HIGHLAND PARK DOWNTOWN STRATEGIC PLAN ACKNOWLEDGMENTS

TIFA BOARD Theresa Johnson

Gregoire Eugene-Louis

Devin Gough

Catherine Perkins

Julia Ramsey

Kathy Ramsey

STAKEHOLDERS & PROJECT PARTNERS Mayor Hubert Yopp - Ex Ofcio

Yvette L. Robinson - Community & Economic Development

City of Highland Park

Residents MKSK STUDIOS Business owners Urban Design + Public Space mkskstudios.com

Institutions and community groups

Wayne County

State of GIBBS Retail Market Analysis gibbsplanning.com

APRIL 26, 2016

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 2 TABLE OF CONTENTS

BACKGROUND 4

SECTION 1: SUMMARY OF UNDERSTANDING 6 LISTEN. SEE. LEARN. 7

RETAIL MARKET ANALYSIS 12

VISION 19 ----- MISSION 20

PRINCIPLES 21

SECTION 2: ACTION ITEMS 22 0 - 2 YEARS 24

2 - 5 YEARS 29

5 - 10 YEARS 31

THE FUTURE 33

SECTION 3: STREET RECOMMENDATIONS 38

SECTION 4: OPERATIONAL RECOMMENDATIONS 51

SECTION 5: APPENDIX OF SUPPORTING MATERIALS 56

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 3 BACKGROUND WHAT WE’VE BEEN ASKED TO DO

The Tax Increment Finance Authority (TIFA) Board is an overseeing Components of the Plan: body of the Highland Park Tax Increment Finance (TIF) district. A TIF district is an economic development tool that captures » A mission statement for the TIFA Board increases in taxable property within a certain boundary from » A redevelopment strategy for the built environment in Downtown a certain base year and sends it to a separate account. The Highland Park money collected is to be used for various projects, programs, and purchases to improve the overall vitality of the district. Many » Drawings and diagrams of catalytic developments communities use these funds to operate façade improvement programs or special events in the district, to incentivize new » A retail market snapshot development or purchase vacant properties for redevelopment, or » Programming recommendations that the TIFA Board may to hire additional services (i.e. trash removal and snow plowing) undertake to help the vision come to fruition for the district.

The TIFA Board is creating a Strategic Plan to map out what programs and projects they should be concentrating their eforts on. This will be a “Grand Vision” for downtown Highland Park. Through a six-month process, the team met with and interviewed local businesses, residents, and property owners to chart out an aspirational future for the area.

THE PROCESS AT A GLANCE

Understand current TIF assets

Document a snapshot of physical data, market data, and personal experiences

Uncover achievable possibilities and catalytic initiatives that improve amenities, quality of life, and wealth of Highland Park

Strengthen TIFA’s capabilities

Create a strategy to pursue bigger aspirations and needs

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 4 STUDY AREA 75 HIGHLAND PARK

EXISTING CONDITIONS 94 96

94

1 75 cana Da 3rd Ave 2nd Ave Woodward Ave Oakland Ave Hamilton Ave

Former Ford Plant

Highland Appliance ALDI

Inner Circle Greenway Sears St

Church of Model T Plaza Eastown Distributors God in Christ Hamilton Ave Property Holding Industrial Center DETROIT

Manchester St 75 Manchester Pkwy

Victor St Mark E Storen Fellowship Ford St Memorial Dialog Institutional Church Gerald St Direct

Pasadena St John R St Brush St

Grand St Baptist Church Grand St

Fire Station 8 tiF District Davison Fwy Former Highland Appliance Planned transit Hub city Boundary

Map of existing conditions. HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 5 SECTION 1: SUMMARY OF UNDERSTANDING LISTEN. SEE. LEARN.

The planning efort kicked of November 15, 2016 with a project leadership meeting to establish the over arching goals and structure for the Plan. A walking tour of the TIF district was also conducted. That set the stage for the frst phase of the project in January of 2017 focused on understanding what is going on in and around Highland Park. The Understanding phase of the project entails:

» Reviewing relevant and recent planning studies, reports, development projects, and capital improvements

» Collecting, formatting, and assessing base information for the study area and its context

» Understanding baseline demographic and retail real estate market data

» Interviews with individuals, stakeholders, focus groups, and elected leaders

» Web-based survey about how people use and interact Highland Park’s downtown

» Walking tour of key TIF district properties

» Evaluating Highland Park relative to its competing commercial centers

» Establishing the broad vision, mission, and action items for Highland Park to pursue over the next 2, 5 and 10 years

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 7 WHAT WE LEARNED

What follows is a summary of what was learned in the frst phase of the Plan. The core components of this summary are:

1. A map of the Study Area that describes the existing conditions in the focus area of the Plan and its Woodward Avenue context.

2. A summary of the current TIFA-controlled properties.

3. A retail market snapshot describing what is going on in Highland Park’s retail economy, its demographic forces that afect the trendline in its economy, and preliminary recommendations about the city’s opportunities for growth.

4. A Vision for what Highland Park will be in fve or ten years.

5. A Mission for what this Plan should accomplish.

6. Principles for how TIFA and its partners will implement the Plan.

Additional mapping, studies, and references are included in the Appendix of Supporting Materials.

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 8 CONTEXT: WOODWARD AVENUE

Royal Oak 2 Mi.

Ferndale 2 Mi.

Woodward Ave Livernois 2 Mi.

Highland Park 3 Mi.

New Center 2 Mi.

Inner Circle Greenway Greenway Circle Inner Midtown 1.5 Mi.

