayaking Phyto-remediation
StormwaterSeparation
Key Plan
What if phytoremediation gardens regenerated the site?
A meandering neighborhood asset.
Canal ScreenViewing Platform
BoardwalkRamp toGarden Roof
Theatre at Packard Canal
Key Plan
What if abandoned buildings became ecological destinations?
What if bike trails highlighted the Citys historic landmarks?
History, Ecology and Recreation Combined.
Wetlands at Chene Street
WindsTurbines
Boardwalk WetlandsHabitat
Key Plan
Boardwalk ParkDrive
Picnic Shelterwith SolarHarvesting
SleddingHill
What if wetlands and urban life were combined?
WindsTurbines
AgriculturalProduction
Irrigation
Nursery and Research Fields at Perrien Park
Key Plan
What if a neighborhood took part in producing its own energy, food, and culture?
Irrigation/DrainageChannel
MarketPavilion
TreeNursery
The daylit creek as part of the irrigation system.
Implementation Strategy: Master Plan
Master Plan ImplementationSignifi cant resources will be required to design, construct, and maintain the Bloody Run Creek Greenway. Thus, it is proposed that the project be divided into fi ve phases, at approximately $200 million each, and built over a period of ten years. A recommended implementation schedule is indicated in the following chart. The creek will be implemented over ten years and private development is assumed to continue another fi fteen years. As the foundation of the project, the creek development, shown as a blue bar, is the critical path of the schedule.
Item
1. Natural Features Construction Creek Creek Tributary Ponds Landscape Trails Professional Fees2. Thoroughfare Streetscape Features3. Special Landscape Features4. Raw Water Connection to DWSD System5. Renewable Energy Options Allowance6. Land Assembly Public Property Private Property
Total Cost
#/Unit
37,100 L.F.18,600 L.F.45 EA820 AC43,400 L.F. 8450019,500 L.F.
Cost
$306,250,000$27,900,000$13,500,000
$242,000,000$18,340,000
$145,915,000$63,375,000$40,000,000$8,775,000
$100,000,000
N/A$52,000,000
1,018,055,000
Summary of Overall Creek and Greenway Development Costs
Master Plan Implementation Schedule 25 Years
Development
Zone 1 - Central/Eastern Market Pre-Construction/ Land Aquisition D-1 Creek & Public Infrastructure D-2 Creek & Public Infrastructure Remaining Creek & Public Infrastructure Other Public Infrastructure/ Landscape Features Private Development Non-Profi t Development
Zone 2 - Northwest Pre-Construction/ Land Aquisition Creek & Public Infrastructure Other Public Infrastructure/ Landscape Features Private Development Non-Profi t Development
Zone 3 - Northeast Pre-Construction/ Land Aquisition Creek & Public Infrastructure Other Public Infrastructure/ Landscape Features Private Development Non-Profi t Development
Zone 4 - Southeast Pre-Construction/ Land Aquisition Creek & Public Infrastructure Other Public Infrastructure/ Landscape Features Private Development Non-Profi t Development
Zone 5 - Riverfront Pre-Construction/ Land Aquisition Creek & Public Infrastructure Other Public Infrastructure/ Landscape Features Private Development Non-Profi t Development
2011 20172014 20202012 20182015 20252013 20192016 2030 20352010
Recovery Park(SHAR)
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Stroh River Place
Residential
Infill Housing/Arts Village205 acres
Mixed Use
Eastern MktExpansion/
Eco-Housing84 acres
To Midtown Loop
Mixed Use
Medical/TechResearch & Design
115 acres
Energy & Production
Pepsi30 acres
Mixed Use
Retail/Entertainment/
Housing196 acres
Residential
Historic Rehab./Infill Housing
98 acres
Energy & Production
RecoveryPark/Energy/
Food Systems180 acres
Mixed Use
Canal Eco-Living/Food Systems/
Adaptive Re-use154 acres
Energy & Production
Renewable Energy/Food Systems/
Adaptive Re-use195 acres
Mixed Use
Eastern MarketFood Systems/
Retail/Housing148 acres
Residential
Existing Housing 77 acres
Residential
Infill Housing/Historic Rehab.
