Cass Park Analysis & Development Recommendations
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Transcript of Cass Park Analysis & Development Recommendations
CASS PARK ANALYSIS AND
DEVELOPMENT
RECOMMENDATIONS
James Courtney & Justin Lyons
April 22, 2015
Image Source: Arena District rendering (image from Curbed Detroit, 2014)
Introduction
The following report is a design element analysis and recommendation for the new arena district located in Cass Park Village, Detroit, MI.
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Image Source: Cass Park, Detroit MI (image from Visual Survey 2015)
Contents
• Area of Study
• Analysis
• Land Use and Buildings
• Streets and Circulation
• Parks and Greenspace
• Case Studies
• Master Plan
• Recommendations
• Sources
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Image Source: Masonic Temple (image from Visual Survey, 2015)
Area of Study - Macro
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Image Source: Google Earth, 2015.
Campus
Martius
Area of Study - Micro
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Image Source: Google Earth, 2015.
Campus
Martius
Adjacencies will be recognized, but primary study area surrounds Cass Park with focal points such as Cass Tech, Masonic Temple and Arena District
Motor
City
Casino
The
Block
Cass
Tech
High
School
Masonic
Temple
Red Wing Arena
Entertainment District
Cass Park
Temple StreetT
em
ple
Stre
et
Future Land Use - Macro
• Olympia Development’s plan for The District hopes to become “a walkable, livable sports and entertainment” center to connect Downtown and Midtown Detroit• Five new mixed-used
neighborhoods with specific anchors
• Columbia Street: Fox Theatre and the Fillmore
• Wildcat Corner: Comerica Park and Ford Field
• Woodward Square: New Red Wings Area w/access to M-1 Rail
• Cass Park Village: Residential area with Masonic Temple
• Columbia Park: New park adjacent to office and Grand Circus Park
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Sources: District Detroit
Image Source: 5 Neighborhoods (image from Crain’s Detroit, 2014)
Future Land Use - Micro
• Cass Park Village is proposed to be an “artist and entrepreneurial” neighborhood
• Masonic Temple will be a key anchor for entertainment
• Mixed use buildings with multi-family residential, office, galleries, restaurants and retail
• Single-family homes
• Park space as a community center
• Density and intensity of use planned to increase with higher building heights, fewer open lots and more green amenities
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Sources: District Detroit
Image Source: Cass Park Village Rendering (image from The District, 2015)
LAND USE AND
BUILDINGS
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Figure Ground Study
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Figure Ground Analysis
• Street grid varied depending on sizes and shapes of blocks
• Edge running from northwest corner to south appeared to
slice off portions of built form
• Unbuilt form throughout the area, but primarily in west and
south sections
• Eastern portion had fewer gaps but still separated by a
hard edge running north to south
• Orientation and larger massing built form around open
space in the center of the district implies importance
• Also shifted the orientation of built form to southeast
• Gaps between built form disrupted the opportunity for
continuous density and lacked unified street wall
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Major Influences on Buildings & Land Use
• Fire of 1805 decimated the city and Congress required a new platting of
property to include a park and farms post-fire
• Judge Woodward’s plan saw Woodward and Grand River Ave as radiating
spokes that would serve as major thoroughfares of development
• Lewis Cass purchased Cass Farms in 1816 and eventually donated Cass Park
to the city in 1860
• Streetcar lines allowed residents to move out of the central business district in
1870’s
• Development increased in late 1800’s with a mixture of single-family homes,
duplexes and apartment housing to increase density
• Woodward Plan influence shifted buildings and roadways for automobiles
throughout the late 1800’s-early 1900’s Woodward serving as the primary of
commercial activity driven by autos
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Source: Detroit1701.org, Cass-Davenport Historic District Wikipedia
Prominent Buildings• The district is home to a number of historic and modern buildings that
express prominence of Cass Park:
• Masonic Temple (1926)
• Designed by architect George Mason the multi-use facility has lodges, office,
entertainment halls, recreation and shrines in over 1,000 rooms
• The neo-gothic style buildings has an imposing nature on the district with mystic
figures and weathered limestone façade
• Terminating vista when looking toward downtown from Midtown
• The Block (formerly S.S. Kresge World Headquarters, 1928)
• Albert Kahn designed Art Deco building features ordered windows, limestone
façade and was noted for horizontal massing, instead of a vertical skyscraper when
built
• Now an office and co-working space
• Cass Technical High School (2005)
• Modern designed building incorporated multi-colored glass and paneling that offers
a contrast to historic neighboring buildings
• Previous school was destroyed by fire in 2007 and demolished in 2011
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Sources: AIA Guide To Detroit Architecture, Detroit1701.org and Cass Tech High School Wikipedia
Land Use and Built Form Analysis
• Street grid varied depending on section of blocks• Grid pattern is mostly intact between 4th St and Cass Ave
• Arena district blocks shifted orientation to align with Woodward Ave
• Grand River Ave created a hard edge that created sharp and misshaped blocks on western boundary
• Major streets and freeways created hard edges (Woodward, Grand River, Lodge, I-75)
• Northern soft edge of the district forms past Masonic Temple to low rise buildings and vacant parcels in Midtown
• Concentrations of unbuilt form primarily in the arena district in land acquisition process and section between Third and Fourth St near single family homes
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Built Form Analysis – cont.