0 1 2 Mi. Downtown

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN Map of where Highland Park lies on Woodward Avenue. 9 TIFA - OWNED PROPERTIES

Inner Circle Greenway -- Eastown Distributors

Former Ford Plant - .... T Industrial Center S OR ALDI T IC V Model T Plaza 5

2 Highland Park Place

SEARS ST. WOODWARD AVE.

OODWARD A 1 W VE 93 13 MANCHESTER PKWY - 9 3 Fire Station 8 T 3 S 1 LD A R E G Former Highland Appliance 0

3

JOHN R ST. T D S AL R E G 4 2

2 AFREEWY tiF District .T

Planned transit Hub PASADENA S . T. VISON tiF Properties AD GRAND S Partial ownership TESW

Map of TIFA owned properties in Highland Park. HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 10 RECENT PLANNING EFFORTS

DRAFT Highland Park has been the subject of several recent planning eforts, each of which have components that include the TIFA district geography. In 2010, the City completed a citywide Master Planning efort and in 2014 the Woodward Avenue Action Association released their Complete Streets Plan for the Woodward corridor from to Pontiac traveling through Highland Park. The Detroit Greenways Coalition has been planning and building the Inner Circle Greenway which will traverse Highland Park at the Rail viaduct City of Highland Park over Woodward Avenue.

Master Plan 2010 May 2010 Highland Park Master Plan The Highland Park Master Plan emphasizes bolstering the Woodward Avenue corridor as the City’s “Main Street” and continuing to promote new development in this area. It also calls for Hamilton Avenue to be redeveloped as a mixed use district. A goal from this plan is to have an organized body like the TIFA Board help execute the plan.

Woodward Ave Complete Streets Plan The Woodward Avenue Complete Streets Plan seeks to create a more walkable, bikeable and transit friendly environment. The plan calls for two-way cycle tracks, dedicated transit lanes, and more street amenities like crosswalks and street trees. A center island transit stop is recommended at Manchester and Woodward.

Inner Circle Greenway Plan The Inner Circle Greenway is a 26-mile non-motorized pathway encircling Detroit and connecting the cities of Hamtramck, Highland Park and Dearborn. The portion through Highland Park is planned to travel along the Conrail railway past the former Ford Model T Plant and over Woodward Avenue. The Greenway is a multiuse path with amenities for running, walking, biking and general park use.

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 11 RETAIL MARKET ANALYSIS | TRADE AREA SNAPSHOT DEMOGRAPHIC COMPARISON

PriMarY traDe totaL traDe area WaYne coUntY State oF MicHiGan To Universal Mall/ area Oakland Mall To Gateway Belmont Plaza total Population Marketplace [2017] To Ferndale’s To Bel- Air Center/ Downtown District/ Eastland Center 67,200 189,700 1,747,500 9,954,600 Downtown Royal Oak total Population 8 Mile Rd [2022] Total Trade Area 63,900 182,100 1,695,600 10,067,300

annual Population Growth rate [2017-2022] -1.00% -0.81% -0.60% 0.23% total Households [2017] 7 Mile Rd 26,600 72,800 681,200 3,921,100

total Households [2022]

75 25,400 70,100 664,000 3,975,700

TIF District annual Household Growth rate Focus Area McNichols Rd [2017-2022] -0.92% -0.75% -0.51% 0.28%

Highland Park Place Model T Plaza average Household Size Puritan Ave 2.44 2.53 2.53 2.48 8 Oakland Ave 10 average Household income Primary Trade Area [2017] Woodward Ave $36,000 $39,300 $60,500 $68,100 Hamilton Ave average Household income Livernois Ave Oakman Blvd 14th st [2020] Meyers Rd

Linwood St $38,200 $42,200 $66,000 $75,000

Median Household income [2017] $24,600 $27,000 $42,600 $50,700

Median Household income [2020] To Fairlane Town Center $25,100 $27,000 $48,900 $56,700 96 % Household income >$75,000 Owen St 10.9% 13.1% 27.9% 32.5%

75 HIGHLAND % Bachelor’s Degree PARK Grand Riv 8.9% 8.9% 13.8% 16.8% 94 96 Detroit er Ave Grand Blvd % Graduate Professional Degree 94 7.0% 7.0% 9.3% 11.1% Midtown/ Downtown 75 canaDa Median age

38.1 37.1 38.4 39.9 Map of demographic comparison for trade are within Highland Park HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 12 RETAIL MARKET ANALYSIS | TRADE AREAS SNAPSHOT 2017 & 2022 SUPPORTABLE RETAILERS

Estimated 2017 2017 Estimated 2022 2022 Estimated No. of Retail Category Supportable SF Sales/SF Retail Sales Sales/SF Retail Sales Stores Retailers Apparel Stores 3,670 $190 $697,300 $200 $734,000 1 - 2 Department Store Merchandise 20,790 $185 $3,846,150 $195 $4,054,050 4 - 5 Electronics & Appliance Stores 4,530 $295 $1,336,350 $310 $1,404,300 1 - 2 Florists 1,120 $180 $201,600 $190 $212,800 1 Furniture Stores 3,010 $215 $647,150 $225 $677,250 1 General Merchandise Stores 11,460 $180 $2,062,800 $190 $2,177,400 3 - 4 Grocery Stores 26,090 $320 $8,348,800 $335 $8,740,150 1 Hardware 6,080 $190 $1,155,200 $200 $1,216,000 1 - 2 Home Furnishings Stores 2,190 $200 $438,000 $210 $459,900 1 Jewelry Stores 1,330 $325 $432,250 $340 $452,200 1 Lawn & Garden Supply Stores 1,380 $185 $255,300 $195 $269,100 1 Miscellaneous Store Retailers 5,050 $185 $934,250 $195 $984,750 2 - 3 O“ce Supplies & Gift Stores 1,200 $215 $258,000 $225 $270,000 1 Sporting Goods & Hobby Stores 5,200 $225 $1,170,000 $235 $1,222,000 1 - 2