104 acres
Mixed Use
Hub260 acres
Residential
Eco-Housing134 acres
Residential
LafayettePark
183 acres
Mixe
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Parkw
ay
155 a
cres
Residential
Elmwood403 acres
Mixed Use
Renewable Energy/Culture/
Recreation/Housing212 acres
Mixed Use
Auto/Tech Research & Design
284 acres
Energy & Production
Renewable Energy/Recreation
43 acres
Energy & Production
Incinerator63 acres
Mixed Use
DPS75 acres
Residential
Infill-Housing/Historic Rehab.
188 acresCentralPond
Dequindre Cut
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Detroit Academy ofArts & Sciences
Medbury Campus
PlymouthEducationCenter
CampbellElementary
School
EdisonPublic School
Academy
Pulford St.Elementary
Heidelberg Project
BuncheElementary
School
UAW-GM
Harbortown
Chene ParkRivard Park
TricentennialState Park
WoodwardAcademy
MLK High School
BerryElementary
School
Miller Middle School
FriendsSchool
Whitney Young Middle School
Detroit Academy of Arts & Science
St. StanislausRoman Catholic
Church
St. HyacinthRoman Catholic
Church
Sweetest Heart of Mary Church
St. AlbertusRoman Catholic
Church
Sacred Heart
Rectory
Historic Trinity Lutheran Church
St. John & St. Luke United Church of
Christ
St. Josephs Catholic Church
NewHarmonyBaptist
Capuchin Monastery
Calvary Baptist
Christ Church Detroit
LutheranCemetery
FRBC
Faygo
DouglassAcademy
Milliken Park
GlobeBuilding
y p j
2,000
nter
ion
es
in
s
2 3
1 4
5
Development Zones
ckMack
Implementation Strategy: Phase I
Design & Engineering Elements
CreekDequindre CutSewer SeparationLandscapeBridgesStreetscapeTrailsPublic Amenities/Landscape FeaturesEnergyTransportationLand AssemblyProfessional Fees/Pre-DevelopmentSubtotal
Total
Phase 1 Cost
$13,325,000$18,260,000$42,314,000$12,947,500$7,500,000
$44,924,000$3,547,500$8,400,000
$11,475,000$13,130,000$5,550,000
$36,274,600$217,647,600
$209,463,600
Phase 1 Creek Engineering and Construction Costs
Eastern Market
Dequindre Cut
Central Pond
WW kWilkins
Wilkinss
Wilkins
Wilkins
Wil
Grat
iot
Grat
iotttot
Phase I ImplementationPhase 1 is built around Eastern Market and the many activities and projects that are underway or proposed in the market area. The Bloody Run Creek Greenway is a natural complement to this activity and therefore Phase I builds upon the strength of the Eastern Market.
Phase I project scope
Phase 1 Implementation Schedule 10 Years
Zone 1
Pre-Developement Master Planning/ Design Market & Economic Feas. Funding Land Aquisition
Creek Demonstration Project 1 Demonstration Project 2 Central Pond Fresh Water Supply Dequindre Cut Channel Sewer Separation
Public Infrastructure Landscape Streetscape Bridges Trails Public Amenities Energy Transportation
Private Development Dequindre Cut Bldgs. Gratiot Bldgs. Market Garden Housing Hub Mixed Use Dev.
Non-Profi t Development Dequindre Cut Greening of Det. Gardens Midtown Loop Eastern Market Projects Eastern Market Sheds
2011 20172014 20202012 20182015 20212013 20192016 2022
View of Central Pond looking towards Downtown
Implementation Strategy: Demonstration Project
Design & Engineering Elements
CreekDequindre CutSewer SeparationLandscapeBridgesStreetscapeTrailsPublic Amenities/Landscape FeaturesEnergyTransportationLand AssemblyProfessional FeesSubtotal
Total
D1 Cost
$1,000,000$4,860,000$1,800,000$2,072,500
$2,436,000
$127,500
$500,000$55,000
$2,570,200
$15,421,200
$15,421,200
D2 Cost
$1,000,000$1,000,000$6,950,000
$500,000
$4,755,000$345,000
$25,000
$250,000
$2,965,000$17,790,000
$17,790,000
In order to launch the project, test its feasibility, and excite the stakeholders it is proposed that a small demonstration project be built. The Demonstration Project is broken down into two phases, identifi ed as DI, a $15 million project shown above, and D2.
