Urban Live-Work Linkage

Wayne State University’s Graduate Course in State, Regional & Local Economic Development

Prepared for: Detroit Future City, Detroit Economic Growth Corporation, SWOT City

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I-96 Area with Maps

 

WSU Gateway I-96 Employment District Presentation

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Team Members TJ Auer James Courtney Ricardo Kisner Justin Lyons Robert Pearson Sean Sims Jeri Stroupe Giles Tucker Xiao Zhuo

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Agenda Background Research Methodology Recommendations Best Practices Key Takeaways

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Project Background

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DFC: Secondary Employment Districts

Five secondary employment districts targeted by DFC Not part of the core 7 employment

districts, but still seen as a “valuable provider” of industrial jobs

Project focus on I-96 district Near active rail, highways and airport

Manufacturers, distributors and suppliers

Media Coverage “How Detroit Manufacturing Systems hired hundreds

of workers in the city” By Lester Graham of Michigan Radio

Hired 729 new employees, 2/3 live in the City of Detroit President Barack Obama highlighted the success of DMS in the

2014 State of Union Detroit Employment Solutions Corporation helped staff

DMS Pre-employment training in manufacturing for potential employees

of DMS “Tech Town trying to revitalize Detroit's

neighborhood businesses” By Katherine Yung Detroit Free Press Business

Tech Town business incubator program has reached out to the Brightmoor Business community

Opened a field office on Lasher Road in the community in Brightmoor to assist entrepreneurs

Received additional funding from the Marjorie Fisher Foundation to work with the Brightmoor small business community

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Research Methodology Defining the I-96 Industrial District Interviews with business and civic leaders Survey of business owners Analysis of best practices / comparatives

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Project research

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I-96 Area with Maps

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Current Zoning

Mostly heavy industrial

Some industrial buffer “zoning”

Directly adjacent to residential zones

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Zoning Opportunities

North South

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DEGC Meeting – March 19, 2014 Capital investments

in infrastructure Safety / Security Beautification /

Green Space Rezoning adjacent

property Strengthen district

business cooperation

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Survey Instrument Survey questions focused on demographics of

workers, commuting habits and employment need

N=10

*Contacted 38

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Survey Insights

Entry level positions have minimal education barrier

Acquiring high skilled labor consistent challenge for businesses

Many use temp and professional services for hiring

Employers have limited relationship with workforce development/ community colleges

Most employees commute from outside the city limits

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Profile of Key Employers

DETROIT MANUFACTURING SYSTEMS

KOLENE CORPORATION

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Recommendations

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We recommend I-96 Employment District businesses form an Industrial Business

Improvement District

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IBIDS Within DFC

IBID creation is one of DFC’s “Place-Based Strategies For Growth”

I-96 Secondary District would be the pilot IBID for Detroit Strong existing leadership with DMS Accessible to rail, highways and airport Room for growth with I-96 Gateway and Farmer

Jack Distribution Center

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Increased Powers Granted by IBID Acquire / Construct / Modify, land, sidewalks,

curbs and lighting Economic Development Activities

Business attraction Control of safety

Secondary Police Employment Funding

Assessments Grants

Zoning

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Benefits of I-96 IBID

I-96 IBID

Safety

Beautification

Marketability

Grants and incentives

Tenant satisfaction

Community

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I-96 IBID Action Plan Determine parcel owners and stakeholders

Inventory of property vacancy and define size Petition City

Development of governance board Outline of project types and finances

Plan to implement open meetings Vote

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Best BID practices

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BID Example: Fulton Industrial Boulevard

Largest industrial and business complex in Atlanta region

Location near airports, downtown Atlanta, railways and major highways (I-20 and I-285)

Covers nearly 4,800 acres

46.1 million square feet of industrial inventory 553 industrial buildings

included

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BID Example: Fulton Industrial Boulevard Fulton Industrial Community Improvement

District created in mid-late 2000’s Employers include warehousing, manufacturing,

wholesaling, and contractors in auto parts, beverages, office furniture, machinery, etc.

Master Plan (2013) includes: Goals:

Public Safety, Landscaping and Beautification, Infrastructure Improvement and Economic Development

Wayfinding plan, branding, travel center, flex industrial, eco-industrial sites

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Southwest Detroit BID Secondary Policing

BID contracted over 1,000 additional police man hours Clean Team

Cleared 36,000 gallons of litter and cleaned 644 miles of streets and sidewalks

Maintains 81 Litter baskets Cleared more than 20 illegal dumping sites

Graffiti Removal 1,200 tags from 500 buildings

Landscaping Mowed and maintained weekly

Fundraising Has raised $6.4M to keep street lights on in business district

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Secondary recommendations

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Workforce Incentives Fidelity bonding

Business Insurance to protect employers from loss of money or property for hiring high-risk employees

Tax credits for hiring veterans and disabled Hiring Incentives

On the job training programs Salary reimbursement

Human Resource Services

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Crime Prevention Through Environmental Design“The proper design and effective use of the built

environment, leading to a reduction in the fear and incidence of crime and disorder. This in turn leads to an improvement in the overall quality of life of a building, space, or area.”

Broken Window Theory - George Kelling and James Wilson, 1982, criminologists – disorder ( i.e. broken windows, graffiti, loitering) left unaddressed can result in more serious forms of crime (i.e. theft, assault, arson)

Defensible Space - Oscar Newman, 1972, architect – restructure physical layout so residents and business owners can control space surrounding their property

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Key Takeaways

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Key Takeaways Empower business and property owners to

improve their situation Enhance ability to fund projects of interest

safety or beautification, etc. Foster more coordination among business /

property owners Increase ability to cooperate with neighbors Employ available resources, like programs to

hire qualified and at risk people

Empower Enhance Coordinate Cooperate

Employ

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Sources DEGC I-96 Meeting, DEGC Business Development Team. March 19, 2014. Detroit Future City, Second Edition. May 2013. Fulton Industrial BID Master Plan, The Boulevard Improvement District.

Jacobs and Bleakly Advisory Group. October 2013. “Fulton Industrial Corridor Bouncing Back.” Martin Sinderman. Atlanta

Business Chronicle. July 26, 2013. Getty Images, 2014. “How Detroit Manufacturing Systems Hired Hundreds of Workers in the

City.” Lester Graham. Michigan Radio. February 3, 2014. Interview. Gil Prado, Executive Director, Fulton Industrial BID. April 2014. Interview. James Tate, Detroit City Council, District 1. March 27, 2014. “TechTown Trying To Revitalize Detroit’s Neighborhood Businesses.”

Katherine Yung, Detroit Free Press. November 19, 2012. Zoning Maps, City of Detroit.