Retailer Totals 93,100 $221 $21,783,150 $232 $22,873,900 20 - 27

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 13 RETAIL MARKET ANALYSIS | TRADE AREAS SNAPSHOT 2017 & 2022 SUPPORTABLE RESTAURANTS

Estimated 2017 2017 Estimated 2022 2022 Estimated No. of Retail Category Supportable SF Sales/SF Retail Sales Sales/SF Retail Sales Stores Restaurants Bars, Breweries & Pubs 2,290 $285 $652,650 $300 $687,000 1 Full-Service Restaurants 6,670 $285 $1,900,950 $300 $2,001,000 1 - 2 Limited-Service Eating Places 6,600 $265 $1,749,000 $280 $1,848,000 2 - 3 Special Food Services 2,040 $250 $510,000 $265 $540,600 1 - 2

Restaurant Totals 17,600 $271 $4,812,600 $286 $5,076,600 5 - 8

Retailer & Restaurant Totals 110,700 $232 $26,595,750 $244 $27,950,500 25 - 35

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 14 RETAIL MARKET ANALYSIS | TRADE AREAS SNAPSHOT 2017 & 2022 TOTAL ADDITIONAL SUPPORTABLE RETAIL & RESTAURANTS

Estimated 2017 2017 Estimated 2022 2022 Estimated No. of Retail Category Supportable SF Sales/SF Retail Sales Sales/SF Retail Sales Stores Retailers Apparel Stores 3,670 $190 $697,300 $200 $734,000 1 - 2 Department Store Merchandise 20,790 $185 $3,846,150 $195 $4,054,050 4 - 5 Electronics & Appliance Stores 4,530 $295 $1,336,350 $310 $1,404,300 1 - 2 Florists 1,120 $180 $201,600 $190 $212,800 1 Furniture Stores - 3,010 $215 $647,150 $225 $677,250 -1 General Merchandise Stores 11,460 $180 $2,062,800 $190 $2,177,400 3 - 4 Grocery Stores - 26,090 $320 $8,348,800 $335 $8,740,150 -1 Hardware 6,080 $190 $1,155,200 $200 $1,216,000 1 - 2 Home Furnishings Stores - 2,190 $200 $438,000 $210 $459,900 -1 Jewelry Stores 1,330 $325 $432,250 $340 $452,200 1 Lawn & Garden Supply Stores - 1,380 $185 $255,300 $195 $269,100 -1 Miscellaneous Store Retailers 5,050 $185 $934,250 $195 $984,750 2 - 3 O“ce Supplies & Gift Stores - 1,200 $215 $258,000 $225 $270,000 -1 Sporting Goods & Hobby Stores - 5,200 $225 $1,170,000 $235 $1,222,000 -1 - 2 Retailer Totals 93,100 $221 $21,783,150 $232 $22,873,900 20 - 27 Restaurants Bars, Breweries & Pubs 2,290 $285 $652,650 $300 $687,000 1 Full-Service Restaurants 6,670 $285 $1,900,950 $300 $2,001,000 1 - 2 Limited-Service Eating Places 6,600 $265 $1,749,000 $280 $1,848,000 2 - 3 Special Food Services - 2,040 $250 $510,000 $265 $540,600 - 1 - 2 Restaurant Totals 17,600 $271 $4,812,600 $286 $5,076,600 5 - 8

Retailer & Restaurant Totals 110,700 $232 $26,595,750 $244 $27,950,500 25 - 35

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 15 2017 SUPPORTABLE RETAIL 110,700 (SF) - $26.6 MILLION IN SALES | 25 – 35 STORES

Grocery Stores 26,100 sf Dept. Store Merchandise 20,800 sf Gen. Merchandise Stores 11,500 sf

Full-service Restaurants 6,700 sf Limited-Serv. Eating Places 6,600 sf Hardware Stores 6,100 sf

Images of retailers

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 16 RETAIL FINDINGS | SUPPORTABLE RETAIL BY 2022 $28 MILLION IN SALES

26,100 sf

20,800 sf

11,500 sf

6,700 sf 6,600 sf 6,100 sf 5,200 sf

Sporting Goods Hardware Limited-Serv. Full-Service General Dept. store Grocery & Hobby Store Stores Eating Places Restaurants Merchandise Merchandise

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 17 RETAIL TAKE-AWAYS

This study fnds that the Highland Park study area has an existing statistical market demand for up to 110,700 square feet (sf) of new retail development producing up to $26.6 million in sales. By 2022, this demand will likely generate up to $28 million in gross sales. The full report is available in the Appendix.

Please fnd below a summary of the 2017 supportable retail:

26,100 sf Grocery Stores

20,800 sf Department Store Merchandise

11,500 sf General Merchandise Stores

8,600 sf Miscellaneous Store Retailers

6,700 sf Full-Service Restaurants

6,600 sf Limited Service Eating Places

6,100 sf Hardware

5,200 sf Sporting Goods & Hobby Stores

4,500 sf Electronics & Appliance Stores

3,700 sf Apparel Stores

3,000 sf Furniture Stores

2,300 sf Bars, Breweries & Pubs

2,200 sf Home Furnishings Stores

2,000 sf Special Food Services

1,400 sf Lawn & Garden Supplies

110,700 sf Potential Total Additional Supportable Retail

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 18 VISION WHAT WILL HIGHLAND PARK LOOK LIKE IN 5 YEARS?

