51REVITALIZING THE CORRIDOR | GRANDMONT ROSEDALE MICHIGAN COMMUNITY RESOURCES

Area OverviewThe Grandmont Rosedale Target Area (TA) is comprised of nearly 3.5 square miles with a population of approximately 20,000 people according to the U.S. Census. The community is made up of five neighborhoods known for their high quality housing, active community organizations, and high rate of owner-occupied homes. The Grand River Commercial Study Area (CSA) lies along Grand River Avenue, which crosses diagonally through the Grandmont Rosedale community and serves as one of the major commercial corridors within the neighborhood and city as a whole.

GRANDMONT ROSEDALE

GRANDMONT ROSEDALE

IS COMPRISED OF

FIVE DISTINCT

NEIGHBORHOODS

BOUND TOGETHER

BY THE GRAND RIVER

COMMERCIAL CORRIDOR

/GLOSSARY TERM/

Target Area (TA): a defined geographic area in which ProsperUS Detroit concentrates its programming.

GRAND RIVER

EVERGREEN

ASBU

RY

GRAND RIVER CSA

0 800 1,600 2,400 3,200400Feet$

/GLOSSARY TERM/

Commercial Study Area (CSA): a portion of one or more commercial corridors located within a Target Area; where Customer Questionnaires and Structure Surveys were administered.

GRANDMONT ROSEDALE | REVITALIZING THE CORRIDOR52 MICHIGAN COMMUNITY RESOURCES

PREVIOUS PLANS

In 2012, the Grandmont Rosedale Community Development Corporation and De-troit LISC completed the Grandmont Rosedale Quality of Life Plan through a col-laborative process involving several community organizations, residents, and other stakeholders. The plan contains strategies for improving the quality of life in the com-munity over the next three to five years, including commercial revitalization along the Grand River CSA. The plan envisions strengthening Grand River as the community’s commercial core and a destination business district within the city. This commercial market analysis takes the goals of this plan into account and seeks to progress the extensive work that has already been completed in the community. In addition, the Detroit Future City Strategic Framework Plan identifies the majority of the CSA along Grand River as part of a Neighborhood Center in its 50-year land use scenario.

DEMOGRAPHIC PROFILE1

The Grandmont Rosedale Target Area has a population of approximately 20,698 resi-dents and a population density of 6,087.6 persons per square mile, according to the U.S. Census. The CSA encompasses portions of the 48219, 48223, and 48227 zip codes. The median age of residents residing in the CSA is approximately 41 years and the median annual household income is just over $50,000. Both of these mea-sures are significantly higher than the median values for the City of Detroit overall, and the median annual household income in Grandmont Rosedale is nearly twice that of the City at large. A detailed breakdown of these and other basic demograph-ic data can be found in Table GR1. Within the CSA, the age ranges with the largest percent population are 15-19 years and 55-64 years. This suggests that if current population trends continue, in the next 10-20 years a significant proportion of the Target Area population will be either middle-aged or elderly. The population distri-bution is illustrated in Figure GR1.

Customer Questionnaire FindingsA total of 128 questionnaires were administered across the Grand River CSA. The greater part (nearly 63%) of questionnaire respondents were male, even though ac-cording to the U.S. Census 54% of the population in Grandmont Rosedale is female. A more detailed breakdown of these numbers is depicted in Table GR2. Across both genders, the most frequently observed age range was 21-29 years. However, this age range does not reflect the Census’ median age of 41.

While nearly 60% of questionnaire respondents preferred not to share their median household income, of those who did answer this question, 45% indicated that their household earned less than $1250 a month. Thus, a significant portion of respon-dents reported earning a monthly household income that is roughly 70% less than the median monthly income of the Target Area, according to the U.S. Census, and is

1The demographic profile was created using Data from 2010 U.S. Decennial Census and 2012 5-Year American Community Survey for the Census block groups adjacent to the commercial study area.

/FACT/

A total of 128 Customer Questionnaires, gathering

shopper feedback, were collected in the Grandmont

Rosedale Target Area.