Demonstration Project Implementation
D1 Project scope
Demonstration Project (D1 & D2) Creek Engineering and Construction Costs
ng
Adelaide
Division
Divisi n
Alfred
Alfred
Alfred
AlfrededA
Winder
Grat
iot
Exg.Parking
Exg.Parking
Wilkins
Wilkins
Wilkins
St. Aubin
St. Au
Orleansns
A
B
C
D
E
O
F
G
G
G
H
H
H
I
K
NJ
L
M
1
2
3
4 FutureDevelopment
Site
1. Private Development/Adaptive Reuse2. Private Development/Adaptive Reuse3. Private Development/Adaptive Reuse4. Private Development/Adaptive Reuse
A. Market Pond at Dequindre CutB. WaterfallC. Creek Channel (Gratiot to Wilkins)D. Division Sewer Separation (Orleans to St. Aubin) E. Landscape at Dequindre Cut (Gratiot to Wilkins)F. Landscape at Market PondG. Landscape Clean-up at adjacent propertiesH. Bridge RehabilitationsI. Division St. Streetscape (Orleans to St. Aubin)J. St. Aubin Streetscape & Entry (Gratiot to Division)K. Trails at Market PondL. Trails at Dequindre Cut (Gratiot to Wilkins)M. Geothermal Field at Dequindre CutN. Solar Lighting and SignalizationO. Bike Corrals & Racks (Multiple Locations)
The Demonstration Project includes a pond/water feature that fl ows into the Dequindre Cut as a waterfall and follows the new bike/pedestrian path for a block and a half to Gratiot Avenue. Eventually the creek will follow the Dequindre Cut to the Detroit River and provide the fi rst outlet for Bloody Run Creek. Water in this phase is provided by raw, untreated water from the Detroit River through intercepting a water pipe at Forest Avenue which runs through the Bloody Run Creek area.
Demonstration Project Implementation Schedule - D1 & D2 5 Years
Task
D1 Development Schedule
Pre-development Planning Land Acquisition Funding
D2 Development Schedule
Pre-development Planning Land Acquisition Funding
Pre-construction Survey, Borings, Environ-
mental Assessment Schematic Design &
Engineering Construction Management Construction Documents Permitting Contractor Bidding &
Negotiations
Construction Cleanup & Demolition Creek Construction Sewer Separation Streetscapes Trails & Transportation Landscaping Energy
Pre-construction Survey, Borings, Environ-
mental Assessment Schematic Design &
Engineering Construction Management Construction Documents Permitting Contractor Bidding &
Negotiations
Construction Cleanup & Demolition Creek Construction Sewer Separation Streetscapes Trails & Transportation Landscaping Energy
20132012 20152011 2014 2016
View of Cascading Ponds and connection to Dequindre Cut
Cost Estimate
Cost EstimateThe Cost Estimate for the overall Creek Greenway development and the construction of associated landscape areas (Legs 1A-3, as illustrated on the opposite page) is estimated at $1,018,055,000 and is shown in the following charts. The costs are in 2011 dollars and include design and engineering fees.
Excavation of creek channel
Item
1. Natural Features Construction Creek Creek Tributary Ponds Landscape Trails Professional Fees2. Thoroughfare Streetscape Features3. Special Landscape Features4. Raw Water Connection to DWSD System5. Renewable Energy Options Allowance6. Land Assembly Public Property Private Property
Total Cost
#/Unit
37,100 L.F.18,600 L.F.45 EA820 AC43,400 L.F. 8450019,500 L.F.