» Highland Park will be a distinct place with activity and investment along and just of of Woodward Avenue.

» Highland Park will maximize the value created by the intersection of the Greenway and Woodward Avenue.

» Highland Park will capitalize on its proximity to downtown Detroit, Midtown, Wayne State, New Center, Ferndale, Royal Oak, Livernois, and all of the region’s expressways.

» Highland Park will be a safe and enjoyable place to walk.

» Highland Park will be a community of choice for living, working, learning, and playing.

» Highland Park will expand its tax base to minimize fee increases and grow the number of municipal services can ofer

“I know where we’ve been. Where are we going?” - Mayor Yopp

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 19 MISSION WHAT SHOULD THE PLAN DO?

» Our Strategic Development Plan (the “Plan”) will provide recommendations for TIF District development, public space, infrastructure, and programming.

» The Plan will create a common and accessible platform for community engagement that drives programming, public investments, and the welcoming of new ideas and people while celebrating what makes Highland Park special.

» The Plan will bolster TIFA operations to achieve the outcomes in the Plan.

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 20 PRINCIPLES WHAT WILL WE DO TO ACHIEVE OUR VISION?

» We will tell an authentic and proud Highland Park story.

» We will foster more common spaces where families and friends can spend time together.

» We will actively recruit amenities, programming, and residences that power an active and vibrant civic core.

» We will support small entrepreneurs who create jobs and improve the quality of life.

» We will connect Highland Park residents to all of it’s history, its future, and its culture.

» We will make pedestrian safety, not vehicular throughput or speed, the top priority.

» We will prioritize the adaptive reuse of existing structures and thoughtfully add new ones.

» We will right-size regulations to ensure that they are delivering what we want.

» We will provide professional development services and resources to attract and collaborate with potential development partners.

» We will improve Highland Park’s competitiveness for grants, loans, and other development tools.

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 21 SECTION 2: ACTION ITEMS EXISTING CONDITIONS TIFA - OWNED PROPERTIES

Inner Circle Greenway -- Eastown Distributors

Former Ford Plant - Industrial Center ALDI ~Model T Plaza

SEARS ST. Highland Park Place WOODWARD AVE.

MANCHESTER PKWY

Fire Station

Former Highland Appliance

JOHN R ST.

Y AFREEWY tiF District .T

Planned transit Hub PASADENA S . T. VISON tiF Properties AD GRAND S Partial ownership TESW

Map of existing conditions for TIFA owned properties HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 23 0 - 2 YEARS ORGANIZE AND ACTIVATE

BMX TERRAIN PARK URBAN AGRICULTURE AND MARKET

BRAND BRIDGE

BRIDGE EVENTS

SHOPPINGMODEL CENTER T PLAZA COMMUNITY PAINTED

SEARS S T. BIKE LANES

ASTON ALLEY ARTS WALK FOOD TRUCK YARD & FARMERS’ MARKET SUNFLOWERS AND WALKWAY

SUNDAY OPEN STREETS POP UP PUBLIC POP UP MOVIE SQUARE THEATER PAINTED INTERSECTION

DISTRICT BRANDING/WALL ART DIRECTIONAL ART WALL ART JOHN R ST. LIGHTING & SIGNAGE Priority activation initiatives CREATIVE 'I, SIGNAGE RENTAL Supportive activation ; GREEN ALLEY CLEANUP initiatives LIGHTING & STOREFRONT creative Placemaking INSTALLATION

Green Streets P AS ADENA S T. ■ WOODWARD AVE. DAVISON FREEWAY open Space ■ HAMILTON AVENUE ROAD DIET WES T GRAND S T.

Map of Activation Incentives for the next zero to two years HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 24 0 - 2 YEARS | ACTIVATION FOCUS ORGANIZE AND ACTIVATE

FOOD TRUCK YARD & FARMERS’ MARKET

SUNFLOWERS AND WALKWAY

FIRE STATION ASTON ALLEY ARTS WALK

POP UP PUBLIC SQUARE

POP UP MOVIE THEATER

GERALD ST. DISTRICT BRANDING/WALL ART PAINTED INTERSECTION WALL ART

LIGHTING & SIGNAGE

DIRECTIONAL ART CREATIVE activation initiatives SIGNAGE RENTAL

WOODWARD AVE. PASADENA ST. Priority activation initiatives Supportive activation initiatives LIGHTING & STOREFRONT INSTALLATION

Map of Activation Focus for the next zero to two years HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 25 0 - 2 YEARS ORGANIZE AND ACTIVATE

coMMUnitY-PainteD BiKe LaneS

PoPUP MoVie tHeater

Street art aLLeY

PoPUP PUBLic SQUare FooD trUcK raLLY

MUraLS PoPUP SiGnaGe PoPUP PUBLic SQUare PoPUP FooD coUrt

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN Images of existing areas that will be activated in zero to two 26 years 0 - 2 YEARS STABILIZE AND ACQUIRE

PREPARE HS SITE FOR DEVELOPMENT ACQUIRE/STABILIZE

STABILIZE

SHOPPINGMODEL CENTER T PLAZA

SEARS S T.

ACQUIRE AND RETENANT STABILIZE & REUSE

STABILIZE

STABILIZE

ACQUIRE/STABILIZE JOHN R ST.