TABLE GR1. Basic Demographic Profile*

Detroit Grand River CSA

Total Population 713,777 7,493

Total Households 269,445 2,861

Average Household Size 2.59 2.61

Median Annual Household Income

$26,955 $50,710

Median Age 32.7 41

*Data from 2010 US Decennial Census and 2012 5-Year American Community Survey

/QUOTED/

“I would like to see more entrepreneurs in

Detroit because there is so much opportunity for

African Americans to own businesses.”

- Grandmont Rosedale

business owner, interviewed by

MCR, Fall 2014.

REVITALIZING THE CORRIDOR | GRANDMONT ROSEDALE 53MICHIGAN COMMUNITY RESOURCES

The Grand River business district is located along the commercial corridor between Evergreen and Asbury Park. PHOTO COURTESY OF GRANDMONT

ROSEDALE DEVELOPMENT CORPORATION

/FACT/

According to the U.S. Census, the median monthly household income for the Grandmont Rosedale Target Area is $4,226*.

*Data from U.S. Census 2012 5-Year

American Community Survey

far below the City of Detroit’s median monthly household income of $2246. The most frequently occurring income of respondents was in the $800-$1249 range.

Nearly 65% of respondents in the Grand River CSA indicated they visited businesses in the area more than three times per month. Males were slightly more likely to visit businesses more than three times per month. Respondents who indicated that they visited businesses three or more times per month tended to be age 30 and older, walk to local businesses, earn a monthly household income of at least $1250, and reside within the CSA zip code.

Approximately 60% of questionnaire respondents identified their personal motor

GRANDMONT ROSEDALE | REVITALIZING THE CORRIDOR54 MICHIGAN COMMUNITY RESOURCES

vehicle as their mode of transportation to local businesses, but 34% indicated that they typically walked to local businesses.

While there was little difference in terms of the per-centage of males and females that drove their per-sonal vehicle, females were more likely than males to take the bus and males were more likely to walk. Respondents who indicated that they drove per-sonal vehicles tended to: be 21 and older and to earn a monthly household income above $1250.

Respondents who indicated that they walked to local businesses tended to: be under the age of 30 and earn a monthly household income less than

$2250. Not surprisingly, this trend reinforces a trend MCR noticed across Target Ar-eas, that there is a correlation between income and mode of transportation used.

In the Grand River CSA, 47% of females and 56% of males indicated that they resided within the CSA zip codes. Respondents residing within the CSA tended to be age 50 or older; either take the bus or walk to local businesses; and earn at least $1250 per month. When compared to the average age of the most frequent shopper, this indi-cates that younger residents near Grand River shop more frequently than older ones.

FIGURE GR1 Population Distribution, Grandmont Rosedale Target Area*

*Data from 2010 U.S. Decennial Census

TABLE GR2. Customer Questionnaire Respondent Basic Characteristics

CSA Total Number of Respondents

Respondents by Gender Respondents Living Inside the CSA Zip Codes

Grand River CSA 128 43 Female80 Male5 No Gender Provided

68 (48219, 48223, 48227)

Across both genders, 53% of Customer Questionnaire respondents indicated that they resided within the CSA zip codes, with the majority of those respondents living in the 48227 zip code. An additional 13% of respondents indicated that they resided within nearby areas of Northwest Detroit. These findings are in accordance with the all CSAs average of 60% of respondents living within the CSA zip code. Not surpris-ingly, respondents residing outside of the CSA indicated that they were more likely to drive their personal vehicle or take the bus to local businesses and respondents residing within the CSA indicated that they were more likely to walk or bike to local businesses. Table GR3 contains the market area distribution by zip code.

Based on the Customer Questionnaire data collected in the Grand River CSA, a Cus-tomer Profile was created to describe the most common patron of local businesses using the mode of all answers given. If there were a ’typical’ visitor to local busi-nesses within the Grand River CSA, such a person would be a male between the ages of 21-29 years of age with a monthly household income in the $800-$1249 range. This individual would reside within the CSA zip code and would drive his personal motor vehicle to do business in the Target Area more than three times a month. The Customer Profile in the Grand River CSA earns less income and is younger than the average Detroit resident.