Cost
$306,250,000$27,900,000$13,500,000
$242,000,000$18,340,000
$145,915,000$63,375,000$40,000,000$8,775,000
$100,000,000
N/A$52,000,000
$1,018,055,000
Summary of Overall Creek and Greenway Development Costs
I-994
DETROIT RIVVER
WARRWARRENREREN
PALMERER
GGRAT
IOT
RAGRG
OTIOTIATOTIOATA
GRAT
IOTOTIOATA
OTTTOTOTTOT
UAW
bly PlantDe sembly PlanDetroit-Hamtramck Asors)(General Moto
galgMcDougall-tHunt
hhrtrtworworwwwwssnsnsnrnararFaFa nsworthnsworthFarnFarnNeigborNeigborhood
Leg 1a
Leg 3
Leg 2
Leg 1b
Key Map
Leg
1a
1b
2
3
Total
Components
CreekPondsTributariesCreekPondsTributariesCreekPondsTributariesCreekPondsTributariesRaw Water Connection
Quantity
9300 L.F.207200 L.F.11000 L.F.94200 L.F.8400 L.F.123600 L.F.8400 L.F.43600 L.F.1
Cost
$77,190,000$6,104,000
$11,124,000$91,300,000$2,746,800$6, 489,000
$69,720,000$3,662,400$5,562,000
$68,040,000$1,220,800$5,562,000$8,240,000
$442,000,000
Summary for Creeks and Ponds within Creek Corridor
Site Strategy: Market and Land Use
Market and Land Use StrategyThe market strategy for the Bloody Run Creek project entails looking at national trends in various employment sectors throughout the country and specically in the State of Michigan. These trends combined with the local market outlook and the surrounding context in which the Bloody Run Creek area is situated and will all factor into the creation of a market for private development attracted to the Bloody Run Creek development. These trends led to the site strategy map at the right that illustrates a possible land use scenario for the Bloody Run development. In addition to renewal energy and food production systems that are inherent to the concept of Bloody Run there is proposed Medical Center and General Motors Volt Assembly Plant related research, technology and manufacturing facilities, eco-housing development, retail development, and the infi ll and revitalization of existing viable neighborhoods such as McDougall-Hunt and Farnsworth.
The adjoining chart also illustrates the private development program and costs (exclusive of renewable energy and food production systems). These proposed uses, like the greenway itself, has not been vetted with the community since the 1997 Community Reinvestment Strategy process. A robust community participation process is required to re-test these assumptions before the project moves forward.
Site S
Underground Drain
Primary Road
Major Road
Secondary Road
Green Space
Asset Buildings
Residential
Mixed Use
Energy & Production
Creek
Key:
Zone
22, 3311
1, 3, 44
5
2, 33444
Private Development
Mixed UseMedical/Tech/R&DAuto/Tech/R&DPackard Renewable Energy/Rec.Eastern Market Food SystemsEastern Market ExpansionVillage Hub 50% Residential 50% RetailGratiot CorridorCanal Eco-Living/Food Systems 20% Retail 80% ResidentialEast Riverfront Mid-Rise Housing Adaptive Reuse
Subtotal
ResidentialEco-LivingFarnsworth Infi ll/Historic RehabMcDougall-Hunt Infi ll/Historic RehabGrand Blvd. Infi ll/Historic Rehab (North)Grand Blvd. Infi ll/Historic Rehab (South)
Subtotal
Grand Total
Net Acreage
11528421214884260100100155154311231965050
814 Acres
13498205188104
1,392 Acres
2,450 Acres
Building Area
1,380,000 SF2,500,000 SF1,000,0001,008,0001,000,0001,000,000600,0001,000,000200,000800,0001,500,0005001,500,000
13,980,000 SF
320,000235,000492,000451,000249,000
1,747,000 SF
15,727,000 SF
Total Cost
$345,000,000$625,000,000$250,000,000
$201,600,000
$234,000,000$312,000,000$90,000,000
$40,000,000
$120,000,000
$150,000,000$300,000,000
$2,667,600,000
$48,000,000$35,250,000$73,800,000$67,650,000$37,350,000
$262,050,000
$2,929,650,000
Master Plan Development Program and Costs
Master Plan Development Zones
Recovery Park(SHAR)
y ParkAR)
R
Existing Creek
1.
