DEARBORN LIVING STREET PLAN
CONCEPT PLAN DEARBORN MI MAY 2016 DEARBORN LIVING STREET PLAN
CONCEPT PLAN DEARBORN MI MAY 2016
CONTENTS
INTRODUCTION
EXISTING CONDITIONS
CASE STUDIES + BEST PRACTICES
STRATEGIES FOR REDEVELOPMENT
PREPARED FOR THE CITY OF DEARBORN & THE MICHIGAN MUNICIPAL LEAGUE BY HAMILTON ANDERSON ASSOCIATES INTRODUCTION Dearborn’s West Downtown District is at a critical turning point. With the recent development of the new Dingell Transit Center in 2014, the City seeks to build on that momentum with its first transit-oriented development. The redevelopment of West Village Drive (currently Newman Street) from a service street to a vibrant, pedestrian- oriented connector will contribute to the overall goals for a denser, walkable, mixed-use district.
This plan builds on previous visioning work for the “West Village Connector” with a conceptual design and strategies to move the vision toward implementation. The plan carefully considers stakeholder needs and strategic phasing within the context of ongoing new development. CONTEXT
WAYNE COUNTY DEARBORN
SOUTHEAST MICHIGAN SOUTHFIELD FWY
HENRY FORD COLLEGE DETROIT DINGELL TRANSIT U OF M DEARBORN CENTER FORD MOTOR West Village Drive is WEST VILLAGE DRIVE COMPANY HQ PROJECT AREA R.R. a crucial link between WEST DOWNTOWN the Dearborn Transit DEARBORN DEARBORN Center and the West FAIRLANE CIVIC CAMPUS TOWN CENTER Downtown District as MICHIGAN AVE well as a number of THE HENRY FORD / FORD RESEARCH GREENFIELD VILLAGE nearby employment, & ENGINEERING educational, and cultural anchors.
NOT TO SCALE
DEARBORN LIVING STREET PLAN | 4 SITE
TODAY, West Village Drive (currently “Newman Street”) is a short, hidden street nestled between the Transit Center, railroad tracks, West Downtown, and Michigan Avenue. Currently, it is used as a service street for trucks and cars and is unknown to the average passerby.
MICHIGAN AVE ELM ST
OAKWOOD BLVD TRANSIT WEST WEST VILLAGE DR DOWNTOWN CENTER
RAIL CORRIDOR
THE HENRY FORD / GREENFIELD VILLAGE
DEARBORN LIVING STREET PLAN | 5 VISION
The recommendations found in this document provide the vision and steps for West Village Drive to become a new mixed-use, multi-modal environment that is both a destination and a vibrant connector.
MICHIGAN AVE ELM ST
OAKWOOD BLVD TRANSIT WEST WESTWEST VILLAGE VILLAGE DR DR DOWNTOWN CENTER
RAIL CORRIDOR
THE HENRY FORD / GREENFIELD VILLAGE
DEARBORN LIVING STREET PLAN | 6 CONCEPT Recommendations focus APPROACH on improving conditions for pedestrians by making it more inviting and active with both small interventions that can be done today and bigger changes in the future Bury the utilities alongside new development. Activate facades with art murals
Enhance fencing and other ‘edge’ Create a parklet conditions for customers and others who want a place to sit
Improve the landscape with plants and vegetation
DEARBORN LIVING STREET PLAN | 7 EXISTING CONDITIONS Since the economic recession, recent public-private investment has been aimed at improving West Dearborn, resulting in a new wave of investment. The Transit Center is one of the most catalytic investments in the city’s larger plan for generating momentum to create more dense, walkable, and connective development.
West Village Drive is the crucial link between the Transit Center and the West Downtown core. In order to enhance the connectivity between these two assets, it is important to understand the forces at play within this promising connector. LEGEND: BUILDINGS
EXISTING LAND USES, 1. WESTBORN MARKET BUILDINGS, & USERS 2. LES STANFORD CADILLAC DEALERSHIP 3. LES STANFORD SERVICE CENTER Current land uses in the project area are primarily auto 4. DEMMER LINCOLN dealerships and their related service buildings and parking 5. DEMMER LINCOLN USED CARS lots. Westborn Market is a lively retail use anchoring the west 6. DEMMER LINCOLN SERVICE CENTER end of West Village Drive; however, its current configuration PROJECT BOUNDARY and surrounding environment attracts a primarily auto-oriented NOT TO SCALE customer base.
