PMGuidebook Final WCAG2.0 v.01.05 Metadata

PLACEMAKING
AS AN ECONOMIC
DEVELOPMENT TOOL
Land Policy Institute

© 2017 Board of Trustees of Michigan State University.
All rights are reserved. No part of this publication may be reproduced, distributed, or transmitted in any
form or by any means, including photocopying, recording, or other electronic or mechanical methods,
without the prior written permission of the MSU School of Planning, Design and Construction, except in
the case of brief quotations embodied in critical reviews and certain other noncommercial uses permitted
by copyright law. For permission requests, contact the School of Planning, Design and Construction.
Further distribution of the guidebook, for fee or not, in any manner (digital, print, etc.), to any other
person or entity is strictly prohibited.
Readers should be aware that Internet websites offered as citations and/or sources for further information
may have changed or disappeared between the time this was written and when it is read.
This publication was made possible by Grant Numbers HDF-227, HDF-228, HDF-261, and HDF-293 from the
Michigan State Housing Development Authority.
The contents of this publication are solely the responsibility of the authors and do not necessarily represent
the official views of Michigan State University or the Michigan State Housing Development Authority.
SCHOOL OF PLANNING, DESIGN AND CONSTRUCTION

Michigan State University
Human Ecology Building
552 W. Circle Drive, Room 101
East Lansing, MI 48824
Phone: (517) 884-7743
www.spdc.msu.edu
Cover photo of downtown Ann Arbor by:

Leisa Thompson, courtesy of the City of Ann Arbor,
Downtown Development Authority
WCAG 2.0
PLACEMAKING AS AN
ECONOMIC DEVELOPMENT TOOL
A Placemaking Guidebook
PRINCIPAL AUTHOR AND EDITOR:

Mark A. Wyckoff, FAICP
Land Policy Institute and the Planning & Zoning Center at
CO-AUTHORS:
Brad Neumann, AICP, MSU Extension
Glenn Pape, MSU Extension
Kurt Schindler, AICP, MSU Extension
Land Policy Institute

December 2015
This Guidebook is available at: www.landpolicy.msu.edu.

Design by the MSU Land Policy Institute
INTRODUCTION BY GOVERNOR RICK SNYDER
MSU Land Policy Institute
Introduction v
PREFACE
Welcome
Welcome to Placemaking as an Economic Development Tool! This guidebook is a continuation of a “labor
of love” to assist neighborhoods and communities with quickly reshaping their thinking and acting on what
effective community and economic development is all about. It represents the conversion of the best material
from six modules of the Placemaking Curriculum (version 4.0) that has more than 2,200 slides and represents
more than 36 hours of nonstop presentation.
All place-based projects and activities have the potential to improve local quality of life and attractiveness
for additional new development or redevelopment. But considerable study by others of high-quality places
around the globe demonstrates that only those place-based projects and activities with a physical form that
is appropriate for their location on the transect (that means they must have a human scale, be walkable and
bikeable, and represent land uses that serve a compatible function in the place they are proposed) have the
potential to also enhance economic and community development or redevelopment in a particular area. The
distinction is critical, because communities reeling from decades of disinvestment often yearn for the new
property taxes that come from any new development. But, development without human-scale form features
in the wrong location may prolong the misery, rather than help the community build again. Unless new
development with good form is carefully sited and well-designed, it will underperform in its ability to attract
additional development and positive economic activity.
This guidebook identifies and explains these and related elements, and highlights why they are critical to
creating quality places that can successfully attract and retain talented workers, thereby making a place more
competitive in the global New Economy. The crowning benefit is that quality places are not only attractive to
talented workers, but to nearly everyone else in the neighborhood or community as well. Hence, they improve the
overall quality of life and, over time, enhance the sense of place, which makes them long-term assets that strengthen
community sustainability and resilience.
Definition and Purpose

This guidebook includes a range of definitions of placemaking, but is fashioned around one of the simplest:
“Placemaking is the process of creating quality places where people want to live, work, play, shop,
learn, and visit.”
The term “placemaking” has been used by urban planners, landscape architects, and architects since the early
1970s, but has only recently begun to gain popularity among the general population. It has primarily been
used as a community design and community development tool with a special focus on public spaces, such as
sidewalks, rights-of-way, public squares, boulevards, parks, and recreation areas. It continues to have enormous
utility in those locations, which when well-designed and close to dense populations of people, are magnets
for interesting activity. But, placemaking also has considerable utility as an economic development tool and
can guide public infrastructure development as well. Little has been written on placemaking as it relates to
economic development, and that is our focus. Please note that by making the economic development benefits
of placemaking our focus, we are not doing so at either the exclusion of other approaches or in an attempt
MIplace™ Partnership Initiative
to supplant them, because we fully embrace other traditional and some new contemporary applications of
placemaking as well. We view our work as adding to the value and benefits of effective placemaking, and not
detracting from all the good work that continues in this arena. As a result, this guidebook is a comprehensive
look at four different types of placemaking, but it has more emphasis on economic aspects, because of its
particular utility in Michigan and other Midwest states that are attempting to reshape their communities to
again be competitive for people and workers in the global New Economy.
vi PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

Relevance and Target Audiences
This guidebook may have most value in large and small towns in the Midwest and Great Lakes states, along
with legacy communities with strong industrial histories in other parts of the country. Neighborhoods in these
communities are struggling with job and associated population loss; industrial, commercial, and residential
abandonment; blight and deteriorating structures; and, in some neighborhoods, rapidly declining quality of
life as incomes fall and public services are reduced.
Yet many of these neighborhoods and communities have assets around which revitalization and
redevelopment could successfully occur. But, without a clear sense of how to redevelop and which areas to
target first, developers and communities often take the limited resources available and spread them too thin.
Decades of following this approach have been generally unsuccessful. Instead, there is another approach with
much more potential for success. It is called Strategic Placemaking. It involves concentrating limited resources
in a few targeted centers and nodes along key corridors where new investment will attract additional new
development and redevelopment in ways that grows the resource base to be able to expand the revitalization to
other centers, and nodes along other key corridors. Eventually, all neighborhoods benefit, although some more
slowly than others. The alternative is that all neighborhoods continue to languish as too few resources are
spread too thin to have any significant benefit anywhere.
Politically this is a challenging proposition. However, Strategic Placemaking (see Chapters 1 and 12) is only
one type of placemaking. Another type of placemaking offers comparatively low-cost options with immediate
benefits anywhere, so no part of a community has to be left without positive prospects for improvement in the
immediate future. This type of placemaking is called Tactical Placemaking and is explained in Chapters 1 and 10.
Standard Placemaking and Creative Placemaking are two other types of placemaking that can be used in
any neighborhood at any time, but are likely to produce the most immediate benefits in neighborhoods with
an urban density, and are in average or better physical condition. These types of placemaking are described
in Chapters 1, 9, and 11. In short, there are placemaking approaches that can help create quality places and
improve quality of life in all large and small towns and contiguous places.
This guidebook is principally targeted to local policy makers, professionals, and members of key stakeholder
organizations, including:
Local elected officials and planning commissioners, community and economic development professionals,
city and township managers, Main Street and DDA managers, and park and recreation managers;
Public and private professional planners, landscape architects, architects, and engineers;
Realtors, home builders, developers, bankers, other financiers, and lawyers;
Key local leaders in stakeholder organizations, like chambers of commerce, tourism and visitors’
bureaus, and small business and entrepreneurial support organizations;
Nonprofit housing and community development organizations;
Neighborhood organizations, historic preservation organizations, local foundations, arts councils, and
other local nonprofit organizations like rotary clubs and garden clubs;
Staff in key state agencies (transportation, economic development, environmental quality, parks and
natural resources, agriculture, housing, land banks, public health); and
Students and professors.
Introduction vii
We believe that general audiences will best be served by material on the www.miplace.org website, and by
other small brochures, pamphlets, and related materials available from organizations that have partnered to
make the MIplace™ Partnership Initiative possible. The following is excerpted from the website:
“We are a statewide initiative with the purpose of keeping Michigan at the forefront of a national
movement known as placemaking. It’s a simple concept that people choose to live in places that offer the
amenities, resources, social, and professional networks, and opportunities to support thriving lifestyles.
We have embraced this idea and understand that vibrant, successful regions promote economic
activity and will help build a better Michigan. Our job is to help communities re-examine the
importance of everyday settings and experiences that shape our lives—the downtowns, parks,
plazas, main streets, neighborhoods, and markets that influence where we live and how we interact.
Placemaking enhances our ability to transform towns, cities and regions.” www.miplace.org/about-
miplace; accessed January 21, 2015.
History
The MIplace™ Partnership Initiative is a unique partnership of organizations that share a common goal to
improve the quality of life in Michigan communities by focusing on creating a large number of quality places
with a strong sense of place, because Place Matters!
Guided by the Michigan State Housing Development Authority, the Michigan Municipal League, and the
MSU Land Policy Institute, the initiative has strong ties to the Michigan Sense of Place Council (SOPC).
The SOPC was created in 2006 by a dozen organizations to explore ways to jointly work together in pursuit of
creating more quality places in Michigan. In early 2015, there were about three-dozen member organizations
on the SOPC. They are listed in the sidebar on page x. See www.miplace.org for the current list of members.
For the last four years, the SOPC has met nearly every month and has workgroups, which also meet monthly,
made up of subsets of member organizations (and sometimes non-member organizations). These workgroups
tackle issues ranging from how to knock down policy impediments to effective placemaking, to incorporation of
entrepreneurship, creative arts, and the natural environment as tools to enhance local placemaking.
The MIplace™ Partnership Initiative has five major focus areas:
1. Education: Creation and maintenance of an extensive curriculum on placemaking, as well as training based
on the curriculum. [By June 2015, more than 13,000 people received training on parts of the curriculum.]
2. Coordination: Efforts to share information and activities among the many groups interested in
placemaking, as well as to help support partnerships on placemaking at the state, regional, and local
levels, and between the public, private, and nonprofit sectors.
3. Policy: Identification of policy and regulatory barriers to effective implementation of placemaking,

and identification of ways to seize opportunities to further effective placemaking at the state, regional,
and local levels.
4. Research: Undertaking targeted studies to support a better understanding of vexing questions related
to placemaking, as well as development of self-help tools for local governments, developers, citizens,
and other stakeholders to use in local placemaking.
5. Implementation: Case study documentation of effective local placemaking projects or activities,

and preparation of local PlacePlans with broad public engagement to serve as examples that other
communities and developers could use to promote or implement placemaking in their community.
Thanks
The MIplace™ Partnership Initiative is deeply indebted to the high-quality work of others, including but
not limited to the following:
viii PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

Work by Professor Soji Adelaja, PhD, founding director of the MSU Land Policy Institute (LPI),
in connecting the importance of high-quality places to talent attraction and retention in order to be
more competitive in the global New Economy.
Work of the Congress for the New Urbanism in demonstrating not only how important form is in creating
and sustaining high-quality walkable urban places, but also in the essential elements of those designs.
Work of the Project for Public Spaces, which has generated hundreds of examples of effective
placemaking that targets a wide range of public spaces.
Work of the National Charrette Institute in their training on how to effectively engage the public in
designing placemaking projects that not only directly reflect public input, but are implementable.
Work of the national Form-Based Codes Institute in training practitioners on how form-based codes
can take charrette-driven consensus visions of the future of an area and turn them into implementable
codes that ensure the consensus vision becomes a reality.
Inspiration from the “making great communities happen” tagline and the Great Places in America
recognition program of the American Planning Association.
Special thanks is due to the following people without whose assistance this guidebook would never have
been created.
Co-authors: Right from the beginning, Glenn Pape, Kurt Schindler, and Brad Neumann, all educators
with MSU Extension, have been stalwart co-authors of the Placemaking Curriculum and now the
guidebook. They bring tremendous content knowledge and practical experience in communities across
Michigan to addressing the challenges faced in this undertaking.
Publication Assistance: Holly Madill, Jason Cox, Pardeep Toor, and John Parcell wrote many of the
sidebars and case studies, and processed most of the edits and all of the footnotes. Heidi Macwan and
her student assistants (Austin Truchan, Raime Lamb, Mariya Avenesyan, Callie Rodriguez, Dakshaini
Ravinder, Chen Qi, and Jonathan Little) prepared most of the graphics and did all of the design and
layout of the guidebook. The author’s deepest gratitude is extended to these individuals from the Land
Policy Institute for their unwavering and professional assistance. Scott G. Witter, PhD, director of the
School of Planning, Design and Construction at MSU; and interim director of LPI, is thanked for his
support and guidance. Mary Beth Graebert, associate director of LPI, is thanked for her research on
Creative Placemaking and administrative assistance in keeping this and all our other fiscal efforts on track.
Reviewers: More than 70 people asked for the opportunity to offer us assistance with review and
comment on portions of this guidebook. Six people reviewed and commented on nearly every chapter
of the guidebook and their help is especially appreciated: Karen Gagnon, Robert Gibbs, Randy
Mielnik, Brad Neumann, Kurt Schindler, and James Tischler. Additional reviewers of some of the
chapters included Rick Ballard, Betty Boone, Nancy Finegood, Luke Forrest, Brad Garmon, Julie
Hales-Smith, Michael Kapp, Sandra Pearson, Jaime Schriner-Hooper, and Susan Wenzlick. James
(Bo) Duncan is owed special thanks for independently reviewing and offering suggested edits to the
entire guidebook, which were especially valuable.
Man at the Top: Governor Rick Snyder provided the most important leadership by singling out
placemaking as a priority of his administration in three of his first four special messages to the
Michigan legislature, and by emphasizing its importance to his cabinet. He has continued his guidance
with emphasis on the relationship between business, talent, and quality places.
The Michigan State Housing Development Authority (MSHDA): Gary Heidel as MSHDA’s
Chief Placemaking Officer and James Tischler, director of the Community Development Division,
have been central to every element of the MIplace™ Partnership Initiative and provided not only
Introduction ix
Michigan Sense of Place Council Members
T
he Sense of Place Council (SOPC) was created Michigan Bankers Association;
in response to declining quality of life in
communities across the state associated with Michigan Community
economic challenges facing Michigan. Like much of Development Association;
the Midwest, Michigan is in a period of transition Michigan Council for Arts and
from an older industrial, manufacturing-based Cultural Affairs;
economy to a more diversified economy that embraces
entrepreneurship and innovation. The objective of the Michigan Economic Developers Association;
SOPC is to improve the quality of life of Michigan’s
citizens by promoting the creation of vibrant cities, Michigan Environmental Council;
towns, and villages, and in so doing, make Michigan’s Michigan Fitness Foundation;
communities competitive in the global New Economy.
Michigan Future, Inc.;
Members of the Sense of Place Council include the:
Michigan Historic Preservation Network;
Executive Office of the Governor;
Michigan Humanities Council;
AARP Michigan;
Michigan Land Bank Association;
American Institute of Architects Michigan;
Michigan Municipal League;
Collaborative Development Corporation;
Michigan Recreation & Park Association;
Community Economic Development
Association of Michigan Michigan State University (MSU) Center for
Community and Economic Development;
Creative Many Michigan (formerly
ArtServe Michigan); MSU Land Policy Institute;
Great Lakes Capital Fund; Michigan Townships Association;
Habitat for Humanity of Michigan; North Coast Community Consultants;
Ingham County Land Bank; Performance Energy Consulting;
Inner City Christian Federation; Planning & Zoning Center at MSU;
Issue Media Group; Presidents Council (State Universities of MI);
Lansing Economic Area Partnership (LEAP); Prima Civitas;
LOCUS Michigan/Smart Growth America; Small Business Association of Michigan;
Metro Matters (formerly Michigan State Agencies (see Interagency Placemaking
Suburbs Alliance); Committee); and

Michigan Association of Planning; University of Michigan-Flint, Office of
Governmental Relations.
Michigan Realtors® (formerly Michigan
Association of Realtors®);
x PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

INTERAGENCY PLACEMAKING COMMITTEE Michigan Department of Transportation;
Committee/subcommittee members include the:
Michigan Economic
Executive Office of the Governor; Development Corporation;
Michigan Department of Agriculture and Michigan Land Bank Fast Track

Rural Development; Authority; and
Michigan Department of Michigan State Housing

Environmental Quality; Development Authority.
Michigan Department of Natural Resources;

i. This entity changed its name in Summer 2015. It was formerly known as
the Interdepartmental Collaboration Committee Placemaking Partnership
Subcommittee (ICC-PPS).
management expertise, but also crucial leadership and connectivity to other people and organizations
with an interest in the outcomes of effective placemaking. The MSHDA Board of Directors has also
authorized funding of several contracts to facilitate implementation of the MIplace™ Partnership
Initiative, as well as many private and public sector projects to assist placemaking efforts. This has
included funding support for target market analysis and PlacePlans in dozens of pilot communities.
Placemaking Leadership Team: Nearly every Wednesday since Spring 2013, the following individuals
have met at MSHDA to mark progress, brainstorm, problem solve, and bring new placemaking and
related opportunities to the table for discussion. Their commitment and contributions have been
critical to all success to date. These include: From MSHDA – Gary Heidel, James Tischler, Karen
Gagnon, Joe Borgstrom, Laura Krizov, Vanessa McDonald, and Jeff Bickert; from the Michigan
Municipal League (MML) – Arnold Weinfeld (initially)/Luke Forrest and Julie Hales-Smith; from
the Community and Economic Development Association of Michigan – Jamie Schriner-Hooper;
from the Michigan Association of Planning – Andrea Brown; from the Michigan Economic
Development Corporation (MEDC)– Katherine Czarnecki and Lisa Pung; and from the MSU Land
Policy Institute – Mark Wyckoff. Occasionally others have been involved as well.
Placemaking Metrics Team: From MSHDA – Gary Heidel, James Tischler, and Laurie Cummings;
from MSU – Mark Wyckoff and Glenn Pape; from MML – Arnold Weinfeld (initially)/Luke Forrest.
Sense of Place Council (SOPC): See the list of member organizations in the facing sidebar; facilitated
by Nathalie Winans and Jeffrey Padden from Public Policy Associates.
Interagency Placemaking Committee: See list of State agencies in the above sidebar. Representatives
of these State agencies include: From the Governor’s Office of Urban & Metropolitan Initiatives –
Andrew Haan; from the Department of Agriculture and Rural Development – Nancy Nyquist; from
the Department of Environmental Quality – Ann Couture, Bryce Feighner, and Susan Wenzlick;
from the Department of Natural Resources – Sandra Clark, Tamara Jorkasky, and Donna Stine;
from the Department of Transportation – Michael Kapp, Michael Leon, and William Shreck; from
the MEDC – Karla Campbell, Katharine Czarnecki, Jennifer Nelson, and Jennifer Rigterink; from
the Michigan Land Bank Fast Track Authority – Michele Wildman; and from MSHDA – Joe
Borgstrom, Karen Gagnon, Gary Heidel, Martha MacFarlane-Faes, Bryan Robb, Jermaine Ruffin,
and James Tischler.
MIplace.org website: Pace and Partners and MSHDA.
Several SOPC Workgroup Committee members that are too numerous to list.
Introduction xi
It is also appropriate to single out some communities that successfully competed for funds to prepare
PlacePlans using the knowledge about effective placemaking contained in this guidebook.
PlacePlan communities: Allegan, Alpena, Dearborn, and Sault Ste. Marie in 2013; Cadillac, Detroit,
Flint, Holland, Jackson, Kalamazoo, Marquette, and Midland in 2014; and Benton Harbor, Boyne
City, Lathrup Village, Monroe, Niles, Saginaw, and Traverse City in 2015.
Warren Rauhe and Wayne Beyea, professors at the MSU School of Planning, Design, and
Construction prepared 12 of these PlacePlans with student assistance. A variety of planning
consulting firms in Michigan prepared the rest.
The MML has researched and written more than 30 case studies of municipalities engaged in placemaking
projects or activities and posted them on the MIplace™ website, along with dozens of other case studies
prepared by other SOPC members.
The U.S. Department of Housing and Urban Development awarded six Sustainable Communities grants to
Michigan communities. All have placemaking components:
1. Tri-County Regional Planning Commission: Mid-Michigan Program for Sustainability;
2. Northwest Michigan Council of Governments (now Networks Northwest): The Grand Vision to
Grand Action: Regional Plan for Sustainable Development;
3. City of Grand Rapids Planning Department: Michigan Street Corridor Plan;
4. Washtenaw County: Washtenaw County Sustainable Community project;
5. City of Flint: Imagine Flint: Master Plan for a Sustainable Flint;
6. Southeast Michigan Council of Governments: Creating Success: Sustainable Communities Regional

Planning Grant; and
A similar project was funded by MSHDA: City of Marquette – Third Street Corridor Plan.
Last, a spate of new local Master Plans with strong placemaking elements have recently been developed in
several Michigan cities, including Detroit, Grand Rapids, Lansing, Kalamazoo, and Flint. Some of these plans
are featured in Chapter 7.
Relationship of Modules to Chapters

Figure i illustrates the six initial modules of the Placemaking Curriculum upon which this guidebook is based.
All of the major material from version 4.0 of the curriculum was used in the creation of this guidebook.
However, it does not always appear in the guidebook in the same order as presented in the curriculum. Table i
illustrates the relationship between the curriculum modules and the chapters in this guidebook.
Errors Responsibility of Editor

The MIplace™ Partnership Initiative, the Placemaking Curriculum, and this guidebook remain a work-in-
progress that are likely to be updated. As an example, the number of slides in the full-length edition of the
curriculum was doubled between versions 2.0 and 3.0. Most of the additions since version 2.0 have been new,
related research outcomes that have been added to Module 2, and more local examples of placemaking that
have been added to Module 6. All of the original authors, and many of the people credited above have been
responsible for offering material to be added to the curriculum. Some of the 100 people trained to teach the
curriculum have also offered material. This has greatly added to its content strength, as well as to its length.
Most of the material in this guidebook originates in the high-quality work of others cited earlier. A strong
effort has been made to credit all work that is directly used, and where necessary, to seek permission to use
it in the curriculum and/or this guidebook. However, it remains possible that we have missed giving proper
xii PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL
Figure i: Modules from the Placemaking Curriculum
Source: Figure by the Land Policy Institute, Michigan State University, 2012. Based on the Placemaking Curriculum from the
MIplace™ Partnership Initiative.
Introduction xiii
Table i: Comparison of Guidebook Chapters to Curriculum Modules
Curriculum Modules
5
1 2 3 4 Collaborative 6
Guidebook People, Places Economics Neighborhoods, Form Planning Public Involvement Applied
Chapters & Placemaking of Place Streets & Connections & Regulation in Placemaking Placemaking
1 X - - - - -
2 X X - - - -
3 - X - - - -
4 - - X - - -
5 - - X - - -
6 - - - - X -
7 X - - - - X
8 - - - X - -
9 X - - - - X
10 X - - - - X
11 X - - - - X
12 X - - - - X
13 X - - - - X
X = Curriculum module material used in this chapter. Source: Land Policy Institute, Michigan State University, 2015.
credit to a publication, an individual, or an organization. Please let the editor know if work has been used that
is improperly credited and it will promptly be fixed. My apologies in advance for any such mistakes, as such
errors and any others in this guidebook are the responsibility of the editor.
Guide to the Guidebook

This guidebook is divided into four parts: Chapters 1–3 make up Part One, Chapters 4–5 make up Part Two,
Chapters 6–8 make up Part Three, and Chapters 9–13 make up Part Four, with an appendices rounding out
the remaining content. There are several common features to each Chapter, such as a cover photo that is linked
to the Case Example at the end of the Chapter; the Case Examples highlight some key feature from the
Chapter using a Michigan example; and the Case Examples also include which type(s) of placemaking are
being featured by displaying their associated icon. Other common Chapter elements include blue sidebars on
organizations and green informational sidebars that are relevant to topics being discussed, and grey sidebars
on related figures and tables. All Chapters also contain
Concluding Observations that summarize the presented
content, along with Key Messages that highlight ideas
Special Thanks to:
Specia
and information central to the Chapter concepts. Some MSHDA, for the vision, guidance, and
Chapters have footnotes that provide citations for
support that made the curriculum
information or more resources for the reader. Many,
but not all, of the sources for these footnotes are also and this guidebook possible!
included in Appendix 4: Placemaking Resource List.
MML for their partnership,
By Guidebook Principal Author and Editor patience, and photo library
Mark Wyckoff, FAICP, Professor
Sr. Associate Director, Land Policy Institute without which this guidebook
Director, Planning & Zoning Center would not have been possible!
xiv PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

Table of Contents
Introduction.....................................................................................................................................................v
Introduction by Governor Rick Snyder................................................................................................................v
Preface...............................................................................................................................................................vi
Welcome......................................................................................................................................................vi
Definition and Purpose................................................................................................................................vi
Relevance and Target Audiences................................................................................................................vii
History ......................................................................................................................................................viii
Thanks.................................................................................................................................................................ix
Relationship of Modules to Chapters.........................................................................................................xii
Errors Responsibility of Editor...................................................................................................................xii
Guide to the Guidebook............................................................................................................................xiv
Guidebook Principal Author and Editor....................................................................................................xiv
Chapter 1: Placemaking as a Tool for Creating Quality Places............................................................1-3

Introduction...................................................................................................................................................1-4
Characteristics of Life in a City with Many Quality Places...........................................................................1-5
Importance of Quality Places in Global Competitiveness.............................................................................1-10
Other Characteristics of Quality Places.......................................................................................................1-13
The Transect..................................................................................................................................................1-19
Importance of Increasing Population Density in and Near Downtowns.......................................................1-21
Four Types of Placemaking...........................................................................................................................1-23
Standard Placemaking...................................................................................................................................1-26
Tactical Placemaking.....................................................................................................................................1-26
Tactical Urbanism...................................................................................................................................1-27
Lighter, Quicker, Cheaper.......................................................................................................................1-27
Creative Placemaking....................................................................................................................................1-28
Strategic Placemaking...................................................................................................................................1-29
Comparison of the Four Types of Placemaking............................................................................................1-30
What Type of Placemaking to Use...............................................................................................................1-30
Financing for Placemaking...........................................................................................................................1-34
Remaining Chapters......................................................................................................................................1-35
Concluding Observations..............................................................................................................................1-35
Key Messages in This Chapter.......................................................................................................................1-37
Chapter 1 Case Example: Campus Martius......................................................................................1-38 & 1-39
Chapter 2: Demographics Driving Contemporary Placemaking and Economic Development...............2-1

Introduction....................................................................................................................................................2-2
Talented Workers Want Quality Places...........................................................................................................2-2
Big Picture Demographic Shifts.....................................................................................................................2-4
The Growing Urban Demand by Generation.................................................................................................2-6
Market Shifts................................................................................................................................................2-10
Community Preference Survey (2011)....................................................................................................2-16
Community Preference Survey (2013)....................................................................................................2-16

Changing Face of Buyers ..............................................................................................................................2-19
Related Supporting Trends: Auto Use and Cost Shifting to Housing...........................................................2-25
Impact of These Trends on Home Ownership...............................................................................................2-26
How Do These Trends Relate to Placemaking?.............................................................................................2-27
Importance of Population Attraction and International Immigration...........................................................2-30
Introduction xv
Table of Contents (cont.)
Chapter 2 (cont.)
Key Messages in This Chapter........................................................................................................................2-33
Chapter 2 Case Example: Target Market Analysis for Missing Middle and Mid-Rise Housing in
Lansing/East Lansing................................................................................................................................................2-34 & 2-35
Chapter 3: Economics of Placemaking...............................................................................................3-1

Introduction....................................................................................................................................................3-2
Section One: Improved Regional Economic Performance Requires Placemaking to Attract and Retain
Talented Workers.....................................................................................................................................3-2
Economic Context....................................................................................................................................3-2
Key Global Demographic and Economic Considerations........................................................................3-5
Prosperity Requires Regional Partners......................................................................................................3-7
The Business-Talent-Place Triangle..........................................................................................................3-9
Within Each Region There Must be Some High-Quality Urban Places..................................................3-9
Michigan Prosperity Regions..................................................................................................................3-10
Talent Attraction and Population Growth .............................................................................................3-13
A Place-Based Model of Economic Prosperity........................................................................................3-20
A Target Vision.......................................................................................................................................3-22
People, Place, and Policy Strategies.........................................................................................................3-24
Public Opinion Surveys..........................................................................................................................3-24
Summary of Section One...............................................................................................................................3-30
Section Two: Summary of Other Economic Benefits-Research that Supports Placemaking..........................3-32
Land Use and Infrastructure....................................................................................................................3-33
Property Value Studies.............................................................................................................................3-37
Location Efficiency.................................................................................................................................3-40
Energy Use.............................................................................................................................................3-50
Preservation Efficiency............................................................................................................................3-51
Value of Human Contact and Social Interaction.....................................................................................3-53
Economic Value of Creative Industries....................................................................................................3-57
Entrepreneurship........................................................................................................................................3-59
Health and Safety....................................................................................................................................3-61
Return on Investment (ROI) for Developers...........................................................................................3-65
Concluding Observations (Sections One and Two).......................................................................................3-65
Key Messages in This Chapter...........................................................................................................3-67 & 3-68
Chapter 3 Case Example: Grand Traverse Commons....................................................................................3-69
Chapter 4: Elements of Form.............................................................................................................4-3