• Building orientation around Cass Park makes the greenspace a focal point for the district
• Prominent buildings impose with taller height and width that masses entire blocks around Cass Park
• Gaps between built form disrupted the opportunity for continuous density and lacked unified street wall
• Increased activity at Masonic Temple and The Block building, but many empty, blighted buildings
• Few people active in the district and in buildings 24/7 means fewer eyes on the street
• Poor lighting and trash strewn streets further promotes an unhealthy appearance
• Surface lots and empty buildings/parcels combined with wide streets disrupts density and enclosure of district
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Zoning and Land Use
• Located in Zoning District 3, which
includes broad categories:
• B4 – General Business
• R5 – Medium Density Residential
• R6 – High Density Residential
• Detroit Future City cited area as an
urban mixed-use neighborhood with
high density and walkablilty
• Olympia Development is currently
requesting a rezoning of the district
to allow for increased building
heights
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Source: Loveland Technologies, Detroit Future City (The Neighborhood Element)
Image Source: Urban Mixed Use (image from Detroit Future City)
STREETS AND
CIRCULATION
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Hierarchy Of Streets
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Image Source: Google Earth, 2015
Primary
Secondary
Tertiary
Alley
Hierarchy and Circulation
• Woodward Ave is the primary north/south connector for the entire district• Serves as the gateway to the arena district and focal point for M-1 Rail
• Temple is a secondary east/west street that traverses the district• High potential for commercial and residential activation to become a primary street
• Median creates a boulevard effect with traffic calming near residential area on Third Ave
• Cass Ave serves as the district’s north/south secondary street with potential for higher intensity of use as the primary bicycle and bus rapid transit route
• Lodge is the main freeway in the district connected to Temple• Access from the district to Motor City Casino isn’t direct and prohibits westbound travel
and access to Grand River Ave
• Street grid is completely disjointed and confusing for users• Numerous tertiary east/west arterials streets do not connect directly
• Southeast portion of the district has many dead ends and lack of activity
• Clifford and Cass Ave split is unnecessary and dangerous for motorists and cyclists merging from south of Temple
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X
• Access to Motor City
Casino to study area
is obstructed by poor
traffic configuration
• 5th Street serves
access point - not
ideal
• No left turn to Temple
from Grand River
• Westward Temple
ends at Lodge
freeway
Traffic Circulation
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Image Source: Google Earth
• Pedestrian access
is not adequate.
• Foot/bicycle traffic
is discouraged
• New striping
Circulation
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Image Source: Google Earth
Transit Elements
• Multi-modal components are coming, but Cass Park is mostly auto-focused:• M-1 Rail and BRT will offer multi-
modal options, but only to north/south travelers
• BRT stop at Temple/Cass Ave
• Highly visible crosswalks to the park, but lacking throughout the district
• Wide sidewalks, but mostly in disrepair
• Bicycle infrastructure is in place with bike lanes and sharrowspresent with an opportunity to grow on wide streets
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Source: Woodward Avenue Rapid Transit Alternatives Analysis – LPA, SEMCOG (2014)
Temple/Cass Ave potential BRT stop on route.