MICHIGAN AVE
WEST 4 5 DOWNTOWN 1 2 ELM BRADY ST WEST VILLAGE DR TRANSIT CENTER 3 OAKWOOD 6
R.R.
DEARBORN LIVING STREET PLAN | 9 MASTER PLAN & ZONING
LAND USE While Dearborn’s future land use plan and zoning standards intend to promote » CURRENT LAND USE: Commercial the kind of walkable, pedestrian-oriented » FUTURE LAND USE: TOD development desired by the community, The City’s future land use plan designates the these standards and guidelines alone project area “Transit Oriented Development” may not be rigorous enough to ensure (TOD), calling for compact, mixed-use development is of the proper urban form to development that is pedestrian-oriented and create that environment. incorporates public spaces. It is important for the City to continue pursuing ZONING avenues that will regulate the intended physical form to ensure key investments — including » ZONING DISTRICT: BC - General Business District recent transportation, infrastructure, and planning » OVERLAY: BD - Downtown Business District initiatives — are reinforced and leveraged by new development. The “BD” overlay standards include a more stringent list of allowable uses and lower parking minimums to encourage development that is more compact and urban.
DEARBORN LIVING STREET PLAN | 10 TRANSIT SYSTEMS LEGEND MICHIGAN AVENUE CORRIDOR
MICHIGAN AVENUE BUS RAPID There are a number of transit options immediately serving TRANSIT ROUTE (PROPOSED) the project area — Michigan Avenue BRT and the Detroit- ROUGE GREENWAY Ann Arbor Commuter Rail being the most catalyzing AMTRAK (CURRENT SERVICE), opportunities for economic development and livability in DETROIT-ANN ARBOR COMMUTER West Dearborn. Michigan Avenue is an important arterial RAIL (PROPOSED) connecting Dearborn to Detroit but presents challenges to DINGELL TRANSIT CENTER establishing a walkable urban environment in its current state PROJECT BOUNDARY due to the number of traffic lanes and high speeds. NOT TO SCALE
45,000 CARS PER DAY
MICHIGAN AVE
WEST DOWNTOWN ELM
BRADY ST 200+ RIDERS PER DAY WEST VILLAGE DR OAKWOOD
R.R.
DEARBORN LIVING STREET PLAN | 11 STREET CONDITIONS LEGEND PUBLIC RIGHT-OF-WAY EASEMENT Current street conditions vary in terms of ownership, access, PAVED DRIVE (NO R.O.W. OR and utilities locations. The pedestrian infrastructure along EASEMENT) West Village Drive and Brady Streets is limited or non-existent SIDEWALKS due to their auto-oriented nature. Crosswalk striping is SIGNALED INTERSECTION consistently worn away, and sidewalk conditions are especially VIADUCT compromised in several locations within the project area. PROJECT BOUNDARY
NOT TO SCALE
*NOTE: A 15-foot utility easement was secured by Ford Land and DTE to remove overhead lines along West Village Drive (legally named “Newman Street”) and install an underground duct bank on the north side of West Village Drive. The easement extends from the south edge of West Village Drive to 15 feet north of the north edge of West Village Drive and from the west edge of Brady Street to the west edge of the Lot 16 property line.
MICHIGAN AVE
WEST DOWNTOWN 15’ UTILITY ASPHALT EASEMENT* DRIVE 66’ ROW ELM BRADY ST.
WEST VILLAGE DR. 30’ ROW TRANSIT CENTER
30’ EASEMENT; 30’ ASPHALT
OAKWOOD ASPHALT DRIVE DRIVE THROUGH PROPERTY
R.R.