Introduction.....................................................................................................................................................4-4
Organizing Place and Form – The Transect......................................................................................................4-6
The Role of the Right-of-Way .......................................................................................................................4-8
Streets...................................................................................................................................................................4-10
Enclosure......................................................................................................................................................4-14
Building Frontages........................................................................................................................................4-15
Building Types..............................................................................................................................................4-18
Building Mass and Placement........................................................................................................................4-22
Building Elements.........................................................................................................................................4-24
Blocks...................................................................................................................................................................4-25
xvi PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

Chapter 4 (cont.)
Key Messages in This Chapter............................................................................................................4-31 & 4-32
Chapter 4 Case Example: Boyne City Main Street........................................................................................4-33
Chapter 5: Neighborhood Structure...................................................................................................5-1

Introduction.....................................................................................................................................................5-2
Ten Key Characteristics of Quality Neighborhoods.........................................................................................5-2
Components of Neighborhoods......................................................................................................................5-5
Neighborhoods across the Transect.................................................................................................................5-9
Urban Core Neighborhood (T6)...............................................................................................................5-9
Urban Center Neighborhood (T5)............................................................................................................5-9
General Urban Neighborhood (T4)........................................................................................................5-10
Sub-Urban Neighborhood (T3).............................................................................................................5-13
Neighborhood as the Smallest Unit of Sustainable Development.................................................................5-13
Size and Shape of Neighborhoods.................................................................................................................5-15
Model Neighborhood Characteristics...........................................................................................................5-15
Current Best Practice Models to Convert Incomplete Sub-Urban Neighborhoods into Complete Ones.....5-18
Neighborhood Metrics..................................................................................................................................5-19
Role of Character Elements in Neighborhoods.............................................................................................5-21
Importance and Role of Connectivity............................................................................................................5-28
Sidewalks.....................................................................................................................................................5-28
Paths, Trails, and Bikeways......................................................................................................................5-30
Transit...........................................................................................................................................................5-34
Automobiles....................................................................................................................................................5-34
Key Messages in This Chapter.......................................................................................................5-39 thru 5-41
Chapter 5 Case Example: Cherry Hill Village, Canton Charter Township.........................................5-42 & 5-43
Chapter 6: Collaborative Public Involvement in Placemaking...............................................................6-3

Introduction.....................................................................................................................................................6-4
Historical Context...........................................................................................................................................6-4
Value of Public Involvement............................................................................................................................6-6
The Public Hearing..........................................................................................................................................6-7
Better Methods of Public Engagement...........................................................................................................6-7
Public Meeting (aka Open House)...................................................................................................................6-8
Negotiation and Mediation...........................................................................................................................6-10
Opinion Surveys............................................................................................................................................6-10
Visual Preference Survey................................................................................................................................6-11
Focus Groups................................................................................................................................................6-11
Citizen Advisory Committee........................................................................................................................6-13
Facilitation....................................................................................................................................................6-13
Delphi Technique..........................................................................................................................................6-14
Visioning......................................................................................................................................................6-14
Charrette.......................................................................................................................................................6-15
Other Considerations for Engagement..........................................................................................................6-16
Engagement Strategies..................................................................................................................................6-17
Engagement Frameworks..............................................................................................................................6-18
Social Equity..................................................................................................................................................6-19
Introduction xvii
Chapter 6 (cont.)
Elements of Charrettes..................................................................................................................................6-20
Work Collaboratively..............................................................................................................................6-21
Work Cross-Functionally........................................................................................................................6-22
Compression...................................................................................................................................................6-23
Feedback Loops......................................................................................................................................6-23
Examine at Various Scales.......................................................................................................................6-24
Importance of Visualization....................................................................................................................6-24
Measure Outcomes for Progress..............................................................................................................6-25
Feasibility Test........................................................................................................................................6-28
Authentic Involvement...........................................................................................................................6-29
Decision Makers Fear of Charrettes........................................................................................................6-29
Choosing the Right Public Engagement System for the Task......................................................................6-30
Key Messages in This Chapter.......................................................................................................6-32 thru 6-34
Chapter 6 Case Example: The Capitol Corridor Charrettes..........................................................................6-35
Chapter 7: Planning for Placemaking.................................................................................................7-1

Introduction.....................................................................................................................................................7-2
Section One: Context for Regional and Local Planning and Placemaking......................................................7-6
Comparison of Conventional Land Development, Placemaking, and Other Related Local
Government Services.........................................................................................................................7-6
Nested Plans and Regulations Help Move from Planning to Action.......................................................7-12
Section Two: Regional Plans..........................................................................................................................7-15
Context for Regional and Local Plans.....................................................................................................7-15
Four Regional Strategic Growth Principles.............................................................................................7-16
Section Three: Strategic Growth Planning Process........................................................................................7-22
Strategic Placemaking for Economic Development.......................................................................................7-24
Neighborhood-Scale Standard Placemaking.................................................................................................7-24
Why the Distinction is Important...........................................................................................................7-24
Strategic Growth Planning Process.........................................................................................................7-25
Overview Comments..............................................................................................................................7-27
Application to Placemaking....................................................................................................................7-40
Section Four: Inserting Placemaking into the Local Master Plan..................................................................7-42
Questions to Consider When Adding Placemaking to a Local Master Plan...........................................7-44
Examples of Placemaking in Local Master Plans....................................................................................7-47
Comparison of the Traditional and Placemaking-Focused Planning Processes........................................7-49
Section Five: Project Development.................................................................................................................7-52
Placemaking Project Development..........................................................................................................7-52
Placemaking Project Taskline Narrative...................................................................................................7-52

Key Messages in This Chapter........................................................................................................7-57 thru 7-59
Chapter 7 Case Example: Birmingham Downtown Master Plan....................................................................7-60
Chapter 8: Local Regulation for Placemaking.....................................................................................8-1

Introduction.....................................................................................................................................................8-2
Form Elements that Greatly Influence the Quality of Key Urban Places.........................................................8-5
Comparison of Traditional/Conventional Zoning and Form-Based Codes in Creating Quality Places..........8-7
Place and Form Elements to Regulate in All Codes.......................................................................................8-11
xviii PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL
Chapter 8 (cont.)
Place and Form Elements to Regulate in All Codes (cont.)
Mixed Uses.............................................................................................................................................8-12
Setbacks and Build-To Lines...................................................................................................................8-13
Enclosure Standards...............................................................................................................................8-14
Parcel/Lot Sizes......................................................................................................................................8-14
Lot Coverage..........................................................................................................................................8-14
Streetscape Requirements .......................................................................................................................8-16
Limited Parking......................................................................................................................................8-17
Sign Requirements..................................................................................................................................8-18
Affordable Mixed-Income Housing........................................................................................................8-18
Faster Review Incentives.........................................................................................................................8-20
Overview of Form-Based Codes....................................................................................................................8-21
Regulating Plan......................................................................................................................................8-26
Key Regulating Plan Contents................................................................................................................8-26
Steps to Prepare a Form-Based Code.............................................................................................................8-26
1. Identify Community Intentions..........................................................................................................8-26
2. Establish Scope of FBC Coverage.......................................................................................................8-30
3. Conduct Analysis of Existing Form Conditions..................................................................................8-31
4. Perform Regulatory Audit Based on Planning Principles.....................................................................8-32
5. Conduct a Vision-Based Planning Process..........................................................................................8-32
6. Prepare an Illustrative Plan...................................................................................................................8-33
7. Adopt FBC Changes to the Master Plan.............................................................................................8-33
8. Prepare Text of the FBC.......................................................................................................................8-33
9. Prepare the Regulating Plan.................................................................................................................8-33
10. Adopt the FBC Amendments to the Zoning Ordinance...................................................................8-33
Administration of a Form-Based Code.........................................................................................................8-35
When to Use a Site Plan Review..............................................................................................................8-35
Results........................................................................................................................................................8-37
Key Messages in This Chapter........................................................................................................8-38 thru 8-40
Chapter 8 Case Example: Marquette Waterfront District FBC........... ..........................................................8-41
Chapter 9: Standard Placemaking.......................................................................................................9-3

Introduction.....................................................................................................................................................9-4
Standard Placemaking.....................................................................................................................................9-6
Transect Placemaking Examples......................................................................................................................9-7
Transect: T1 – Natural Zone.....................................................................................................................9-7
Transect: T2 – Rural Zone (Growing Lands)...........................................................................................9-10
Transect: T3 – Sub-Urban Zone (Sub-Urban Lands)...............................................................................9-11
Transect: T4 – General Urban Zone (Traditional Urban Neighborhoods)..............................................9-12
Transect: T5 – Urban Center Zone (Downtowns)...................................................................................9-14
Transect: T6 – Urban Core Zone.............................................................................................................9-16

Scale...................................................................................................................................................................9-18
Understanding the Culture of Change..........................................................................................................9-18
Key Messages in This Chapter............................................................................................................9-23 & 9-24
Chapter 9 Case Example: Mark’s Carts..........................................................................................................9-25
Introduction xix
Chapter 10: Tactical Placemaking.....................................................................................................10-1
Introduction...................................................................................................................................................10-2
Distinguishing Tactical Urbanism from LQC Activities...............................................................................10-2
The Better Block and City Repair Organizations...........................................................................................10-6
Tactical Urbanism Projects............................................................................................................................10-7
LQC Activities..............................................................................................................................................10-7
Block-Level Tactical Placemaking Applications..........................................................................................10-12
Concluding Observations............................................................................................................................10-14
Key Messages in This Chapter......................................................................................................................10-15
Chapter 10 Case Example: Build a Better Block; Grand Rapids (re//STATE)............................................10-16
Chapter 11: Creative Placemaking....................................................................................................11-1

Introduction...................................................................................................................................................11-2
Benefits of Creative Placemaking..................................................................................................................11-4
A Comprehensive Approach..........................................................................................................................11-5
Some Assets May Not be Obvious.................................................................................................................11-6
Examples of Creative Placemaking................................................................................................................11-8
City of Flint............................................................................................................................................11-8
City of Alpena.......................................................................................................................................11-10
Using Art and Artists to Spark Redevelopment............................................................................................11-11
ArtPlace America Grants......................................................................................................................11-11
Chapter 11 Case Example: ArtPrize® in Grand Rapids...................................................................11-20 & 11-21
Chapter 12: Strategic Placemaking....................................................................................................12-1

Introduction...................................................................................................................................................12-2
Targeting a Few Locations.............................................................................................................................12-5
Organization...................................................................................................................................................12-6
Promotion......................................................................................................................................................12-6
Design...........................................................................................................................................................12-7
Economic Restructuring................................................................................................................................12-7
Examples that are Not Considered to be Strategic Placemaking..................................................................12-13
Typical Economic Development Projects that are NOT Considered to be Strategic Placemaking.........12-13
Formula for Creating Quality Places with a Strong Sense of Place...............................................................12-14
What This Formula Requires to be Successful in Targeted Centers, Nodes, and Corridors.........................12-14
Why This Formula Leads to Economic Prosperity.......................................................................................12-14
Typical Community Development .......................................................................................................12-16
Projects that are NOT Considered to be Strategic Placemaking ...........................................................12-16
Examples of Streetscape Projects that are NOT Considered to be Strategic Placemaking.....................12-16
These Other Projects are Valuable, but are NOT Considered to be Strategic Placemaking.....................12-18
Most Placemaking Will be Locally Funded..................................................................................................12-18
Communities Ready to Seize Strategic Placemaking Opportunities.............................................................12-18
Chapter 12 Case Example: Midtown in Detroit...........................................................................................12-26
xx PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

Chapter 13: Mixing and Matching, Barrier Busting, and Preventing Unintended Consequences
of Placemaking.........................................................................................................................13-1
Introduction...................................................................................................................................................13-2
Relationship to Other Quality-of-Life Initiatives..........................................................................................13-2
Selecting the Best Placemaking Approach to Meet Your Needs.....................................................................13-4
Chapter 13 (cont.)
Pursuing More than One Type of Placemaking Sequentially.........................................................................13-8
Examples Using Multiple Types of Placemaking Sequentially.................................................................13-8
Pursuing More than One Type of Placemaking in Parallel...........................................................................13-10
Examples Using Multiple Types of Placemaking in Parallel..................................................................13-10
Urban, Suburban, and Rural Placemaking Applications...............................................................................13-11
Barriers to Effective Placemaking.................................................................................................................13-13
Addressing Potential Unintended Consequences.........................................................................................13-13
Gentrification..............................................................................................................................................13-13
Opportunity Presented by Gentrification..............................................................................................13-18
Responsibility Imposed by Gentrification..............................................................................................13-18
Community Development Measures to Mitigate Negative Impacts of Gentrification...........................13-18
Avoiding Failed Projects........................................................................................................................13-20
Measuring Impacts of Placemaking on Communities..................................................................................13-24
Key Messages in This Chapter....................................................................................................13-26 thru 13-28
Chapter 13 Case Example: Placemaking in Coldwater.................................................................................13-29
Appendices...................................................................................................................................................A-1
LIST OF APPENDICES
Appendix 1: Definitions.................................................................................................................................A-3
Appendix 2: Acronyms.................................................................................................................................A-17
Appendix 3: State Agency Assistance...........................................................................................................A-23
Appendix 4: Placemaking Resource List......................................................................................................A-45
Appendix 5: Community Revitalization Toolkit...........................................................................................A-81
Appendix 6: Request for Qualifications (RFQ) for Developers...................................................................A-85
LIST OF ORGANIZATIONAL SIDEBARS
Michigan Sense of Place Council Members.......................................................................................................x

American Planning Association’s Great Places in America Program..............................................................1-5
MIplace™ Partnership Initiative......................................................................................................................1-9
Project for Public Spaces...............................................................................................................................1-25
PlaceMakers..................................................................................................................................................1-31
Michigan State Housing Development Authority...........................................................................................2-4
Smart Growth America.................................................................................................................................2-15

Michigan Municipal League..........................................................................................................................3-13
Michigan Future, Inc.....................................................................................................................................3-20
Land Policy Institute at Michigan State University........................................................................................3-27
Introduction xxi
LIST OF ORGANIZATIONAL SIDEBARS (CONT.)
Strong Towns................................................................................................................................................3-37
Center for Community and Economic Development at MSU.......................................................................3-54
Small Business Association of Michigan........................................................................................................3-60
Congress for the New Urbanism......................................................................................................................4-5
The Better Block Project................................................................................................................................4-26
Auto-Focused and People-Focused Design Contrasted.................................................................................4-30
AIA Michigan...............................................................................................................................................4-31
MSHDA: MiNeighborhood Program...........................................................................................................5-19
Michigan Fitness Foundation........................................................................................................................5-32
The National Charrette Institute......................................................................................................................6-5
Michigan State University Extension............................................................................................................6-17
MEDC: Redevelopment Ready Communities® Program...............................................................................7-5
Michigan Association of Planning.................................................................................................................7-11
Michigan Townships Association..................................................................................................................7-19
U.S. Department of Housing and Urban Development: Sustainable Communities Regional Planning Grants.....7-26
The Form-Based Codes Institute.....................................................................................................................8-4
Project for Public Spaces: What is Placemaking?.............................................................................................9-5
Michigan Department of Natural Resources: Michigan Natural Resources Trust Fund..................................9-9
Michigan Recreation and Park Association (mParks)......................................................................................9-9
Michigan Department of Agriculture and Rural Development: Farmers Markets and Value-Added Agriculture...9-11
MSHDA: Community Development Block Grant, Affordable Housing.......................................................9-13
Michigan Historic Preservation Network.......................................................................................................9-14
MSHDA’s Michigan State Historic Preservation Office: Historic Preservation of Buildings and Sites.........9-15
Michigan Department of Environmental Quality: Brownfield Redevelopment, the Office of the Great
Lakes, and Coastal Zone Management....................................................................................................9-17
Michigan Department of Transportation: Office of Economic Development..............................................10-4
Michigan Realtors®: Lighter Quicker Cheaper Challenge............................................................................10-5
Michigan Environmental Council...............................................................................................................10-11
The Street Plans Collaborative.....................................................................................................................10-12
National Endowment for the Arts.................................................................................................................11-4
MEDC: Michigan Council for Arts and Cultural Affairs, and the Michigan Humanities Council..............11-6
Creative Many Michigan...............................................................................................................................11-7
Michigan Film & Digital Media Office.........................................................................................................11-8
Arts Council of Greater Lansing..................................................................................................................11-14
Michigan Economic Development Corporation...........................................................................................12-4
Michigan Main Street Program.....................................................................................................................12-6
Michigan Land Bank Fast Track Authority.................................................................................................12-12
Prima Civitas...............................................................................................................................................12-16
Great Lakes Capital Fund............................................................................................................................12-17
Michigan Bankers Association.....................................................................................................................12-18
Michigan Credit Union League...................................................................................................................12-21
LOCUS........................................................................................................................................................12-23
Community Economic Development Association of Michigan...................................................................13-12
Metro Matters.............................................................................................................................................13-13
Michigan Economic Developers Association...............................................................................................13-16
Habitat for Humanity of Michigan..............................................................................................................13-19
xxii PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

LIST OF INFORMATIONAL SIDEBARS
Definition of Placemaking...............................................................................................................................1-8
Who are Talented Workers?...........................................................................................................................1-12
What are Talented People Looking for?........................................................................................................1-13
Sense of Place................................................................................................................................................1-14
Principles for Shaping Public Spaces into Quality Places.............................................................................1-24
Placemaking Assessment Tool.......................................................................................................................1-28
MIplace™ Toolkit.........................................................................................................................................1-34
Some Benefits of Effective Placemaking........................................................................................................1-36
Six American Generations in 2015..................................................................................................................2-7
Millennials and Boomers: The Times are ‘a’ Changing..................................................................................2-11
Target Market Analysis..................................................................................................................................2-22
2015 Michigan “Missing Middle” Housing Design Competition.................................................................2-24
Businesses Locate Regionally..........................................................................................................................3-8
Centers of Commerce and Culture, and Sub-Regional Centers....................................................................3-10
Examples of Business Challenges with Talent Attraction and Retention......................................................3-14
Blogs Reporting Research on Placemaking and New Urbanism....................................................................3-34
Housing and Transportation Affordability Initiative, and the Location Affordability Portal........................3-43
The Irvine Minnesota Inventory.....................................................................................................................3-46
Block Standards.............................................................................................................................................4-27
Evidence that Older and Smaller is Better......................................................................................................4-30
Eleven Principles for Creating Great Community Places................................................................................5-4
A Citizen’s Guide to LEED Neighborhood Development: How to Tell if Development is Smart and Green.....5-22
The Death and Life of Great American Cities: Eyes on the Street................................................................5-31
Benefits of Active Living...............................................................................................................................5-31
The Multi-Modal Corridor and Public Space Design Guidelines.................................................................5-37
Social Equity: Reducing Obstacles to Participation for Underrepresented People.........................................6-20
Social Media and High-Tech Tools in the Engagement Process....................................................................6-20
Charrette Basics: The Charrette Handbook....................................................................................................6-21
Volunteer Recruitment for Charrettes...........................................................................................................6-22
Elements to Measure Before a Charrette and Creation of the Plan Begins...................................................6-27
Common Charrette Outcomes......................................................................................................................6-30
Impact of Franchise and Corporate Designs on Urban Form...........................................................................7-3
Michigan’s Critical Assets Atlas.....................................................................................................................7-19
Where to Target?...........................................................................................................................................7-21
Targeting for Strategic Placemaking..............................................................................................................7-24
Importance of Corridors for Placemaking in Michigan..................................................................................7-25
Michigan’s Regional Prosperity Initiative ......................................................................................................7-28
A Framework for Our Future: A Regional Prosperity Plan for Northwest Michigan....................................7-30
Anchor Institution Analysis...........................................................................................................................7-32
Opportunity Areas........................................................................................................................................7-33
Examples from Strategic Regional Growth Plans (2008–2011).....................................................................7-41
Human-Scale Design....................................................................................................................................7-42
Australia: Adelaide Placemaking Strategy Plan..............................................................................................7-43
Principles for Effective Codes.........................................................................................................................8-3
Five Essential Community Commitments to Walkable Places........................................................................8-5
Form-Based Codes........................................................................................................................................8-24
Introduction xxiii
LIST OF INFORMATIONAL SIDEBARS (CONT.)
Definitions of Common Terms Used in Form-Based Codes.........................................................................8-25

Legal Issues...................................................................................................................................................8-25
Cost-Saving Measures...................................................................................................................................8-32
The Grand Rapids Parklet Manual...................................................................................................................9-7
Concentration: Power of 10...........................................................................................................................9-19
Tactical Placemaking.....................................................................................................................................10-3
How to Build a Better Block: Focus Areas.....................................................................................................10-7
Pop-Ups..............................................................................................................................................................10-13
Creative Placemaking....................................................................................................................................11-3
Strategic Placemaking...................................................................................................................................12-3
How to Create Economic Prosperity through Strategic Placemaking..........................................................12-14
Areas to Target for Strategic Placemaking...................................................................................................12-19
Center for Housing Policy: Public Transit Research....................................................................................13-21
Trickle Down and the Millennials by Lou Glazer..........................................................................................13-22
LIST OF FIGURES
Figure i: Modules from the Placemaking Curriculum......................................................................................xiii

Figure 1-1: Business-Talent-Place Triangle....................................................................................................1-4
Figure 1-2: Elements of Quality Places........................................................................................................1-15
Figure 1-3: Physical Characteristics of Quality Places..................................................................................1-17
Figure 1-4: Formula for Creating Quality Places with a Strong Sense of Place............................................1-18
Figure 1-5: Six Transect Zones......................................................................................................................1-20
Figure 1-6: Grand Rapids Transect................................................................................................................1-20
Figure 1-7: Four Types of Placemaking.........................................................................................................1-23
Figure 1-8: Application of the Four Types of Placemaking...........................................................................1-33
Figure 2–1: Average Household Size, 1900 and 1930–2000...........................................................................2-5
Figure 2–2: Households by Type, 1970–2012.................................................................................................2-7
Figure 2–3: Percent of Households with One Person, 1940–2010..................................................................2-8
Figure 2–4: Generational Distribution, 2010..................................................................................................2-9
Figure 2–5: U.S. Generational Population Projections, 2010–2040..............................................................2-10
Figure 2–6: 2030 Projected U.S. Housing Demand.......................................................................................2-13
Figure 2–7: The Active Housing Market by Generation, 2011.....................................................................2-14
Figure 2–8: Active Renter Housing Market...................................................................................................2-14
Figure 2–9: Proximity of Commerce and Public Amenities Most Appealing to Those Who Prefer
Mixed-Use Community..............................................................................................................2-17
Figure 2–10: Convenience of Walkable Areas also Appealing to Those Who Prefer Conventional Suburbs.......2-18
Figure 2–11: Privacy, Walkability, Schools Most Important in Deciding Where to Live.............................2-19
Figure 2–12: Community Attribute Preferences............................................................................................2-20
Figure 2–13: Missing Middle Dwelling Types.............................................................................................2-23
Figure 2–14: First-Place Winning Design.....................................................................................................2-24
Figure 2–15: Benefits of Immigrant Entrepreneurs.......................................................................................2-32
Figure 3–1: Total Net Migration for Michigan from 1960–2012...................................................................3-4
Figure 3–2: Out-Migration from Michigan by Age, 2009 and 2012..............................................................3-5
Figure 3–3: Economic Region of the Great Lakes..........................................................................................3-7
xxiv PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

LIST OF FIGURES (CONT.)
Figure 3–4: Michigan’s Economic Sub-Regions.............................................................................................3-8

Figure 3–5: Map of Michigan’s Urban Areas and Urban Clusters.................................................................3-11
Figure 3–6: Map of the State of Michigan Prosperity Regions.....................................................................3-12
Figure 3–7: Prosperity and Place Formula.....................................................................................................3-21
Figure 3–8: Decline of Place and Asset Decay...............................................................................................3-23
Figure 3–9: Growth of Place in the New Economy.......................................................................................3-23
Figure 3–10: Three “P’s” Prosperity Wheel....................................................................................................3-25
Figure 3–11: Michigan Public Support for New Urbanism Principles.........................................................3-27
Figure 3–12: Factors That Influence Midwest Home and Neighborhood Purchase Decisions.....................3-29
Figure 3–13: Distance Midwesterners are Willing to Walk..........................................................................3-31
Figure 3–14: Local Officials’ Views of Placemaking’s Effectiveness in Their Jurisdictions in 2013...............3-32
Figure 3–15: Household Spending on Housing and Transportation, 2012...................................................3-42
Figure 3–16: Walk Score® by Location..........................................................................................................3-45
Figure 3–17: GDP Growth by Level of Community Attachment................................................................3-56
Figure 3–18: 2015 Annual Report Regarding Creative Industries.................................................................3-58
Figure 3–19: Hypothetical Financial Characteristics of Walkable vs. Drivable Sub-Urban Development.....3-66
Figure 4–1: Physical Characteristics of the Transect........................................................................................4-7
Figure 4–2: The American Transect.................................................................................................................4-9
Figure 4–3: Public Right-of-Way...................................................................................................................4-10
Figure 4–4: Typical Functional Classification of Streets.................................................................................4-11
Figure 4–5: Complete Streets Thoroughfare Assemblies...............................................................................4-13
Figure 4–6: Major Street Dimensions, Avenue..............................................................................................4-14
Figure 4–7: Future Street Typologies.............................................................................................................4-15
Figure 4–8: Neighborhood Pattern with Connected Streets..........................................................................4-16
Figure 4–9: Examples of Street-to-Building Ratios.......................................................................................4-17
Figure 4–10: Building Frontage Types............................................................................................................4-18
Figure 4–11: Eight Private Frontage Types.....................................................................................................4-19
Figure 4–12: Form of Different Housing Types.............................................................................................4-21
Figure 4–13: Various Housing Types..............................................................................................................4-21
Figure 4–14: One-Part and Multi-Part Commercial Blocks..........................................................................4-23
Figure 4–15: Sub-Urban and Urban Commercial Building Frontage Placement............................................4-24
Figure 4–16: Building Elements.....................................................................................................................4-25
Figure 4–17: Variations of Blocks...................................................................................................................4-27
Figure 4–18: Historical Block Progression in Savannah, GA, 1733–1856......................................................4-28
Figure 4–19: Map of Block Pattern in Savannah, GA, 1856...........................................................................4-29
Figure 5–1: Neighborhood Components.........................................................................................................5-6
Figure 5–2: Neighborhood Edges....................................................................................................................5-8
Figure 5–3: Civic Space...................................................................................................................................5-8
Figure 5–4: Sample Neighborhood Regulating Plan – Urban Core Neighborhood (T6)..............................5-10
Figure 5–5: Sample Neighborhood Regulating Plan – Urban Center Neighborhood (T5)...........................5-11
Figure 5–6: Sample Neighborhood Regulating Plan – General Urban Neighborhood (T4).........................5-12
Figure 5–7: Sample Neighborhood Regulating Plan – Sub-Urban Neighborhood (T3)...............................5-14
Figure 5–8: Three Neighborhoods in the Village of Schoolcraft, MI.............................................................5-16
Figure 5–9: A Neighborhood in Hastings, MI..............................................................................................5-16
Figure 5–10: Mixed-Dwelling Types – Perry Neighborhood Model..............................................................5-17
Introduction xxv
Figure 5–11: Multifamily Residential – Perry Neighborhood Model.............................................................5-18