ACQUIRE

ACQUIRE

Buildings to acquire/

Stabilize P AS ADENA S T. ACQUIRE Sites to acquire WOODWARD AVE. DAVISON FREEWAY Stabilize/ acquire WES T GRAND S T. initiatives

Map of buildings that will be acquired/stabilized in the next zero to HIGHLAND PARK DOWNTOWN STRATEGIC PLAN two years 27 0 - 2 YEARS STABILIZE AND ACQUIRE

The TIFA owns and maintains several buildings and properties that are strategic assets for the reinvestment in Highland Park. Other properties within the district are of similar importance but outside the control of the TIFA and should be acquired for later reuse. Both the properties that TIFA owns and the ones that they should bring under control (either City or TIFA) need to be stabilized and protected against additional deterioration. Environmental analysis and changes to zoning or other policies may also be required to attract development. As part of this efort, the investment in 25 Victor Street as an early phase anchor should be pursued as an initial development for the district. This may be the initial step of a larger strategy to efectively market properties and recruit development partners.

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 28 2 - 5 YEARS RECRUIT & ANCHOR

DEVELOP NEW MARKET HIGH SCHOOL

GREENWAY

SHOPPINGMODEL CENTER T PLAZA

SEARS S T.

DANCE STUDIO, BAR, GALLERY OR ENTERTAINMENT, MUSIC VENUE BOUTIQUE HOTEL

COWORKING SPACE/ RESTAURANT MIXED-USE

CROSSFIT/CLIMBING COURTYARD JOHN R ST.

“IDEA HATCHERY”

Branding

commercial P AS ADENA S T. BRAND/LIGHT BRIDGES WOODWARD AVE. DAVISON FREEWAY institutional/ ofce

WES T GRAND S T.

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN Map of areas that will be recruited/anchored in the next two to 29 five years 2 - 5 YEARS RECRUIT & ANCHOR

Initial investments in the TIFA organization, activation, acquisition, and stabilization will allow targeted recruitment of permanent anchors in the district. These actions will also coincide with the rebranding and missioning of the TIFA to further strengthen its position to attract and invest in these anchors. The targeted recruitment will be focused around the intersection of Gerald Street and Woodward Ave. At this time, several of the initial popup activation may lead to a restaurant, a music and dance venue, the potential oUtDoor cLiMBinG WaLL anD FitneSS center for an arts-based studio or gallery, a mixed-use coworking space in the Highland Appliance Building, and entrePreneUrSHiP center anD coWorKinG SPace a ftness center/climbing wall in the former theater. As permanent bricks-and-mortar investment is being made, entrepreneurial opportunities can be expanded through small temporary retail structures that can be clustered to create a destination market to incubate new, small companies. This stage of development will also focus on the gateways to the district. The most prominent one will be the SMaLL BUSineSS incUBation (“iDea HatcHerY”) Greenway over Woodward on the districts northern edge. The Davison bridges are another opportunity for creative wayfnding and gateways in line with the districts brand identity.

cULtUraL BriDGe WaLL SMaLL BUSineSS incUBation

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 30 5 - 10 YEARS GROW

REDEVELOP HS SITE

CYCLETRACK

SHOPPINGMODEL CENTER T PLAZA BRT & CYCLETRACK

S EARS S T. MIXED-USE DEVELOPMENT MIXED-USE DEVELOPMENT

INFILL RETAIL CYCLETRACK

MIXED-INCOME INFILL RETAIL RESIDENTIAL INFILL RETAIL MULTI-FAMILY DEVELOPMENT SHARED PARKING

JOHN R ST. JOBS INFILL HOUSING

NEW STREET Single Family

residential Multi Family P AS ADENA S T . residential commercial MIXED-INCOME HOUSING INFILL HOUSING WOODWARD AVE. DAVISON FREEWAY institutional/ ofce

W ES T GRAND S T.

Areas that will be grown in the next five to ten years HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 31 5 - 10 YEARS GROW

After fve years of activating, testing the market, securing and stabilizing buildings, and bringing in key amenities, the district will have created its own center of gravity sufcient enough to attract sustained investment in mixed-income housing, commercial and social services, and a quality of life that will be attractive to employers.

The 5-10 year strategy entails strengthening the core through the adaptive reuse of buildings for housing and new construction of town houses, apartments, and small infll retail. The housing should be neW retaiL anD SerViceS attainable to a wide range of income levels, with particular focus on attracting workforce and middle class households.

This time horizon will also iMProVeD MULti-MoDaL inFraStrUctUre experience upgrades to infrastructure, the most notable being the remaking of Woodward Avenue as a multi-modal regional connector.

Mix oF reSiDentiaL oPtionS FaMiLY anD SMaLL HoUSeHoLD HoUSinG Mix oF neW anD aDaPtiVe reUSe

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 32 THE FUTURE

MIXED-USE MIXED-USE DEVELOPMENT DEVELOPMENT

INFILL RETAIL JOBS

OPEN SPACE SHOPPINGMODEL CENTER T PLAZA

S EARS S T. RESIDENTIAL

JOHN R ST.

Single Family residential Multi Family residential P AS ADENA S T . commercial

institutional/ ofce WOODWARD AVE. DAVISON FREEWAY

Stabilize/acquire W ES T GRAND S T. initiatives

Map of the future growth HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 33 EXISTING The Jackie Wilson Block

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN Image of the Jackie Wilson Block 34 0 - 2 YEARS The Jackie Wilson Block

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN Image of the Jackie Wilson Block in zero to two years 35 THE JACKIE WILSON BLOCK

Image of the final outcome of the Jackie Wilson Block HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 36 EXISTING VICTOR STREET ------.:

J . :..l Ii i Im - ~, ,___..~,_,,,,_"~ - -

• .... -

' \ ..