DEARBORN LIVING STREET PLAN | 12 WEST VILLAGE DR. AT OAKWOOD, VIEWING EAST: WEST VILLAGE DR. NEAR BRADY ST., VIEWING EAST: WEST VILLAGE DR. EAST OF BRADY ST., VIEWING WESTBORN MARKET (LEFT) DEMMER SERVICE BUILDING (RIGHT) EAST: PARKING LOT FOR DEMMER SERVICE
WEST VILLAGE DR. EAST OF BRADY ST., VIEWING WEST VILLAGE DR. AT BRADY ST., VIEWING WEST: ELM ST. NEAR LOT 16, VIEWING WEST DOWN NEWMAN NORTH: PARKING FOR DEMMER SERVICE AND USED DEMMER PARKING (LEFT), LES STANFORD PARKING STREET CARS (RIGHT)
DEARBORN LIVING STREET PLAN | 13 CASE STUDIES + BEST PRACTICES If the vision for West Village Drive as a vibrant, walkable connection is to be realized, decision-making for planning and development must be aligned throughout the implementation process toward a common vision. Case studies and best practices from comparable places provide good examples for setting targets and measuring progress over time as it relates to achieving the proper urban form, density, and a balanced mix of active uses over the entire project area. LINDEN ALLEY
San Francisco, CA
Linden Alley is a redeveloped portion of an existing street along a gritty block including an empty lot, an auto body shop, and the graffitied rear walls of buildings.
The shared, curbless street includes trees, benches, murals, and several small retailers — a vibrant environment generating significant foot traffic on a daily basis.
The city’s Department of Public Works took the lead on implementation while the Neighborhood Parks Council helped coordinate funding. The streetscape project took five years.
DEARBORN LIVING STREET PLAN | 15 LINDEN ALLEY
San Francisco, CA
STREET WALL ACTIVE RETAIL
MURAL 35 FT ROW PARKLET
KEY CONCEPTS: » Shared use traffic: pedestrians, bicycles, vehicles » 1 to 4 story building heights » On-street parking, including dedicated car-share » One-way vehicular traffic
ACTIVE RETAIL FRONTING THE STREET TEMPORARY / POP-UP DEVELOPMENT PARKLET WITH PEDESTRIAN AMENITIES
DEARBORN LIVING STREET PLAN | 16 CADY’S ALLEY
Georgetown, DC
Cady’s Alley, once a service alley, is now the front door to high-end design shops, restaurants, and residential uses.
The shared street is highly pedestrian-oriented while still performing its service function, allowing truck access for deliveries and trash removal.
DEARBORN LIVING STREET PLAN | 17 CADY’S PEDESTRIAN ALLEY PASSAGEWAY
Georgetown, DC
STREET WALL ACTIVE RETAIL MURAL 20 FT ROW PARKLET / COURTYARD
KEY CONCEPTS: » Shared use traffic: pedestrians, bicycles, vehicles » 1 to 3 story building heights » Curbless » One-way vehicular traffic » Additional passageway off main street
OUTDOOR DINING ACTIVATES THE STREET RETAIL STOREFRONT AND MOVABLE MURAL ACTIVATES BLANK WALL PLANTERS AS URBAN EDGES DEARBORN LIVING STREET PLAN | 18 URBAN DESIGN PRINCIPLES
To create a quality shared street environment, the site design and placement of new buildings should be envisioned together. This approach leads to a coherent street with good quality buildings and open spaces and with a consistent character and distinctive identity. Basic principles include: » Multi-modal, shared right-of-way use » Pedestrian-oriented building facades » Active street-level uses (e.g., retail) » Buildings placed at the lot line except to accommodate associated retail (outdoor dining, display, bike parking) and facade relief » Comfortable street wall created by a combination of building facades and ‘urban edges’ in the absence of buildings » Limited vehicular openings (drive aisles, curb cuts) » Multiple reasons to visit
DEARBORN LIVING STREET PLAN | 19 WALKABLE AVERAGE ANNUAL RENT PER SF URBAN PLACES WEST DEARBORN PEER COMMUNITIES