Figure 5–12: Sustainable Neighborhood Unit................................................................................................5-20
Figure 5–13: Landscaping Examples.............................................................................................................5-24
Figure 5–14: Examples of On-Street Parking and Pedestrian-Friendly Crossings.........................................5-25
Figure 5–15: Examples of Alley Types...........................................................................................................5-26
Figure 5–16: Examples of Themed Community Infrastructure......................................................................5-26
Figure 5–17: Semi-Public Spaces...................................................................................................................5-27
Figure 5–18: Public Markets..........................................................................................................................5-27
Figure 5–19: Four Sidewalk Zones................................................................................................................5-30
Figure 5–20: The Role of Communities in Promoting Physical Activity........................................................5-33
Figure 5–21: Example of Urban Bicycling Infrastructure...............................................................................5-35
Figure 5–22: Traditional Grid Street Network Compared to a Deflected Grid or Curvilinear Network........5-36
Figure 5–23: The Multi-Modal Corridor........................................................................................................5-38
Figure 5–24: Plan Map of Cherry Hill Village...............................................................................................5-43
Figure 6–1: Hierarchy of Public Engagement Techniques..............................................................................6-8
Figure 6–2: Public Engagement Continuum..................................................................................................6-9
Figure 6–3: Example of a Visual Preference Survey.......................................................................................6-12
Figure 6–4: Goals, Objectives, and Strategies................................................................................................6-15
Figure 6–5: Three Feedback Loops................................................................................................................6-23
Figure 6–6: Example NCI Charrette Schedule.............................................................................................6-25
Figure 6–7: Products of Charrettes – City of Marquette Charrette..............................................................6-26
Figure 6–8: SketchUp Showing Building Form, Placement, and Mass, Plus Shadowing Effects – City of
Marquette Charrette..................................................................................................................6-27
Figure 6–9: Before and After of Local Street on a Road Diet – City of Williamston..................................6-28
Figure 6–10: Before and After Concept of Mixed-Use Redevelopment – City of Saginaw...........................6-28
Figure 7–1: Comparison of Community, Economic Development, and Infrastructure Services to Placemaking..7-7
Figure 7–2: Nested Plans and Regulations.....................................................................................................7-13
Figure 7–3: Economic Interdependence across the Transect.........................................................................7-18
Figure 7–4: Target Areas for Strategic Placemaking in Centers, Nodes, and along Major Corridors............7-22
Figure 7–5: Targeting Specific Places for Placemaking.................................................................................7-23
Figure 7–6: Examples of Strategies in Four Focus Areas...............................................................................7-38
Figure 7–7: City of Lansing Guiding Principles and Planning Goals............................................................7-47
Figure 7–8: Conventional vs. Form Planning Process....................................................................................7-50
Figure 7–9: Municipal-Led Placemaking Project Development Taskline......................................................7-53
Figure 8–1: Example Illustrating Build-To Lines...........................................................................................8-13
Figure 8–2: Illustrations of Housing Types....................................................................................................8-15
Figure 8–3: Example Illustrating Building Height and Other Dimensional Standards.................................8-15
Figure 8–4: Example of Lot, Density, and Impervious Surface Provisions....................................................8-16

Figure 8–5: Park Standards – King County, Washington.............................................................................8-17
Figure 8–6: Example Illustrations of Sign Standards....................................................................................8-19
Figure 8–7: Representation of Traditional or Euclidean Zoning..................................................................8-21
Figure 8–8: Sample Legend for a Conventional Zoning Map......................................................................8-22
Figure 8–9: Sample Development and Site Standards from a Form-Based Code.........................................8-23
Figure 8–10: Street or Frontage-Based Districts – Farmers Branch, TX.......................................................8-27
Figure 8–11: Building Type-Based Code – City of Birmingham, MI...........................................................8-28
xxvi PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

Figure 8–12: Transect-Based Form-Based Code – Metro Nashville.............................................................8-29

Figure 8–13: Identifying Key Parcels – City of Birmingham, MI.................................................................8-30
Figure 8–14: Example of Five-Minute Walking Radii – Village of Berrien Springs and Oronoko
Charter Township, MI.............................................................................................................8-31
Figure 8–15: Sample Illustration from an Illustrative Plan – Village of Berrien Springs, MI.......................8-34
Figure 8–16: Height Standards......................................................................................................................8-35
Figure 8–17: Neighborhood Frontage Standards...........................................................................................8-36
Figure 9–1: Standard Placemaking and Three Specialized Types of Placemaking...........................................9-5
Figure 9–2: Power of 10+: How Cities Transform through Placemaking.......................................................9-19
Figure 10–1: Creative Examples of Filling the Gap Between Buildings.......................................................10-11
Figure 10–2: Vacant Lot Beautification Project...........................................................................................10-11
Figure 11–1: Timeline of Rehabs in Detroit’s Eastern Market - Artists Block.............................................11-13
Figure 11–2: Data from the 2013 ArtPrize®.................................................................................................11-21
Figure 12–1: Differences between Standard and Strategic Placemaking........................................................12-8
Figure 12–2: Target Locations for Strategic Placemaking.............................................................................12-8
Figure 12–3: Centers, Nodes, and Corridors..................................................................................................12-9
Figure 12–4: Examples of Strategic Placemaking in Michigan – Before and After......................................12-11
Figure 12–5: Benefits of Targeted Placemaking Projects..............................................................................12-15
Figure 12–6: Increasing Density and Mixed Uses in Front of Sparrow Hospital – Lansing, MI.................12-22
Figure 12–7: Transformation of Frandor Shopping Area to a New High-Density Mixed-Use
Midtown – Between Lansing and East Lansing, MI...............................................................12-24
Figure 13–1: Decision-Making Process to Select the Proper Type of Placemaking to Achieve
Your Objectives........................................................................................................................13-5
Figure 13–2: Placemaking Project Examples................................................................................................13-6
Figure 13–3: Placemaking Activity Examples..............................................................................................13-6
Figure 13–4: Example of Sequential Placemaking.......................................................................................13-9
Figure 13–5: Example of Parallel Placemaking..........................................................................................13-11
Figure A–1: Floor Area Ratio.........................................................................................................................A-7
Figure A–2: Missing Middle Dwelling Types (also Figure 2–13)...................................................................A-9
Figure A–3: Target Areas for Strategic Placemaking in Centers, Nodes, and along Major Corridors
(also Figure 7–4).......................................................................................................................A-13
Figure A-4: Six Transect Zones (also Figure 1–5).......................................................................................A-15
LIST OF TABLES
Table i: Comparison of Guidebook Chapters to Curriculum Modules...........................................................xiv

Table 1-1: Comparing the Old and New Economy......................................................................................1-11
Table 1-2: Common Elements of Quality Places..........................................................................................1-16
Table 1-3: Comparison of the Four Types of Placemaking...........................................................................1-31
Table 2–1: Comparisons of Households in U.S. and Michigan, 1960–2040.................................................2-5
Table 2–2: U.S. Households by Size and Number of Related Children, 2012.................................................2-6
Table 2-3: 2015 Households by Lifestyle......................................................................................................2-16
Table 2–4: Community Characteristic Importance Rankings, by Generation...............................................2-20
Table 2–5: Preference for Compact Development, by Generation.................................................................2-21
Table 2–6: Distinct Housing Formats by Transect Zone...............................................................................2-22
Introduction xxvii
LIST OF TABLES (CONT.)
Table 2–7: Home Value Expectations.............................................................................................................2-28

Table 2–8: Potential Housing Formats by Urban Transect Zone...................................................................2-35
Table 3–1: Change in Percent for Global Economic Growth Forecasts (in per Capita GDP), 2008 and 2013..3-6
Table 3–2: Negative Economic Impacts of County Population Loss in Michigan.........................................3-15
Table 3–3: Michigan Public Opinion on the New Economy.........................................................................3-26
Table 3–4: Placemaking Relationship to Economic Development.................................................................3-28
Table 3–5: Comparison of Metro Area WalkUP Study Results.....................................................................3-48
Table 3–6: Community Attributes’ Ranking in Influence on Community Attachment.................................3-55
Table 3–7: Midwest Performance in Quality of Life (Sense of Place)...........................................................3-61
Table 5–1: Examples of Neighborhood Metrics.............................................................................................5-21
Table 6–1: Types of Opinion Surveys.............................................................................................................6-11
Table 6–2: Stakeholder Level of Engagement................................................................................................6-18
Table 6–3: Examples of Charrettes in Michigan............................................................................................6-31
Table 7–1: Comparison of Types of Development........................................................................................7-10
Table 7–2: PlacePlans in Michigan.................................................................................................................7-14
Table 7–3: Self-Assessments and Resources for Quality-of-Life and Sustainability Elements..........................7-34
Table 7–4: Placemaking Strategy – At a Glance..............................................................................................7-43
Table 7–5: Some Large and Small Michigan Communities with Placemaking Elements in their Master
Plan or Related Plan.....................................................................................................................7-48
Table 8–1: Form Elements that Positively Affect Quality Urban Places.........................................................8-6
Table 8–2: Comparison of Form-Based Zoning with Traditional/Conventional Zoning................................8-8
Table 8–3: Relative Strengths of Traditional/Conventional and Form-Based Zoning....................................8-9
Table 8–4: Important Elements to Address in Creating Quality Places........................................................8-10
Table 9–1: Examples of Standard Placemaking in Michigan.........................................................................9-20
Table 10–1: Tactical Urbanism Projects.........................................................................................................10-8
Table 10–2: Lighter, Quicker, Cheaper Projects in Michigan.......................................................................10-10
Table 11–1: Examples of National Creative Placemaking..............................................................................11-9
Table 11–2: Examples of Creative Placemaking in Michigan........................................................................11-12
Table 11–3: More Examples of Creative Placemaking in Michigan..............................................................11-18
Table 12–1: Examples of Strategic Placemaking in Michigan.......................................................................12-20
Table 13–1: Quality-of-Life Initiatives Compatible with Placemaking..........................................................13-3
Table 13–2: Examples of Placemaking Projects and Activities by Type of Placemaking.................................13-7
Table 13–3: Comparison of the Four Types of Placemaking from an Economic Development Perspective.....13-8
Table 13–4: Barriers to Effective Placemaking and Barrier-Busters..............................................................13-14
Table A–1: State Agency Assistance.............................................................................................A-24 thru A-43
Table A–2: Revitalization Programs Available for Michigan Cities.................................................A-82 & A-83
xxviii PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

PART ONE
Chap ter 1: Placemaking as a Tool for
Creating Quality Places
Chap ter 2: Demographics Driving
Contemporary Placemaking and
Economic Development
Chap ter 3: Economics of Placemaking
T
his guidebook describes best practices in placemaking for predominantly economic
development purposes—that means population, job, and income growth, with
a special focus on talent attraction and retention. Part One sets the stage in
Chapter 1 by introducing the principal elements of placemaking and describing the
most important characteristics of the four different types of placemaking. Chapter 2
describes the demographic trends that are driving the need for immediate and effective
placemaking. Chapter 3 examines the economic reasons why communities should focus
on placemaking as a central economic development tool that has many benefits for all
who live, work, play, shop, learn, and visit a place. Key research supporting placemaking
as an economic development tool is also summarized in Chapter 3.
WCAG 2.0
1-2 PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

Chapter 1:
Placemaking as a Tool for
Creating Quality Places
Ice skating at Campus Martius in Detroit, MI. Photo by the Downtown Detroit Partnership.
Part One 1-3

INTRODUCTION placemaking projects and activities to create more
T
his chapter focuses on the importance of quality places attractive to talented workers.
quality places and the role of placemaking
in creating and sustaining them. The more Communities with many quality places are an asset
quality places in a community (from neighborhood to businesses that are constantly trying to attract
to regional scale), the better! Communities with and retain the best workers, suppliers, investors, and
a large number of quality places provide a wide customers. So, an interdependent triangle exists
variety of choices for individuals and families, and between businesses, talent, and place. Business needs
that is what makes them attractive places where talent; talent wants quality places; quality places need
people want to live, work, play, shop, learn, and visit. business as illustrated in Figure 1–1. Placemaking
These include choices in housing, transportation, is the means to create quality places that serve
recreation, education, and entertainment. businesses, workers, and the community as a whole.
Communities with many quality places are well- This chapter identifies the characteristics of quality
positioned to attract new residents and retain places and how four different types of placemaking
existing workers. This is because increasingly people can be used to create and sustain them. As with the
are choosing a metro area to live in first, before rest of this guidebook, the focus is on economic
searching for a job. Because quality places matter, development and the role placemaking can fill in
people tend to choose the highest quality places to attracting and retaining talent and investment. It
live (within a metro area) that they can afford. This is is rooted in Michigan’s recent economic struggles,
especially true of talented workers who can often live which are not unlike that of much of the rest
in any region of the world they want. Because of the of the Midwest, and other U.S. regions with a
growing regional and global competition for talented predominantly manufacturing legacy. And like
workers, communities are increasingly recognizing Michigan, most of the rest of these similar regions
the need to “up their game” and are engaging in are rich with underutilized assets that can be used
Figure 1–1: Business-Talent-Place Triangle
Business Talent
Needs Wants
Talent Place
Place
Needs
Business
Source: Content from the Michigan Sense of Place Council. Figure by the Land Policy Institute, Michigan State University, 2014.

to create many quality places. Over time, new quality unique handmade products from local artists and
places will improve the quality of life for everyone other craftsmen from around the world. Families
living there, as well as make each region better able are hustling to get to the athletic shops to buy
to attract and retain talented workers, and other new their favorite sports jerseys and hats to celebrate
residents and visitors. For this and myriad other another win by their hometown teams. Classical
reasons laid out in this guidebook, placemaking music enthusiasts are leaving the symphony hall
should be a central tool used in the economic with their ears ringing to the sound of bass drums
development and revitalization of large and small and violins that were playing some of their favorite
urban places across the nation. music. Recent immigrants are wide-eyed with the
possibilities for achieving the American Dream. The
CHARACTERISTICS OF LIFE IN A 20- and 30-somethings are lined up with friends
CITY WITH MANY QUALITY PLACES and dates outside the hottest dance clubs and
Imagine it is summer and the sun will set in an hour, brewpubs to burn off excess energy and consume
yet the sidewalk in this mid-sized city is teeming craft beer. Some are texting, taking photos, and
with people of many ages, races, ethnic backgrounds, sending them to others, or posting them on their
and incomes. They are there for many different favorite social media. Strolling visitors are marveling
reasons. Baby Boomers are window shopping at at the unique architecture of old sandstone and
the intriguing storefronts and remarking about
American Planning Association’s Great Places in America Program
S
ince 2007, the American Planning Association These awards highlight the hard work and efforts
(APA) has been recognizing and celebrating of various municipalities, agencies, local residents,
“places of exemplary character, quality, and and other stakeholder groups that have invested in
planning” through its Great Places in America creating engaging public spaces that attract both
program. Each year, communities submit residents and visitors alike. The APA offers the
nominations that “represent the gold standard in Great Places designation at the neighborhood, street,
having a true sense of place, cultural and historical and public space levels. Since 2007, places in five
interest, community involvement, and a vision Michigan communities have received the designation:
for tomorrow.” These spaces strive to offer better
options for places that people will want to work, South Main Street, Ann Arbor (Great
live, and visit that are vibrant, safe, and welcoming. Street, 2009),
The APA declares these spaces as “defined by many East Park, Charlevoix (Great Public
criteria, including architectural features, accessibility, Space, 2009),
functionality, and community involvement.”
Campus Martius Park, Detroit (Great Public
These characteristics are assessed with other APA Space, 2010),
guidelines that address form and composition,
character and personality, and environmental and Heritage Hill, Grand Rapids (Great
sustainable practices to create a ranking for quality Neighborhood, 2012), and
places across the nation each year. Selection criteria
also examines factors, such as geography, population, Front Street, Traverse City (Great Street, 2009).
demographics, and setting (urban, suburban, rural).
The APA website offers much more information on

The APA has also recently added an additional the Great Places program, along with slideshows
“People’s Choice” Award that allows members and and listings for past winners by state and category.
the general public to nominate and vote on the public For more information, visit: www.planning.org/
spaces from their own communities that are most dear greatplaces/; accessed October 30, 2015.
to them, and that they feel are worthy of recognition.
Part One 1-5

daily needs, including bread, milk, fresh fruit and
vegetables, pharmaceuticals, and personal services like
barbershops and hairstylists. These businesses occupy
the first floor of small shops at key nodes along the
major thoroughfares. Apartments sit above those
shops in 100-year-old buildings that range from two
to four stories in height, depending on how much
traffic the cross streets carry.
Single-family homes on small lots characterize most

of the neighborhoods, but a growing number of
duplexes, triplexes, rowhouses, townhouses, and small
multi-unit apartments are sprinkled along the exterior
blocks and on many corner lots in each neighborhood.
Historic buildings in Old Town in North Lansing, MI, provide charm and This broad mix of housing serves a wide range of
good form that support continued revitalization of this area. Photo by the
Michigan Municipal League/www.mml.org. incomes. New and long-time residents can find a
range of housing options at different price points.
fieldstone buildings, admiring community heritage Elderly residents, who only need a residence with
sites, as well as enjoying the wide range of art, a single bedroom, can continue to live in the same
cultural, and entertainment opportunities readily neighborhood they raised their children in—either in
accessible to people of all interests and pocketbooks. a small home or an apartment. Friends and neighbors
still attend the same neighborhood church they have
Life is full of a wide range of interesting and exciting attended for many decades, and gather at the same
choices in this Midwestern city, because it was laid out local tavern, which has fed them good-tasting burgers
on a sensible grid, with a distinct center marked by and their favorite beverages for many years.
the tallest buildings downtown. Stores, entertainment,
and restaurants are on the first floor and thousands Sound idyllic? This is how downtowns and
of residents live above in buildings that rise 3 to neighborhoods used to be in the 1920s and ‘30s. It is
15 stories in the downtown. The city is served with how they are becoming again through careful local
good transit that runs late at night to dense nearby policy development and implementation with strong
neighborhoods and out to adjacent suburbs. neighborhood, business, and elected official support.
It is being accomplished through placemaking.
A decade ago city leaders realized the importance
of rebuilding and maintaining quality walkable After World War II, many cities lost a human-
public spaces where citizens can gather and around centric development scale and moved toward an
which businesses can thrive. Despite lean fiscal auto-centric development scale. Over time, society
circumstances, they adjusted priorities and invested in shifted toward almost exclusive reliance on personal
public projects that provided quality walkable places automobile transportation, while suburban growth
throughout the city. Strict code enforcement halts pushed development outward with large residential
blight and provides another reason for residents to lots, strip malls, big box commercial developments,
keep their homes and businesses in good condition. and office/industrial parks at the edges of established
The tax base has stabilized after a short period of communities. Investment in transit and walkable,
decline, and now it has begun to increase as the bikeable streets diminished.
economy improves and new investments are attracted.

Then, there was a period—especially in Michigan—
Neighborhoods are safe to walk and bike in, when urban residents in the largest cities let their
with an extensive and ever expanding network of elected leaders get away with poor stewardship of the
pathways and green spaces. Civic squares, parks, public realm. As they disinvested in the infrastructure
and open spaces are scattered along the river that necessary to make higher density places the kinds
winds through the city. Most citizens do not have of quality places where people want to live, work,
more than a half-mile to walk or bike for most play, shop, learn, and visit, new private investment

diminished. Fewer new residents, businesses, and Policy Institute at Michigan State University, has
workers were drawn to the area and many left for consistently pointed to the following conclusion:
better opportunities found in communities with more A metropolitan region is much more likely to be
to offer. More and more of the youth and promising globally competitive for talented workers when most
creative and talented workers were lost to cities in of its largest cities have, at least, a dense walkable
other parts of the country that were investing in their downtown, with many housing and transportation
downtowns and adjacent neighborhoods. This out- options, and are full of amenities ranging from
migration did not just happen because of declining connected green spaces, inviting waterfronts, and
job opportunities in industries based on local a wide range of cultural, entertainment, and social
resources or geography; it happened because other gathering places. This research is supported by many
communities had more higher quality places with other studies, some of which are summarized in
more choices and amenities than the towns they were Chapter 3.
leaving. Because these other places were attracting
large numbers of young and talented workers, they The most essential element of all is people in and
also had growing job opportunities. near the downtown, in the densest concentration that
exists in the region. They do not all have to live there,
Young and creative people today are the most but many must work and spend significant leisure
mobile of any generation, ever. Many will move to time there. This is as true for small towns in rural
another city without a job, and then find or create areas as for urban metropolitan areas. If an economic
a job after they moved. Quality places are essential region has no large central city, then the largest small
to attracting and retaining towns in the region must together play this role.
Place matters and talented workers, and where They should build on the local assets that make them
quality places they concentrate, jobs are also attractive to those who currently live and visit there.
That means they must build on more than the local
matter most of all! plentiful. Place matters and
quality places matter most of all! agricultural, forestry, or mining resources; they must
connect with rural amenities like state and federal
A mixture of housing types, dense residences, retail parks, lakes and rivers, fishing, hunting, skiing, biking,
on the first floor of buildings on major streets, along snowmobiling, etc. They must serve the people who
with quality transit service, used to be characteristic use those resources.
of cities throughout the United States. Some cities
never lost all these features. Where they were lost, Quality places rarely occur accidently. They are the
they are increasingly being reestablished in cities and result of hundreds of deliberate incremental decisions
villages of all sizes, often with a focus on downtowns, by local elected and appointed officials, landowners,
and on preservation or adaptive reuse of historic businesses, urban planners, urban designers, nonprofit
structures. This is not happening out of nostalgic organizations, and citizen volunteers—usually
sentiment, but because places that still have this form over a long period of time. This time period can be
and structure are the easiest in which to reestablish accelerated in urban
quality places where people want to be. They are also and rural settings The goal is the
already walkable, and even poor transit service usually with careful planning creation of a
starts and ends downtown. While the process of and implementation
creating quality places used to be guided by craftsmen through a process
community with
who knew the dimensions of quality streets and called placemaking. The many quality
long-lasting buildings, it is now being guided by a goal is the creation
host of placemaking approaches (such as Creative of a community with
places. Placemaking
is the means to
Placemaking and Tactical Placemaking) used by many quality places.

people in the public, nonprofit, and private sectors Placemaking is the means achieve the goal.
who are working together to play “catch up.” to achieve the goal.
Over the last half-decade, research by Professor The world has many great places that were built and
Soji Adelaja, PhD, and associates of the Land rebuilt over millennia and often without the benefit
Part One 1-7

of deliberate placemaking policies, programs, and places and functions that provide opportunities for
processes that we focus on in this guidebook. Instead social interaction. The public sector must design,
they occurred “organically,” or so it seems. But, maybe build, and operate the public buildings and public
it was cultural, given the astonishing similarity of the spaces like the roads, sidewalks, parks, and trails that
characteristics of quality places around the world, provide access to the private places. Private and public
and that we lost this ability as we became more spaces that complement one another are the quality
and more enamored with individual automobile places that people are drawn to.
transportation. Over centuries of human community
building experience, one developer/landowner/ The public realm conveys tremendous value to private
builder after another adds to the community fabric property in the form of:
and finds people responding favorably by helping to Roads and utilities (sewer, water, storm
activate the public space around the development. drains, natural gas, electricity, telephone,
Over time, a great place is created, but sometimes cable TV, internet, etc.) that serve it;
there are bumps along the way. In the absence of a
culture of builders who consistently create quality Civic spaces like the sidewalks, parks, and
places with a strong sense of place, it is much easier recreation that surround it;
and more efficient to be deliberate about placemaking
now that we understand what the characteristics of Street lighting, police, fire, and ambulance
quality places are, and what it takes to create these services that make it safe;
types places. A deliberate approach, however, requires Bus systems, bike paths, recreation trails, and
many stakeholders to gather together and to do their related connections that provide access to
part in appropriate sequences within a short period important nearby amenities; and
of time to help create quality places. This is not easy,
but it is faster than a purely organic process. So, Garbage pickup, blight control, and building
in the simplest sense, we present the definition of code protections that keep it clean and healthy.
placemaking used in this guidebook below.
The community goal is the creation and maintenance
The result of effective placemaking is quality public of quality places in an efficient and non-adversarial
and private places where each complements the other. way and, where feasible, in a positive and mutually
The private sector must build and operate the private
Definition of Placemaking
P
lacemaking is the process of creating quality places where people want to live, work, play, shop, learn, and visit.
Placemaking is a simple concept—people choose to live in walkable, mixed-use places that offer the
amenities, resources, social and professional networks, and opportunities to support thriving lifestyles.
Placemaking is the value-added process that turns a service into an amenity and a place into an attraction.
Placemaking is not a single new tool; it is a set of best practices for improving the effectiveness and outcomes
long targeted by community and economic development professionals.
Placemaking rolls planning and implementation into the same process, so that one is not isolated from the
other. Placemaking can be beneficial in any small town, city, or suburb, but different types of placemaking
can be more effective than others, depending on what is desired to be achieved in particular locations at a
particular time.
Later in this chapter, definitions of “Strategic Placemaking,” “Creative Placemaking,” and “Tactical
Placemaking” will be offered, along with an explanation of how each differs from “Standard Placemaking.”
Chapters 9–12 feature each of these types of placemaking.

T
he MIplace™ Partnership Initiative is a statewide initiative with the purpose of keeping Michigan at
the forefront of a national movement known as placemaking. It’s a simple concept that people choose to
live in places that offer the amenities, resources, social and professional networks, and opportunities to
support thriving lifestyles. The Partnership is not housed in any single organization—it is a network.
The MIplace™ Partnership Initiative is made up of a diverse range of stakeholders, including State agencies,
regional and local units of government, key statewide associations and nonprofits, and private sector partners
who have embraced placemaking and understand that vibrant, successful regions promote economic activity that
will help build a better Michigan. It is the job of MIplace™ to help communities re-examine the importance
of everyday settings and experiences that shape our lives—the downtowns, parks, plazas, main streets,
neighborhoods, and markets that influence where we live and how we interact. Placemaking enhances our ability
to transform towns, cities, and regions. The Michigan Sense of Place Council is comprised of representatives
from various stakeholder groups and was established to help promote the MIplace’s™ mission of creating vibrant
cities, townships, and villages that make Michigan’s communities competitive in the global New Economy.
The MIplace™ website features a vast array of information and resources. The “Placemaking” submenu provides
links to articles, blogs, podcasts, videos, and other material relating to placemaking and the MIplace™ Initiative.
The “Placemaking in Action” submenu offers further context for placemaking by showcasing a variety of efforts
in specific communities throughout the state. The “Resources” submenu contains links to further research that
shapes the principles of the MIplace™ Initiative: Documents and presentations from State agencies about
placemaking and MIplace™ efforts; case studies that highlight some of MIplace’s™ early successes; and a user-
friendly toolkit resource that identifies State programs and tools communities can use to bring placemaking to
life (see sidebar on page 1-34). The “News” submenu compiles news articles, social media postings, and other
relevant commentary on placemaking, and also features an extensive news archive. Lastly, the “Events” submenu
lists key dates and information on upcoming trainings, meetings, conferences, and other events related to
placemaking. For more information, visit: www.miplace.org.
supportive way where the private sector and all the These are shared with regional planning
key stakeholders are happy with the outcome. This officials and, when validated, are included in
requires following various planning processes that regional plans (especially sites for Strategic
involve all stakeholders and utilizes various public Placemaking projects that advance regional
health, safety, and general welfare tools to implement strategies in downtowns and in key nodes
a common vision for the future of an area. The basic along key corridors).
elements of these processes are listed below, and are
explained further in other parts of the guidebook. Back up the vision with zoning and other
development regulations that are designed
Prepare a vision with broad stakeholder for immediate implementation. In many
input and support (usually by means of cases this means a contemporary ordinance
a major charrette process with broad with form-based code (FBC) elements. A
public participation, see Chapter 6) that is form-based code is a contemporary type of
embodied in a neighborhood, corridor, other building regulation that focuses more on
subarea, or master plan. The vision must be building form than use (zoning focuses on
based on unique local assets, but reflect what use, see Chapter 8). The regulatory structure
the neighborhood or community wants to be, needs to be “use by right” if development
not what it presently is, unless it is already proposals meet the code (i.e., few if any
comprised of multiple quality places. The special approvals). Site plan review is
plan identifies locations for future public and conducted by professionals and not by
private sector projects and prioritizes them. planning commissions or elected councils
Part One 1-9

(because these standards are already in the
FBC that has had broad public input and
received broad public endorsement).
The community has an active and up-to-

date capital improvement program tied to its
plan and FBC that is used to guide physical
public-improvement decisions.
The community has a set of incentives in

place that are tied to its plan and FBC that
it is willing and able to offer to achieve
specific objectives. These may include density
bonuses, tax abatements, or free or low-cost
land, and/or by means of other incentives in William G. Milliken State Park in Detroit, MI. Photo by the Michigan
order to actively guide private development, Municipal League/www.mml.org.
while it also shapes improvements to the more important, than available jobs in attracting
public land. In all these matters, the public and retaining talent. But, the simple reason why is
sector can partner with other governmental because many talented workers can live anywhere
entities at the state and/or federal level, as they want, and increasingly, they are choosing where
well as with nonprofits and the private sector to live based on the quality of places involved. They
in whatever combination is most effective to move there, and then look for a job. The strong,
achieve mutual goals. heavy industrial heritage and years of disinvestment
Special studies like Target Market Analyses in urban centers has left many Midwest and Great
are complete and help guide form decisions Lakes states with few quality urban places that attract
in the plan and FBC, as well as private and retain young and talented workers. Yet, they are
sector investment decisions (see the sidebar competing with communities elsewhere in North
in Chapter 2 (page 2–22)). America (and, for that matter, across the globe) that
have many quality urban places within them.
The objective is for the community to move from
planning to action on projects quickly and, at least As economies continue to become more global, the
initially, strategically. In short, the community is differences between communities will become more
redevelopment ready and meets Redevelopment Ready and more important in talent attraction and retention.
Community® (RRC) standards (like clear, efficient, Communities will need to stand out, because
and transparent procedures). Each of these points will of unique local assets that they are able to build
be discussed in more detail in future chapters. placemaking strategies around. These assets could
be waterbodies or green spaces, or a combination
IMPORTANCE OF QUALITY of many built and natural features. These decisions
PLACES IN GLOBAL COMPETITIVENESS will need to be more deliberate than in the past. The
Placemaking as an economic development strategy is Midwest and the Great Lakes states have abundant
especially important given the extreme shifts in what and attractive natural features, both in and nearby
it takes for a community to be globally competitive existing communities. However, communities have
today. Table 1–1 shows this clearly. It illustrates the key not always done a good job in connecting existing
differences between what it takes to be competitive in neighborhoods to these assets, or in promoting them
the so-called “New Economy,” compared to the not to potential new residents or businesses. Connected
too distant past, the “Old Economy.” Rows highlighted green spaces through trails, bike paths, and linked
in green have place characteristics that relate to talent open spaces are critical to attracting and retaining
attraction and retention. talented workers and improving local quality of life.
Michigan is rapidly embracing this opportunity as it
Some people may have a hard time believing that, now leads the nation in the number of miles of rail-
over time, quality places can be as important, or