SEMCOG (2014)
Street Analysis - Pros
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14th Street
Trumbull
Ave
Michigan Ave
• Primary street access is abundant giving easy car access
• Boundaries like Woodward and Grand River allow for bypassing of
district
• North/south and east/west traffic volumes covered by Cass
and Temple
• Nearby access to highway connectors, the Lodge and
Fisher Freeway
• Numerous tertiary streets with infrastructure have potential
for neighborhood development
Street Analysis - Cons
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14th Street
Trumbull
Ave
Michigan Ave
• Disjointed tertiary streets create difficulty traversing district• Create diversion to primary roads
which lead to leaving the district
• Traffic volume will likely exceed road capacity on game days or for large events
• Access to freeway blocks ability to use temple to leave district and connect to Motor City Casino
• Bike lanes are not connected throughout the district
• Limited signage, one way streets and many dead end tertiary streets in SE portion of district near Cass Tech will create traffic problems
Image Source: 2nd Ave facing north (image from Visual Survey, 2015)
PUBLIC AND
GREENSPACE
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Park History
• Previously farmland owned by former governor Lewis Cass
in 1800’s
• Sold to the City of Detroit in 1860 to be “used and occupied
as a public park forever”
• Sculpture of Scottish poet Robert Burns added in 1921
• Added to the National Register of Historic Places in 2005
• Closed for a brief period due to a lack of funds for
maintenance
• Recently reopened after adoption by Woodside Detroit
• Ownership pending transfer to Olympia Development as
part of The District
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Sources: Detroit Historical Society
Park Circulation
• Walkways at each corner and midpoint send users to
contemporary art installation at the park center
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Image Source: Google Earth, 2015
Park Analysis - Pros
• Square configuration and
monuments at north and
south side statues denote
historical significance
• Trees line all sides to give
canopy shade, visual
enclosure and promenade
effect
• Wide sidewalk with ADA
compliant curb ramps
makes the park accessible
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Image Source: Cass Park, Detroit MI (image from Visual Survey 2015)
Source: Visual Survey, 2015
Park Analysis - Cons
• Loitering and trash make the
park seem dangerous and
uninviting
• Lack of programming
discourages activity unless you
are nearby
• Benches, art and play structure
need maintenance to encourage
use
• Excessive concrete and brick
takes away from greenspace
• Open surface lot on east side
and empty buildings creates a
disconnect to rest of the square
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Image Source: Cass Park, Detroit MI (image from Visual Survey 2015)
Source: Visual Survey, 2015
ANALYSIS SUMMARY
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Land Use and Built Form
• Historical influence on land use with a higher intensity of use from farms to residential/office, back to low density
• Gaps between buildings, surface lots and empty parks contributes to lack of enclosure
• Building orientation around Cass Park makes the greenspace a focal point for the district
• Prominent buildings serve as anchors that compliment the greenspace
• Proposed new district use of urban mixed-use neighborhood with high density and walkability aligns with past studies
• Increased density and buildings could have a positive effect on public safety and sense of community
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Streets and Circulation
• Auto-centric streets give easy access to cars, but lack multi-modal options
• Variety of street types allows people from outside the district to visit, but confusing street grid and one-way circulation could suffer from increased use
• Numerous tertiary streets with infrastructure have potential for neighborhood development
• Access to freeway blocks ability to use Temple to leave the district and connect to major anchor, Motor City Casino
• Bike lanes are in place, but not consistently connected throughout the district
• Poor wayfinding from a lack of signage
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Public Space and Greenspace
• Anchored by historically significant anchor greenspace, Cass Park, but need more public space and parks in district
• Cass Park is easily accessible with pedestrian-friendly sidewalks, abundant street parking and bicycle infrastructure
• Square configuration and monuments on north and south sides of the park denote historic significance
• Trees line all sides of the park that give canopy, shade, visual enclosure and promenade effect
• Lack of programming discourages activity unless you are nearby
• Benches, art and play structure need maintenance to encourage use
• Loitering and trash makes the park seem dangerous and uninviting
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CASE STUDY ANALYSIS
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Case Study: AT&T Park (San Francisco)
• Rapidly growing, multi-block area with retail, residential, office and education mixed uses adjacent to stadium• Opened in 2000, anchor for revitalization in a South Beach/China Basin
neighborhood near downtown
• $327 million stadium created to be part of the urban fabric of the neighborhood
• Previously a waterfront area filled with abandoned warehouses and rail yards
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Sources: Mercury News, Minnesota Public Radio. Image from San Francisco Giants.