1.
2.
6.
3.
2.
4.
6.
5.
7.
8.
9.
10.
11.
12.
13.
14.
17.18.
19.
23.
15. 16.
Stroh River Place
Residential
Infill Housing/Arts Village205 acres
Mixed Use
Eastern MktExpansion/
Eco-Housing84 acres
To Midtown Loop
Mixed Use
Medical/TechResearch & Design
115 acres
Energy & Production
Pepsi30 acres
Mixed Use
Retail/Entertainment/
Housing196 acres
Residential
Historic Rehab./Infill Housing
98 acres
Energy & Production
RecoveryPark/Energy/
Food Systems180 acres
Mixed Use
Canal Eco-Living/Food Systems/
Adaptive Re-use154 acres
Energy & Production
Renewable Energy/Food Systems/
Adaptive Re-use195 acres
Mixed Use
Eastern MarketFood Systems/
Retail/Housing148 acres
Residential
Existing Housing 77 acres
Residential
Infill Housing/Historic Rehab.
104 acres
Mixed Use
Hub260 acres
Residential
Eco-Housing134 acres
Residential
LafayettePark
183 acres
Mixe
d Use
Parkw
ay
155 a
cres
Residential
Elmwood403 acres
Mixed Use
Renewable Energy/Culture/
Recreation/Housing212 acres
Mixed Use
Auto/Tech Research & Design
284 acres
Energy & Production
Renewable Energy/Recreation
43 acres
Energy & Production
Incinerator63 acres
Mixed Use
DPS75 acres
Residential
Infill-Housing/Historic Rehab.
188 acresCentralPond
Dequindre Cut
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CulturalCCCCenter/entee
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JEFFERSON
LAFAYETTE
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I-75
I-94
I-94
E. GRAND BLVD.
VERNOR
MACK
CANFIELD
WARREN
JEFFERSON
LAFAYETTE
GRAT
IOT
GRAT
IOT
MACK
WILKINS
CANFIELD
WARREN
KERCHEVAL
CHARLEVOIX
PALMER
MT. E
LLIOT
ST. AU
BIN
MT. E
LLIOT
McD
OU
GA
LL
Detroit Academy ofArts & Sciences
Medbury Campus
PlymouthEducationCenter
CampbellElementary
School
EdisonPublic School
Academy
Pulford St.Elementary
Heidelberg Project
BuncheElementary
School
UAW-GM
Harbortown
Chene ParkRivard Park
TricentennialState Park
WoodwardAcademy
MLK High School
BerryElementary
School
Miller Middle School
FriendsSchool
Whitney Young Middle School
Detroit Academy of Arts & Science
St. StanislausRoman Catholic
Church
St. HyacinthRoman Catholic
Church
Sweetest Heart of Mary Church
St. AlbertusRoman Catholic
Church
Sacred Heart
Rectory
Historic Trinity Lutheran Church
St. John & St. Luke United Church of
Christ
St. Josephs Catholic Church
NewHarmonyBaptist
Capuchin Monastery
Calvary Baptist
Christ Church Detroit
LutheranCemetery
FRBC
Faygo
DouglassAcademy
Milliken Park
GlobeBuilding
y p j
2,000
on
es
n
s
2 3
1 4
5
Economic Impact
Economic ImpactThe economic impact of the construction of a public infrastructure project such as the Bloody Run Creek Greenway is signifi cant. The chart on the following page outlines part of the impact of this investment.
As can be seen, over 5000 construction jobs will be generated by the public project, and the subsequent tax revenue for both the city and the state exceeds $37 million dollars.
It is proposed that $1 billion in public investment yields approximately $3 billion in private investment even at the low densities suggested by the site strategy. Likewise, almost 16,000 permanent jobs with their resultant fi nancial impact will be created.