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN Image of Victor Street 37 0 - 2 YEARS VICTOR STREET

Image of Victor Street in the next zero to two years HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 38 THE VISION VICTOR STREET

Final image of the vision of Victor Street HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 39 SECTION 3: STREET RECOMMENDATIONS PROPOSED STREET NETWORK

1 "

3rd Ave 2nd Ave Oakland Ave I I I I • • I • I Greenway I ' I I I I

Hamilton Ave I I I I I I Manchester St I 75 Manchester Pkwy I Victor St I Ford St I Alley Gerald ·---1------I ,I I I It ______Proposed Development Sites JI Pasadena St Greenway Aston Alley Arts Walk Walk Arts Alley Aston Grand St Grand St .....

Woodward Ave •------roadI Diet and Multimodal Streets 8

Davison Fwy John St Ir--- t------,Shared Streets I ~------~I I I r------,Green alleys ~------~I Ir-- ~I------, new Street . I ~------I ~ Map of the proposed street network HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 41 BEFORE MANCHESTER PARKWAY SUNDAY “OPEN STREETS” ACTIVATION TO CAPITALIZE ON UNDER-USED RIGHT-OF-WAY

6’ 12’ 12’ 12’ 30’ 12’ 12’ 12’ 6’ 114’ right of Way AFTER BUiLt to accoMMoDate: 31,000 aDt

cUrrent aDt: 3,700 ------an “open Street” confguration with a linear park on one side of the median should be tested for a future permanent solution. the north side (due to fewer access points), can be closed of on Saturdays and Sundays to be used for park activities such as youth basketball, bike riding, family barbecues, food trucks, and community events

Hamilton ave

Manchester Parkway

6’ 12’ 12’ 12’ 30’ 24’ 12’ 6’ 114’ right of Way

Images of proposed Manchester Parkway HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 42 BEFORE MANCHESTER PARKWAY PERMANENTLY REDUCE TRAVEL WAY AND ADD MULTI-USE PATH

12’ 6’ 12’ 12’ 12’ 30’ 12’ 12’ 12’ 6’ 114’ right of Way AFTER BUiLt to accoMMoDate: 31,000 aDt

cUrrent aDt: 3,700

Should trafc remain consistent and ------the “open street” concept become a success, the city may consider a permanent linear park installation. this would require resigning and restriping the south side of the median to operate as a two-way street and adding a multi-use path on the street’s south side.

Hamilton ave

Manchester Parkway

12’ 6’ 12’ 12’ 30’ 24’ 12’ 6’ 114’ right of Way

Images of proposed Manchester Parkway HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 43 BEFORE VICTOR STREET ADD BICYCLE INFRASTRUCTURE

7’ 46’ 7’ 60’ right of Way AFTER

Victor should be envisioned as a “Main Street” walkable corridor. the area is currently dense with local businesses and employers. the street scene should encourage walking to lunch, socializing and better access to the heart of the district. Bike lanes, narrower travel lanes and on-street parking will slow trafc down and make it a more enjoyable place to be outdoors while maintaining the necessary parking and servicing of local businesses along the street.

Woodward ave

Victor St

7’ 5’ 3’ 8’ 11’ 11’ 3’ 5’ 7’ 60’ right of Way

Images of proposed Victor Street HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 44 BEFORE ASTON ALLEY ARTS WALK CONNECT FUTURE AMENITIES ON A VIBRANT WALK

8’ 16’ AFTER

Highland Park has a wealth of alleys that can work as connections throughout the downtown. these alleys should be cleaned up and used as opportunities to display art and work as social spaces for patrons.

these spaces, in addition to pedestrian connections and green spaces, can also be shared to serve as access to parking, ride share queues, and bicycle parking.

Woodward ave

Manchester St

8’ 16’ 30’

Images of Aston Alley Arts Walk HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 45 BEFORE HAMILTON AVENUE ROAD DIET

10’ 75’ 10’ 95’ right of Way AFTER

Built to accommodate: 31,000 aDt

current aDt: 7,800

Hamilton avenue was once a bustling commercial corridor known as antique alley for the number of antique stores located there. it is a major north/south connector and a known bike route due to its low vehicle volume. the roadway should be reconfgured to enhance the biking atmosphere, connect to the Woodward corridor and plan for future business and residential redevelopment along Hamilton.

Hamilton ave

5’ 5’ 5’ 3’ 9’ 11’ 10’ 11’ 16’ 3’ 5’ 5’ 5’ 95’ right of Way Images of Hamilton Avenue HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 46 BEFORE GERALD STREET ADD PARKING AND CONVERT TO A WALKABLE STREET

10’ 20’ 20’ 20’ 10’ 80’ right of Way

Gerald Street should be reimagined as AFTER a local street and not a cul-de-sac. the Plan calls for the street to be extended through the old Holiday inn site, now owned by the State of Michigan. this would allow for new development opportunity and would act as a catalyst to attract buyer attention to the former city hall and the fre station. this move would also support more optimal emergency vehicle r circulation by not bottle necking movement to the light at Woodward 1 8 B El and Gerald.

Woodward ave

John r St Gerald St 5’ 5’ 16’ 28’ 16’ 5’ 5’ 80’ right of Way

Images of Gerald Street HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 47 GERALD ST NEW EAST-WEST CONNECTION

AFTER the former Holiday inn site is a signifcant redevelopment site and a corridor to connect neighborhoods r_..______._____ [] n ______/.__ east of John r Street. cut through and high-speed trafc, however, is not the desired outcome. rather, a narrow street that supports local, slow moving, trafc can unlock the site’s potential while providing a desirable east-west connection movement for □ u all modes.