Case Study: AT&T Park - Pros
• Viable for pedestrian with transit oriented development
• Multi-modal access by bicycle, streetcar, bus, train and ferry
• Number of eateries and retail outlets in the neighborhood expanded since park opening
• Neighborhood thrives even when not in baseball season
• Rapid increase in density and intensity of use
• Stadium mostly paid for privately
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Image Source: The Yard development (image from Eater SF, 2015)
Case Study: AT&T Park - Cons
• Influx of new
construction and
residents created rise in
rental/home cost
• Limited greenspace
• Mission Rock waterfront
park scheduled 2015-2020
• City contributed $80
million in infrastructure
and gave land to build
stadium
36
Image Source: Mission Creek condos (image from Mercury News, 2007)
Case Study: Verizon Center, Washington
DC• Stadium as anchor in Chinatown neighborhood
• $382 million stadium created to be part of the urban fabric of the
neighborhood
• Increased tax revenue for neighborhood
• Changed fabric of area - some call it gentrification
• Heralded as catalyst for ancillary development in the district
• Huge tourist draw - near transit
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Sources: Verizon Center, Monumental Network
Image Source: Verizon Center, 2014 (from Monumental Network)Image Source: Chinatown block, 2014 (from Washington Times)
Applications For Arena District
Both case studies had applications for the district, but AT&T Park is most valuable. The rapid increase of usage from abandoned property to intense use can succeed if urban fabric is created to a 24/7 active district
• Transformation of a neglected area of the urban core to a live/work/play center• Draw new residents to increase density in a formerly low density area
• Increase tax revenue (TIF) abilities through expanded DDA area
• Multi-modes of transportation makes an area more accessible to more people• Transit (M1) stop at Stadium entrance and BRT on Cass Ave
• Ability for neighborhoods to thrive even when games aren’t happening• Constant activity leads to lower crime and sense of community
• Respect and consider history when reconfiguring the new district• Eddystone Building, The Block, Cass Park and Masonic Temple should all be
considered
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MASTER PLAN &
RECOMMENDATIONS
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Master Plan Goals
Four goals will define recommendations for the district:
1. Define Cass Park Village as a desirable location and
make improvements that are sustainable for future
generations
2. Create a vibrant, walkable district while enhancing
movement in the district with multi-modal transportation
access
3. Maintain historic character of the district with new
development and preservation
4. Beautify existing parks and greenspace and increase
public places to strengthen community bonds
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Masonic
Temple
The
Block
Arena
Land Use Recommendation Map
41
Permitted Uses
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Residential (R1)
-single family homes
(attached), playgrounds
Medium-High
Residential (R2)
-Multiple family
dwellings:
Apartments,
condominiums, row
houses, townhomes
Arena
-PUD specifically for large
capacity arena
Public/Parks
(P1)
-public parks,
plazas, alleys,
rec centers
Gov./Education (G1)
-library, museum, public safety,
schools, rec centers
Mixed-Use Development (MXD)
• Entertainment: banquet halls, health/fitness clubs
• Lodging: hostel, hotel, inn
• Residential: apartments, condominiums, upper level residential
• Retail: general, restaurants, bars, brewpubs, wine sellers
• Services: animal services, art studio, daycare, financial, medical, office
• Transit: parking (street/structure), shared auto rentals, transit stations
Commercial (C1)
• Entertainment: banquet halls, health/fitness clubs, theaters
• Lodging: hostel, hotel, inn
• Residential: apartments, condominiums, upper level residential
• Retail: general, restaurants, bars, brewpubs, open air market,
wine sellers
• Services: animal services, art studio, daycare, financial,
medical, office
• Transit: parking (street or structure), transit stations
Arena
Height Overlay Ordinance Map
43
Land Use and Built Form
Recommendations• Maintain historic character of the district with a mixture of preservation
of existing buildings and influence new structures• Especially, future development at surface lot on E. 2nd Ave to match
character of Block and Masonic Temple
• Height overlay ordinance to influence vision for district • Building height increases as approaches arena
• Transit oriented development will be mostly medium-rise residential and mixed use to encourage a higher density that the current use. More density, closer to transit will reduce car trips and encourage the walkability desired.