According to a recent study, West OFFICE Dearborn has been recognized as a $14+ WEST DEARBORN walkable urban place that has seen noticeable development and investment $19+ DWTN ROYAL OAK, DWTN NORTHVILLE, DWTN PLYMOUTH, DWTN GRAND RAPIDS within the last five years. While still perceived as being economically risky, $26+ DWTN BIRMINGHAM, MAIN STREET ANN ARBOR recent development has demonstrated the potential for relatively high return on investment. RETAIL
West Dearborn should continue $13+ WEST DEARBORN building toward a critical mass $16+ DWTN ROYAL OAK, DWTN NORTHVILLE, DWTN PLYMOUTH, DWTN GRAND RAPIDS of residents, amenities, and jobs in order to develop into a higher $27+ DWTN BIRMINGHAM, MAIN STREET ANN ARBOR performing walkable urban place. Continually measuring West Dearborn’s metrics against successful peer RESIDENTIAL communities will ensure development efforts are strategic and supportive of one $12+ WEST DEARBORN another. $17+ DWTN ROYAL OAK, DWTN NORTHVILLE, DWTN PLYMOUTH, DWTN GRAND RAPIDS Source: The WalkUP Wake-Up Call: Michigan Metros (The George Washington University School of Business, 2015) $30+ DWTN BIRMINGHAM, MAIN STREET ANN ARBOR
DEARBORN LIVING STREET PLAN | 20 PRODUCT MIX
In the same study of walkable urban places, West Dearborn falls into the category “Suburban Town Centers”, which have a APPROXIMATE TARGET PRODUCT MIX walkable urban grid, historic buildings, and FOR “SUBURBAN TOWN CENTERS” occasional government anchors. The study acknowledges that ‘walkable urbanism’ is APPROXIMATE % OF TOTAL SQUARE FOOTAGE* both possible and common in the suburbs. HOTEL The average product mix of “Suburban UNIVERSITY & HOSPITAL Town Centers” includes more retail and INDUSTRIAL less office space than a central city (i.e., Downtown Detroit), playing a unique role in the metropolitan economy. FOR-SALE Ensuring West Downtown Dearborn RESIDENTIAL OFFICE evolves with a balanced product mix will ensure residents and businesses are supportive of one another and the area is populated at various times of the day and FOR-RENT RETAIL week. RESIDENTIAL
As West Village Drive and the West Downtown area continue to develop, other benchmarks to consider tracking include: Source: The WalkUP Wake-Up Call: Michigan Metros (The George Washington University School of Business, 2015) » Pedestrian and bicycle counts at key locations *Approximate target product mix is a benchmark for “Suburban Town Centers” in Metro Detroit in general; a more specific target mix for West Downtown Dearborn should be determined by a » Population and retail densities market analysis.
DEARBORN LIVING STREET PLAN | 21 STRATEGIES FOR REDEVELOPMENT This section presents the process, priorities, and approach to transforming West Village Drive.
Phasing, cross sections, and precedent images provide decision-makers and stakeholders with a common vision and set of possible strategies they can use to encourage redevelopment that is aligned with this vision. TODAY MICHIGAN AVE RETHINK THE STREET » Enhance crosswalks BRADY BRADY » Create ‘urban edges’ WEST VILLAGE DR » Activate blank walls » Provide wayfinding elements » Reorganize land uses » Dedicate the right-of-way on Lot 16 R.R.
PHASE 1 MICHIGAN AVE TRANSFORM THE STREET » Bury utilities BRADY BRADY » Streetscape development WEST VILLAGE DR » West Village Drive development (infill and adaptive re-use) » Coordinated shared parking strategy » Coordinated shared loading and refuse R.R.
PHASE 2 MICHIGAN AVE FULL BUILD CAPACITY » Michigan Avenue infill development BRADY BRADY » Coordinated shared parking strategy WEST VILLAGE DR » Coordinated shared loading and refuse
R.R.