Woodward ave

John r St 5’ 5’ 7’ 18’ 5’ 5’ 45’ right of Way

Images of Gerald Street HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 48 NEW STREET NEW NORTH-SOUTH CONNECTION

AFTER increased access north into the district will become necessary as the site develops. the new street should be designed as a local street, supporting slow moving trafc into and out of the district.

Woodward ave

John r St 5’ 5’ 7’ 10’ 10’ 7’ 5’ 5’

Image of New Street HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 49 BEFORE JOHN R STREET (SOUTH OF MANCHESTER)

AFTER

8’ 44’ 8’

60’ right of Way

John r is a major north-south regional connector that can be better utilized as a multi-modal thoroughfare by adding bike lanes and making it a more pleasant place to walk. this will connect the business along John r to Victor and the district’s core, which will help to create a more complete network.

Woodward ave

John r St 8’ 5’ 3’ 11’ 11’ 7’ 3’ 5’ 8’

60’ right of Way

Images of John R Street HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 50 BEFORE JOHN R STREET (NORTH OF MANCHESTER)

AFTER

70’

the Highland Park industrial center presents an excellent opportuntity for partial reuse as an ofce, light industrial, and even a residential place. the centerpiece of this place is the extension of John r Street north. this new street will be framed by the warehouse bulk and new uses in a memorable public space. this corridor can also serve as a connection north to the proposed greenway.

Woodward ave

John r St

10’ 4’ 8’ 22’ 8’ 4’ 10’ 70’ Section

Images of John R Street HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 51 BEFORE WOODWARD AVENUE NEW REGIONAL MOBILITY OPTIONS

10’ 11’ 11’ 11’ 12’ 11’ 11’ 11’ 12’

100’ right of Way AFTER

BUiLt to accoMMoDate: 44,000 aDt

cUrrent aDt: 24,000

Using some of the information and concepts from the complete Streets plan along with national manuals such as aSSHto and nacto, the right-of- way should be reconfgured to allow for and promote a more multi-modal environment. Sidewalks should be widened where possible, dedicated transit lanes will aid in efciency and a two-way cycle track, bufered by curbs and greenery, should be considered to link with the regional network.

Woodward ave

Manchester St

10’ 11’ 11’ 11’ 11’ 11’ 11’ 7’ 10’ 7’

Images of Woodward Avenue HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 52 SECTION 4: OPERATIONAL RECOMMENDATIONS OPERATIONAL RECOMMENDATIONS | TIFA

The primary job of the TIFA is to attract investment to the TIF district. The impact of that investment should service the greater common good of Highland Park, allowing it to aford the services and functions of a liveable and equitable city. This is a full time job. Adequate stafng and resources will be critical to the implementation of the initiatives presented in this plan. To accomplish this job, the following roles and duties of TIFA are recommended:

NORMAL ACTIVITIES

» Safe and clean programs

» Code enforcement requests

» Programming and placemaking

» Entrepreneurship

» Property acquisition,stabilization, management, marketing, and development

» Partnership development

» Fundraising

DATA MANAGEMENT

» Current and updated mapping and data about TIF District properties and buildings

» Clear accounting to understand revenues from tax increment, debt, and expenses

» Implementation and regular updating of the Plan

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 54 OPERATIONAL RECOMMENDATIONS | TIFA (CONT.)

DEVELOPMENT SERVICES AND PARTNERSHIPS » Support the creation of a craft guild for the building trades that: » Builds skills across building trades » Create a brand » Focuses on youth, low income, and minority opportunity » Website and social media: building and skill development » Marketing material » Provides quality skills bank that can be paired with » Mission statement development projects » Contact information » Works to establish local sourcing of building supplies and » Available properties materials

» Establish an ofce location STAFF AND LEADERSHIP NEEDS » Broadcast how TIFA partners on development: » Executive director » Role in development » Development capabilities » Director of real estate » Investment types » Program director

» Strategic partnerships with City, employers, etc » Intern(s) » Volunteers and committees

ADVOCACY AND RESOURCE BUILDING

» Public engagement

» Create and manage investment fund (crowd sourced and conventional)

» Pool common costs to lower rates for insurance, water, internet, etc

» Advocate for adjusting base year for TIF to be more in line with current market

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 55 OPERATIONAL RECOMMENDATIONS | TIFA BOARD

The Highland Park TIFA Board will be a leading champion of the » Helping to outline policies, ordinances and regulations Strategic Plan. The Board will use this Plan to inform decisions that are causing a hindrance to the district, businesses regarding the district and they will be responsible for holding and development each other and other government bodies accountable for the » Collaborating on grant applications and development implementation of the plan. In order to achieve success in this funding through local foundations and government area, the following are principles the Board should adopt: sponsored programs to achieve goals » All Board members will regularly attend and contribute to » The Board will organize and provide professional development Board meetings and hold each other accountable services and resources for current and future district businesses » All Board members will read board packets and research agenda items before attending the board meetings in order » The Board will support its members’ development through to make educated decisions and bring forward relevant training and regular engagements with other development questions agency Boards of Directors in the region.