Structure Survey FindingsThe Grandmont Rosedale TA is the only Target Area studied that had a single cor-ridor identified as a CSA. The Grand River CSA spanned 1.7 miles and contained a

/GLOSSARY TERM/

Multi-tenant/Mixed-occupancy: a single commercial structure, on a

single parcel, that houses multiple commercial units.

/GLOSSARY TERM/

Parcel: a piece of real property that is divided by a municipality on

which structures may or may not exist; sometimes called a “lot.”

/GLOSSARY TERM/

Commercial Unit: a physical space that houses a business. A

commercial structure may hold a single or multiple commercial units.

REVITALIZING THE CORRIDOR | GRANDMONT ROSEDALE 55MICHIGAN COMMUNITY RESOURCES

total of 204 surveyed parcels and 162 commercial units.

As defined by this report, a parcel is a piece of property containing one of the fol-lowing uses:

• commercial structure

• vacant lot with no structure attached

• housing

• parking lot

• park

Additionally, a single commercial structure may contain one or more commercial units. In cases where a single commercial structure had multiple commercial units the designation “Multi-Tenant/Mixed Occupancy” is used. Table GR4 shows the dis-tribution of parcels surveyed in the Grand River CSA.

TABLE GR4. Distribution of Parcels and Commercial Units Surveyed for Grand River CSA

Total Parcels Surveyed 204

Total Occupied Commercial Units 130

Total Vacant Commercial Units 29

Total Commercial Units with Unknown Occupancy

3

Total Commercial Units 162

Total Vacant Lots (w/no structure attached) 13

Of the 162 commercial units found in the Grand River CSA, 80% were occupied; 18% were vacant; and 2% had unknown occupancy. This is one of the highest occupancy levels in all of the CSAs studied, and indicates that there is an existing, relatively stable neighborhood market with some opportunity for growth in areas throughout the corridor. Out of all of the CSAs MCR studied, only the Central Woodward CSA (92% commercial units occupied) had a greater commercial occupancy than Grand River. Table GR5 shows the condition and occupancy for commercial units in Grand River CSA.

Approximately 23% of all occupied commercial units were located within nine multi-tenant/mixed occupancy commercial structures, and 14% of vacant commercial units were located within three multi-tenant/mixed occupancy commercial structures. Comparatively, there are more businesses that occupy single commercial structures than multi-tenant/mixed occupancy structures.

TABLE GR3. Grand River CSA Market Area

Zip code where Respondent Lived

Number of Respondents

Percent of Respondents

48227 31 25.83%

48223 20 16.67%

48219 17 14.17%

48235 8 6.67%

48221 5 4.17%

48204 3 2.50%

48239 2 1.67%

48180 2 1.67%

48075 2 1.67%

48205 2 1.67%

48228 2 1.67%

48208 2 1.67%

48238 2 1.67%

48209 2 1.67%

48213 2 1.67%

48217 2 1.67%

48322 1 0.83%

48237 1 0.83%

48234 1 0.83%

48202 1 0.83%

48034 1 0.83%

48220 1 0.83%

48033 1 0.83%

48076 1 0.83%

48127 1 0.83%

48125 1 0.83%

48178 1 0.83%

48224 1 0.83%

48310 1 0.83%

48206 1 0.83%

48207 1 0.83%

48233 1 0.83%

Total 120 100%

TABLE GR5. Commercial Unit Occupancy by Condition for Grand River CSA

Good Condition Fair Condition Poor Condition

Total Occupied Commercial Units

68 62 -

Total Vacant Commercial Units

6 17 6

Total Commercial Units with Unknown Occupancy

1 2 -

GRANDMONT ROSEDALE | REVITALIZING THE CORRIDOR56 MICHIGAN COMMUNITY RESOURCES

Overall, the commercial properties along the Grand River CSA were in relatively good exterior condi-tion. Half of the commercial units were in fair ex-terior condition and 46% of commercial units were rated as good. Of the 81 commercial units in fair ex-ternal condition, 77% were occupied and 21% were vacant. Of the 75 commercial units in good external condition, 91% were occupied and only 8% were va-cant. This shows that when occupied, commercial tenants and property owners along Grand River, for the most part, were maintaining their properties.