Table 1-1: Comparing the Old and New Economy
Key Features of the Old Economy Key Features of the New Economy
Inexpensive place to do business was key. Being rich in talent and ideas is key.
Attracting companies was key. Attracting educated people is key.
A high-quality physical environment was a luxury, which stood in Physical and cultural amenities are key in attracting
the way of attracting cost-conscious businesses. knowledge workers.
Success = fixed competitive advantage in some resource or Success = organizations and individuals with the ability to
skill. The labor force was skills-dependent. learn and adapt.
Economic development was government-led. Large Bold partnerships with business, government, and
government meant good services. nonprofit sector lead change.
Industrial sector (manufacturing) focus. Sector diversity is desired, and clustering of related sectors
is targeted.
Fossil fuel–dependent manufacturing. Communications dependent, but energy smart.
People followed jobs. Talented, well-educated people choose location first, then
look for or create a job.
Location mattered (especially relative to transportation and Quality places with a high quality of life matter more.
raw materials).
Dirty, ugly, and a poor quality environment were common Clean, green environment, and proximity to open space
outcomes that did not prevent growth. and quality recreational opportunities are critical.
Connection to global opportunities was not essential. Connection to emerging global opportunities is critical.
Source: Adelaja, S., Y.G. Hailu, M. Abdulla, C. McKeown, B. Calnin, M. Gibson, and K. McDonald. (2009). Chasing the Past or Investing in Our
Future : Placemaking for Prosperity in the New Economy. Report# LPR-2009-NE-03, Land Policy Institute, Michigan State University, East
Lansing, MI. Available at: www.landpolicy.msu.edu/ChasingthePastReport; accessed January 21, 2015.
trails and bike paths, with hundreds of miles under Land for these purposes can often now be assembled,
development. But, more can be done. over time, as these cities redevelop to meet changing
demographic and economic opportunities. These
What is at risk in most of the cities and small places can once again be magnets for population, job,
towns in many Midwest and Great Lakes states is and income growth, if they apply basic placemaking
more years of population and talented worker loss, approaches advocated in this guidebook.
continued declining property values (and, hence,
property tax revenue), and diminished quality of life. In contrast, those suburbs built mostly with big
While there is increased competition for a declining houses on large lots, no dense pedestrian places, and
number of large companies seeking to locate or little to no transit are most at risk in the mid-term.
relocate, and especially for high-wage industries, the This is partly because of what some researchers are
only major variable communities have any significant calling the Great Senior Sell-Off. Baby Boomers are
control over is the physical quality of their city or town. generally considered to be those born between 1946
Where cities and towns choose to spend their and 1965. As Boomers age, their children leave home
limited revenues will impact their future economic (although some stick around longer than their parents
competitiveness, prosperity, and resiliency. expected), and they want to sell their big homes and
move into something smaller. Some want to move
In the short-term, old central cities that have already to a small town or neighborhood in a large city if
experienced tremendous population and business loss,
it offers a lot of amenities. Others want to move to

and that are characterized by large areas of blighted retirement communities or “Up North” where there
buildings, and vacant homes and lots, are most at are many recreational opportunities.
risk. But, at the same time, these communities have
the greatest opportunity, because the central missing But, surveys are showing that many of the Millennials
element of their original form was easily accessible, (generally considered to be those born between 1981
connected green space and direct access to waterfronts. and 2000) do not want homes that the Boomers
Part One 1-11

Who are Talented Workers?
T
he term “talented workers” is used repeatedly include those with unique expertise in their field of
throughout this guidebook. It is a broad term any age. Many retirees starting second careers are
that is meant to embrace a wide range of workers included if they are trading on special skill sets they
whose skills are in demand in the New Knowledge developed over their pre-retirement years.
Economy. Computer technology and medical workers
may first come to mind, but it also includes workers The term does not include all workers and is purposely
with unique mechanical skills in areas, such as robotics selective, because concentrations of talented workers
or tool and die work, as well as a wide range of workers attract businesses looking for particular skill sets.
who have special creative skills that are in demand However, compared to other workers, talented workers
because of their artistic, cultural, or entertainment value. tend to have more education than the “average” worker,
Talented workers include those labeled as the “creative and importantly are much more mobile. This means they
class” in works by Richard Florida, as well as those with are both willing and able to move to other locations to
educations beyond high school (including community work—often long distances away. Their decisions about
college and trade school certificates), and those with where to locate are often driven in large measure by the
advanced degrees (especially in math and the sciences). quality of the places they seek and by the concentration
Talented workers are sometimes referred to as: of other similar talented workers. As a result, those
places that are amenity rich, are attractive to talented
Knowledge workers; workers, and as more come, more are attracted. The key
to getting in the game, is to create high-quality places with
Medical workers; a growing set of amenities and multiple choices in housing,
Education workers; transportation, education, cultural attractions, food, and
entertainment. This is a relative game, where the range
Skilled trades workers; of choices will be much smaller in a small town than in
a large city, and regions will be most competitive if they
Creatives, artists, musicians, athletes; and provide a wide range of living choices across the entire
Entrepreneurs. economic region. That said, in the Midwest and Great
Lakes states, these choices need to be expanded in
Talented workers are not restricted to a particular small towns and large cities. Placemaking is the most
age cohort, although the most coveted by employers effective way to expand those choices by creating more
are often young, because of their recent education amenity-rich environments that make places more
and the relatively low wages they require compared attractive to a wider range of talented workers.
to more experienced workers. Talented workers also
Talented workers encompass many industries and include entrepreneurs. Photos by iStock (top left, bottom left, center, and
bottom right); and the MSU Land Policy Institute (top right).

What are Talented People Looking for?
Quality places to live, work, play, shop, learn, Diverse lifestyle choices, including:
and visit!
yy Multi-modal transportation (especially
Bustling city centers and neighborhoods with transit); and
lots to do and people to interact with.
yy Wide range of housing types and
Active/dynamic living environments with lots densities with a range of prices.
of fun in the form of:
Business and entrepreneurial opportunities
yy Entertainment, food, recreation, cultural that offer:
amenities, social interaction; and
yy Creativity, risk-taking opportunities, a
yy Diverse cultural and ethnic experiences. good market for innovation;
Amenities-driven places that have: yy Proximity to higher education; and
yy Parks, easy access to waterways, green yy High-wage jobs (but, is often second to
spaces, outdoor activities; and satisfaction with local quality of life).
yy Indoor and outdoor sports,

thriving farms, etc.
built and they grew up in. They want to live in denser, can hold a community back from achieving more of
walkable neighborhoods, close to transit, and are more its potential to attract new residents and businesses,
likely to use transit or ride their bikes to work or shop and create new jobs. At its worst, these attitudes can
than those from other generations. This presents a freeze a community in time and cause (or at least
future problem for Boomers that want to sell their contribute to) stagnation if not decline.
big houses on large lots, as there will be more of this
type of property on the market than buyers. It also These are demographic trends that will have huge
presents a problem for the municipalities with an impacts for decades. They will change the face of
abundance of that type of housing stock that do not many communities and result in the relocation of
have alternative types of housing to offer. Many of talented workers. Cities and towns that focus on
the Boomer-owned properties that have already fallen becoming more walkable, bikeable, and friendly to
substantially in value may fall much further in those pedestrians and bicyclists will, generally, be much
places. Meanwhile, demand for smaller dwelling units better prepared to address these trends, and will be
in dense parts of cities will continue to rise, from more attractive to talented workers. These trends
both downsizing Boomers and the Millennials (see will be explained in much more detail in the next
Chapter 2 for more detail on this topic). chapter, but instead of skipping ahead, the reader
is encouraged to read on to better understand
Leadership positions in communities (e.g., city more of the characteristics of quality places, and a
council, planning commission) are often held by fuller description of placemaking as an economic
Boomers who see their communities through the development tool that can make communities more
lens of their own preferences—not the preferences globally competitive.
of other generations. It is sometimes hard for

Boomers to grasp the notion that not everyone OTHER CHARACTERISTICS OF QUALITY PLACES
aspires to the lifestyle that they presently enjoy. In Placemaking is the process of creating quality places
this regard, they are no different than the leaders of where people want to live, work, play, shop, learn, and
previous generations. But, as we have seen before, visit. Placemaking is a process, it is a means to an end;
such attitudes, not informed by contemporary data, the end is the creation of quality places. People know
Part One 1-13

and understand what quality places are when they are “anchors” of community life and facilitate and foster
in them. That is because quality places have a strong broader, more creative interaction among people. Some
sense of place. 3rd places are public spaces, many are private. They can
and should be fostered as social gathering spaces.
A parking lot is a place, but most people do not
associate positive feelings with parking lots. In contrast, Some of the key elements of quality places have
most people feel positive about their homes, and other already been identified and are illustrated in
places that are important to them, such as churches and Figure 1–2. Table 1-2 presents more detail on
schools. Quality places can evoke a range of memorable elements of quality places in both the public and
emotional responses. But, generally, they have a strong private realms.
positive sense of place, such as a town square known for
fun gatherings. In other cases the emotional response Some of these elements are hard to add after the fact,
may be of sadness or grief, such as with cemeteries and but can greatly contribute to the quality of a place,
other hallowed ground. Strong emotions are common such as ready access to recreation, and to natural green
in these places, and they are revered and, as a result, the (trails and open spaces) and blue (water) spaces. “Blue”
place has a strong sense of place. refers to waterbodies and waterfronts, such as ponds,
streams, rivers, or lakes. Green and blue spaces (aka
Places with a strong positive sense of place are where natural infrastructure, or green infrastructure and blue
people and businesses want to be. They are active, infrastructure) can be enormous assets in creating
unique locations that are interesting, visually attractive placemaking projects or activities around them.
and, often, have public art and creative activities.
They honor and recognize heritage and history as Green infrastructure presents a unique set of
culture. They are people-friendly, safe, and walkable placemaking opportunities. Environmental features,
with mixed land uses; they have comfortable building such as wetlands, hills, unique plant habitat, forests,
dimensions relative to the street, and quality façades; farm fields, and old rail corridors, offer recreation
and they are often alluring with pizzazz. As a result, opportunities in open space areas that are different
people are attracted to them and want to be there. than those in traditional urbanized or suburban land,
They are often public gathering places, but could or along waterfront lands. New infrastructure that
be located within a private development, such as an takes bike riders and walkers along green pathways
atrium in a skyscraper or a unique retail marketplace. between parks and key activity areas can dramatically
improve recreational experiences of urban and rural
“Third (3rd) places” often have this strong sense of place. dwellers, and enhance their emotional sense of place
They are often small, comfortable social surroundings and connection to those areas.
separate from the two usual social environments of
home (1st place) and workplace (2nd place). According to Similarly, water is often a key differentiator in a
Ray Oldenburg, creator of the concept, these are often community. It may already be a major economic
informal meeting places like coffee shops or pocket driver, but perhaps it can be more of one. For example,
parks or food courts or farm markets. Third places are by improving public visual or physical access to the
Sense of Place
“S
ense of place” is a term that reflects the emotion or perception felt by a person when visiting a certain
space. It is our relationship with a place. It embodies our experiences, activities, memories of the
past, and perhaps hopes for the future. The physical form of a place, its function, and what happens
within it all support this relationship. A location with a strong sense of place exhibits a unique identity and
character of its own that both residents and visitors can identify with and appreciate. A strong sense of place
engenders affection and commitment from local residents, while serving as a magnet that attracts visitors and
new residents.

Figure 1-2: Elements of Quality Places
Easily Walkable
Respects Historic Structures Mixed Use
Choices in: Recreation, Transportation, Creative/Functional

Housing, Entertainment Sidewalk Amenities
Safe, Comfortable, Sociable, Green
These elements of quality places principally address human-scale form in streets and buildings. Source: Figure by the Land Policy Institute,
Michigan State University, 2014. Photos from the Michigan Municipal League/www.mml.org (top center, top left and bottom left, and top right
and bottom right) and MSU Communications and Brand Strategy (bottom center).
water, while retaining a working waterfront (such as The more these green, blue, and related elements are in
a deep harbor that accommodates large vessels), the proximity to one another in harmonious ways, the more
community doubles its value and benefit. The nature of attractive the place is for human and business activity,
the waterbody will dictate many of the opportunities. and the higher quality the place is overall. But, while
A beach on a recreational lake is very different than these elements, in some combination, are valuable, they are
the flowing water of a river. Each will allow a wider set not sufficient to create a quality place by themselves.
of activities and uses than land without water features.
Communities can be creative and use these features to Quality places in urban settings have physical
attract new people and activities to waterfront areas.1 characteristics that are the result of good form. The
most important of these form characteristics include:
1. Liz Durfee, a NOAA intern with the Michigan Office of the

Great Lakes and Sea Grant, prepared a set of case studies on small
towns on the Great Lakes. They serve as fine examples of a range of Building mass, density, and appropriate
placemaking possibilities for other waterfront communities. Dufree, E. scale; and
(2013). “Vibrant Waterfront Communities: Case Studies.” Sea Grant
Michigan, University of Michigan, Ann Arbor, MI. Available at: www. Human-scale streetscapes.
miseagrant.umich.edu/explore/coastal-communities/vibrant-waterfront-
communities-case-studies/; accessed January 28, 2015.
Part One 1-15

Table 1-2: Common Elements of Quality Places
Public Realm Private Realm
Downtown and Key Node Streetscapes Mix of Land Uses
Pedestrian- (vs. auto) oriented, very walkable and accessible Mixed retail and residential, or mixed entertainment and
to all; wide sidewalks in good repair; crosswalks are short, residential, or mixed personal services and residential, or
well-marked, and slow traffic. mixed office and residential; with residential always above first
floor in downtowns.
Activated, alluring public spaces with street trees and Restaurants and cafes that include sidewalk dining separated
shrubbery; physical and visual access to water if nearby; are from passersby; entertainment establishments like bars,
safe, clean, and comfortable with lots of places to sit. taverns, dance halls, nightclubs, and movie theatres.
Quality street furniture in a common theme: benches, Grocery stores, either general or specialty (bakery, meat,
garbage canisters, wayfinding signs, planters, street lights, pasta, cheese, organic).
banners, flower baskets, bus shelters, and bike racks.
Aesthetically pleasing design that permits private sandwich- Drug stores, hardware, shoe repair shops, banking, hair
style (changeable message) signs in front of businesses. cutting, other personal services; retail shops like clothing,
home goods, art galleries, and electronics.
Wide variety of regular programmed activities like sidewalk Rehabilitation is preferred development option in order
sales, parades, street performers, street musicians, festivals, to preserve historic buildings and architectural features
art shows, farm markets. on façades.
Attractive to and comfortable for a wide diversity of users of all Building form appropriate for characteristics of the street
ages, races, genders, incomes, religions, cultures, and ethnicities. (especially building height and street width) and design is
guided by form-based codes.
Public art and sculpture is featured. Storefront entryways invite pedestrians in close.
Creative use of light and sound. Doors and windows attract customers inside.
Orchestras, opera houses, civic centers, municipal halls, Temporary pop-up shops in vacant space.
museums, aquariums, and libraries.
Major Squares and Parks Range of Housing Options
Close to major public and private activity areas like retail Missing Middle Housing from duplexes and fourplexes to
shopping, entertainment or sports centers/arenas. townhouses, rowhouses, court yard apartments, live-work,
and lofts.
Adaptable spaces with seasonal uses. Housing in historic neighborhoods is protected.
Program many activities, especially live music Target talented workers.

and performances.
Leave spaces for both passive and active recreation; places Concentrate new projects in small geographic areas starting
attractive for unscheduled entertainment and creative use with downtowns, and key nodes along key corridors.
of space.
Outdoor music space, such as band shells and risers of Transit-oriented development targeted to key nodes; while
different sizes and locations. higher densities abut transit corridors.
Lots of green (grass, trees, flowerbeds) and water (ponds, Higher residential density is encouraged, zero lot line
lakes, rivers, streams, and fountains). development is permitted where form-based codes are
in place.
Lots of seating and available food nearby (from restaurants, Creative rehabilitation of existing historic structures for a
food trucks or food vendors). variety of housing types.

Flowers in planters, and seasonal flowering trees. Variety of housing types in mixed-use developments.
Game areas for chess, puzzles, activities to engage body, Increase number of dwellings by reducing parking where
mind, ears, eyes, and humor. transit service is good.
Ways to accomplish include: Use of four types of placemaking; community is certified as a Redevelopment Ready Community® and
participates in the Main Street program; community engages public through charrettes and implements new designs through form-based
codes, etc. Source: Land Policy Institute, Michigan State University, 2015.

If these characteristics are present, then the place is When these form characteristics are properly in place,
very walkable—that means it is pedestrian-oriented along with the key elements listed above, then the
and probably bikeable. Unless it is new, it is lined result is quality places which:
with historic structures that have long had good form
and were built to human scale. Are safe;
These physical characteristics are reviewed in much Are accessible—easy to access, circulate
more detail in Chapters 4 and 5. For now, unless the within, along, and between destinations;
relationship of buildings to the street (in terms of height Are comfortable, clean, and have an
of the building and distance from one side of the street appealing character and charm;
to another) is appropriate, human activity will not be
framed well enough for people to feel comfortable Are connected;
and want to gather there. If the distance between the
buildings is too large, then the space can be foreboding; Are welcoming;
if it is too small, then it can seem claustrophobic. In Allow authentic experiences;
other words, it discourages human gathering. Human
scale refers to the notion of designing buildings Encourage spontaneous interaction
and spaces primarily for human occupation and use between people;
as opposed to automobile dominance. That means
they need to be walkable, with sidewalks, crosswalks, Are sociable—have a physical fabric where
streetlights, and signs designed to serve pedestrians and people can connect with one another; and
bicyclists, as well as any vehicles on the street. Figure 1-3
Promote and facilitate civic engagement.
illustrates some of these characteristics.
Figure 1-3: Physical Characteristics of Quality Places
Pedestrian-Scale Signage Proportional

Mixed-Use Building Street Lights to Building Mass
Wide Trees to Wayfinding Restaurant Seating Streetscape

Sidewalks Soften Hard Outdoors and Inside with Pedestrian

Surfaces Transportation Options Amenities
Grand River and M.A.C. Avenues in East Lansing, MI. Source: Land Policy Institute, Michigan State University, 2014.
Part One 1-17

Inherent in the above description is a simple formula Response – is how you feel about the Play,
that is critical to understanding the ingredients that are
essential for placemaking and results in quality places:
Proper Mix of Land Uses and Functions

+ Proper Physical Form
+ Proper Mix of Social Opportunity
_________________________________________
= Quality Activities in Quality Places and a

Strong Sense of Place
See Figure 1–4.
An analogy that seems to resonate with many people is:
Form – creates the Stage,

Tibbits Opera House in Coldwater, MI. Photo by the Tibbits Opera House.
Activity – is the Play,
Figure 1-4: Formula for Creating Quality Places with a Strong Sense of Place
Proper Mix of Land Proper Mix of Proper Mix of

Uses and Functions Physical Form Social Opportunity
Source: Land Policy Institute, Michigan State University, 2014.

Economic – if good, the Play makes Money dominated places that can be viewed as the initial use
(and so will businesses nearby), and of that land that will eventually be redeveloped in a
higher density “urban” form. Several later sections
Sense of place – is strong and positive if the of this guidebook will explore this idea more fully.
above are true, and will contribute to the But, for the moment, there are other concepts that
entire area if other related entertainment need to be explained, so that the promise of effective
options are nearby. placemaking can be presented and defended.
When more people live near such places, or have THE TRANSECT
easy access to them, especially by transit, more “The transect” is a shorthand construct of architects,
activity will occur, and people and businesses will planners, and New Urbanists to describe a location
more strongly value those locations. Placemaking can based on its relative density, natural, and/or built
be used to create such places, as well as to activate form characteristics. Under this typology, all places
those places that already have the proper physical on the globe fall into one of six primary transect
form characteristics. zones (there is a seventh “special district” zone that
For local elected officials and professional staff who does not apply to the discussion that follows and it is
have long worked on community, infrastructure, not illustrated in Figure 1–5). These places are on a
and economic development initiatives, this formula continuum that extends from the most natural rural
should be of little surprise. Every community has place (T1), to the most developed urban place (T6).
had some experience Figure 1–5 includes a graphic (top row) depicting
Every community has and success with both a ground view and a plan view of landscape and
the built environment that is common to each zone
had some experience placemaking—even if on the transect. A photo below each zone illustration
and success with itA wasn’t called that!
few have had many attempts to capture one of the hundreds of scenes
placemaking—even if successes and some that would be commonplace in that zone on the
transect. Figure 1–6 is a hand drawn illustration
it wasn’t called that! have had failures; some
have been deliberate of the transect starting in the urban core of Grand
efforts, and others have been happy accidents. But, Rapids, MI, and extending outward.2
fundamentally—placemaking is not rocket science. Following is a brief description of each of the six
It is easily learned and applied,
. . .Placemaking although it may require leadership transect zones presented in Figure 1-5.
is not rocket and courage when those in the Natural Places (T1 Zone): This is where nature
science. It is community who oppose all
change stand up to promote the
rules and humans often stand in awe and wonder.
Wilderness, forests, lakes, and stretches of rivers
easily learned status quo. Placemaking requires with few or no cabins, or other examples of the built
and applied. . . looking at existing assets, resources,
opportunities, and threats in new
environment are the most pristine of natural places.
These may be parts of national and state parks, but
and different ways. It requires paying more attention transition to private forested lands with two-tracks,
to being strategic, to more effective means of public occasional roads, logging camps, hunting cabins, and
and stakeholder participation, and to meaningful a few power lines as one moves into Rural Places.
engagement of the private sector in the design and
implementation of new public and private spaces. Rural Places (T2 Zone): These are our working lands.
It also requires a better understanding of the role of Orchards, grain and corn fields, more woodlands and
form in building places that are human-scale and wetlands, gravel pits, and shrub and tree farms are
dense enough to promote human attraction. surrounded by farmsteads of people who live off of the
land. As one gets closer to small towns the number
Quality places are more livable, healthier, and better 2. This image along with transect drawings of Detroit and Lansing
able to attract workers and businesses. They are also may be viewed on the MIplace™ Partnership Initiative website, under
“Brochures.” Available at: http://miplace.org/resources/presentations?field_
quite likely more resilient than low-density, auto- doc_category_value=brochures; accessed January 28, 2015.
Part One 1-19

Figure 1-5: Six Transect Zones
Rural to Urban Places
Rural Urban
Rural Context Zones Urban Context Zones
SUB-URBAN
Small-lot single-family Wide housing choices, Tall multi-use buildings,

Wilderness, forests, Farms, woodlands, Larger lot single-family homes, apartments, mixed use, retail shops, cultural and entertainment
undisturbed shorelines, and wetlands, streams, large homes, home occupations, mixed use, and locally galleries, offices, districts, and civic spaces
other natural landscapes regional parks some mixed use run shops restaurants, and bars for parades and festivals
Natural Scenic Tourism Talent Attraction
Agri-Tourism/Farm to Food Urban Cultural Tourism
Sources: Figure by the Land Policy Institute, Michigan State University, 2015. Transect graphic by the Center for Applied Transect Studies, 2008. Photos
by the Michigan Municipal League/www.mml.org (T4, T5, and T6), MSU Communications and Brand Strategy (T2), and the MSU Land Policy Institute
(T1 and T3).
Figure 1-6: Grand Rapids Transect

Source: Amanda Harrell-Seyburn for MSHDA, 2013.

of roads increases, they shift from gravel surfaces to squares, waterfront parks, historic sites, and outdoor
paved surfaces and are lined with 1880s farm houses sculptures are common. Many public gatherings and
and many suburban-style homes on large country lots. parades originate, terminate, or both, in downtowns.
Some have large food plots or gardens, horses in small The highest concentration of historic commercial
stables, or small numbers of other livestock. buildings is also often found there. Many people
live downtown over retail stores, restaurants, and
Sub-Urban Places (T3 Zone): This is where most entertainment venues.
new development has occurred in America since
WWII. Most residential lots are 1/4 to 1 acre in Urban Core Places (T6 Zone): Only the largest
size with many larger and some smaller than that. cities have an urban core place, and it may double
Homes are large and often in platted subdivisions. as the downtown, depending on its land uses, but it
There is extensive commercial development is often more of an employment center with many
stripped along major five-lane roads. Within T3 office jobs concentrated in a few tall buildings. It will
zones are shopping malls—an extra-large enclosed have many of the same land uses as the downtown,
commercial building containing dozens (sometimes but more of everything, because skyscrapers are
more than 100) of retail stores and personal service common. Offices of banks, insurance, and real estate
establishments. Schools, and in particular high companies, as well as residential condominiums and
schools, are often super-sized and may even be apartments are found here. Hospitals and medical
referred to as “Taj Mahals.” There may be large facilities, sports stadiums, concert halls, museums, and
industrial, office, or special land uses in “parks” related building types may also be present. Parking is
with considerable open space, especially along concentrated in multistory ramps, and transit service
major freeways. Roads and parking lots dominate is ubiquitous and frequent. If a city does not have an
the landscape as design favors vehicles over people urban core, many of these land uses and functions are
and buildings (that are often set back far from the found in a smaller scale in the downtown (T5).
street). Parents spend a lot of time transporting
their children from one place to another and there is IMPORTANCE OF INCREASING POPULATION
usually little coordinated transit service. As a newer DENSITY IN AND NEAR DOWNTOWNS
suburb transitions to an older suburb, the lots get The most distinguishing feature as one moves along
smaller and the homes get denser and older. the transect from most rural (T1) to most urban
(T6) is the increase in density and intensity of the
Traditional Neighborhood Places (T4 Zone): These built environment. Ironically, walking is the most
are largely residential neighborhoods in first-tier common activity by humans at both ends of this
suburbs (around an historic core city), in small towns, continuum, but not nearly as much in the middle.
and in large cities. They are often characterized by There are few humans per acre in natural areas, and
lots that are small in width, depth, or area, but may population is very dense in the urban core. Higher
have large houses on them, depending on their age densities make services like transit more viable and
and location. Along major and minor streets, there are necessary, while increasing opportunities for human
often higher density forms of residential development, interaction, commerce, social gathering, as well
like rowhouses, mansion apartments, and multistory as the planned and accidental exchange of ideas.
apartment buildings. At key intersections it is Public gathering spaces like parks, civic centers,
common to find retail, personal service establishments, and major transportation exchanges offer incredible
and coffee shops on the first floor, and apartments on opportunities for activities that attract people to take
the second, third, and fourth floors. advantage of the “pull” they exert due to their strong
sense of place. Private gathering spaces like coffee
Downtown Places (T5 Zone): These are the
shops, restaurants (especially those with outdoor

traditional centers of retail, office, and other seating on the public sidewalk), and taverns are also
business activity. Main street shops, today, are critical in adding to the sense of place that surrounds
often less diversified than in the past, but usually these special gathering spots.
reflect unique products sold by retailers who sell to
customers who value service after the sale. Public Obviously there are limits on how many people a
buildings and uses, as well as civic spaces like town place can service without diminishing a positive
Part One 1-21

experience for nearly everyone. Fortunately, most Portland, OR (55.6%); San Francisco, CA (24.4%);
American cities do not approach the density of many and Seattle, WA (85.6%).6
of the densest cities of the world and have a long way
to go before experiencing serious problems associated The population in downtown Detroit, MI, fell by 46%
with very high population density. This is even truer during this period (it has since risen significantly).
in most Midwestern cities that have few tall buildings In St. Louis, MO, it fell by 67%. In contrast, in
and relatively low population densities, even in the Cleveland, OH, it grew slightly by 5.7% (but, is
urban core. For context, the U.S. has only one city in very low in total number) and in Milwaukee, WI, it
the top 50 densest in the world, and it is not New remained flat with a decline of less than 0.5%.7
York. It is Union City, New Jersey at 34th with 51,810 It is very hard for an urban core to provide the kind of
people/sq. mile. The densest city in the world is human attraction it had when there were two to five
Manila, Philippines, at 111,002 people/sq. mile.3 times as many people living there in the past than in
This is relevant because one of the keys to attracting the present. Major events will still attract participants,
and retaining talented workers is to use good design to but they have to travel in from the suburbs. People
increase population densities in our downtowns, and moved away when new freeways, affordable cars, and
not simply at peak daily employment periods, but all low gasoline prices made it easy to buy cheap land and
day long and well into the evening. One of the reasons housing in the suburbs. Central cities were decimated
there used to be so much more retail activity in many by this population shift, but now demographic changes
downtowns is because many more people used to live are providing a rapidly expanding market for new and
there and in adjoining neighborhoods. rehabilitated housing in downtowns, urban cores, and
along key corridors served by transit. The cities that
Like much of the Western World, population quickly adapt to this trend can lure and retain talented
per household in America has fallen dramatically. workers that otherwise will choose to go to other cities
Nationally, it has fallen from 4.01 in 19304 to 2.65 in that offer those amenities. Similarly, some retiring
2013.5 This is a function of several demographic trends, Boomers are drawn to central cities where opportunities
including fewer births, people living longer, fewer for social interaction and cultural experiences are richer.
multigenerational households, and many more single
person households. However, one big impact of the From the 1880s to the 1920s, people moved around
decrease in the number of persons per household is on cities largely on foot, horseback, or various forms of
the number of people living downtown, in the urban transit. From the 1920s to the 1950s, transit ridership
core, and in neighborhoods surrounding the core. While rose, but then began to fall as more and more workers
there is no standard definition of the urban core, or even were able to afford a car. To accommodate rising
of downtowns, Eugenie Birch, PhD, at the University population densities in downtowns and the urban
of Pennsylvania, constructed a table of downtown core, and to reduce energy costs associated with trips
population change across the nation from 1970–2000. from suburban areas to the core, it is necessary to
significantly improve the quality of transit services
Birch found the population in most downtowns not only in the core, but throughout the metropolitan
fell during this period. Only a few large cities grew: area. Many regions are working on this. Some will
Lower and Upper Manhattan, New York, NY (by be installing new fixed-rail systems and others Bus
61.5% and 26.5% respectively); Chicago, IL (39.4%); Rapid Transit (BRT) lines. These are “not your
Denver, CO (35.6%); Los Angeles, CA (62.4%); father’s buses.” These are modern, clean, convenient,
safer, and more flexible transit lines (they even
3. Wikipedia. (2015). “Lists of Cities Proper by Population Density.”