Expansion of existing economic opportunities
It is proposed that $1 billion in public investment yields approximately $3 billionin private investment.
Economic Impact
Bloody Run Creek Greenway ConstructionAcresConstruction JobsConstruction PayrollConstruction Material Purchased
Tax RevenuesDetroit Income Tax Michigan Income TaxMichigan Sales Tax
Other Public Benefi tsReduction of 3 Billion GallonsReduction of Maintenance CostsRenewable EnergyExpenditures in CommunityRecreational Uses - RevenueAgricultural Uses
Master Plan
$1,000,000,000800 Acres5,000$400,000,000$250,000,000
$7,200,000 $15,000,000$15,000,000
Phase 1
$200,000,00050 Acres1,000$80,000,000$50,000,000
$1,500,000$3,000,000$3,000,000
Demonstration Project (D1 & D2)
$36,000020 Acres525$42,000,000$15,000,000
$400,000$700,000$1,200,000
Summary of Public Economic Impact
Economic Impact
Bloody Run Private InvestmentAcresConstruction Jobs Permanent JobsTotal Construction PayrollTotal Permanent Payroll
Tax RevenuesDetroit Income Tax from ConstructionMichigan Income Tax from ConstructionMichigan Sales Tax
Other Private Benefi tsNew Corporate and Individual Income Tax from New Business and Permanent JobsRenewable Energy Systems/ Sustainable Practice reduction of costsUrban Farming uses in underutilized parcels and economic stimulant for food processingAgricultural Uses
Master Plan
$3,000,000,0001,200 Acres15,00016,000$1,200,000,000$640,000,000
$22,000,000$45,000,000$45,000,000
Phase 1
$475,000,00080 Acres2,5007,000$200,000,000$275,000,000
$2,500,000$8,000,000$8.500,000
Demonstration Project (D1 & D2)
$60,000,00030 Acres525560$42,000,000$22,000,000
$400,000$700,000$1,200,000
Summary of Private Economic Impact
Funding
FundingIt is envisioned that the primary funding sources for the Bloody Run Creek Greenway project will come from the following sources:
National Foundations Federal programs including the Environmental Protection Agency, the Department of Housing and Urban Development Tax Increment Financing
The matrix on the adjoining page indicates which components of the project will most likely fi t with which funding source. Initial discussions with federal agencies indicate general enthusiasm for the project. Making applications to these agencies will be one of the next steps action item.
Leveraging public and private funding sources
DEPARTMENTS/AGENCIES
FederalHousing & Urban DevelopmentEnvironmental Protection AgencyNational TrustU.S. Army Corps of EngineersFederal Highway AdministrationU.S. Fish and Wildlife ServiceEconomic Development AdministrationU.S. Department of Energy
StateMichigan Department of TransportationMichigan State Housing Development AuthorityMichigan Department of Natural ResourcesMichigan Economic Development Corporation
Local City of DetroitDetroit Department of TransportationDetroit Water and Sewerage DepartmentDetroit Economic Growth CorporationEconomic Development Corporation of the City of Detroit
Foundations and other Private FirmsNational FoundationsDTE EnergyInvest Detroit
PROGRAMS/INCENTIVES
FederalNew Markets Tax CreditsLow Income Housing Tax CreditsFederal Historic Tax CreditsFederal Geothermal Tax Credits
StateState Assistance Fund
Local HOMECommunity Development Block Grant ProgramSection 108 Loan ProgramTax Increment FinancingCommercial Rehabilitation ExemptionObsolete Property Rehabilitation ExemptionNeighborhood Enterprise ZoneWayne County TURBO ProgramPayment in Lieu of Taxes (PILOT)DTE Programs
Planning/Predevelopment
Aquisition & Relocation
Public Infrastructure - Land
Public Infrastructure - Water
Alternative Energy
Private Development
Funding Matrix
Organization
OrganizationA project of this size and scope requires an organization to oversee its development. It is proposed that this organization be an alliance of public and private stakeholders including the City of Detroit and private entities that have a strong stake in the project including corporations such as General Motors, community representatives such as the McDougall-Hunt neighborhood and non-profi ts such as the Eastern Market Corporation. A diagram of the proposed organization is shown on the following page.