Approximately 87% of the parcels in the Grand River CSA were in good walkable condition, mak-ing it one of the most walkable CSAs MCR stud-ied. However, 13% of the parcels in the CSA were in fair walkable condition due to limited pedestrian crosswalks and difficulties traversing the road near the Southfield Freeway Service Drive. The bikeabil-

ity conditions along the entire Grand River CSA were rated as poor. There were no bike lanes, bike sharrows (shared lane bicycle markings), or bike racks along the corridor. Combined with the abundant availability of vehicle parking along the cor-ridor, this shows that Grand River is largely oriented toward patrons with personal motor vehicles. However, west and east of the Southfield Service Drive the business “street-wall” creates a zero-lot line and presents significant opportunities for more pedestrian-friendly development.

According to the MCR Structure Survey, there were a total of 129 active businesses in the Grand River CSA. The most prevalent business types among all occupied com-mercial units along the Grand River CSA were Healthcare & Caregiving Facilities and Beauty & Grooming Services. The third most prevalent business type was Take-Out or Drive-Thru Restaurants. Business types found along the Grand River CSA are tell-ing of a corridor focused on daily service needs. Table GR6 shows a complete list of business types in the Grand River CSA.

Node OpportunitiesIt is the recommendation of this report that community groups and government officials attempt to redevelop neighborhood commercial corridors by starting with key nodes. Commercial nodes enhance social activity, local assets, and safety, while providing a sense of place for both residents and visitors. They also are the locations most likely to provide feasible market conditions for small businesses located in ur-ban neighborhoods.

Concentrating redevelopment at key nodes is more likely to yield greater returns on investment and have greater neighborhood impact. Though few community groups have the capital resources to acquire commercial property in great quantities near a commercial node, they can still concentrate their business organizing efforts in the area and assist property owners to fill vacancies and abate blight. Working with gov-ernment officials to target code enforcement and façade improvement dollars can supplement these efforts.

The Grand River CSA is home to the Grand River WorkPlace, a neighborhood business incubator and excellent example of how place-based organizations can encourage the creation of small businesses. PHOTO COURTESY OF GRANDMONT

ROSEDALE DEVELOPMENT CORPORATION

REVITALIZING THE CORRIDOR | GRANDMONT ROSEDALE 57MICHIGAN COMMUNITY RESOURCES

In order to identify potential commercial nodes in each CSA, MCR first considered vehicular traffic counts coupled with popu-lation density and the volume of occupied households within walking distance.2 MCR then considered the location of local as-sets such as historic buildings, recent investment, anchor institu-tions, etc., as well as the condition and vacancy of surrounding properties. When combined, these factors can help determine the market forces available to support commercial nodal devel-opment and the greatest feasibility for new and existing busi-nesses.

In particular, the commercial area between Outer Drive and Warwick along Grand River shows the potential for a node based on the following:

• High visibility intersection at Grand River and Outer Drive.

• Approximately two vacant commercial units within one block of the Grand River and Outer Drive intersection.

• As a 4-lane road, daily traffic counts on Grand River were 11,442 (northwest bound) in 2010 and 12,741 (southeast bound) in 2010.

• Always Brewing Coffee Shop presents a relatively unique gathering space for local residents.

• Nearby decorative gateways to residential streets present opportunities for more signage or other interventions to create a sense of “place.”

• Close proximity to commercial property owned by the Grandmont Rosedale Development Corporation such as the Grand River WorkPlace and successful “pop-up” activi-ties in conjunction with REVOLVE Detroit.

• Close proximity to North Rosedale Park, the site of previous private investment.