» The Board will actively recruit amenities, programming, and » The Board will be composed of a diverse mix of experience residets that help achieve Plan goals. This may include: and contribution types:

» Marketing TIFA owned properties » Development expertise » Supporting small entrepreneurial business that create » Businesses jobs and improve quality of life » Residents » Encourage common spaces for Highland Parkers and » City leadership their family and friends » Fundraising » Create an event calendar to help draw in patrons to the district year round » Marketing » The Board will work with the City of Highland Park staf to » Arts, culture, and creative industry ensure city plans and policies support the TIFA Plan. This » Strategic partnerships includes:

» Regularly meeting with the City to discuss plans and projects » Being involved in planning and economic development projects at a local and regional level

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 56 NEXT STEPS

ACTIVATION OF MANCHESTER AND POPUP PUBLIC SQUARE/ MOVIE THEATER

INCORPORATE OPERATIONAL GUIDELINES INTO TIFA CULTURE

LEVERAGE POTENTIAL FUNDING PARTNERS TO IMPLEMENT EARLY ACTION ITEMS In order to achieve success with the implementation of this plan TIFA will need to seek funding through local partners and organizations. Below is the beginning of a list of potential partners. Working with the City and other local advocacy agencies to plan for grant applications early and often will be the key to succeeding:

» Michigan Economic Development Corporation

» Redevelopment Ready Communities program and others » Michigan State Housing and Development Authority

» Michigan Department of Natural Resources

» Transportation Alternatives Program Grants through the South East Michigan Council of Governments and the Michigan Department of Transportation

» Foundations:

» Community Foundation of » Kresge Foundation » Ford Foundation » Ralph Wilson Foundation

FOCUS DEVELOPING PLANS AND STRATEGIES FOR HIGHLAND APPLIANCE, 25 VICTOR, AND THE FORMER HIGH SCHOOL SITE

HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 57 SECTION 5: APPENDIX OF SUPPORTING MATERIALS TIFA - OWNED PROPERTIES

..

1 .. 3rd Ave 2nd Ave Woodward Ave Oakland Ave

Hamilton Ave I I I I I

Inner Circle Greenway

Hamilton Ave Property Holding DETROIT

Manchester St 75 Manchester Pkwy

Victor St Ford St Gerald St

Pasadena St

Grand St Grand St Former tiFa Mark E Storen Davison Fwy Highland Fire Station 8 Memorial Park city Appliance other Public I I non-Proft I church I I

Map of TIFA owned properties HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 59 ILLUSTRATIVE PLAN 2nd Ave 3rd Ave Hamilton Ave Oakland Ave Woodward Ave

Manchester St

Manchester Pkwy

Victor St

Ford St Gerald St

Pasadena St

Grand St Grand St

Davison Fwy 8

Image of the illustrative plan HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 60 THE GREENWAY

\ - - , r • - I -- I I Project Map; Phase I " . \ • ==-:: Inner Circle Greemvoy . ' - Proposed (15.l miles) CITYOF - -· 1 Alrernatrve PARK 1111111I fnner C,rc/a Gretenway Hl(ll1LAND \ ✓ \ or Ex!enslon ROUie$ ,'(;ITYO - Eri•tlng, - Inner Citeie Gre•nway J Completed/Under Construction/ 1i~~M (10 6 m,/uJ ■ \ -- 1 Funded \ \.i ' , .. ,,~ \,,""'' , .. == J Pro}ec1 Phou, , .. [ - : / \ I I i. ,,.; I ,, - 1 , I \ .. \ I I ,,..... \ I "' • •• ,. • 1 !: J ~ '\ \ ~.,,.,.. .. 1~, I • / .: • 6: \ !I \ \ \ ll ... ,,. \ ,, I ..... \ I _,.. , \ .,P \ I I \ \ \ . t ...... I I --\ \ ,.._ l \ :.. I \ ' • \ ' • \ \ • ' .,.. • .. ' \ '\ \ ...... \ \ \ ' ' \ \ , .-'\ CITYOFDEARBORN_.... ,, __ ..., \ \ I .,. \ CITY OF WINDSOR, CANADA

Image of The Greenway HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 61 PROPOSED LAND USE

.. .. ' ' ' • 1 ' ' "

3rd Ave 2nd Ave Woodward Ave Oakland Ave I Hamilton Ave I I • • I I I I I I I I I I I I I Manchester St I 75 Manchester Pkwy I Victor St I Ford St I Gerald St r---~-I ------, Pasadena St •I ______Proposed Development Sites jI

Single Family residential Grand St Grand St Multi Family residential Davison Fwy 8 Mixed Use

commercial/ retail

ofce

institutional

Image of the proposed land use HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 62 EXISTING ZONING

1 3rd Ave 2nd Ave Woodward Ave Oakland Ave Hamilton Ave MAX 5 STORIES

MASTER PLAN CALL FOR FLEXIBLE REGULATION

Manchester St Manchester Pkwy

Victor St Ford St Gerald St [r-1] Single Family residential

Pasadena St [r-UV] Urban Village residential

[M-UV] Urban Village Mixed Use Grand St Grand St [toD] transit oriented Design Davison Fwy 8 [SP] Mixed Use

COMPATIBLE BUILDING TYPE [cBD] Downtown Highland Park {SINGLE USE BUILDINGS) [1rD] industrial/research Development and industrial [c] institutional and civic

Image of the existing zoning HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 63 PROPOSED ZONING

MAKE MIXED USE 1 3rd Ave 2nd Ave Woodward Ave Oakland Ave Hamilton Ave

MAKE MIXED USE ALLOW RESIDENTIAL USE

Manchester St Manchester Pkwy

Victor St Ford St Gerald St [r-1] Single Family residential

Pasadena St [r-UV] Urban Village residential

[M-UV] Urban Village Mixed Use Grand St Grand St [toD] transit oriented Design Davison Fwy 8 [SP] Mixed Use

[cBD] Downtown Highland Park ALLOW RESIDENTIAL USE MAKE MIXED USE [1rD] industrial/research Development and industrial [c] institutional and civic

Image of the proposed zoning HIGHLAND PARK DOWNTOWN STRATEGIC PLAN 64