Available at: http://en.wikipedia.org/wiki/List_of_cities_proper_by_ accommodate bicycles) that promise a new era of
population_density; accessed on January 28, 2015.
4. U.S. Census Bureau. (2000). “Households by Type and Size,
transportation options for everyone.
1900–2002.” Washington, DC. 6. Birch, E. (2006). “Who Lives Downtown?,” In Redefining Urban
5. U.S. Census Bureau. (2013). “Table S1101: Households and Families.” and Suburban America: Evidence from Census 2000, Vol. 3, ed. A.
2013 American Community Survey 1-Year Estimates, Washington, DC. Berube, B. Katz and E. Lang. Washington, DC: Brookings Institution
Available at: http://factfinder.census.gov/faces/tableservices/jsf/pages/ Press. Available at: www.brookings.edu/research/books/2006/
productview.xhtml?pid=ACS_13_1YR_S1101&prodType=table; accessed redefiningurbanandsuburbanamerica3; accessed July 7, 2015.
August 27, 2015. 7. See Footnote 6.

Together more housing, increased density, and other benefits and applications beyond simply helping
improved transit will support each other in revitalizing downtowns be rejuvenated, as explained below.
the downtowns and urban cores of America’s cities.
The Midwest has the most to immediately gain, FOUR TYPES OF PLACEMAKING
because it lost the most population, suffered the There are four types of placemaking. See Figure 1-7.
greatest job loss as manufacturing declined, and has Each is briefly summarized in the next few pages
the greatest stock of vacant and underutilized old and more fully explained in Chapters 9–12. The
buildings with “good bones” that can be repurposed to reader will notice that each type of placemaking has
start their rebirth. That includes buildings that are now an associated icon representing some characteristics
historic, with brick and stone façades, usually 2 to 12 unique to that type. These icons are used throughout
stories in height (depending on location), built close to the guidebook, particularly within the case examples,
the street, and served by an extensive sidewalk network, to help quickly identify which type of placemaking is
with parking (if any) in the rear. In order for this to being referenced.
happen, however, the public, private, and nonprofit
sectors will have to work together to strategically Most placemaking is of the “standard” variety. There
plan and utilize limited resources to support this are also three specialized types designed to achieve
rebirth. This requires the effective use of four different narrower objectives. The sum of all activities within
placemaking approaches. These approaches have many the specialized types of placemaking do not add up to
Figure 1-7: Four Types of Placemaking
M AKING T
CE YP
LA ES
P AK ING
M
CE
LA
P
Strategic
RD
DA
Placemaking
STAN
Physical Land Uses

Form and Functions
QUALITY
PLACES
Creative Tactical
Social
Placemaking Opportunity Placemaking
Part One 1-23

all Standard Placemaking as each of the four types is Standard Placemaking can include any parts of the
different. Instead, the sum of all four types represents specialized types of placemaking in a particular
the whole of placemaking. Figure 1–7 illustrates this application, and often does, but the specialized types
relationship. Note the relationship in this figure to have their own sets of strengths and weaknesses
physical form, land uses, and functions, as well as when employed independently, or as part of a
social opportunity (illustrated in Figure 1-4 earlier) sequence of placemaking approaches in order to
in creating quality places. achieve a particular vision, or a clearly described
set of objectives. This should become apparent over
“Standard Placemaking” (usually referred to as just the next few pages, and if not, then perhaps it will
plain “placemaking”) is the universal term. It is most after reading the separate chapter on each type of
closely associated with placemaking as advanced by placemaking, as well as Chapter 13.
the Project for Public Spaces (PPS) (see sidebar on the
next page). This organization, led by Fred Kent, has The three specialized types of placemaking focus on:
for four decades promoted placemaking and assisted
communities across the nation (and around the world) Certain types of quality-of-life improvements,
with its implementation. The PPS website provides a Ways to try some things out before committing
wealth of information and ideas that anyone interested significant money and other resources, or
in placemaking should fully investigate.
Ways to achieve larger or smaller outcomes/
The three varieties of specialized placemaking have benefits or to achieve them sooner.
each evolved to be used to achieve particular purposes:
All placemaking has “where, what to do, and why”
1. Tactical Placemaking: As advocated by components, but these vary between the different
the Tactical Urbanism team at The Street types of placemaking.
Plans Collaborative, by the Build a Better
Block partners, and by PPS under the term Before going further,
“Lighter, Quicker, Cheaper.” See Chapter 10. it is important that the All types of placemaking
2. Creative Placemaking: As advocated by the
following point not be will improve the
lost in the discussion
National Endowment for the Arts, the U.S. of each type of quality-of-life choices
Conference of Mayors, and the American
Architectural Foundation. See Chapter 11.
placemaking. All and amenities within
types of placemaking
will improve the a neighborhood,
3. Strategic Placemaking: As advocated by
the MIplace™ Partnership Initiative. See quality-of-life community, or region. . .
Chapter 12. choices and amenities
Principles for Shaping Public Spaces into Quality Places
T
he Project for Public Spaces (PPS) has 7. Form supports function.
developed 11 widely cited principles that can be
used to shape public spaces into quality places. 8. Triangulate.
1. The community is the expert. 9. Start with the petunias.
2. You are creating a place, not a design. 10. Money is not the issue.
3. You can’t do it alone. 11. You are never finished.
4. They’ll always say, “It can’t be done.” For more information, visit: www.pps.org/
reference/11steps/; accessed on August 20, 2015.
5. You can see a lot just by observing.
6. Develop a vision.
Project for Public Spaces
T
he Project for Public Spaces (PPS) is a The PPS convenes and supports the work of the
nonprofit planning, design, and educational Placemaking Leadership Council, a group of more
organization dedicated to helping people than 700 people worldwide. The Council debates,
create and sustain public spaces that build stronger discusses, shares, celebrates, and develops goals for a
communities. The PPS was one of the pioneering Placemaking campaign centered on seven agendas:
organizations in placemaking, helping citizens
transform their public spaces into vital places that 1. Place governance;
highlight local assets, spur rejuvenation, and serve 2. Place capital;
common needs.
3. Healthy communities;
Founded in 1975, PPS sought to elaborate upon
the work of the famous urban researcher William 4. Building community through transportation;
(Holly) Whyte, author of The Social Life of Small
Urban Spaces. Led by Fred Kent, PPS has worked on 5. Architecture of place;
projects in more than 3,000 communities spanning 6. Entrepreneurial places: markets, main streets,
43 countries, and in all 50 U.S. states. An innovative and beyond; and
source for placemaking information, best practices,
tools, and resources, PPS also hosts a variety of 7. Creating multiuse public destinations.
conferences, workshops, and training events to educate
and raise awareness on the principles of quality For more information, visit: www.pps.org.
places. The PPS website is a wealth of knowledge
and experience that provides vast insight for anyone
interested in learning more about placemaking.
within a neighborhood, community, or region, and into an attraction. Placemaking accomplishes this
thus are worth doing well. However, some types by focusing on assets of a community that can be
of placemaking will make it easier to achieve these used to magnify the benefit of one or more services
benefits than others, and no type of placemaking in particular locations to create an outcome that
has benefits that come without commitment by the otherwise would not have occurred on its own.
community and other partners in its implementation.
For example, construction or rehabilitation of
All forms of All forms of successful affordable or low-income housing is a common
placemaking depend on community development service. However, except for
successful broad engagement of large-scale housing projects that have the potential
placemaking stakeholders in the design of to completely remake a neighborhood (and that
projects and activities. This have largely been abandoned, because of the effects
depend on broad feature alone distinguishes of concentrating large numbers of low-income
engagement of placemaking from many other people in one place), most community development
stakeholders in the community development,
economic development, and
services are scattered, and developed in response to
identified problems or opportunities in particular
design of projects infrastructure development locations. It often takes dozens of such projects
and activities. activities. Together they

contribute to the creation of
over a long period of time to make any noticeable
improvement. In contrast, instead of scattering new
communities that sustain the people and businesses affordable housing on infill sites all across a city, a
that reside there. Where placemaking makes a big Standard Placemaking project could target residential
contribution is in what those services focus on, and rehabilitation to a single neighborhood and be
how they are delivered. Placemaking is the value-added initiated at the same time as other infrastructure
process that turns a service into an amenity and a place improvements (e.g., to a street and nearby park) to
Part One 1-25

make the area more attractive to future residents and nonprofit, and private sectors on an incremental
businesses. Application of Standard Placemaking or targeted basis, over a long period of time.
would also suggest that at least some of the project Examples include:
include carefully mixed uses, along with maintaining
a human-scale walkable design that incorporates Projects: Downtown street and façade
creative arts and cultural elements. While many of improvements, neighborhood-based projects,
these elements have been considerations in such such as residential rehabs, residential
projects for decades, with Standard Placemaking infill, small-scale multiuse projects, park
they are deliberate and comprehensively included improvements, etc.
right from the beginning because they are outcome- Activities: Regularly programmed events
oriented. They also arise out of the process of in public places like sidewalks, streets, town
stakeholder and citizen participation, rather squares, civic buildings, parks, waterfronts, etc.
than from the minds of professional designers or
developers. Strong collaboration contributes to a Standard Placemaking will typically have economic
stronger definition of necessary place attributes. The development benefits, but that is generally not
result is that there is considerably more “buy-in” the principal reason for which it is used. This
right from the beginning, making it much easier to is in contrast to Strategic Placemaking where
move forward with implementation. Strong activity talent attraction for economic development is a
also follows from the improved sense of place. Some principal reason for engagement. Like all forms of
of that activity is business or economic activity, but placemaking, Standard Placemaking rolls planning
much of it is social activity and social engagement. and implementation into the same process, so that
The neighborhood is stronger because of it. one is not isolated from the other. That requires
engaging and empowering people to participate in
STANDARD PLACEMAKING both the process of planning and of implementation
Placemaking is the process (see Chapter 6).
of creating quality places
where people want to live, The www.pps.org and http://miplace.org websites
work, play, shop, learn, and include dozens of examples of Standard Placemaking,
visit. For the most part, the and additional examples are included in Chapter 9
term “Standard Placemaking” dedicated to Standard Placemaking.
is used in this guidebook to
describe an incremental way to improve the quality TACTICAL PLACEMAKING
STANDARD
of a place over a long period of time with many Two separate, but related,
approaches are brought
Standard separate projects and/
or activities. Standard together to create Tactical
Placemaking [is an] Placemaking can also Placemaking. The first
is known as “Tactical
incremental way to be used to create and Urbanism,” from two books
implement large-scale
improve the quality transformative projects (Tactical Urbanism: Short-
of a place over a and activities that can
convert a place in a
Term Action for Long-Term Change, Vols. 1
TACTICAL
and 28), by the Street Plans Collaborative (www.
long period of relatively short period streetplans.org). The second approach is referred to as
time with many of time to one with a “Lighter, Quicker, Cheaper,” a name used to describe
a set of activities by the Project for Public Spaces.
separate projects strong sense of place
that serves as a magnet 8. Lydon, M., D. Bartman, R. Woudstra, and A. Khawarzad. (2011).
and/or activities. for people and new Tactical Urbanism: Short-Term Action for Long-Term Change, Vol.
1. Street Plans Collaborative. Washington, DC: Island Press. Available at:
development. However, a quick transformation is the http://issuu.com/streetplanscollaborative/docs/tactical_urbanism_vol.1;
exception more often than the rule. accessed April 24, 2015.
Lydon, M., A. Garcia, R. Preston, and R. Woudstra. (2012). Tactical
Urbanism: Short-Term Action for Long-Term Change, Vol. 2. Street
Standard Placemaking embraces a wide range of Plans Collaborative. Washington, DC: Island Press. Available at: http://
projects and activities and is pursued by the public, issuu.com/streetplanscollaborative/docs/tactical_urbanism_vol_2_final;
accessed April 24, 2015.
Tactical Urbanism So, Tactical . . . Tactical
In Vol. 2 of the book of the same name by Mike Placemaking is the
Lydon, Tony Garcia, Russ Preston, and Ronald process of creating Placemaking is the
Woudstra, Tactical Urbanism is described as follows: quality places that process of creating
uses a deliberate, often
“Improving the livability of our towns and phased approach to quality places that uses
cities commonly starts at the street, block, physical change or new a deliberate, often
or building scale. While larger scale efforts activation of space that
do have their place, incremental, small-scale begins with a short-
phased approach to
improvements are increasingly seen as a way term commitment and physical change or new
to stage more substantial investments. This
approach allows a host of local actors to test
realistic expectations activation of space that
that can start quickly
new concepts before making substantial (and often at low cost). begins with a short-
political and financial commitments. It targets public spaces term commitment and
Sometimes sanctioned, sometimes not, the (right-of-ways, plazas,
actions are commonly referred to as ‘guerrilla etc.), is low risk, with realistic expectations
urbanism,’ ‘pop-up urbanism,’ ‘city repair,’ or
‘D.I.Y. urbanism’.”9
the possibility of high that can start quickly
rewards. It can be
used continuously in
(and often at low cost).
Lighter, Quicker, Cheaper
As characterized by the Project for Public Spaces: neighborhoods with many stakeholders. It includes a
mix of small projects and short-term activities. Over
“‘Lighter, Quicker, Cheaper’ (LQC) describes a long period of time, Tactical Placemaking projects
a local development strategy that has can transform an area. Positive impacts may be slow
produced some of the world’s most successful to observe, but “steady as she goes” still gets one to
public spaces—one that is lower risk and a destination—and often at a lower cost. Tactical
lower cost, capitalizing on the creative energy Placemaking can also be used to build a constituency
of the community to efficiently generate new for more substantive or long-term Standard, Creative,
uses and revenue for places in transition. It’s or Strategic Placemaking projects or activities.
a phrase we borrowed from Eric Reynolds at
Urban Space Management. Examples of Tactical Placemaking include:
[The] LQC can take many forms, requiring Projects: Small, often short-term projects
varying degrees of time, money, and effort, that may transform underused public spaces
and the spectrum of interventions should be into exciting laboratories by leveraging
seen as an iterative means to build lasting local partnerships in an iterative approach,
change. We often start with Amenities allowing an opportunity to experiment and
and Public Art, followed by Event and show what is possible. Potential projects
Intervention Projects, which lead to Light include road diets (e.g., lane striping a four-
Development strategies for long-term lane road into a three-lane with bicycle paths
change. By championing use over design on both sides) and other Complete Streets
and capital-intensive construction, LQC projects; a temporary conversion of a public
interventions strike a balance between storage facility into a boat rental facility along
providing comfortable spaces for people to a river; or the planned iterative improvement
enjoy, while generating the revenue necessary of a place where street trees are planted one
for maintenance and management.”10 year and benches are placed the next.
Activities: Potential activities include

chairbombing (testing public use of cheap,
9. See Footnote 8 for Tactical Urbanism, Vol. 2.
10. PPS. (2011). “Lighter, Quicker, Cheaper: Transform Your
low-cost chairs in underutilized spaces);
Public Spaces Now.” Sustainable Cities Collective, November 11, temporary activity spaces to try out a new
2011. Project for Public Spaces, New York, NY. Available at: www. idea; parking space conversions to support
sustainablecitiescollective.com/projectpublicspaces/31346/lighter-quicker-
cheaper-transform-your-public-spaces-now; accessed September 4, 2015. new activities; public gatherings to review
Part One 1-27
new design options illustrated by temporary Case examples of Tactical Urbanism can be found
storefront façades; self-guided historic in the books by the same name, and of Lighter,
walks; outdoor music events in town squares; Quicker, Cheaper projects at www.pps.org. For more
or before-and-after photo renderings to information and examples, see Chapter 10 dedicated
illustrate the potential of removing or adding to Tactical Placemaking.
buildings in certain places.
CREATIVE PLACEMAKING
The LQC can be staged or iterative and is, Creative Placemaking is a
hence, experimental or permanent. The LQC is specialized form of Standard
comparatively inexpensive, and often driven by Placemaking. This term was
grass roots organizations. It can become a catalyst created by Ann Markusen and
for a community to organize around that cares Anne Gadwa when they wrote
about creating or growing a quality place. It is Creative Placemaking for the
good for creating/attracting new activity to a place National Endowment for the
and for testing ideas. Over time, more significant Arts (NEA) and the Mayor’s Institute on City Design
investment may be needed for the LQC to be CREATIVE
(MICD) in 2010. Following is their definition:
sustainable. These types of projects could be public,
private, nonprofit, or combinations. The LQC’s have “In Creative Placemaking, partners from
value by presenting what is possible, but quality public, private, nonprofit, and community
places need regular programmed activities, which is sectors strategically shape the physical and
why testing activities or starting small and growing social character of a neighborhood, town,
incrementally through LQC is a safer way to guide city, or region around arts and cultural
administrative decisions. activities. Creative Placemaking animates
public and private spaces, rejuvenates
structures and streetscapes, improves local
Placemaking Assessment Tool
T
he Placemaking Assessment Tool is a self-help If the culture of the community is sufficiently
guide designed for local officials and stakeholders accepting of the idea of placemaking to
to use in analyzing the potential for placemaking engage in it, or if building a culture that will
in their community. The primary goal of the assessment accept placemaking needs to be one of the
tool is to help communities evaluate readiness for first steps.
Strategic Placemaking. A secondary goal is to help
communities decide which type of placemaking should Which type of placemaking to engage in, or
be pursued in a particular location. The tool features if a community needs to start with one type
a series of questions on topics, such as master plans, and then proceed to another.
downtown development plans, corridor improvement The assessment tool also provides an extensive
plans, zoning ordinances and other codes, economic resource list for more information on placemaking,
development, community development, and green economic development, infrastructure planning,
development and activities.
and other relevant topics. This tool can be used

The Placemaking Assessment Tool walks community alongside the Redevelopment Ready Communities®
stakeholders and local officials through several self- (RRC) assessment process operated by the Michigan
assessment steps to help determine: Economic Development Corporation. To complete the
Placemaking Assessment Tool, visit: http://landpolicy.
If there is enough of a “place” to warrant msu.edu/resources/placemaking_assessment_tool;
engaging in placemaking activities. accessed May 1, 2015.
If the community has the infrastructure in

place to support placemaking.
1-28
1-28 PLACEMAKING ASECONOMIC
PLACEMAKING AS AN AN ECONOMIC DEVELOPMENT
DEVELOPMENT TOOL TOOL
According to authors of the book, Creative Placemaking, this type
includes partners “from public, private, nonprofit, and community
sectors [that] strategically shape the physical and social character of a
neighborhood, town, city, or region around arts and cultural activities.”
business viability and public safety, and result in job retention and creation in the near term,
brings diverse people together to celebrate, thereby achieving local economic development
inspire, and be inspired.”11 objectives. Strategic Placemaking is the name given
to creating quality places that are uniquely attractive
It is often the goal of Creative Placemaking to to talented workers so that they want to be there
institutionalize arts, culture, and creative thinking in and live there, and by so doing, they create the
all aspects of the built environment. Examples include: circumstances for substantial job creation and income
Projects: Development built around and growth by attracting businesses that are looking for
inclusive of arts, cultural, and creative thinking, concentrations of talented workers. This adaptation
such as museums and orchestra halls, public of placemaking especially targets knowledge workers
art displays, transit stations with art themes, in the global New Economy who, because of their
live-work structures for creative people, etc. skills, can often live anywhere in the world, and tend
to pick quality places with many amenities and other
Activities: New arts, cultural, and talented workers.
entertainment activities that add vitality to
quality places, such as movies in the park, Strategic Placemaking embraces a comparatively
chalk art projects, outdoor concerts, inclusion narrow range of targeted projects and activities that
of children’s ideas in planning projects by are pursued collaboratively by the public, nonprofit,
means of artwork, etc. and private sectors over 5 to 15 years. Projects often
tend to be larger and in far fewer locations than in
Creative Placemaking is particularly valuable in, first, Standard Placemaking. In particular, projects are in
inspiring, and then sustaining activity in underutilized targeted centers (downtowns) and nodes along key
public spaces. The creative side of humans is stimulated corridors in transect locations with relatively dense
and positively rewarded when art is a prominent part urban populations. The term “Strategic Placemaking”
of the landscape, or is the focus of human gatherings was created by the MSU Land Policy Institute
where music, art, fashion, entertainment, drinking, based on research into why communities that were
eating, and socializing are celebrated. gaining population, jobs, and income were doing so,
compared to communities that were not.12
A wide variety of case examples of Creative
Placemaking can be quickly found on the web Strategic Placemaking is a targeted process (i.e., it
by searching on that phrase. See also Chapter 11 is deliberate and not accidental) involving projects/
dedicated to Creative Placemaking. activities in certain locations (defined centers, nodes,
and corridors) that ideally results in:
STRATEGIC PLACEMAKING
As indicated earlier, all Quality, sustainable, human-scale, pedestrian-
properly implemented oriented, bicycle-friendly, safe, mixed-use,
placemaking will improve the broadband-enabled, green places.
quality of a place and benefit
the whole community. But, These places have: Lots of recreation, arts and
one type of placemaking, if culture, multiple transportation and housing
carefully implemented, will 12. Adelaja, S., Y.G. Hailu, M. Abdulla, C. McKeown, B. Calnin, M.
Gibson, and K. McDonald. (2009). Chasing the Past or Investing in Our
STRATEGIC
11. Markusen, A., and A. Gadwa. (2010). Creative Placemaking. Prepared
for the National Endowment for the Arts and The Mayors’ Institute on
City Design. Available at: http://kresge.org/sites/default/files/NEA-
Future: Placemaking for Prosperity in the New Economy. Report #
LPR 2009-NE-03, Land Policy Institute, Michigan State University, East
Lansing, MI. Available at: www.landpolicy.msu.edu/ChasingthePastReport;
Creative-placemaking.pdf; accessed April 29, 2015. accessed January 21, 2015.
Part One 1-29

Strategic Placemaking is a targeted process involving projects/
activities in certain locations that results in quality, sustainable,
human-scale, pedestrian-oriented, bicycle-friendly, safe, mixed-
use, broadband-enabled, green places with lots of recreation, arts
and culture, multiple transportation and housing options, respect
for historic buildings, public spaces, and broad civic engagement.
options, respect for historic buildings, public WHAT TYPE OF PLACEMAKING TO USE
spaces, and broad civic engagement. All types of placemaking, if properly applied, can
improve the quality of life and amenities available
Examples include: in a community. Some types are more targeted to
Projects: Mixed-use developments in key achieve narrower ends than others, but the types
centers (downtowns), at key nodes, along key are not mutually exclusive. That means one can use
corridors (especially bus rapid transit (BRT) types separately or in combination, or in sequence to
lines). Can include rehabilitation and new build to a better result. The LQC projects are often
construction; green pathways to parks and implemented sequentially. In an era of increasingly
watercourses; entertainment facilities; and limited funds and volunteer time, it is perhaps most
social gathering places. efficient to pick the placemaking approach best suited
to what the user is trying to accomplish. Chapters
Activities: Frequent, often cyclical events 9–12 explain each type of placemaking in more detail,
(e.g., every quarter) targeted to talented and Chapter 13 presents examples of various forms of
workers, as well as other arts, cultural, placemaking used separately and in combination.
entertainment, and recreational activities that
add vitality to quality places and attract a This guidebook lays out the value and benefit of all
wide range of users. four types of placemaking, but principally focuses on
Strategic Placemaking as there is already considerable
Examples of Strategic Placemaking projects can published and easily accessible material on the other
be found in the case studies at http://miplace.org. three types.
Chapter 12 presents a more substantial explanation
and examples of Strategic Placemaking. Another reason for the focus on Strategic
Placemaking is because of where the Midwest and
COMPARISON OF THE FOUR the Great Lakes states are located, in general, and
TYPES OF PLACEMAKING Michigan, in particular, relative to the strength of
Table 1–3 is a simple comparison of these four their respective economies. This is a region of the
types of placemaking. The format for this table, the nation that has barely grown in population for the
column headings, and the second row on Creative last 15 years (Michigan was the only state to lose
Placemaking are taken from Creative Placemaking population between 2000 and 201013), and the job
by Markusen and Gadwa, prepared for the NEA, loss was astounding—more than 860,400 jobs from
2010. The balance of the text was prepared by the 2000–2009 in Michigan alone.14 This was not simply
principal author of this guidebook in order to because of the national economic downturn. It
compare the four types of placemaking against this 13. Calnin, B., T. Borowy, and S. Adelaja. (2011). Behind the Numbers:
common set of considerations. Chapter 13 compares Understanding Michigan’s Population Loss. Land Policy Institute, Michigan
State University, East Lansing, MI. Available at: http://landpolicy.
the four types of placemaking in more detail. msu.edu/resources/behind_the_numbers_understanding_michigans_
population_loss; November 5, 2014.
14. Ballard, C. (2010). “Michigan’s Economic Transformation.” Presented
to the Michigan Association of Administrators of Special Education
on February 9, 2010. Available at: http://maase.pbworks.com/f/
Ballard+Handout+2-10.pdf; accessed March 11, 2015.