• One of the highest concentrations of occupied housing units along Grand River (n= 560) is located within 1/4 of a mile radius of the potential node.

According to nationally-recognized retail expert Robert Gibbs, it takes at least 800-1,000 households within walking distance (1320 ft. or 1/4 of a mile) to sustain a neigh-borhood-scale convenience retail store (called a “corner store” development). This number can be supplemented and reduced if the retail amenity is located along a roadway carrying more than 10,000 cars per day.3

The intersection of Grandville and Grand River has more than 560 occupied house-holds and according to the 2010 census, a population of approximately 1,700 resi-dents over the age of 18 within walking distance. Though there are fewer than 800 households, Grand River is a heavily trafficked roadway that makes the node be-tween Piedmont and Outer Drive feasible for further neighborhood-scale commer-cial development.

3. Robert J Gibbs, Principles of Urban Retail Planning and Development. Hoboken: John Wiley & Sons, Inc., 2012

TABLE GR6. Distribution of Business Types for Grand River CSA

Business Type Total Count % of Total

Administration & Support Services 1 0.78%

Auto Dealer & Repair Shops 8 6.20%

Banks & Credit Unions 3 2.33%

Beauty & Grooming Services 15 11.63%

Car Washes 1 0.78%

Check Cashing 2 1.55%

Clothing & Apparel 8 6.20%

Coffee Shops 1 0.78%

Convenience Stores 5 3.88%

Discount Supply Stores 3 2.33%

Drug Stores & Pharmacies 3 2.33%

Fitness & Recreation Centers 2 1.55%

Gas Station 5 3.88%

Grocery Stores 3 2.33%

Hardware, Home Goods & Appliances 5 3.88%

Healthcare & Caregiving Facilities 17 13.18%

Insurance Carriers & Related 3 2.33%

Laundromat & Dry Cleaners 5 3.88%

Legal & Accounting 7 5.43%

Music, Book & Electronics Stores 4 3.10%

Real Estate 4 3.10%

Religious, Civic & Similar 7 5.43%

Sit-Down Restaurants 4 3.10%

Take-Out or Drive Thru Restaurants 11 8.53%

Tattoo Parlors 1 0.78%

Transit & Ground Transportation 1 0.78%

Total 129 100%

2. Traffic Counts were provided by SEMCOG; population density was calculated using 2010 U.S. Decennial Census data; the number of occupied households was calculated using Motor City Mapping data, summer 2014. Walking distance was considered to be 1,320 feet (1/4 of a mile).

GRANDMONT ROSEDALE | REVITALIZING THE CORRIDOR58 MICHIGAN COMMUNITY RESOURCES

Vern

e

Outer

Bret

ton

Avon

Gra

nd R

iver

Flor

ence

Lanc

ashi

re

Evergreen

Mid

land

Auburn

Purit

an

Kee

ler

Minock

Rosemont

Warwick

Glastonbury

Plainview

Gai

nsbo

roug

h

Stahelin

Grandville

Piedmont

Artesian

Heyden

Vaughan

Greenview

Fenk

ell

Sunderland

Shaftsbury

Huntington

Edinborough

Westmoreland

Pilg

rim

Kentford

Scar

sdal

e

Pilg

rim

Glastonbury

Warwick

Vaughan

Bret

ton

Purit

an

Plainview

Stahelin

Heyden

0 1,320660Feet

Source: MCR Structure Survey, Summer 2014; U.S. Census 2010

N

Grand River CSALegend: Potenital Node

Occupied Residence within Node Walking Distance(560+ Households)

Occupied Residence within CSA Walking Distance

Grand River CSA

CSA Walking Distance

Potential Corridor Node

REVITALIZING THE CORRIDOR | GRANDMONT ROSEDALE 59MICHIGAN COMMUNITY RESOURCES

!

!

!

!

!

!!

!

!

!

! !

!!

!

!

!

!

!

!

!

!

!

!

!

!

!

!

!

!

!

!!

!

!

!

!

!

!

!