DEARBORN LIVING STREET PLAN | 23 STRATEGIES TODAY: » Enhance crosswalks RETHINK THE STREET » Create ‘urban edges’ » Activate blank walls » Work with current property owners to reorganize their land use and The first steps are about high-impact, low cost, short-term improve their ‘edges’ along West Village Drive: enhanced parking actions that can be done today to improve and enhance aesthetics, quality fencing, raised planters, wall murals, seating » Provide wayfinding elements to connect pedestrians to/from Transit West Village Drive — without waiting on new development — Center, West Village Drive, and West Downtown that can change the way people perceive and experience the SITE SUMMARY street. Getting existing property users on board with the overall » Total building footprint: +/- 121,500 SF vision and making small changes are key to repurposing the » Total parking spaces: existing street. Additionally, tapping into local partners and ideas is a LEGEND Improved pedestrian node good way to widen the resource pool and develop creative, Improved fencing exciting solutions. Activated blank walls (i.e., mural, lighting, green wall)
OUTDOOR TABLES RAISED AND CHAIRS PLANTERS CROSSWALK MURAL / MOUNTED PARKLET QUALITY FENCING, CROSSWALK & SIDEWALK LIGHTING VERTICAL ELEMENT, & WAYFINDING IMPROVEMENTS OR RAISED MICHIGAN AVE PLANTERS ELM OAKWOOD BRADY ST
NEWMAN STREET
TRANSIT CENTER
R.R. RAISED PLANTERS DEMMER PRIVATE PROPERTY VIADUCT IMPROVE FENCING / STRATEGIES IMPROVE FENCING / (LOT 16) DEDICATED IMPROVEMENTS SCREEN PARKING (SEE APPENDICES) SCREEN PARKING TO RIGHT-OF-WAY
DEARBORN LIVING STREET PLAN | 24 TODAY: RETHINK THE STREET
PRECEDENT IMAGES:
URBAN EDGES: RAISED PLANTERS MOVABLE TABLES AND CHAIRS WAYFINDING
URBAN EDGES: SCREENING / VERTICAL ELEMENTS URBAN EDGES: QUALITY VIADUCT UPGRADES FENCING + LANDSCAPE
PARKLET + PLANTINGS
WALL MURALS ACTIVATE BLANK WALLS MOUNTED LIGHTING ACTIVATES PAINTED PAVEMENT / CROSSWALKS FACADES, PROVIDES PEDESTRIAN- SCALE ELEMENTS
DEARBORN LIVING STREET PLAN | 25 STRATEGIES PHASE 1: » Bury utilities (In Progress: Brady to Elm; Future: Brady to Oakwood) TRANSFORM THE STREET » Streetscape redesign: trees, planters, seating, lighting, pavement, green infrastructure » West Village Drive redevelopment: infill, adaptive re-use Phase 2 is about transforming West Village Drive » Coordinated shared parking strategy through quality infill development, adaptive re-use » Coordinated shared loading and refuse zones of existing buildings and land, and streetscape SITE SUMMARY » Total building footprint: +/- 229,000 SF improvements. Development should be oriented (Existing: +/- 121,500 SF; New: 107,500 SF) to West Village Drive with active ground floor uses, » Total parking: +/- 600 surface spaces entries, windows, balconies, and quality open LEGEND Shared loading zones spaces. Shared refuse areas Infill development
RETAIL KIOSK STREET TREES PEDESTRIAN RAISED PASS-THROUGH CROSSWALK OUTDOOR DINING POCKET OUTDOOR COURTYARD PARK DINING PLAZA
MICHIGAN AVE ELM OAKWOOD BRADY ST
NEWMAN STREET
TRANSIT CENTER
R.R. SHARED SHARED EVENT / DISPLAY LOADING ZONE SURFACE LOT AREA FOR RESTAURANT SHARED PLANTERS REFUSE AREA
DEARBORN LIVING STREET PLAN | 26 PHASE 1: TRANSFORM THE STREET
PRECEDENT IMAGES:
PEDESTRIAN- AND BICYCLIST- ORIENTED STREETSCAPE AMENITIES
ACTIVE GROUND FLOOR RETAIL, STOREFRONTS, SIGNAGE BOLLARDS
ACTIVE GROUND FLOOR USES, OPEN AIR DINING
TEMPORARY STREET CLOSURE FOR EVENTS OUTDOOR DINING, COURTYARD, POCKET PARK STREETSCAPE DESIGN: PAVING, LIGHTING, PLANTERS AND TREES, SIGNAGE