View of expanded woods and greenway connection to Midtown
City of Detroit
Bloody RunDevelopment Alliance
Executive Project DirectorMcCormack Baron Salazar
Urban Resource Alliance, NTH Consultants, Ltd.,The Mannik & Smith Group, Inc., Zachary and Associates
Community/Public Interest
Corporate/ Private Interests
Real EstateDevelopment
Detroit CollaborativeDesign Center
Legal Counsel
Project Management Team
Project Manager
Marketing & Finance
Energy & Environment
Construction Management
Design & Engineering
Land Assembly
Land AssemblyLand assembly is key to any project, especially one of this scale. Every attempt has been made to route the creek through vacant land or unoccupied buildings. Where occupied residential buildings exist in the creek path, it is either rerouted or, if required and with the owners permission, the residence is moved into a viable block or neighborhood within the project area. About 40% of all vacant property is publicly-owned. A summary of property required for acquisition is shown in the following charts. The estimated costs for assembling the parcels is based on recent history in the city and are conservative costs.
Aerial view showing current neighborhood properties
Area
D1D2
Publicly Owned
2 Parcels2 Parcels
4 Parcels
Privately Owned
0 Parcels17 Parcels
17 Parcels
Cost
NA$850,000
$850,000
Area
Phase 1
Publicly Owned
80 Parcels
80 Parcels
Privately Owned
144 Parcels
144 Parcels
Cost
$7,200,000
$7,200,000
Area
Leg 1ALeg 1BLeg 2Leg 3
Publicly Owned
384 Parcels205 Parcels319 Parcels64 Parcels
972 Parcels
Privately Owned
499 Parcels281 Parcels435 Parcels55 Parcels
1,270 Parcels
Cost
$52,650,000
Master Plan Land Assembly Costs
Phase I Land Assembly Costs
Demonstration Project Land Assembly Costs
I-994
Leg 1a
Leg 3
Leg 2
Leg 1b
Master Plan Key Map
RIO
PELLE
OR
LEAN
S
RUSSELL
DEQ
UIN
DR
E
ST. AU
BIN
CH
ENE
DU
BOIS
GR
AN
DY
MIT
CH
ELL
JOSEPH
CA
MPA
U
GA
LL
ELMW
OO
D
GRAT
IOT
ANTIETAM
VERNOR
MACK
HALE
SCOTT
PIERCE
ERSKINE
WILKINS
WATSON
BREWSTER
ALFRED
DIVISION
ADELAIDE
ST. JOSEPH
Privately OwnedVacant Properties
Phase 1 CreekAlignment
Vacant Parcels
Parcels w/ Structures
Detroit Recreation Department Properties
Detroit Public SchoolSites
Privately Owned Vacant Commercial Structures
Publicly Owned Vacant Properties
Water and Greenway Boundary
Privately Owned HousesGood Condition
Privately Owned HousesFair Condition
Privately Owned HousesPoor Condition
Privately Owned HousesDemo Condition
Source: Data Driven Detroit, 2010Wayne State University Capstone Team, 2010
Source: SEMCOG, 2008
Phase 1 Property Ownership Map
Next Steps
Next StepsThere is a comprehensive list of next steps that are found in the working notebook. In general, however, the immediate focus should be on constructing the Demonstration Project (DI and D2). The following steps are necessary to build D1:
Engage a community process to confi rm consensus on the overall concept as well as the Demonstration Project. Secure City of Detroit approval to proceed with D1 and to make the city owned land available for the project. Secure planning and construction funding. Finalize the design and engineering of D1 and related planning. Perform all required engineering testing, surveys and approvals for the project including geo-technical and environmental testing. Meet with building owners of potential adaptive reuse projects and determine interest in potential redevelopment. Determine construction delivery process.
Demonstration Project (D1 & D2)