• Midrise buildings will improve the height to spatial width ratio and create more district enclosure
• Building width will encourage continuous street walls• The urban fabric of the district will be reshaped with blocks that have
fewer gaps to increase enclosure
• Incorporation of sustainable building practices with new buildings and retrofit existing property with green tactics for long term use• Green roofs, solar power, water retention, bioswales, heat island
reduction, increase tree canopy
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Land Use and Built Form
Recommendations• Diverse mixture of land uses that balances residential,
entertainment and commercial development to benefit
citizens, business leaders and visitors.
• Planned Unit Development utilized to allow function to follow vision
and form of the district
• Allow mixed use developments that are flexible and allow for pop-
up businesses
• Dwellings could include apartments, condos, hotels and a hostel
• Consider 15-20% affordable housing
• Reserve parking for structures and some streets
• Phase development across the district
• Encourage green alley activation to reclaim a public place and
better connection to arena district
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Mixed Use Development Examples
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Encourage mixed use development along Cass Ave and portions of Temple that
has residential, retail and commercial development along with street level
activation
Washington DC rendering (DC Real Estate Guide, 2012)
SA Building, El Paso, TX (El Paso Times, 2014)
Streets and Circulation
Recommendations• Reconfigure street grid for easier connections, circulation
and uniformity
• Create bridge or reconfigure Lodge/Grand River/Temple corner to
allow better circulation and access on east and west sides of Lodge
• Extend Temple median to improve the look of the district and as a
traffic calming measure
• SE portion of district streets are barely used - reconfigure or close
• Shift east west street configuration - currently no streets except
Temple go through without making turns
• Close two lanes on Ledyard Ave (2 auto lanes and 2 bike lanes
remain) to plant street trees and improve crossing
47
Circulation – Street Grid Improvement
• Improve street grid east of Cass Avenue
• Shift Sproat south to alley connect to Ledyard
• Creates direct east / west Tertiary route between Woodward /
Grand River
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Sources: Google Earth, 2015
Circulation Accessibility
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Sources: Google Earth, 2015
• Reconfigure Grand River/Temple intersection for
pedestrians, cyclists and automobiles
Circulation Accessibility
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• Connect Westbound Temple
• Close 5th street – Rezone Commercial
• Build medians on new 2 way Temple Avenue
• Pedestrian crossing in center of median funneling foot traffic to one
path way creating safer environment
• Allow left turn from Grand River to Temple - left turn from
temple to Lodge
• Use 4th street for access to Eastbound Grand River
• Create an active path/laneway connecting Ariana to
Masonic Temple and
• Movement of old Sproat street land could reinvent alley as a public
space/pathway with sustainable practices
Streets and Circulation
Recommendations
51
Image Source: Google Earth, 2015 Image Source: Centre Place, Melbourne,
Australia, 2013
Streets and Circulation
Recommendations• Complete Streets designation/principles to make the district’s
streets accessible to everyone
• Better wayfinding and signage to give a unified district feel
• Improve bicycle infrastructure, especially on east to west connections
• Bike lanes, bike repair stations, etc.
• Alley enhancement and direct walking path to arena
• BRT extension that connects Motor City/Grand River, Cass Park and Woodward along Temple
• Make Second avenue two ways and a better connection to Midtown
• Use Clifford for pedestrian bridge over I75
• Miscellaneous
• Activate street fronts with sidewalk cafes, art installations, street trees and benches
• Zip Car, electric vehicle charging, parking meters via app, bike share stations, public safety phones (like WSU)
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Streets and Circulation
Recommendations
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Source: Woodward Avenue Rapid Transit Alternatives Analysis – LPA, SEMCOG (2014)
• Increase Cass Avenue multi-modal transportation
• Protected bike lanes with visible green paint and wayfinding signage
• BRT routes
• Streetscape for more inviting pedestrian use (trees, benches, art)
• Street trees also for increased building enclosure
• On street parking for traffic calming for lower level businesses
Public Space and Greenspace
Recommendations• Beautify existing parks and greenspace and increase
public places to strengthen community bonds
54
Image Source: Google Earth, 2015
Cass Park LegendAlley/Laneway
Bike Lane
Crosswalk
Curb Extension
Grass
Mixed Use Dev.