Table 1-3: Comparison of the Four Types of Placemaking
The Problem The Solution The Payoffs
Standard Placemaking
Communities are not effectively using Broad public and stakeholder engagement More quality places with quality
public land to create vital, vibrant, and in revitalizing, reusing and creating activities and a strong sense of place.
livable communities where people public spaces using short- and long-term More vital, vibrant, and livable public
want to live, work, play, shop, learn, techniques rooted in social engagement spaces, communities, and regions that
and visit. and New Urbanist design principles. residents, businesses, and visitors care
deeply about.
Creative Placemaking
American cities, suburbs, and small Revitalization by creative initiatives Gains in livability, diversity, jobs, and
towns confront structural changes and that animate places and spark income. Innovative products and
residential uprooting. economic development. services for the cultural industries.
Tactical Placemaking
Many physical improvements are Test various solutions using low-cost proxies The public and policy makers can see
expensive and policy makers are to gauge effectiveness and public support. the result and degree of support for
understandably reluctant to commit various options before committing
resources due to uncertain risks. permanent resources.
Strategic Placemaking
Communities are not competitive in Revitalization that increases housing Faster gains in livability, population,
attracting and retaining and transportation choices, and urban diversity, jobs, income, and
talented workers necessary for amenities to attract talented workers. educational attainment, than by
economic development. Standard Placemaking.
Sources: Table format and content of the Creative Placemaking row as found in Creative Placemaking, prepared by Ann Markusen and Anne
Gadwa for the National Endowment for the Arts and the Mayor’s Institute on City Design, 2010. Balance of table content by the Land Policy
Institute, Michigan State University, 2015.
PlaceMakers
P
laceMakers is a placemaking firm that offers services in planning and urban design, community
engagement, implementation, and the marketing of great places. Sharing a passion to create timeless
and endearing places, their work helps raise awareness of the value placemaking has in creating vibrant
public spaces that focus on the human scale and encourage more active, healthy lifestyles.
While their project work has been important to advancing and implementing placemaking on the ground
across North America, their blog, PlaceShakers and Newsmakers, has been instrumental in informing and
shaping placemaking dialogue by sharing their experience, perspectives, and ideas from years of working
with urban designers, architects, developers, civic and environmental groups, local officials, and community
organizations. PlaceShakers and Newsmakers connects these diverse agendas and provides a forum to share
these common interests in community design and development. The blog is updated weekly with new articles,
commentary, and resources that can be referenced by topic, and encourages user comments to stimulate
further discussion and education on placemaking. To learn more about the PlaceShakers and Newsmakers,
visit: www.placemakers.com/placeshakers/; accessed March 3, 2015.
The PlaceMakers website also offers a wealth of information on placemaking, from stories in the field by
experienced professionals to registration for educational webinars. For more information, visit:
www.placemakers.com/.
Part One 1-31

was because manufacturing was no longer globally and empty-nester Baby Boomers, the two largest
competitive compared to past decades. These trends generations living in America. It should be apparent
are explored in more detail in Chapter 3. from this example that the lines between different
types of placemaking can blur. What is important
What is important is that this decline in jobs, is the wide range of efforts underway to create an
population, and decreased income levels in extraordinary place out of a place with little character
Michigan resulted in a sobering reevaluation of how or interest, and no unique sense of place.
we got to where we are, why others are doing better,
and what must be done to become more globally Because of limited resources, targeting the downtown
competitive again. We learned that the new global and a few nodes on key corridors is at the heart of
currency is talent, that talented workers can live Strategic Placemaking in Michigan. That does not
anywhere they want, and that large concentrations sit well with those that want resources uniformly
of them want to live in dense, urban places with distributed. However, the alternative is to continue
lots of amenities. Michigan, the Great Lakes states the policies in place since the 1950s, where scarce
and, in fact, the entire Midwest is short on dense, public resources were scattered across the landscape
amenity-rich urban places—except for Chicago, IL; and little lasting positive change occurred anywhere.
Minneapolis, MN; and a few smaller communities Success in targeted areas will provide a nucleus
like Madison, WI; and Ann Arbor, MI. It is no for redevelopment of abutting land, and stimulate
wonder that our young talented workers are flocking demand in other important nodes and corridors.
to dense amenity-rich places. Density must increase in these places, in new
mixed-use development with good urban form. The
Placemaking can help create dense, vibrant places to necessary elements of this form will be presented in
live in small towns and large cities, but the Midwest detail in Part Two. They include buildings without
needs to engage in serious catch-up, not simply setbacks next to broad sidewalks, and with a
engage in copycat types of policy initiatives. It building-height-to-street-width ratio that presents
needs to leverage existing, unique local assets in the a comfortable, human-scale frame for efficient and
process of transforming places into talent attractors. memorable social interaction and commerce.
The assets and solutions will not be the same from
place to place. Of the four types of placemaking Placemaking is proposed to
summarized in this chapter, only Strategic supplement existing economic
Placemaking
Placemaking has the potential to achieve the kinds development policies and is proposed to
of desired changes fast enough to make the kind of practices—not to replace supplement
difference necessary to “get back in the game.” That them. There are many
is not to say that it will be fast. Decades of neglected communities with experienced existing economic
urban areas will not be fixed overnight. But, entire industrial workers who have development
cities can be changed by starting in a few areas that no job prospects. Traditional
have dense, walkable places and transforming them economic development policies and
to better attract and retain talent. Recovery will take efforts must continue to help practices—not to
commitment, cooperation, and collaboration between attract jobs suited to the
the public, private, and nonprofit sectors. Then, over skill sets of unemployed and
replace them.
time, the private sector can rebuild our cities as underemployed workers. However, in the densest
demand for new housing and businesses is fueled by urban places—in order for Strategic Placemaking
population and job growth once again. to be successful—a large amount of economic
development resources will need to be directed to
Figure 1–8 shows an example of all four types of improving the quality of targeted urban places in
placemaking applied to a concept for redevelopment order to attract and retain the talent necessary to be
of a typical suburban-style strip mall opposite a competitive in the global New Economy.
transformed golf course. Such a place is attractive
to most people and, depending on the amenities, For those uncomfortable with government
especially to young, talented Millennial workers investment as an economic development tool,

Figure 1-8: Application of the Four Types of Placemaking
Strategic
Placemaking
Tactical
Placemaking
Creative
Placemaking
Standard
Placemaking
Source: Base illustration by Dover, Kohl & Partners, 2014. Found in: The Capitol Corridor: A Regional Vision for Michigan Avenue/Grand River Avenue. NCI and
Dover, Kohl & Partners. (2014). Prepared for the Tri-County Regional Planning Commission and the Mid-Michigan Program for Greater Sustainability, Lansing, MI.
Available at: http://migrand-charrette.com/wp-content/uploads/2014/01/Capitol_Corridor_Draft_Summary_Report_Jan2014.pdf; accessed May 13, 2015. Figure
by the Land Policy Institute, Michigan State University, 2014.
This design was the product of a week-long charrette conducted in October 2013, which focused on a
portion of the Frandor Shopping Center on the Grand River Ave./Michigan Ave. Corridor in the Greater
Lansing Region in Michigan. It capitalizes on a proposed Bus-Rapid Transit line by transforming the area
into a higher density, mixed-use, multi-modal, green development.
Standard Placemaking: The daylighting of major drains permit new opportunities for recreation
along green and blue infrastructure. The bike lanes and racks, and street furniture make the place
comfortable and easy to get to and from.
Tactical Placemaking: The new plaza provides ample space to try a wide variety of intermittent social
gatherings, such as for street performers and artists, occasional music ensembles, chess tournaments,
and even a beach volleyball tournament with temporary sand trucked in.
Creative Placemaking: Artists in the park, and creative fountain design improve the attractiveness of
the place. The new transit stop provides a unique opportunity for creative design that makes the stop
stand out and be remembered.
Strategic Placemaking: Conversion of big box uses to mixed-use, mid-rise development on the
region’s major corridor and transit line is a bold move. Especially with a wide range of new mixed-
income housing targeted to talented workers in a variety of configurations for short-term, medium-
term, and permanent occupancy.
Further examples of the potential transformation of this shopping center are found in Chapter 12 on page 12–24.
Part One 1-33

please understand that huge demographic shifts There is both an art and a science to financing
are driving the trends that are fueling the need to placemaking improvements that is largely left to
improve and maintain quality places in our cities casebooks and other authors to explain. Some
and small towns. Baby Boomers are no longer the professional planners, economic developers,
largest demographic group in America. That honor downtown development directors, and developers
now goes to the Millennials, and the Boomers will enjoy careers largely measured by their success or
continue to get smaller and less significant over failure at arranging financing for placemaking and
time. What Millennials want, in terms of housing related projects. For the purposes of readers of
and transportation options, is not what most this guidebook, most placemaking is financed by
Boomers wanted in their younger years. Millennials partnerships between the parties with a direct stake
want high-quality urban environments, as do in the outcome.
many Boomers who want to retire to these places
as well. The failure to respond to this changing The most popular element of the www.miplace.
market demand will mean continued and eventually org website is the extensive financial and technical
accelerated loss of the talented workers most needed resources that are listed there. Each resource describes
to be globally competitive. See Chapter 2 for details. a state or federal program that may be a source
of funds or other assistance that could support
FINANCING FOR PLACEMAKING placemaking projects or activities. However, never
Like all physical improvements to a place, financing underestimate the power of financing placemaking
placemaking improvements costs money. The improvements by parties who stand to benefit from
amounts will vary dramatically depending on the the improvements or other placemaking activities.
desired outcome, the area affected, and the time over This is most feasible when all the parties affected
which the improvements are phased. Improvements have been deeply involved in the creation of a
may be funded completely by private, public, or common vision of the future for the area, such as
nonprofit sources, or costs may be shared in a wide PlacePlans or another subarea plan, corridor plan, or
variety of ways. master plan. Chapters 6 and 7 describe the processes
used to create effective plans.
MIplace™ Toolkit
T
he MIplace™ Partnership Initiative website features a key resource for any community interested in
learning more about how to initiate placemaking efforts in their own downtowns and main streets. The
MIplace™ Toolkit, located in the “Resources” submenu at www.miplace.org, compiles and regularly
updates all state programs, funding mechanisms, grant opportunities, and other incentives that are currently
available for potential use by communities pursuing funding for placemaking projects. Each listing includes
details on the Tool/Program (funding mechanism/initiative), Lead (primary agency/organization involved),
Project Type (campuses/civic centers/parks/transportation, etc.), Tool Type (grant/loan/service/technical
assistance, etc.), Area (downtown/neighborhood/rural/suburban), along with a general description of the
resource. Communities can browse the various opportunities listed in the Toolkit database by using these
parameters or other keyword searches. Entries for each resource listed in the Toolkit contain a link to the
corresponding sponsor agency’s website that gives users further information and details on the funding
opportunity. State agency field staff are also available as technical assistance resources to communities who
desire to engage in Strategic Placemaking.
The MIplace™ Toolkit provides a hub of information gathered in one place that communities can refer
to when seeking resources for placemaking initiatives. For further information, visit: www.miplace.org/
resources/funding; accessed March 3, 2015.

REMAINING CHAPTERS Appendices found at the end of this guidebook.
The remainder of Part One has two chapters. There is a wealth of information included in these
Key demographic trends are discussed in detail in materials for the practitioner with the time and
Chapter 2. Chapter 3 provides even more support patience to further investigate.
for placemaking as an economic development tool
by summarizing considerable research that supports CONCLUDING OBSERVATIONS
various aspects of placemaking. Why is placemaking important? In general, some
benefits are cited in the sidebar on page 1–36. Some
Part Two has two chapters on the importance of good were noted repeatedly, while others were only alluded
urban form. Chapter 4 addresses the basic elements to in the previous pages, and all will be expanded upon
of urban form and Chapter 5 tackles neighborhood in later chapters. This list does not include the specific
structure. These are two topics that are addressed in benefits of each of the four types of placemaking.
much more detail in other published works, but this
summary provides the necessary overview to give the Perhaps the two most important benefits of
reader a greater appreciation of the role of good form placemaking are:
in effective placemaking. 1. The creation of higher quality places that
Part Three includes three chapters on the mechanics will benefit everyone in a neighborhood or,
of placemaking. Chapter 6 reviews a variety of depending on the project, the community as
public engagement techniques and gives direction a whole; and
on where they are best employed. Considerable 2. Because when used strategically, placemaking
emphasis is placed on charrettes as a tool to gain can be an effective economic development
broad stakeholder support for placemaking projects. tool to attract and retain talent, and make the
Chapter 7 explains how to move from planning to community and region more competitive in
action, and Chapter 8 addresses the role that effective the global New Economy.
form-based codes can play in both stimulating and
assisting the private sector to build new mixed-use The transformation of legacy cities that have suffered from
urban development, while satisfying the concerns of disinvestment for decades into vibrant cities that are
neighbors in far more efficient review processes than competitive for the best talent in the world cannot happen
have traditionally been used. overnight, but it will not happen at all if deliberate steps
are not taken soon. That said, placemaking is not a
Part Four has five chapters (9–13) that are targeted panacea. There is no single solution.
to placemaking practitioners. The first four chapters Traditional economic, community, Placemaking is
provide more detail on the four types of placemaking,
and the last focuses on the differences between them.
and infrastructure development not a panacea.
services must still be provided and
There is a special focus on the application of each places improved where they are below contemporary
type of placemaking to address certain challenges and standards. Other measures, especially those centered
opportunities and how they can be used sequentially, on broader population attraction strategies (such as
or in parallel, to achieve various objectives. attracting immigrants, in general, and those with
Chapter 13 also briefly addresses some of the EB-2 (employment-based) and EB-5 (investment-
many barriers to and unintended consequences of based) visas, in particular), as well as a host of
effective placemaking. Entire books are written entrepreneurship initiatives, business diversification,
on some of these topics, so at best this section is and redevelopment readiness initiatives are also
an overview intended to alert the reader to these necessary. Placemaking can be the framework within
important issues, even if each issue is not covered as which many traditional and contemporary best
thoroughly in this guidebook. practices are provided.
A glossary and an extensive list of resources,

including website links, is provided in the
Part One 1-35

Some Benefits of Effective Placemaking
Improve the quality of places downtown, Modernize development review and
in neighborhoods, and throughout the approval processes through charrettes and
community, and, in the process, improve form-based codes.
overall quality of life.
Empower citizens and key stakeholders
Preserve, restore, and improve historic to engage in creating a shared plan for
urban form. placemaking, and then involve them in
implementation of those plans.
Improve design and use of the
public realm. Improve ability to move more quickly from
project planning to action.
Provide a wider range of housing,
transportation, entertainment, recreation, Identify regionally significant locations for
and related options to existing and new targeted Strategic Placemaking and include
residents (and visitors too) in communities. them in regional economic development
plans as priorities for new investment.
By improving quality of key centers, nodes,
and corridors, economic competitiveness Improve ability of local governments to
will be improved, because of better ability communicate investment priority areas and
to attract and retain talent. projects to state and federal agencies and
seek targeted support.
Create a growing tax base and tax revenues
to support needed urban services, while Activate underutilized public spaces.
improving return on investment for
developers and new businesses.

Key Messages in this Chapter
1. Business needs talent, talent wants quality 11. Small towns, and mid- to large-sized cities
places, and quality places need business. will see the greatest economic benefits
from placemaking.
2. Place matters and quality places matter most!
12. The transect is an effective way of
3. Quality places feature three critical describing the location of different natural
dimensions: Good form, good activity, and and built forms.
good land use or function.
13. Increasing population density in and near
4. The most important element is people and downtowns is essential to improving vitality,
activity in and around downtowns, and at and business and entertainment services.
key nodes.
14. There are four different types of placemaking.
5. Talented workers can often live anywhere Each is suited to accomplish different types
they want. They are increasingly selecting of objectives and it is important to match the
cities to live in based on the quality of places, right type to the desired objective.
and not solely on available jobs.
15. Most placemaking is of the “Standard”
6. Huge demographic shifts are driving these variety, with three specialized types designed
trends, as Millennials are now the largest to achieve narrower objectives.
demographic group, and many are choosing
urban living in places with good transit. Many 16. Tactical Placemaking may involve elements
retiring Baby Boomers are choosing these of either Tactical Urbanism or “Lighter,
locations, too, for easy access to amenities. Quicker, Cheaper.”
7. Placemaking is a process that can help 17. Creative Placemaking attempts to build sense
improve quality of life in all communities. of place through arts and cultural activities.
It does so by creating quality places where
people want to live, work, play, shop, learn, 18. Strategic Placemaking focuses on
and visit. talent attraction for the purposes of
economic development.
8. Most communities have already had some
experience and success with placemaking— 19. Targeting (centers and key nodes along
even if it wasn’t called that. designated corridors) is at the heart of
Strategic Placemaking.
9. All forms of successful placemaking depend
on broad stakeholder engagement in the 20. Different types of placemaking can be used
design of projects and activities. in combination or in sequence.
10. The public should be at the helm of 21. Placemaking is not a single new tool. It
developing quality places in their is a set of best practices for improving
community, with their ideas and vision for the effectiveness and outcomes long
their community incorporated into the targeted by community and economic
proper plan, report, or document that helps development professionals.
Institute
guide implementation/development by the

Institute
private sector.
LandLand
MSU Policy
Policy
Part One 1-37

STANDARD TACTICAL CREATIVE STRATEGIC
Chapter 1 Case Example: Campus Martius
C
ampus Martius, the celebrated public square
located in Detroit’s Central Business District,
is a masterful example of placemaking in
Michigan, which features dimensions of all four
types of placemaking in action. This redesigned and
expanded public space is the epitome of placemaking
as a community and economic development tool, and
showcases the inherent powers these efforts have in
activating urban spaces in ways that attracts more
people and activities to a downtown. The design of
Campus Martius focuses on maximizing the number
of activities and types of options available to patrons,
while providing flexibility for seasonal uses and
accommodating a variety of functions.
Campus Martius in Detroit, MI, features water fountains, historic
As part of the City of Detroit’s 300th birthday in monuments, and outdoor dining/seating, among other inviting amenities.
1999, Campus Martius was identified as a possible Photo by the Michigan Municipal League/www.mml.org.
site for a new public park that could help revitalize
Standard Placemaking focuses on improving the
downtown. This central space is roughly 2.5 acres and
quality of a place through a series of incremental
was formed by rerouting traffic and using formerly
projects and activities that create a stronger sense of
paved areas for civic uses. The Michigan Department
place and a hub of activity for the community. Campus
of Transportation paid for most of the transportation
Martius’ location serves the goal in drawing hundreds
work. The land is owned by the City, but the nonprofit
of thousands of residents, workers, and visitors to the
organization Detroit 300 Conservancy helped fund
heart of downtown each year. While public-private
the park reconstruction along with contributions from
partnerships have made Campus Martius Park
private entities, such as Compuware and Ford Motor
possible, greater economic opportunities for downtown
Company, with the remaining balance paid for by the
emerge as more companies invest in the area and
City. The Detroit 300 Conservancy manages Campus
people seek to work and live downtown. This has led to
Martius Park and is responsible for its maintenance,
increased demand for real estate, along with enhanced
operation, and programming under the auspices of
property values and revenues for surrounding
the Downtown Detroit Partnership.
Campus Martius’ bandshell provides opportunities for theatrical and musical performances in Detroit, MI. Photo by the MSU Land
Policy Institute.
The Beach and One Campus Martius building at Campus Martius in Detroit, MI.
Photo by the Michigan Municipal League/www.mml.org.
businesses, as the park continues to encourage further It is a mecca for talented workers over their lunch
investment in downtown Detroit. A 2007 case study by hour and for many who have moved nearby. This is
the Project for Public Spaces analyzed the impacts of the hallmark of Strategic Placemaking.
Campus Martius on the Central Business District, and
noted that more than 2.3 million square feet of new or While not every city has the opportunity to create
renovated space has opened or was under construction a placemaking project as momentous as Campus
in the lots fronting the park. More than $450 million Martius, many have the potential for an ideal
has been spent on new development downtown. placemaking project that helps jump-start revitalization
in those communities. These opportunities primarily
Creative Placemaking is illustrated through the start in downtowns, or at key nodes on main streets.
various arts and culture events and musical programs
featured regularly at Campus Martius Park, including
daily lunchtime performances, weekend concerts,
and evening film festivals. The principles of Tactical
Placemaking are on display regularly within the park
through Lighter, Quicker, Cheaper efforts, such as
the Beach at Campus Martius, a now “permanent”
seasonal beach complete with plentiful seating and
umbrellas, play areas for children, a beach bar, and
custom decks. Campus Martius is a popular attraction

that has infused the Central Business District with
more energy and activity through its unique use of
public space in the heart of downtown. Winter ice
skating is another seasonal activity that draws people People enjoying the Beach at Campus Martius in Detroit, MI. Photo
downtown (see photo on Chapter cover). by the Downtown Detroit Partnership.
Part One 1-39

Chapter 2:
Demographics Driving
Contemporary Placemaking
and Economic Development
New “Midtown” mixed-use building near the Lansing/East Lansing border adjacent to the Frandor Shopping Center. Photo by the MSU Land
Policy Institute.
WCAG 2.0 Part One 2-1

INTRODUCTION a global marketplace means creating places
T
his chapter provides one of the main reasons where workers, entrepreneurs, and businesses
why there is a great and expanding interest in want to locate, invest, and expand. . . A
placemaking. It explains how slow demograph- community without place amenities will
ic changes since the 1960s and more recent dramatic have a difficult time attracting and retaining
generational changes are combining to alter the talented workers and entrepreneurs, or being
context for future urban, suburban, and rural growth. attractive to business.”1
The trends discussed in this chapter look ahead about
30 years. The demographic changes presented are TALENTED WORKERS WANT QUALITY PLACES
well under way, but not well-understood. As a result, As observed above, attracting and retaining talented
it is often hard for local officials, and the general public, workers is critical to success in the global New
to look beyond current conditions and the recent past. It is Economy. However, because talented workers (aka
also natural to assume that the future will bring more of knowledge workers, creatives, creative workers,
the same. Perhaps the information in this chapter will and skilled craft workers, among other terms)
challenge attitudes and change practices. Whether are mobile, in order to attract and retain them, a
change occurs proactively, or after the strength of locality, region, and state must have many quality
these demographic trends pressures some communi- places where talented workers want to live, work,
ties to respond to rapid growth in new housing mar- play, shop, learn, and visit. Unfortunately, there are
kets, while other established real estate markets falter few places in Michigan that rank high on urban
or collapse, remains to be seen. What is clear is that vitality, making it difficult to attract and retain new
communities that understand these demographic and talent. Many Midwestern states are in the same
housing market shifts will quickly see the value of position. This circumstance exists despite the fact
embracing these new markets and supporting them that there are many opportunities to more effectively
by instituting new placemaking actions in order be leverage assets. These assets include: colleges and
more attractive to a wide range of talented workers universities, excellent medical facilities, clean and
and, hence, to be more globally competitive. Those abundant surface and drinking water, recreational
that do not may be left further behind in the race opportunities, and growing numbers of commercial
for the brightest and the best talent, and the highest places (brewpubs, coffee houses, etc.) that provide
quality communities. foundational elements for future placemaking efforts.
The chapter opens with information on how poorly Michigan could rank much better, and placemaking
Michigan cities (and other Midwest cities) rank on can help. The first step to reform is to understand
“urban vitality,” and why it is important that they the problem. So how bad is it? According to
rank much higher related to talent attraction and rankings assembled by Public Sector Consultants
retention. It then shifts to big-picture demographic (PSC) for Business Leaders of Michigan in
trends in marriage, housing occupancy, and newer 2012–14, Michigan cities, generally, rank low on
trends in driving. Next, generational differences are most “best cities to work, live, or grow a business”
examined, in terms of both behavior and opinion. lists. While PSC notes that “low rankings reflect a
Population attraction strategies are discussed, including combination of fact- and perception-based issues
attracting immigrants as a part of that strategy. These that detract from Michigan’s image,” they also reflect
demographic and housing market shifts are then low scores on many objective criteria.2 While the
examined for their significance relative to placemaking. criteria can be disputed, consistently low rankings,
at a minimum, create a perception that is hard

According to Michigan Governor Rick Snyder: to overcome. When that is added to the physical
form and activity differences between Detroit
“Neighborhoods, cities, and regions are 1. Snyder, R. (2011). “A Special Message from Governor Rick Snyder:
awakening to the importance of ‘place’ in Community Development and Local Government Reforms.” Sent to
economic development. They are planning the Michigan Legislature on March 21, 2011. Executive Office, State
of Michigan, Lansing. Available at: www.michigan.gov/documents/
for a future that recognizes the critical snyder/2011Special_Message-1_348148_7.pdf; accessed February 25, 2015.
importance of quality of life to attracting 2. Business Leaders for Michigan. (2012). “2012 Michigan Turnaround
talent, entrepreneurship, and encouraging Plan: Laying the Foundation to Build a New Michigan.” Detroit, MI.
Available at: www.businessleadersformichigan.com/storage/documents/
local businesses. Competing for success in michigan-turnaround-plan/MTP_Booklet.pdf; accessed January 22, 2015.
The Milken Institute’s Best-Performing Cities index
shows where jobs are being created and sustained in
metros across the U.S. The index includes measures
of job, wage, and technology performance to rank
the nation’s 200 largest metropolitan areas and 179
smaller metros.8 Unlike other “best places” rankings, it
does not use quality-of-life metrics, such as commute
times or housing costs. In the Institute’s index,
employment growth is weighted most heavily due to
its critical importance to community vitality. For many
years, the Milken Index ranked Michigan’s major
metro areas in the bottom 10 of the 200 largest metro
areas in the nation. This is an objective measure of the
lack of competitiveness of Michigan’s metro areas for
Millennials at the 2012 ArtPrize® in Grand Rapids, MI. Photo by the
talented workers. However, in each of the last three
Michigan Municipal League/www.mml.org.
years, Grand Rapids has climbed dramatically. It is
and Cleveland, OH (low-ranked cities), compared now ranked 25th!9 It is also a city that has invested
to Boston, MA; San Francisco, CA; Austin, TX; mightily in the urban core over the last two decades,
or Minneapolis, MN (high-ranked cities), the and it is rapidly attracting talented workers to a city
significance of the difference becomes greater. that is becoming more active and vibrant.
Following are a sampling of Michigan’s ranked cities It is not just urban places that have to be attractive
on each of the following attributes, along with the places to live. Not everyone wants an urban living
source (the lower the number the better the ranking): environment. Suburbs and rural areas must also
have a high quality of life. Michigan, like most of
Bloomberg Business Report (2011) America’s the Midwest, remains competitive when it comes to
Top 50 Best Cities: None in Michigan;3 attracting families to live in the suburbs, and in small
rural towns within commuting distance of a regional
Forbes (2009) Best Cities for Singles:
center. This is largely because better schools are often
Detroit (34);4
located there, and the area is perceived as a safe place
Forbes (2014) Best Places for Business and to invest in a home. Rural areas have an abundance of
Careers: Grand Rapids (39), Ann Arbor (61), open space, natural and man-made beauty, and often
and Detroit (174);5 offer a slower pace of life. This makes them attractive
to some young families, and small towns remain very
Parenting (2010) Best Cities for Families: attractive to retirees. But, interesting rural scenery
Ann Arbor (4), Grand Rapids (95), and and a slower pace is not enough for many people—
Detroit (101),6 and especially young single people and some retiring Baby
Boomers who want an active urban environment and
Sperling’s Best Places (2005) Cities Ranked
no lawn care or home maintenance responsibilities.
and Rated: Ann Arbor (6).7
They want a wide range of nearby restaurants; shops;
3. Wong, V., and J. Stonington. (2011). “America’s 50 Best Cities.”
Bloomberg Business Report, September 23, 2011. Available at: http:// cultural, sports, and entertainment venues; and high-
images.businessweek.com/slideshows/20110920/america-s-50-best-cities; speed communication access. They want broader
accessed January 22, 2015. choices in housing and transportation.
4. Sherman, L. (2009). “Best Cities for Singles.” Forbes, July 27, 2009.
Available at: www.forbes.com/2009/07/27/best-cities-singles-lifestyle-
singles-methodology.html; accessed January 22, 2015. In 2011, for the first time in more than nine decades,
5. Badenhausen, K. (2014). “The Best Places for Business and Careers.” the major cities of the nation’s largest metropolitan areas
Forbes, July 23, 2014. Available at: www.forbes.com/best-places-for-
business/; accessed January 22, 2015. 8. Milken Institute. (2015). “Home Page.” Best-Performing Cities
6. Parenting Magazine. (2010). “Best Cities for Families 2010.” Parenting website, Milken Institute, Santa Monica, CA. Available at: http://
Magazine, 2010. Available at: www.parenting.com/article/best-cities-for- best-cities.org/.
families-2010-all-cities; accessed January 22, 2015. 9. Milken Institute. (2015). “U.S. Interactive Map.” Best-Performing Cities
7. Sperling’s Best Places. (2005). “Best Places to Live.” Available at: www. website, Milken Institute, Santa Monica, CA. Available at: www.best-cities.
bestplaces.net/docs/studies/bestplaces05_list.aspx; accessed January 22, 2015. org/best-performing-cities-2014-map.html; accessed August 24, 2015.
Part One 2-3

Michigan State Housing Development Authority
T
he Michigan State Housing and Development Authority (MSHDA) seeks to enhance the State’s
economic and social health through housing and community development activities. The MSHDA invests
in people and places in order to build a strong and vibrant Michigan, and serves as a strong advocate
for placemaking in reaching these goals. The MSHDA partners with other local and State organizations
to implement policies and initiatives that aim to create more active, engaging spaces in cities and towns
throughout the state that promote further community and economic development.
Place-related programs and units within MSHDA include the State Historic Preservation Office, the
Michigan Main Street Center, and the MiNeighborhood Program. The MSHDA is the State agency that
is the driving force behind the MIplace™ Partnership Initiative, and it plays a key role in coordinating
placemaking trainings for other State agencies, private sector firms, and elected officials, while continuing
to invest significant resources in advancing placemaking throughout Michigan. For more information, visit:
www.michigan.gov/mshda; accessed March 23, 2015.
grew faster than their combined suburbs. The Brookings (was 120/1,000 during the peak in 1960). This is an
Institution reports that “at least some of the cities 8% decline since 2007. For foreign-born women, it
may be seeing a population renaissance based on fell even more to 14%. Michigan has the 8th lowest
efforts to attract and retain young people, families, birthrate in the U.S.12
and professionals.”10 This trend bodes well for
revitalizing old urban cities and small towns by those Average household size has been on a steady decline
that are prepared to seize new opportunities. But, since the early 1900s, as evidenced in Figure 2-1.
that requires being aware of the demographic shifts In 2012, the United States had approximately 115
driving those opportunities. million households.13 In 2010, a little less than one-
third of Michigan’s households (HH) had children,
BIG PICTURE DEMOGRAPHIC SHIFTS see Table 2–1. The state’s household statistics parallel
While the demographic profile of the U.S. is in national data. This has been a slow, but steady and
constant change, there are several overarching trends profound demographic shift. It is also contrary
that tell much of the story about how people and to public perception. Most people think that the
households are changing. These major trends have majority households in America have married couples
huge implications for how residents interact with with children. That has not been the case for many
their communities and the experiences they seek. decades. In fact, most households have only one or
two people residing in them. See Table 2–2.
The (K.S.) Pew Research Center reported that
marriages hit a record low in 2011, from 72% in Since the end of WWII, we have built places based on the
1960 to 51%. The age of those experiencing first assumption that 50% of households (HH) have children, but
marriages climbed to a record high of 26.5 years for that trend is long gone! Today, 70% of households have
brides and 28.7 years for grooms. The marriage rate no children. In 2040, 74% of households are projected
for those age 18 to 29 has fallen from 59% in 1960 to have no children.14 Traditional, single breadwinner
to 20% in 2011.11
12. Livingston, G., and D. Cohn. (2012). “U.S. Birth Rate Falls to a
In 2011, the U.S. birth rate fell to the lowest level Record Low; Decline is Greatest among Immigrants.” Pew Research
ever recorded at 64/1,000 women from age 15 to 44 Center, November 29, 2012. Washington, DC. Available at: www.
pewsocialtrends.org/2012/11/29/u-s-birth-rate-falls-to-a-record-low-
10. Frey, W.H. (2012). “Demographic Reversal: Cities Thrive, Suburbs decline-is-greatest-among-immigrants/; accessed January 22, 2015.
Sputter.” The Brookings Institution, June 29, 2012. Washington, DC. 13. Vespa, J., J.M. Lewis, and R.M. Kreider. (2013). America’s Families and
Available at: www.brookings.edu/research/opinions/2012/06/29-cities- Living Arrangements: 2012. U.S. Census Bureau, Washington, DC. Available
suburbs-frey; accessed February 24, 2015. at: www.census.gov/prod/2013pubs/p20-570.pdf; accessed January 23, 2015.
11. Cohn, D., J.S. Passel, W. Wang, and G. Livingston. (2011). “Barely 14. Nelson, A.C. (2014). “Metropolitan Michigan Trends, Preferences
Half of U.S. Adults are Married – A Record Low.” Pew Research Center, & Opportunities 2010–2040.” Prepared for the 2014 Spring Institute of
December 14, 2011. Washington, DC. Available at: www.pewsocialtrends. the Michigan Association of Planning, Lansing, MI. Available at: www.
org/2011/12/14/barely-half-of-u-s-adults-are-married-a-record-low/; planningmi.org/downloads/nelson_michigan_apa_32714.pdf; accessed
accessed February 25, 2015. September 22, 2015.