DEARBORN LIVING STREET PLAN | 27 STRATEGIES PHASE 2: » Michigan Ave infill FULL BUILD CAPACITY » Coordinated shared parking strategy; introduce parking deck(s) » Coordinated shared loading and refuse zones Phase 2 illustrates infill along Michigan Avenue, SITE SUMMARY » Total building footprint: +/- 274,500 SF* only after West Village Drive has been fully (Existing: +/- 229,000 SF; Added: 45,500 SF) developed. This phase is not required for West » Total parking: +/- 360 surface spaces +/- 100 spaces per floor in parking deck Village Drive to be successful, but demonstrates * SF total does not include parking deck to reflect only programmable SF potential growth capacity in the long term. This LEGEND amount of development will require the introduction Shared loading zone of one or more parking structures. Shared refuse area Infill development
RETAIL KIOSK OUTDOOR PEDESTRIAN RAISED DINING AREA PASS-THROUGH CROSSWALK
MICHIGAN AVE ELM OAKWOOD BRADY ST
NEWMAN STREET
TRANSIT CENTER
R.R. SHARED SHARED RETAIL / LOADING ZONE SURFACE LOT RESIDENTIAL LINER SHARED ON PARKING DECK PLANTERS REFUSE AREA
DEARBORN LIVING STREET PLAN | 28 PHASE 2: FULL BUILD CAPACITY
PRECEDENT IMAGES:
PARKING STRUCTURE WITH RESIDENTIAL LINER FRONTING THE STREET
RESIDENTIAL WALK-UPS / RESIDENTIAL LINER TO PARKING DECK
MIXED-USE: RETAIL AT GROUND FLOOR WITH RESIDENTIAL ABOVE
WAYFINDING, COORDINATED SHARED PARKING SYSTEM
SIGNAGE / PASSAGE TO ALLEY FROM MAIN STREET PEDESTRIAN PASSAGES, WALKWAYS GREEN INFRASTRUCTURE
DEARBORN LIVING STREET PLAN | 29 RESIDENTIAL/ RETAIL LINER ON PARKING DECK INFILL DEVELOPMENT ON MICHIGAN AVE
SHARED PARKING, BRADY STREET LOADING AND CONNECTION TRASH COLLECTION INTERNAL TO BLOCK
SHARED STREET ART PARKING MURAL AREA
OUTDOOR DINING ACTIVE GROUND COURTYARD FLOOR RETAIL WITH RESIDENTIAL ABOVE RETAIL IMPROVED KIOSK VIADUCT
OAKWOOD GATEWAY TO WEST VILLAGE DRIVE
MICHIGAN AVE OAKWOOD BLVD
BIRD’S EYE VIEW, FUTURE FULL BUILD SCENARIO (PHASE 2): VIEWING SOUTHEAST TOWARD TRANSIT CENTER
DEARBORN LIVING STREET PLAN | 30 STREET PERSPECTIVE: VIEWING WEST DOWN WEST VILLAGE DRIVE FROM ELM STREET NEAR THE TRANSIT CENTER
DEARBORN LIVING STREET PLAN | 31 MIXED-USE RESIDENTIAL PARKING / RETAIL LINER ON DECK PARKING DECK FRONT FACADES (WINDOWS, BALCONIES, SHARED ENTRIES) ORIENTED TO MULTI-MODAL THE STREET ROADWAY
ACTIVE GROUND FLOOR RETAIL GATEWAY PLAZA WITH LOW SEATWALL AND LIGHTING
BOLLARD LIGHTING
SPECIALTY RAISED PAVING CROSSWALK
STREET PERSPECTIVE: VIEWING WEST DOWN WEST VILLAGE DRIVE FROM ELM STREET NEAR THE TRANSIT CENTER
DEARBORN LIVING STREET PLAN | 32 STREET PERSPECTIVE: VIEWING SOUTHWEST DOWN WEST VILLAGE DRIVE NEAR BRADY STREET
DEARBORN LIVING STREET PLAN | 33 ACTIVATED QUALITY FENCING FACADE WITH AND LANDSCAPING MOUNTED LIGHTING STORMWATER SCREENS PARKING AND SIGNAGE PLANTER BEHIND RAISED PEDESTRIAN- PLANTERS SCALE SIGNAGE PARKLET
STREET PERSPECTIVE: VIEWING SOUTHWEST DOWN WEST VILLAGE DRIVE NEAR BRADY STREET
DEARBORN LIVING STREET PLAN | 34 STREET PERSPECTIVE: VIEWING WEST DOWN WEST VILLAGE DRIVE NEAR BRADY STREET
DEARBORN LIVING STREET PLAN | 35 MIXED-USE HEATED BUILDING WITH OUTDOOR ACTIVE STREET COORDINATED SEATING / SEASONAL LEVEL USES STREETSCAPE PEDESTRIAN- DINING ELEMENTS SCALE PROGRAMMED LIGHTING OPEN SPACE
STREET PERSPECTIVE: VIEWING WEST DOWN WEST VILLAGE DRIVE NEAR BRADY STREET
DEARBORN LIVING STREET PLAN | 36 BIRD’S EYE VIEW: VIEWING EAST DOWN WEST VILLAGE DRIVE FROM OAKWOOD
DEARBORN LIVING STREET PLAN | 37 COORDINATED RESIDENTIAL OR OUTDOOR TABLES PEDESTRIAN-SCALE OFFICE USE ABOVE AND CHAIRS STREET LIGHTING ACTIVE RETAIL
STORMWATER OUTDOOR DINING ART PLANTERS AND AREA IN FRONT MURAL STREET TREES SETBACK
BIRD’S EYE VIEW: VIEWING EAST DOWN WEST VILLAGE DRIVE FROM OAKWOOD
DEARBORN LIVING STREET PLAN | 38 CROSS SECTION A: ADJACENT BUILDINGS WITH NO FRONT SETBACK