Gra

nd R

iver

Evergreen

Outer

Auburn

Minock

Warwick

Artesian

Piedmont

Grandville

Plainview

Ashton

Oakfield

Glastonbury

Southfield Service Drive

Archdale

Longacre

Rutland

Mettetal

Abington

Asbury

FergusonGrandmont

Kentford

Woodmont

Biltmore

Archdale

Stahelin

0 730 1,460 2,190 2,920365Feet

Grand River CSALegend: Customer Questionnaires

VACANCY

all other surveyed parcels

vacant structure

vacant lot

NUMBER OF QUESTIONNAIRES ADMINISTERED

(n= 71)

! 1 - 3

! 3 - 7

! 7 - 12

! 12 - 33

Source: MCR Structure Survey and Customer Questionnaire, Summer 2014

N

GRANDMONT ROSEDALE | REVITALIZING THE CORRIDOR60 MICHIGAN COMMUNITY RESOURCES

Gra

nd R

iver

Evergreen

Lindsay

Outer

Auburn

Minock

Warwick

Artesian

Piedmont

Grandville

Plainview

Ashton

Oakfield

Glastonbury

Southfield Service Drive

Archdale

Longacre

Mettetal

Rutland

Abington

Asbury

Ferguson

Grandmont

Woodmont

Kentford

Woodmont

Biltmore

Archdale

Stahelin

0 725 1,450 2,175 2,900362.5Feet

N

Source: MCR Structure Survey, Summer 2014

housing

occupied

multi-tenant/mixed occupancy

vacant lot

parking lot

unknown occupancy

not applicable

Grand River CSALegend: Occupancy

vacant structure

REVITALIZING THE CORRIDOR | GRANDMONT ROSEDALE 61MICHIGAN COMMUNITY RESOURCES

In particular, the commercial area between Outer Drive and Piedmont along Grand River shows the potential for a node based on the following:

• High visibility intersection at Grand River and Outer Drive

• Cluster of over 19 active and complimentary businesses in over 6 business types between Outer Drive and Warwick, including, Convenience Stores, Drug Stores & Pharmacies, Healthcare and Caregiving facilities, Real Estate and Take-Out or Drive-thru Restaurants

• Approximately two vacant commercial units within 1 block of the Grand River and Outer Drive intersection

• As a 4-lane road, daily traffic counts on Grand River were 11,442 (NWB) in 2010 and 12,741 (SEB) in 2010.

• Always Brewing Coffee Shop presents a relatively unique “third space” for local residents to gather.

• Nearby decorative entry ways to residential streets present opportunities for more signage or other interventions to create a sense of “place.”

• Close proximity to GRDC-owned commercial property and successful “pop-up” activities in conjunction with REVOLVE Detroit

• Close proximity to North Rosedale Park, the site or previous placemaking invest-ment

According to nationally-recognized retail expert Robert Gibbs, it takes at least 800-1,000 households within 1320 ft (estimated walking distance) to sustain a neighbor-hood-scale convenience retail store. This number can be supplemented and re-duced if the retail amenity is located along a roadway carrying more than 10,000 cars per day.2 The Intersection of Grandville and Grand River has more than 560 occupied households and according to the 2010 census, a population of approximately 1,700 residents over the age of 18 within walking distance. Though there are fewer than 800 households, Grand River is a heavily trafficked roadway that makes the node between Piedmont and Outer Drive feasible for further neighborhood-scale com-mercial development.