Figure 2–1: Average Household Size, 1900 and 1930–2000
People Per Household
4.6
4
3.7
3.4
3.3
3.1
2.8
2.6 2.6
(Not Available)
1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000
Source: Hobbs, F., and N. Stoops. (2002). Demographic Trends in the 20th Century. Census 2000 Special Reports, Series CENSR-4, U.S. Census Bureau, U.S.
Department of Commerce, Washington, DC. Available at: www.census.gov/prod/2002pubs/censr-4.pdf; accessed February 24, 2015. Figure remade with
permission, by the Land Policy Institute, Michigan State University.
Table 2–1: Comparison of Households (HH) in U.S. and Michigan, 1960–2040

Household Type 1960 2000 2010 2040
U.S.
HH with Children 48% 36% 30% 27%
HH without Children 52% 64% 70% 73%
Single HH 13% 26% 27% 31%
Michigan
HH with Children 49% 36% 29% 26%
HH without Children 51% 64% 71% 74%
Single HH 12% 26% 28% 33%
Sources: Data were rounded to the nearest whole percent; 1960, 2000, and 2010 numbers are from www.census.gov/; 2040 numbers are
calculations based on estimates from Nelson, A.C. (2014). “Metropolitan Michigan Trends, Preferences & Opportunities 2010–2040.” Prepared for
the 2014 Spring Institute of the Michigan Association of Planning, Lansing, MI. Available at: www.planningmi.org/downloads/nelson_michigan_
apa_32714.pdf; accessed September 22, 2015. Table by the Land Policy Institute, Michigan State University, 2015.
Part One 2-5

Table 2–2: U.S. Households by Size and Number of Related Children, 2012
Size of Household Number of Related Children Under 18
1 Person 31,886,794 No Related Children 77,844,222
2 People 38,635,170 With Related Children 37,147,503
3 People 18,044,529 1 Child 15,902,634
4 People 15,030,350 2 Children 13,414,048
5 People 6,940,508 3 Children 5,430,075
6 People 2,704,873 4 Children or More Children 2,400,746
7 People or More 1,749,501
Average Size 2.64
This report uses data from the Annual Social and Economic Supplement (ASEC) to the Current Population Survey (CPS) and the American
Community Survey (ACS) of the U.S. Census. It capitalizes on the strengths of both data sets, using CPS detailed information about family
structure and characteristics over time, along with ACS.
Source: Vespa, J., J.M. Lewis, and R.M. Kreider. (2013). America’s Families and Living Arrangements: 2012. U.S. Census Bureau, Washington,
DC. Available at: www.census.gov/prod/2013pubs/p20-570.pdf; accessed January 23, 2015. Table remade with permission, by the Land Policy
Institute, Michigan State University.
families are less than 22% of all households.15 The there will just be less parents with children seeking
national trend to one-person households is depicted in housing in districts with good schools compared
Figures 2–2 and 2–3. Note: Figure 2–2 refers to married to the heyday of the Baby Boomers. This will
couples with and without children, whereas Table 2–1 dramatically reduce the demand for and number of
depicts households with or without children (and without schools in some areas, and increase the competition
regard to the marital status of parents). among schools for tax dollars in others.
The trend to smaller household size is fueled not only by THE GROWING URBAN
young singles, but the aging Baby Boomer population DEMAND BY GENERATION
as well. In 2012, about 32 million Americans lived by National research and survey data continue to show
themselves; this was 28% of our 115 million households. increasing demand for downtown large and small city
About 10% were people age 65 and over.16 neighborhood living by three of the six U.S. generations
(see sidebar on the next page): The Millennials, Baby
Many Boomers will start a “2nd career” after retirement. Boomers, and the Silent Generation.17
Many want a new type of retirement; they want to be
closer to young people, and want to enjoy city life. This This changing market demand is hugely significant,
requires more and different housing types than generally because of the number of people involved. Figure 2–4
exist in Midwestern cities. It means far more apartments shows the distribution of these generations in the
and condos (both rental and owned) and far fewer last census in 2010. Figure 2–5 illustrates how these
detached single-family homes. Since Millennials now generations will change in size over the next 30 years.
comprise the largest generation in America, the sheer number
of people involved will result in a demand for new, dense The Millennial generation was the largest generation
urban dwellings and, conversely, a potential glut of large in the U.S. in 2010, and by 2012 it was the largest in
single-family homes in the suburbs. Michigan as well. Millennials have never known a world
without computers. They will be the biggest trend-

Schools will be less significant in most communities, setting generation for the next 40 years. Combined with
except for suburbs with good school systems and a the Boomers (who have been the biggest trend setters
growing number of residents. However, good schools for the last 40 years), these two generations (of the six)
will not be less significant to parents with children, dominate with 54% of the entire population. When
their consumer demands shift, especially when they shift
15. Cohen, P. (2014). “Family Diversity is the New Normal for America’s
Children.” Prepared for the Council on Contemporary Families. Available 17. Hobbs, F., and N. Stoops. (2002). Demographic Trends in the 20th
at: https://familyinequality.files.wordpress.com/2014/09/family-diversity- Century. Census 2000 Special Reports, Series CENSR-4, U.S. Census
new-normal.pdf; accessed September 22, 2015. Bureau, U.S. Department of Commerce, Washington, DC. Available at:
16. See Footnote 13. www.census.gov/prod/2002pubs/censr-4.pdf; accessed February 24, 2015.

Figure 2–2: Households by Type, 1970–2012
In Percent
1.7% 3.6% 4.6% 5.0%
5.7% 5.6% 6.2% 6.1%
11.5%
14.0% 14.9% 14.7% 14.8% 15.3% 14.8% 15.2%
5.6%
8.6%
10.6% 9.7% 10.2% 10.7% 11.3% 11.9% 12.3%
12.9%
14.8% 15.6% 16.0% 16.7% 17.4% 17.8%
30.3%
29.9%
29.8%
28.9% 28.7% 28.3%
28.8% 29.1%
40.3%
30.9% 25.5%
26.3% 24.1% 22.9% 20.9% 19.6%
1970 1980 1990 1995 2000 2005 2010 2012
Married Couples with Children Other Family Households Women Living Alone
Married Couples without Children Men Living Alone Other Non-family Households
Source: Vespa, J., J.M. Lewis, and R.M. Kreider. (2013). America’s Families and Living Arrangements: 2012. U.S. Census Bureau, Washington, DC.
Available at: www.census.gov/prod/2013pubs/p20-570.pdf; accessed January 23, 2015. Figure remade with permission, by the Land Policy Institute,
Michigan State University.
Six American Generations in 2015*

Greatest Generation: Those age 90 and older (born before 1924),
Silent Generation**: Those age 70 to 89 (born 1924–1945),
Baby Boomers: Those age 50 to 69 (born 1946–1965),
Generation X: Those age 35 to 49 (born 1966–1980),

Millennials**: Those age 15 to 34 (born 1981–2000), and
Generation Z**: Those whose are less than 15-years-old (born after 2000).
* Some researchers use slightly different dates for the generational splits.
**The Silent Generation is also known as the Eisenhower Generation and the War Babies Generation. The Millennials are also known as
Generation Y, and Echo Boomers. Generation Z is also known as the Centennials.
Part One 2-7

Figure 2–3: Percent of Households with One Person, 1940–2010
30% 30%
25% 25%
% Living Alone
20%
20%
% Living Alone
15%
15%
10%
10% 5%
5% 0%
1940 1950 1960 1970 19802000 2010 1990
Michigan 6.5% 8.1% 11.6% 15.5% 21.1% 23.7% 26.2% 27.9%
0%
USA 1940 7.7% 1950
9.3% 13.3% 17.6%
1960 1970
22.7%
1980 24.6%1990
25.8% 26.7% 2010
2000
Michigan 6.5% 8.1% 11.6% 15.5% 21.1% 23.7% 26.2% 27.9%
USA 7.7% 9.3% 13.3% 17.6% 22.7% 24.6% 25.8% 26.7%
Sources: U.S. Census Bureau. (2011). “Historical Census of Housing Tables, 1940–2000.” Census of Housing, U.S. Census Bureau, U.S. Department of
Commerce, Washington, DC. Available at: www.census.gov/hhes/www/housing/census/historic/livalone.html; accessed February 18, 2015. Lofquist, D., T.
Lugaila, M. O’Connell, and S. Feliz. (2012). “Households and Families: 2010 Census Briefs.” U.S. Census Bureau, U.S. Department of Commerce, Washington,
DC. Available at: www.census.gov/prod/cen2010/briefs/c2010br-14.pdf; accessed February 18, 2015. Figure remade by the Land Policy Institute, Michigan
State University.
together as they have been in housing, the market must also and could afford to live on large lots in the suburbs.
shift. That does not mean that Millennials will all move They wanted a big yard and a lifestyle that was family
together any more than any other generation ever has. oriented with good schools.
What it does mean is that when they exercise common
preferences, their sheer numbers will have a great Trends are shifting. Many workers with education
impact. For example, 20% of Millennials is 17 million past high school, advanced degrees, or specialized or
people, compared to 16 million people for Boomers, and creative skills want a walkable urban environment, use
12 million people for Generation X.18 Depending on their free time differently than previous generations,
the issue, and the degree of agreement, Millennials can and require urban amenities. This opportunity has
quickly shift a trend in a particular direction with this existed in many cities around the world for decades,
many people behind it, especially with the shrinking size but the desire for urban living by workers has been
slow to gain a toehold in America.
of the Boomers and the slow-growing Generation Z.
Most dwelling units constructed in Michigan from According to a CEO’s for Cities report, many
1970–2005 were built in the suburbs. Many Baby Millennials prefer walkable, high-density, urban
Boomers grew of age in an “anti-urban” social milieu environments.19 Two-thirds of highly mobile 25- to
34-year-olds with college degrees say that they will
18. MSU Land Policy Institute calculations based on Howden, L.M., and
J.A. Meyer. (2011). Age and Sex Composition: 2010. 2010 Census Briefs,
decide where they live first, then look for a job. This
U.S. Census Bureau, U.S. Department of Commerce, Washington, DC. 19. Cortright, J. (2005). The Young and the Restless in a Knowledge Economy.
Available at: www.census.gov/prod/cen2010/briefs/c2010br-03.pdf; Prepared for CEO’s for Cities by Impresa Consulting. CEOs for Cities,
accessed September 7, 2015. Cleveland, OH.

Figure 2–4: Generational Distribution, 2010
1.8%
U.S.A. 11.3% 26.4% 19.8% 27.7% 13.1%
1.9%
Michigan 11.8% 27.9% 18.7% 27% 12.5%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Greatest Generation Silent Generation Baby Boomers
Generation X Millennials Generation Z
Source: For U.S.: MSU Land Policy Institute calculations based on Howden, L.M., and J.A. Meyer. (2011). Age and Sex Composition: 2010. 2010 Census
Briefs, U.S. Census Bureau, U.S. Department of Commerce, Washington, DC. Available at: www.census.gov/prod/cen2010/briefs/c2010br-03.pdf;
accessed September 7, 2015. For MI: MSU Land Policy Institute calculations based on Michigan Department of Technology, Management, and Budget,
Center for Shared Solutions. (2010). “Population by Single Year of Age, Race, Sex, and Hispanic Origin: Michigan, 2010. Part 1: Total by Age and Race
Table.” Lansing, MI. Available at: www.michigan.gov/documents/cgi/cgi_census_syas10pt1_361109_7.xls; accessed September 7, 2015.
allows for a concentration urban professionals, or young upwardly mobile

Two-thirds of highly of talent that, in turn, professionals). Their social consumptive lifestyles
mobile 25- to attracts businesses looking got “captured” in many popular TV shows that
34-year-olds with for that talent. This is a demonstrated an alternative, fun, walkable
New Economy feature, and environment—compared to what is often portrayed
college degrees say the opposite of the Old as the dull, comparatively boring auto-dominated
that they will decide Economy (see Table 1–1 in suburbs, where most Gen Xers and Millennials
Chapter 1 (page 1–11)). grew up. The yuppies lived in dense mixed-use
where to live first, developments; regularly rode the bus and took taxis;
then look for a job. According to another lived close to work, friends, and entertainment;
CEO’s for Cities report, frequented coffee shops; and had a plethora of
since 2000, the number of college-educated 25- entertainment opportunities. In contrast, children
to 34-year-olds has increased twice as fast in the that grew up in low-density suburbs were seat-
“close-in” neighborhoods of the nation’s large belted in cars, their parents were de facto taxi
cities as in the remainder of these metropolitan drivers, and there were few places they could walk
areas. Outside these close-in neighborhoods, the or bike to on their own. It should be no surprise,
number of young adults with a four-year degree then, that some Gen Xers and Millennials want a
increased only half as fast, about 13%. Close-in is different living experience. Since the cost of driving
defined as “neighborhoods within three miles of and owning a car are significant, and cars are not
the region’s center.”20 needed in dense urban places with good transit
Why do Millennials want walkable urban places? service, Millennials (in particular) are forgoing cars
Some Baby Boomers and Gen Xers started the and using that money on housing.
“back to the city” trend in the 1980s. They were Millennials are the best-educated generation ever
often pejoratively referred to as “yuppies” (young (which is why the well-educated among them are
20. CEOs for Cities. (2011). The Young and Restless in a Knowledge in such demand by prospective employers). But,
Economy – 2011 Update. CEOs for Cities, Cleveland, OH.
Available at: http://documents.scribd.com.s3.amazonaws.com/
they also carry the highest debt for their education
docs/2dnakn6q9s1jegm7.pdf; accessed March 9, 2015. as well. That makes cars and homes an expensive
Part One 2-9

Figure 2–5: U.S. Generational Population Projections, 2010–2040
30%
25%
Greatest Generation
20% Silent Generation
Baby Boomers
15%
Generation X
Millennials
10%
Generation Z
5% Next Generation
0% 0%
0%
2010 2020 2030 2040
Source: MSU Land Policy Institute calculations based on U.S. Census Bureau. (2014). “Table 9: Projections of the Population by Sex and Age for the United
States: 2015 to 2060 (NP2014-T9).” 2014 National Population Projections: Summary Tables, Population Division, U.S. Department of Commerce, Washington,
DC. Available at: www.census.gov/population/projections/files/summary/NP2014-T9.xls; accessed September 7, 2015.
burden.21 They want to be with their friends, and power of the desire of youth to strike out on their
there are many more choices for entertainment and own and be away from the town they grew up in.
socializing in dense urban places. Scarcely a week
goes by without a new survey revealing more reasons Following are additional data, at a more refined level of
why Millennial preferences are different than those detail, on some of the key trends that show changes in
of their Boomer parents and, over the next decade, preferences for urban living by not only Millennials, but
the reasons should be clearer. See the Millennials other generations as well. Together this data suggests
and Boomers sidebar on the next two pages for more if Midwestern communities are going to compete for
comparisons. Meanwhile, never underestimate the talent, they have to provide more and better downtown
and city neighborhood living options.
21. Sheffield, C. (2014). “Mired In College Debt, Millennials Need Better

Options.” Forbes, November 28, 2014. Available at: www.forbes.com/ MARKET SHIFTS
sites/carriesheffield/2014/11/28/mired-in-college-debt-millennials-need-
better-options/2/; accessed January 27, 2015. Homeownership is declining and will continue to decline,
Malcolm, H. (2013). “Millennials’ Ball-and-Chain: Student Loan because of the retiring and moving Baby Boomers, and
Debt.” USA Today, July 1, 2013. Available at: www.usatoday.com/story/ because more people in other generations are choosing to
money/personalfinance/2013/06/30/student-loan-debt-economic-
effects/2388189/; accessed February 4, 2015. rent instead of own. In 2011, when Boomers age 65

Millennials and Boomers: The Times are ‘a’ Changing . . .
M
uch has been written about the roughly the same direction as that of many Millennials.
80 million Millennials and how what Intergenerational alignment on key urban policy
they want is much different than what issues can propel cultural change the fastest. For this
their parents (or any other generation) wants. reason it is important to be aware of these changing
Many surveys have focused on their individual social preferences, and to anticipate possible changes
characteristics (e.g., self-centered, feel entitled, very that may occur because of them.
tech-savvy, not very ideological, want to engage in
activities that make a difference, highly value non- The American Planning Association released the
work time, etc.) and the special challenges they face results of a national random sample Harris poll
as the best-educated generation ever, but whose of Millennials and Boomers (roughly half of each
graduates are entering a tough employment market, group) in Spring 2014. Some of the key findings
and who carry the largest education debt of any follow [with guidebook author commentary in brackets]:
prior generation. However, what may be at least as “Sixty-eight percent of respondents (75%
important socially and culturally in the long run, is of Millennials and 65% of Boomers)
likely to be what they appear to want collectively. believe the U.S. economy is fundamentally
Time will tell whether they act on their opinions as flawed. They also believe the best way to
expressed in two recent polls. make improvements nationally during the
Before presenting the results, it is important to next five years is through local economies
note that many people do not like singling out one and investments that make cities, suburbs,
generation as “more important” than another on small towns, and rural areas attractive and
any level (opinions, actions, investments, etc). But economically desirable places to live and
the reality is that the biggest elephant in the room work. [We call the process of achieving this
generally gets his way, particularly when it comes to result placemaking.]
consumer preferences. The Baby Boomers have swung Sixty-five percent of respondents (74% of
their collective weight around for most of their lives Millennials) believe investing in schools,
and, in the process, they have changed preferences transportation choices, and walkable areas
for, among other things, lifestyles, products, is a better way to grow the economy than
entertainment, investments, and vacations. Now that investing in recruiting companies to move
Boomers have been eclipsed in size by the Millennials to the area. [In other words, place matters and
(also known as Generation Y), and they are coming quality places matter most. And recruitment is
of age just when Boomers are starting to retire, the traditional economic development approach.]
the preferences of Millennials will drive more and
more consumer choices and it appears, community Whether the community is a small town,
decisions. While it is a misnomer to assume that suburban, or urban location, 49% of
everyone in any generation thinks alike, it is not respondents someday want to live in a
necessary for that to be true in order for cultural walkable community (56% of Millennials and
norms to change. All it takes is a large number of a 46% of Boomers), while only 7% want to live
single generation that acts on its common preferences where they have to drive to most places.
to effectuate significant change.
Seventy-nine percent of respondents cited
Two recent national polls illustrate how significant living expenses as important when deciding
Institute
generational differences can be, and why the where to live.

Institute
Millennials are likely to push public policy

related to urban living to different places than Seventy-six percent of respondents
Policy
it has ever been. Perhaps equally surprising, is (81% of Millennials and 77% of active
Policy
how Boomer preferences among a significant Boomers) said affordable and convenient
LandLand
part of that generation are also changing, and in transportation options other than cars is at
MSU
Part One 2-11

Millennials and Boomers (cont.)
least somewhat important when deciding Survey sponsors reported:
where to live and work.
“These findings confirm what we have heard
Fifty-nine percent of respondents said the from the business and elected leaders we
‘shared’ economy, such as CarToGo or Airbnb, work with across the country,” said James
is ‘at least somewhat important to them.’”i Corless, director of Transportation for
America. “The talented young workforce that
At about the same time, a poll by Transportation for every region is trying to recruit aspires to
America (affiliated with Smart Growth America) of live in places where they can find walkable
Americans age 18 to 34 in 10 major U.S. cities was neighborhoods with convenient access to
released that revealed: services, including public transportation.
“Four in five Millennials say they want to Providing those travel and living options will
live in places where they have a variety of be the key to future economic success.”
transportation options to get to jobs, school, “One caveat is that the survey respondents are
or daily needs. already living in cities, so some self-selection is
Three in four say it is likely they will live in involved. Interestingly, though, the aspirations
a place where they do not need a car to get hold true even in cities that don’t have great
around. But, a majority in all but the largest options at the moment. The survey covered
metros rate their own cities ‘fair’ or ‘poor’ in three cities with mature transit systems:
providing public transportation, and they want Chicago, [IL]; San Francisco, [CA]; and New
more options, such as car share and bike share. York, [NY]; four cities where transit networks
are growing: Minneapolis, [MN]; Denver,
More than half (54%) of Millennials [CO]; Charlotte, [NC]; and Los Angeles,
surveyed say they would consider moving to [CA]; and three cities making plans to grow
another city if it had more and better options their systems: Nashville, [TN]; Indianapolis,
for getting around, and 66% say that access to [IN]; and Tampa-St. Petersburg, [FL].”iii
high-quality transportation is one of the top
three criteria in considering deciding where ii. Goldberg, D. (2014). “Survey: To Recruit and Keep Millennials, Give
to live next.”ii Them Walkable Places with Good Transit and Other Options.” T4America
Blog, April 22, 2014. Transportation for America, Washington, DC. Available
i. APA. (2014). “Investing in Place for Economic Growth and at: http://t4america.org/2014/04/22/survey-to-recruit-and-keep-
Competitiveness.” American Planning Association, April 30, 2014. millennials-give-them-walkable-places-with-good-transit-and-other-
Chicago, IL. Available at: www.planning.org/newsreleases/2014/apr30. options/; accessed January 30, 2015.
htm; accessed December 31, 2014. iii. See Footnote ii.
and over moved, 80% vacated a single-family home, homes down in those markets most overbuilt.23 At
59% moved into multifamily buildings, and 41% the same time there will be rising demand in large
moved into single-family homes.22 cities for more small lot homes, and attached dwelling
units like apartments, lofts, and condominiums.
As a result, as more and more Baby Boomers reach
age 65, there will be a growing number of single- But, this is not just a future prediction. It is already
family houses on the market. Figure 2–6 illustrates happening around the country. Figure 2–7 illustrates
the coming shift. The glut may amount to 7.4 million the active housing market in 2011 by generation, as
homes nationally, driving the price of single-family gathered by Robert Charles Lesser & Co., one of
22. Steuteville, R. (2011). “The Coming Housing Calamity.” Better 23. Badger, E. (2013). “What Will Happen to Grandma’s House When No
Cities & Towns, April 28, 2011. Available at: http://bettercities.net/ One Wants to Buy It?” The Atlantic CityLab, November 21, 2013. Available
news-opinion/blogs/robert-steuteville/14620/coming-housing-calamity; at: www.citylab.com/housing/2013/11/what-will-happen-grandmas-
accessed February 3, 2015. house-when-no-one-wants-buy-it/7669/; accessed October 30, 2014.

Figure 2–6: 2030 Projected U.S. Housing Demand
Market Shifts
Millions of Units
+40
Million
+15
Million
-23
Million
Attached Small Lot Large Lot
(7,000 sq. ft. less) (over 7,000 sq. ft.)
Source: Inspired by a PowerPoint slide by Robert Gibbs, Gibbs Planning Group, using data from Arthur C. Nelson, Metropolitan Institute, Virginia
Tech. Figure remade with permission, by the Land Policy Institute, Michigan State University. Photos by the Land Policy Institute.
the leading real estate market analysis companies in share of the for-sale market. Given the age of Gen
the nation.24 Y’s in 2011 (age 10 to 29), only 22% of them had
households that were making housing decisions,
The biennial National Association of Realtors® which were generally a decision to rent. The share of
Community Preference Survey tells a lot about Gen Y’s that are head of households is growing by
where people currently live as compared to where 12% a year, and as more of them become household
they would like to live, and understanding those heads the percent that will become homeowners will
differences points to opportunities to fulfill unmet also grow. Gen X still largely dominates the active
housing demand. To really understand how to apply market for for-sale housing at 37%, followed by the
the survey information we need to remember it is not Baby Boomers with 30%.25
just about what people say they want in a survey, we
also have to know who they are, and how many of Figure 2–8 shows where active renters want to live.26
them are actively in the market for a new home.
Nationally, in 2011, while only 10% of the
The active market depicted in Figure 2–7 is Millennials wanted to rent downtown, and another
comprised of those households moving around in 10% in residential areas in the city, this was
the housing market, buying or renting new and considerably more than other generations. Boomers
existing homes. As shown, Gen Y (Millennials) is are the next largest group selecting these destinations,
a very important segment of the housing market, although a large number of Gen Xers also want to
holding sway over the active renter housing market, rent in the residential areas in the city (but, not as
though they currently comprise a fairly modest many as want to rent in the suburbs). Small towns do
24. Logan, G. (2012). “RCLCO Forecast: Does the Housing Market
well with renting for all three of these groups.27
Still Want the Suburbs?” Robert Charles Lesser & Co., April 30, 2012. 25. See Footnote 24.
Bethesda, MD. Available at: www.rclco.com/advisory-rclco-forecast-does- 26. See Footnote 24.
the-housing-market-still-want-the-suburbs; accessed January 22, 2015. 27. See Footnote 24.
Part One 2-13

Figure 2–7: The Active Housing Market by Generation, 2011
50%
40%
30%
20%
10%
0%
Gen Y Gen X Baby Boomers Eisenhowers
Owner Households Renter Households Total Distribution

Sources: Robert Charles Lesser & Co., based on U.S. Census data and the National Association of Realtors®, 2011. Found in: Logan, G. (2012).
“RCLCO Forecast: Does the Housing Market Still Want the Suburbs?” Robert Charles Lesser & Co., April 30, 2012. Bethesda, MD. Available at:
www.rclco.com/advisory-rclco-forecast-does-the-housing-market-still-want-the-suburbs; accessed January 22, 2015. Figure remade with
Figure 2–8: Active Renter Housing Market

Where the Active Renter Housing Market Wants to Live, by Generation
30%
25%
20%
15%
10%
5%
0%
City – City – Suburban – Suburban Small Town Rural
Downtown Residential Mixed Ngd – HH
Area Only
Gen Y Gen X Baby Boomers Eisenhowers

Note: Ngd=neighborhood and HH=households. Source: Robert Charles Lesser & Co., based on U.S. Census data and National Association of
Realtors®, 2011. Found in: Logan, G. (2012). “RCLCO Forecast: Does the Housing Market Still Want the Suburbs?” Robert Charles Lesser & Co.,
April 30, 2012. Bethesda, MD. Available at: www.rclco.com/advisory-rclco-forecast-does-the-housing-market-still-want-the-suburbs; accessed
January 22, 2015. Figure remade with permission, by the Land Policy Institute, Michigan State University.