SHARED THRU ZONE: SPECIALTY PAVEMENT accommodates pedestrians, (POTENTIAL): bicyclists, and vehicles in a textured or pervious pavement AMENITY ZONE: low-speed, shared two-way reinforces the pedestrian-priority street furniture including bollards, roadway nature of the street, potential benches, planters, street trees, and ACTIVE STREET LEVEL USE: environmental benefits, flush bicycle parking storefronts, windows, entries, curb maximizes accessibility, and outdoor dining; oriented to tactile strips at entrances to pedestrians shared roadway 30’ RIGHT-OF-WAY
MICHIGAN AVE
ACTIVE ACTIVE ELM STREET STREET A
LEVEL LEVEL OAKWOOD USE USE
R.R. 6’ 18’ 6’
AMENITY SHARED AMENITY ZONE THRU ZONE ZONE DEARBORN LIVING STREET PLAN | 39 CROSS SECTION B: ADJACENT BUILDINGS WITH SMALL SETBACK ZONE
SMALL SETBACK AMENITY ZONE (10-15 FEET): STORMWATER PLANTER: street furniture, associated retail defines through-zone and provides ACTIVE STREET LEVEL USE: dining and/or display, and bike SHARED THRU ZONE: productive landscape features storefronts, windows, entries, parking accommodates pedestrians, and outdoor dining; oriented to bicyclists, and vehicles in a low- pedestrians speed, shared two-way roadway
30’ RIGHT-OF-WAY 15’ UTILITY EASEMENT
MICHIGAN AVE
ACTIVE ACTIVE ELM STREET STREET B
LEVEL LEVEL OAKWOOD USE USE
R.R. 6’ 18’ 6’ 15’
AMENITY SHARED STORM- AMENITY ZONE THRU WATER ZONE ZONE PLANTER DEARBORN LIVING STREET PLAN | 40 CROSS SECTION C: ADJACENT BUILDINGS WITH LARGE SETBACK ZONE
PROGRAMMABLE OPEN SPACE: flexible open space that may AMENITY ZONES: be programmed seasonally or smaller amenity zones for events incorporate street furniture and meet the needs of URBAN EDGES: adjacent uses LARGE SETBACK AMENITY ZONE bollards, raised planters, etc. (+/- 50 FEET): provide buffer between travel large outdoor dining area, zones and amenity zone programmed open space, pocket park, street furniture
30’ RIGHT-OF-WAY MICHIGAN AVE
ACTIVE ACTIVE ELM STREET STREET C
LEVEL LEVEL OAKWOOD USE USE
R.R. 6’ 18’ 6’ +/- 50’
AMENITY SHARED STORM- AMENITY ZONE THRU WATER ZONE ZONE PLANTER DEARBORN LIVING STREET PLAN | 41 NEXT STEPS
This document provides design tools and » Consider form-based design guidelines to ensure new development is of a form to facilitate a walkable, examples to give stakeholders a range of options pedestrian-friendly street. and inspiration for transforming West Village Drive into a vibrant, walkable connector. Some » Coordinate future development with the West Downtown of the recommended actions can be taken today, district using forthcoming market study data. but to reach the long-term vision, a number of » Ensure street and public spaces are actively constraints and challenges must be addressed: programmed and maintained.
» Work with current property owners/users towards » Adopt signage for shared streets similar to European creating more urban solutions for current land uses standards that designate traffic rules and pedestrian and the future adaptive re-use of buildings and infill priority without “over-signing” the street. development. » Consider incentives or minimal requirements to » Ensure zoning code allows for the desired mix of retail, encourage ‘green’ landscape, construction, and residential, office, and open space uses. infrastructure design as well as public art as part of new development. » Ensure the zoning code includes provisions for shared parking. » Work with MDOT to create a more pedestrian-friendly environment on Michigan Avenue. » Ensure the zoning code includes provisions for shared loading zones.
DEARBORN LIVING STREET PLAN | 42 DEARBORN LIVING STREET PLAN | MAY 2016