Residential-2 Dev.
Rect. Rap. Flash Bea.
Stop Sign
Street Trees
Two Way Street
Public Space and Greenspace
Recommendations• Cass Park
• Close parking lane on E. Ledyard Ave (2 auto lanes and 2 bike
lanes remain) to plant street trees and improve crossing
• Replace concrete except for walkways and circle at center with
green
• Temporary band shell or stage for outdoor events
• Make E. and W. 2nd Ave a two way street and add midblock
crossing at Block building
• Programming: encourage Cass Tech after school activities, Detroit
Parks programmed events (movies in the park) and pre-show
events by Masonic Temple promoters
55
Public Space and Greenspace
Recommendations• 4th St Charlotte Park
• Expand existing park to occupy the entire park and serve as a public space and buffer for nearby single family homes
• Reprogram as an ‘active park’
• Upgrade basketball court, add outdoor table tennis, running track, exercise equipment
• Programming: crossfit, bootcamps, tai chi, yoga
• Add picnic tables and chairs
• More trees and greenery to create a canopy
56
Image Sources: Piedmont Park Conservancy, 2012
Public Space and Greenspace
Recommendations
• Cap I-75 between Woodward and Clifford
• Create park space and pedestrian walking bridge
• Simple park with pathways connected downtown and arena district
by foot - example High-Line NYC
57
Sources: NYC Highline, 2013 and Google Earth, 2015
PROJECT SUMMARY
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Project Summary
• Red Wings Arena should be a catalyst for smart, sustainable development in the adjacent Cass Park neighborhood• Open parcels allow for many innovative new developments, including
capping I-75, more mixed use and connecting Midtown via Masonic Alleyway
• New traffic patterns and circulation would encourage new infill development to fill gaps, soften edges and allow more access to entire study area via all modes of traffic
• Overall circulation must be altered to accommodate public transit enhancements and increase vehicular, cyclist and pedestrian traffic
• Leveraging existing historic assets to create a unique and eclectic mixture of buildings and uses should be a draw for the area• Improvements to Cass Park with programming and general park
upgrades will create a meeting space outside of arena that can be a neighborhood focal point
59
Potential New Infill Development
• …
60
Existing Built Form
New Development
Sources• “About Verizon Center” (2014). Monumental Network. Retrieved from:
http://verizoncenter.monumentalnetwork.com/about-verizon-center
• Cass Park Historic District (2011). Detroit1701.org
• Detroit Zoning (2015). Loveland Technologies. Retrieved from: https://makeloveland.com/zoning/mi/wayne/Detroit.
• Gordon, Jon (2004). “In San Francisco, the Giants went private for their stadium.” Minnesota Public Radio. Retrieved
from: http://news.minnesota.publicradio.org/features/2004/05/14_gordonj_sanfranpark/.
• Hill, Eric J. and John Gallagher (2002). AIA Detroit: The American Institute of Architects Guide to Detroit Architecture.
Wayne State University Press.
• Sharoff, Robert (2005). American City: Detroit Architecture. Wayne State University Press.
• Swift, Mike (2007). “AT&T park shows how to create a boomtown.” Mercury News. Retrieved from:
http://www.mercurynews.com/giantsheadlines/ci_6326258.
• The District (2015). Olympia Development Corporation. Retrieved from: https://www.districtdetroit.com.
• Woodward Avenue Rapid Transit Alternatives Analysis – LPA (2014). SEMCOG.
Images:
• Beshouri, Paul (2014). Curbed Detroit.
• Geraci, Andrew S. (2014). “Chinatown’s cultural paradox.” Washington Times. Retrieved from:
http://www.washingtontimes.com/multimedia/collection/chinatowns-cultural-paradox/?page=2.
• Google Earth (2015). Various images.
• Piedmont Park Conservancy (2012). Retrieved from http://www.piedmontpark.org.
• Visual Survey (Mar. 2015). Various images.
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