good

fair

poor

vacant structure

unknown occupancy

vacant lot

multi-tenant/mixed occupancy

parking lot

not appplicable

housing

Grand River CSA Legend: Condition

0 740 1,480 2,220 2,960370Feet

Source: MCR Structure Survey, Summer 2014

N

Gra

nd R

iver

Evergreen

Lindsay

Outer

Auburn

Artesian

Piedmont

Grandville

Plainview

Ashton

Oakfield

Glastonbury

Archdale

Longacre

Mettetal

RutlandAbington

Asbury

Ferguson

Grandmont

Woodmont

Kentford

Woodmont

Biltmore

Archdale

Southfield Service Drive

Stahelin

Warwick

Minock

GRANDMONT ROSEDALE | REVITALIZING THE CORRIDOR62 MICHIGAN COMMUNITY RESOURCES

Fenk

ell

Outer

Gra

nd R

iver

Evergreen

Lindsay

Auburn

Minock

Warwick

Piedmont

Plainview

Ashton

Oakfield

Glastonbury

Longacre

Mettetal

RutlandAbington

Ferguson

Asbury

Grandmont

Woodmont

Kentford

Woodmont

Biltmore

Archdale

Southfield Service Drive

Stahelin

Artesian

Grandville

no existing business

Administration & Support Services

Auto Dealer & Repair Shops

Banks & Credit Unions

Beauty & Grooming Services

Car Washes

Check Cashing

Clothing & Apparel

Coffee Shops

Convenience Stores

Discount Supply Stores

Fitness & Recreation Centers

Gas Station

Grocery Stores

Hardware, Home Goods & Appliances

Healthcare & Caregiving Facilities

Insurance Carriers & Related

Laundromat & Dry Cleaners

Legal & Accounting

multi-tenant / mixed occupancy

Music, Book & Electronics Stores

Real Estate

Religious, Civic & Similar

Sit-Down Restaurants

Take-Out or Drive Thru Restaurants

Transit & Ground Transportation

Drug Stores & Pharmacies

0 740 1,480 2,220 2,960370

Feet

Grand River CSALegend: Existing Business Types

N

Source: MCR Structure Survey, Summer 2014

REVITALIZING THE CORRIDOR | GRANDMONT ROSEDALE 63MICHIGAN COMMUNITY RESOURCES

In particular, the commercial area between Outer Drive and Piedmont along Grand River shows the potential for a node based on the following:

• High visibility intersection at Grand River and Outer Drive

• Cluster of over 19 active and complimentary businesses in over 6 business types between Outer Drive and Warwick, including, Convenience Stores, Drug Stores & Pharmacies, Healthcare and Caregiving facilities, Real Estate and Take-Out or Drive-thru Restaurants

• Approximately two vacant commercial units within 1 block of the Grand River and Outer Drive intersection

• As a 4-lane road, daily traffic counts on Grand River were 11,442 (NWB) in 2010 and 12,741 (SEB) in 2010.

• Always Brewing Coffee Shop presents a relatively unique “third space” for local residents to gather.

• Nearby decorative entry ways to residential streets present opportunities for more signage or other interventions to create a sense of “place.”

• Close proximity to GRDC-owned commercial property and successful “pop-up” activities in conjunction with REVOLVE Detroit

• Close proximity to North Rosedale Park, the site or previous placemaking invest-ment

According to nationally-recognized retail expert Robert Gibbs, it takes at least 800-1,000 households within 1320 ft (estimated walking distance) to sustain a neighbor-hood-scale convenience retail store. This number can be supplemented and re-duced if the retail amenity is located along a roadway carrying more than 10,000 cars per day.2 The Intersection of Grandville and Grand River has more than 560 occupied households and according to the 2010 census, a population of approximately 1,700 residents over the age of 18 within walking distance. Though there are fewer than 800 households, Grand River is a heavily trafficked roadway that makes the node between Piedmont and Outer Drive feasible for further neighborhood-scale com-mercial development.

Gra

nd R

iver

Evergreen

Outer

Auburn

Warwick

Minock

Artesian

Piedmont

Grandville

Ashton

Plainview

Oakfield

Glastonbury

Rosemont

Archdale

Longacre

Rutland

Mettetal

Abington

Asbury

Ferguson

Grandmont

Woodmont

Kentford

Woodmont

Archdale

Biltmore

Southfield Service Drive

Stahelin

0 740 1,480 2,220 2,960370Feet

N

Source: MCR Structure Survey, Summer 2014

not applicable

pedestrian-level commercial only

multiple commercial floors

housing above pedestrian-level commercial

Grand River CSALegend: Commercial Access

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