Smart Growth America
F
ounded in 2002, Smart Growth America is a 1. Create a range of housing opportunities
national organization that studies and promotes and choices.
smart growth practices in communities
nationwide through coalition building, policy 2. Create walkable neighborhoods.
development, and research. They serve as advocates 3. Encourage community and
for people who desire to live and work in quality stakeholder collaboration.
neighborhoods and sustainable communities. Smart
Growth America leads a national coalition of 4. Foster distinctive, attractive communities
state and local organizations that organize around with a strong sense of place.
advancing smart growth practices across the country.
The National Brownfields Coalition and the National 5. Make development decisions predictable, fair,
Complete Streets Coalition, along with networks, and cost effective.
such as the Local Leaders Council and LOCUS, 6. Mix land uses.
provide a sample of the collaborative efforts and
collective goals of Smart Growth America. 7. Preserve open space, farmland, natural beauty,
and critical environmental areas.
Smart Growth America provides research on topics
ranging from urban development to transportation 8. Provide a variety of transportation options.
to the cost of vacant properties, with new research
posted regularly to supply policy makers, businesses, 9. Strengthen and direct development towards
local leaders, and community organizations with existing communities.
the information and tools necessary to incorporate
10. Take advantage of compact building design.”
smart growth principles into their own planning
and development processes. The early work of Smart Smart Growth America’s walkability studies
Growth America in establishing the generally conducted in various metropolitan regions and
accepted 10 principles of smart growth stems from urban cores across the nation have further informed
other related movements and provides the foundation placemaking initiatives, and reinforced the importance
for placemaking, sustainability, resiliency, and other of accessibly and connectivity within the built
related concepts. Their innovative research and environment in order to create quality public spaces.
dialogue continues to be a valuable and trusted source
on a wide range of topics across multiple professions. For further details on these walkability studies,
along with information on Smart Growth America’s
The 10 Tenets of Smart Growth advocated by Smart vast array of other research efforts, visit: www.
Growth America and its partners are: smartgrowthamerica.org/.
By percentage of total households, Michigan has more townhouses, and detached single-family houses on
older households composed of empty nesters or retirees small lots, Michigan is at a competitive disadvantage.
and fewer young, childless singles and couples than the Older households remain over-housed in family
national average. See Table 2–3. oriented dwellings, while young knowledge workers
are forced to seek urban environments in other states.
Both of these deviations from the national norm
would suggest that Michigan’s housing/household Let’s turn now to survey data and examine more
mismatch could be even more severe than the closely what it is indicating. Multiple national surveys
nation’s. With its abundance of detached houses in are consistently showing the same results. Let’s start
auto-oriented suburban subdivisions and rural areas, with the 2011 and 2013 nationwide Community
and relative lack of compact, walkable neighborhoods Preference Surveys conducted for the National
with a mix of rental and condominium apartments, Association of Realtors® (NAR).
Part One 2-15

Table 2-3: 2015 Households by Lifestyle
Households MI U.S.
Empty-Nesters and Retirees 53.4% 46.4%
Traditional and Non-Traditional Families 28.2% 30%
Younger Singles and Couples 18.4% 23.6%
Source: ZVA. (2015). “Target Market Lifestage Analysis.” Zimmerman/Volk Associates, Inc., Clinton, NJ. Table remade with permission, by the
Land Policy Institute, Michigan State University.
Community Preference Survey (2011) yard if it meant they could live within
Aggregate public preferences: walking distance of schools, stores, and
restaurants as opposed to having a larger yard
Forty-seven percent of respondents prefer and needing to drive to get to schools, stores,
to live in a city or a suburban neighborhood and restaurants.” 29
with a mix of houses, shops, and businesses.
Survey results conclude:
Eighty-eight percent say neighborhood is a
bigger consideration than house size. In short, the public prefers:
Public schools, sidewalks, or places to Walkable communities,

take walks are top community
characteristics wanted.28 Small yards, shorter commutes,
Community Preference Survey (2013) Mixed-use neighborhoods,

According to NAR’s 2013 Community Detached houses,
Preference Survey,
Privacy, and
“Sixty percent of respondents favor a
neighborhood with a mix of houses, stores High-quality schools.30
and other businesses that are easy to walk
to, rather than neighborhoods that require Privacy emerged as a very important preference in
more driving between home, work, and this survey, along with continued support for urban
recreation. The survey findings indicate that living. Generally speaking, respondents do not want
while the size of the property does matter to residential-only neighborhoods in cities or suburbs,
consumers, they are willing to compromise but that is largely what we have built. They want
size for a preferred neighborhood and less mixed uses and commercial and entertainment
commuting. For example, although 52% nearby. The bulk of respondents were not ready to
of those surveyed prefer a single-family give up cars or the single-family detached home by
detached house with a large yard, 78% any means—but a growing number want different
responded that the neighborhood is more choices than are presently available in many markets.
important to them than the size of the
house. Fifty-seven percent would forego a
29. NAR. (2013). “Realtors® Report Americans Prefer to Live in Mixed-

home with a larger yard if it meant a shorter Use, Walkable Communities.” National Association of Realtors® Public
commute to work, and 55% of respondents Affairs, October 31, 2013. Chicago, IL. Available at: www.realtor.org/sites/
were willing to forego a home with larger default/files/reports/2013/2013-community-preference-press-release.pdf;
accessed October 30, 2014.
28.Belden, Russonello & Stewart, LLC. (2011). “The 2011 Community 30. This bulleted list was compiled based on survey results found in this
Preference Survey: What Americans are Looking for When Deciding document: NAR. (2013). “National Community Preference Survey.”
Where to Live.” Conducted for the National Association of Realtors®. National Association of Realtors®, Chicago, IL. Available at: www.
Chigago, IL. Available at: www.realtor.org/sites/default/files/smart- realtor.org/sites/default/files/reports/2013/2013-community-preference-
growth-comm-survey-results-2011.pdf; accessed January 22, 2015. analysis-slides.pdf; accessed January 22, 2015.

Following are some graphs from the 2013 NAR survey views on housing, transportation, and community. In
that focused on some of these preferences. Figures partnership with Belden Russonello Strategists LLC,
2–9 and 2–10 focus on the desire for walkability and a nationally recognized survey and communications
proximity to some businesses and services. Note: The firm, ULI conducted a statistically representative
increased demand for walkability is extending to those who survey of 1,202 adults living in the United States.
prefer conventional suburbs as well. Figure 2–11 identifies Following are some of the results from the America
privacy, walkability, and schools as most important in 2013: A ULI Survey on Views on Housing,
overall in deciding where to live. The survey of 1,500 Transportation, and Community.34
adult Americans was conducted by American Strategies
and Meyers Research from Sept. 18–24, 2013.31 Table 2–4 illustrates the importance that survey
respondents place on a variety of community
Another recent national survey provides further attributes. Neighborhood safety was rated by far the
insights on housing, transportation, and community. most important attribute by 92% of the respondents.
The Urban Land Institute’s (ULI) Infrastructure However, all the attributes depicted were important
Initiative32 and Terwilliger Center for Housing33 set to people. These include: quality of public schools;
out to discover where America stood in 2013 about space between neighbors; proximity to work and
31. See Footnote 30. school; proximity to healthcare; being easily walkable;
32. ULI. (n.d.). “Infrastructure Initiative.” Urban Land Institute,
Washington, DC. Available at: http://uli.org/research/centers-initiatives/ 34. ULI. (2013). America in 2013: A ULI Survey of Views on Housing,
infrastructure-initiative/; accessed January 22, 2015. Transportation, and Community. Infrastructure Initiative and the
33. ULI. (n.d.). “Terwilliger Center for Housing.” Urban Land Institute, Terwilliger Center for Housing, Urban Land Institute, Washington,
Washington, DC. Available at: http://uli.org/research/centers-initiatives/ DC. Available at: http://uli.org/wp-content/uploads/ULI-Documents/
terwilliger-center-for-housing/; accessed January 22, 2015. America_in_2013_web.pdf; accessed January 22, 2015.
Figure 2–9: Proximity of Commerce and Public Amenities Most

Appealing to Those Who Prefer Mixed-Use Community
Most Appealing Characteristic for People Who Prefer a Walkable Community
70% 64%
60%
50%
40%
30%
19%
20%
11%
10% 4%
0%
Places, such as There is a mix of Public transportation, Parking is limited when
shopping, restaurants, a single-family detached such as bus, subway, you decide to drive to
library, and a school, houses, townhouses, light rail, or commuter local stores, restaurants,
are within a few blocks apartments, and rail, is nearby. and other places.
of your home and you condominiums.
can either walk or drive.
Source: NAR. (2013). “National Community Preference Survey.” National Association of Realtors®, Chicago, IL. Available at: www.realtor.org/sites/
default/files/reports/2013/2013-community-preference-analysis-slides.pdf; accessed January 22, 2015. Figure remade with permission, by the Land
Policy Institute, Michigan State University.
Part One 2-17

Figure 2–10: Convenience of Walkable Areas also
Appealing to Those Who Prefer Conventional Suburbs
Limited Parking is a Top Drawback
What Conventional Suburban Americans Like/Dislike about “Walkable” Communities
60% 54%
50%
40% 36%
30% 23% 23%

20%
20% 16%
11%
10% 6%
0%
Places, such as There is a mix of single- Public transportation, Parking is limited when
shopping, restaurants, a family detached houses, such as bus, subway, you decide to drive to
library, and a school, townhouses, apartments, light rail, or commuter local stores, restaurants,
are within a few blocks and condominiums. rail, is nearby. and other places.
of your home and you
can either walk or drive.
Most Appealing Least Appealing
Source: NAR. (2013). “National Community Preference Survey.” National Association of Realtors®, Chicago, IL. Available at: www.realtor.org/sites/
default/files/reports/2013/2013-community-preference-analysis-slides.pdf; accessed January 22, 2015. Figure remade with permission, by the Land
and proximity to entertainment, recreation, family, The “back to the city” trend in Michigan is already
and friends. Proximity to public transportation was underway in Grand Rapids, Ann Arbor, and
rated important to 52% of those responding.35 Lansing/East Lansing, but even more so in the
one place many may think is least likely—Detroit.
Where the results are most significant for placemaking According to data from 2007–2012, from the
is in the generational differences (see Table 2–4). The Southeast Michigan Council of Governments
Millennials rank the following characteristics more (SEMCOG), new residential construction in the
important than any other generation: short distance City of Detroit led the seven-county SEMCOG
to work or school, walkability, distance to shopping/ region in three major categories, capturing 38.9%
entertainment, distance to family/friends, distance of the two-family market, 25.1% of the attached
to parks/recreation areas, and convenience of public condo’s constructed, and 44.1% of the multifamily
transportation. These are all attributes of compact units. In total, 2,520 units were constructed in
development. Figure 2–12 shows the results of all Detroit in this period.37
respondents to these attributes. It also shows the
results on all compact development attributes, while According to a report from Midtown Detroit, Inc.
Table 2–5 shows that Millennials exceed only Baby and three other major partners, in 2013, there
Boomers in support of these attributes.36 were 36,550 people living in the 7.2 square-mile
35. See Footnote 34. Greater Downtown section of Detroit (includes
36. For a fuller description of the significance of each of these four tables Midtown). Population density was 5,076 people/
and figures, please consult: ULI. (2013). America in 2013: Key Findings
on Housing, Community, Transportation, and the Generations.
Infrastructure Initiative and the Terwilliger Center for Housing, 37. Data for the City of Detroit and the seven-county SEMCOG region
Urban Land Institute, Washington, DC. Available at: http://uli.org/ was retrieved in 2012 from: SEMCOG. (n.d.). “Building Permits 2000-
wp-content/uploads/ULI-Documents/America-in-2013-Compendium_ 2012.” Community Profile-Housing Data, Southeast Michigan Council
web.pdf; accessed August 26, 2015. of Governments, Detroit, MI.

Figure 2–11: Privacy, Walkability, Schools Most Important in Deciding Where to Live
Most Important Factors in Deciding Where to Live
Privacy from neighbors. 46% 40% 86%
Sidewalks and places to take walks. 37% 43% 80%
High-quality public schools. 45% 29% 74%
Being within an easy walk of other

places and things in the community. 28% 40% 69%
Easy access to the highway. 23% 44% 68%

Living in a community with people at all stages of life:
Adults, families with children, and older people. 23% 43% 66%
An established neighborhood with
older homes and mature trees. 21% 44% 65%
Being within a short commute to work. 28% 37% 65%
Public transportation within walking

distance of your home. 25% 34% 59%
Living in a place that’s away from it all. 21% 34% 55%
Very Important Somewhat Important 0% 20% 40% 60% 80% 100%

Source: NAR. (2013). “National Community Preference Survey.” National Association of Realtors®, Chicago, IL. Available at: www.realtor.org/sites/default/
files/reports/2013/2013-community-preference-analysis-slides.pdf; accessed January 22, 2015. Figure remade with permission, by the Land Policy Institute,
square mile.38 This was higher than Pittsburgh, There is strong demand for more rental housing
PA (3,126); and Cleveland, OH (2,975), although in Greater Downtown Detroit, and several large
not quite as dense as Minneapolis, MN (8,474).39 businesses who target Millennials will be adding
Perhaps most startling was that in August 2012, thousands of new jobs downtown over the next
occupancy in downtown and midtown reached few years. A recent Target Market Analysis reveals
97%.40 Rental prices have risen as a result. continued demand for 10,000 additional units in this
area in the next five years.41
38. Ali, A., E. Fields, S. Hopkins, S. Olinek, and J. Pierce. (2013).
7.2 SQ MI: A Report on Greater Downtown Detroit. Hudson-Webber
CHANGING FACE OF BUYERS
Foundation, Midtown Detroit, Inc., Downtown Detroit Partnership, As has been illustrated, each new generation has
Detroit Economic Growth Corporation, D:hive, and Data Driven different preferences than the last one. But, as far as
Detroit, Detroit, MI. Available at: http://detroitsevenpointtwo.com/
resources/2013-Full-Report.pdf; accessed June 30, 2015. housing preferences are concerned, it is even more
39. Florida, R. (2013). “Quantifying Downtown Detroit’s Comeback.” complex than that. For example, in 2014, home
The Atlantic CityLab, February 20, 2013. Available at: www.citylab.

purchases were made by:
com/work/2013/02/quantifying-downtown-detroits-comeback/4734/;
accessed October 30, 2014. 41. ZVA. (2014). Update: Residential Market Potential for Greater
40. Gallagher, J. (2012). “Tight Market for Downtown Detroit Apartment Downtown Detroit. Conducted on behalf of Downtown Detroit
Rentals.” Detroit Free Press, September 26, 2012. Available at: www.freep. Partnership. Zimmerman/Volk Associates, Inc., Detroit, MI. Available at:
com/article/20120926/BUSINESS06/309260037/Tight-market-for- http://downtowndetroit.org/wp-content/uploads/2014/04/Downtown-
downtown-Detroit-apartment-rentals; accessed October 30, 2014. Residential-Market-Study-2014.pdf; accessed March 9, 2015.
Part One 2-19

Table 2–4: Community Characteristic Importance Rankings, by Generation
Percentage Ranking Each Characteristic 6 or Higher in Importance on a Scale of 1 to 10
All Baby War Babies/
Characteristic Adults Gen Y Gen X Boomers Silent Generation
Neighborhood Safety 92% 88% 97% 92% 92%
Quality of Local Public Schools 79% 87% 82% 74% 68%
Space between Neighbors 72% 69% 79% 70% 70%
Short Distance to Work or School 71% 82% 71% 67% 57%
Distance to Medical Care 71% 73% 63% 72% 78%
Walkability 70% 76% 67% 67% 69%
Distance to Shopping/Entertainment 66% 71% 58% 67% 69%
Distance to Family/Friends 63% 69% 57% 60% 66%
Distance to Parks/Recreational Areas 64% 68% 62% 63% 60%
Convenience of Public Transportation 52% 57% 45% 50% 56%
Source: ULI. (2013). America in 2013: Key Findings on Housing, Community, Transportation, and the Generations. Infrastructure Initiative and the
Terwilliger Center for Housing, Urban Land Institute, Washington, DC. Available at: http://uli.org/wp-content/uploads/ULI-Documents/America-
in-2013-Compendium_web.pdf; accessed August 26, 2015. Table remade with permission, by the Land Policy Institute, Michigan State University.
Figure 2–12: Community Attribute Preferences

Percentage Preferring Three or More Compact Development Attributes
All Respondents 54% Income <$25K 63%
African American 70% Renters 62%
Multigenerational
Household
66% Living Alone 62%
Post-Grad
Single 66% Education 60%
Living in
65% $25K–$50K income 59%
Medium-Sized City
Source: ULI. (2013). America in 2013: A ULI Survey of Views on Housing, Transportation, and Community. Infrastructure Initiative and the Terwilliger
Center for Housing, Urban Land Institute, Washington, DC. Available at: http://uli.org/wp-content/uploads/ULI-Documents/America_in_2013_
web.pdf; accessed January 22, 2015. Figure remade with permission, by the Land Policy Institute, Michigan State University.

Table 2–5: Preference for Compact Development, by Generation
Percentage Preferring to Live in a Community
with Compact Development Attributes
Three or more Compact
Development Attributes
All Adults 54%
Gen Y 59%
Gen X 49%
Baby Boomers 57%
War Babies/Silent Generation 51%
Source: ULI. (2013). America in 2013: Key Findings on Housing, Community, Transportation, and the Generations. Infrastructure Initiative and the
Terwilliger Center for Housing, Urban Land Institute, Washington, DC. Available at: http://uli.org/wp-content/uploads/ULI-Documents/America-
in-2013-Compendium_web.pdf; accessed August 26, 2015. Table remade with permission, by the Land Policy Institute, Michigan State University.
Single women: 22%–24%, the metro area. But, that does not mean there is not
a market for them. If people need housing, and what
Couples: 30%–32%, and they want is not available, then they purchase or rent
Traditional and non-traditional families: a second or third choice, or they move to a different
35%–37%.42 market that has what they want.
In the face of these major demographic changes, it A TMA forecast of market potential typically addresses:
is important that developers, financial institutions, Density: Urban to rural settings (along
realtors, and municipalities have a different type of the transect),
market information to track opportunities and to
target them more precisely based on the characteristics Housing tenure (owner and renter separately),
of buyers/renters in the market, and based on the
dwelling types they are looking for. This has required Units by price bracket,
the creation of a different type of market analysis. It Units by size (sq. ft.),
is called Target Market Analysis (TMA). It measures
market potential, not market demand. A description Attached vs. detached units,
of TMA follows, while a briefer version is provided in
the accompanying sidebar on the next page. Units per building,
The traditional way to do market analysis is based on Building height and scale,
the square feet that a particular income could buy. Building style and format,
Target Market Analysis splits out the market for
individual housing types depending on a particular Community amenities, and
location along the transect. It analyzes the whole
range of household types, as well as the whole range Unit amenities.
of residential building types (e.g., detached single-
By estimating housing preferences of a wide variety of
family, attached single-family (rowhouse, townhouse),

household types a conservative estimate of potential
attached multifamily (apartments, lofts, live-work),
demand can be made. This is important, because it
etc. Many of these housing types in urban street and
opens up new markets that were previously unmet, based
block settings are often not available as new builds in
on the location of the potential market on the transect.
42. ZVA. (2013). “Local Demographic Trends Driving Development.” It is hard to overemphasize how important this is. But,
Presented at the U-M/ULI Real Estate Forum on November 20, 2013, in
Lansing, MI. Zimmerman/Volk Associates, Inc., Detroit, MI. Available consider the following example. If you are a Millennial
at: http://umuliforum.com/pdfs/presentations/2013/volk-local_ who is being courted by several different firms in
demographic_trends.pdf; accessed March 9, 2015.
Part One 2-21
Target Market Analysis
A
Target Market Analysis (TMA) is a focused in traditional single-family detached homes and
approach to studying a specific area as it relates apartment buildings. The TMAs focus on price
to its potential for future housing types. The points and unit sizes, and can be sub-divided into
TMAs look at a geographic area, such as a corridor, various build-out scenarios based on the desired
neighborhood, the whole community, or a region, density of an area. A residential TMA identifies gaps
over a short period of time, such as three to five in housing, projects future potential, and targets the
years. The TMAs often reveal potential demand for characteristics of individuals who may have interest in
dwelling unit types not currently available, but desired the potential dwelling types.
by talented workers and others who will be looking
for housing during the study period (see Table 2–6). The TMAs are being used to identify potential
The TMAs differ from traditional economic analyses locations for housing that supports placemaking and
in that they forecast future dwelling potential, rather vice versa. In 1989, Zimmerman/Volk Associates, Inc.
than existing demand. created the residential target market methodology
linking household migration and mobility with
Residential TMAs are more detailed than traditional cluster analysis, and has performed many analyses in
trend–based market studies. The TMAs identify Michigan. For more information, visit: www.zva.cc/.
market potential based on detailed demographic
characteristics of potential customer interest in LandUse|USA is presently preparing many TMAs
particular housing types, such as duplexes, bungalows, throughout Michigan. For more information, visit:
townhouses, live/work space, courtyard apartments, www.landuseusa.com/index.html; accessed
and many other housing types, rather than just October 30, 2015.
Table 2–6: Distinct Housing Formats by Transect Zone

Transect Zone Short Description Distinct Housing Formats
T3E Suburban Estate, Large Houses, Carriage Houses
T3N Suburban Neighborhood, Medium Houses, Cottage Courts, Duplexes
T4N.1 General Urban, Medium Houses, Duplexes, Multiplexes
T4N.2 General Urban, Small Houses, Duplexes, Multiplexes
T5MS Urban Center, Main Street Main Street, Mainly Mixed Use,
Mid-Rise
T5N.1 Urban Center, Medium Multiplexes, Stacked Flats, Mid-Rise
T5N.2 Urban Center, Small Multiplexes, Stacked Flats, Mid-Rise,
Rowhouses, Main Street
T5F Urban Center, Flex Buildings Multiplexes, Flats, Mid-Rise,
Rowhouses, Main Street
T6C Urban Core High-Rise, Main Street,
Mixed Use, Mid-Rise
Initiative
PartnershipInitiative
The urban-to-rural transect developed by Duany Plater-Zyberk & Company has been directly applied throughout this study. Each of the
geographic sectors have characteristics that roughly align with the transect zones. This table focused mainly on the T3 Suburban Zone
(T3E and T3N); T4 General Urban Zone (T4N.1 and T4N.2); Urban Center Zone (T5MS, T5N.1, and T5N.2); and Urban Core Zone (T6C). Note:
MIplace Partnership
E=Estate, N=Neighborhood, MS=Main Street, F=Flex, and C=Core. Sources: Sharon Woods, LandUse|USA, Greater Lansing Area, MI, 2013–2015.
Table remade with permission, by the Land Policy Institute, Michigan State University.
MIplace™

In order to be competitive, communities must provide a wider range of
housing options to attract and retain talented workers. But, that is not
enough. They must ensure these housing types are adjacent to quality transit
service, near entertainment, and near shopping options in mixed-use facilities.
different cities, and you have a preference for a particular If a Millennial or other talented worker is captive to
type of dwelling, say a loft or a rowhouse, and the a location because of family, a unique job prospect,
market in one city offers these in a desirable location, proximity to certain unusual recreational opportunities,
and the market in the other does not, then housing or other leisure-time activities, then the worker will
options becomes one more variable the Millennial could have to accept whatever housing type options exist,
use to potentially exclude one of the cities. because the family relationship or job is more important.
But, the reason that talent is the currency of the New
Now turn the example around. Let’s say the Millennial Economy is because most talented workers are mobile
has already moved to the city she wants to live in, and and can and do move to where they want to live. In
is weighing two job prospects in the same city. One order to be competitive, communities must provide a wider
prospective job has the housing choices she prefers near range of housing options to attract and retain talented
work, or near a rapid transit line that serves that work workers. But, that is not enough. They must ensure these
location. The other does not. The first job is more likely housing types are adjacent to quality transit service, near
to be selected by the Millennial based on the behavior entertainment, and near shopping options in mixed-use
of others like her, as reflected in the recent survey data. facilities. Sound familiar? These are the same preferences
Let’s take one more step. If this Millennial were to be the three surveys summarized previously in this chapter
from the Midwest, she would find that many of the indicated are important. And they are just the most
cities were like example #1. Very few housing type recent surveys—many more preceded them. This is what
choices, in general, and few to none of the housing Strategic Placemaking is trying to accomplish.
types she is interested in. It should, therefore, be no The housing types most often missing are what
surprise that most Midwestern cities (Chicago and Dan Parolek of Opticos Design, Inc. refers to as
Minneapolis are major exceptions) do not do well at the “missing middle.” See Figure 2–13. These are
attracting and retaining Millennials—and they will dwelling types between single-family detached units
not do much better without dramatically increasing and mid-rise apartments. Midwestern cities had
the range of types of affordable housing in their many of these dwelling types until about 1950, and
housing stocks. then very few were built until just recently.
Figure 2–13: Missing Middle Dwelling Types

Source: Parolek D. (2015). “Missing Middle Housing.” Missing Middle website, Opticos Design, Inc., Berkley, CA. Available at: http://missingmiddlehousing.com/.
Part One 2-23

2015 Michigan “Missing Middle” Housing Design Competition
T
he evolving demands of the contemporary housing Habitat for Humanity of Michigan, and
market in Michigan have brought to light the
limited amount of Missing Middle Housing Community Economic Development
types available in the state. In order to promote the Association of Michigan (CEDAM).
development of creative, mixed-income and affordable Competition entrants were tasked with designing
Missing Middle Housing in downtowns and along key a housing solution that would achieve medium-
transit corridors, various agencies partnered, in 2015, density yields, and that provides marketable options
to conduct an open design competition that aims to fill between the scales of single-family homes and
these gaps with new housing options. The competition mid-rise apartments in order to meet the needs
sponsors included the: of society’s shifting demographics. Submissions
American Institute of Architects (AIA) were required to be in accordance with the CNU
Michigan – A Society of the AIA, Charter of the New Urbanism and the current 2012
Michigan Building Code, and designed specifically
Michigan State Housing Development for the T4 (Traditional Neighborhood Places) or T5
Authority (MSDHA), (Downtown Places) transect zones.
MSU Land Policy Institute (LPI), Five designs were selected as award-winning and
presented at a symposium in Detroit on Jun. 23, 2015.
Michigan Municipal League (MML), The first-place design by Finnish architect Niko Tiula
Michigan Chapter of the Congress for the of Tiula Architects with offices in five cities around the
New Urbanism (MiCNU), world is easily scaled for use in village, small town, and
large city neighborhoods (see Figure 2–14 below).
Michigan Association of Planning (MAP),
Winning entries are promoted at: http://miplace.
Michigan Historic Preservation org/story/2015-missing-middle-housing-design-
Network (MHPN), competition-award-winners; accessed August 26, 2015.
Figure 2–14: First-Place Winning Design

MIplace Partnership
MIplace™ Initiative
PartnershipInitiative
Source: Tiula, N. (2015). “Untitled Work.” 2015 Michigan “Missing Middle” Housing Design Competition, AIA Michigan, Detroit, MI.
2-24
Target Market Analysis is especially well-suited to These costs (and a high debt load) are part of the
identify the potential market for missing middle reason that young Americans are driving much less.
dwelling types. The TMAs further classify age groups For example:
and lifestyle preferences related to buying power to
determine market potential. Let’s say a community The average vehicle miles traveled by 16- to
or developer wants to know the market for Younger 34-year-olds in the U.S. decreased by 23%
Singles & Couples, and Empty Nesters & Retirees. between 2001 and 2009 (falling from 10,300
What are their housing preferences for Rental Lofts/ miles/capita to 7,900 miles/capita).44
Apartments, For-Sale Lofts/Apartments, For-Sale The share of 14- to 34-year-olds without
Townhouses/Rowhouses, or For-Sale Live-Work a driver’s license increased by 5% to 26%
Units? A TMA can measure these potential markets between 2000 and 2010.45
and many more. More amazing is the degree to
which these potential markets can be further refined. In 2009, 16- to 34-year-olds took 24% more
For example, Zimmerman/Volk Associates, Inc., bike trips than they took in 2001. They
the creators of Target Market Analysis, further walked to destinations 16% more often, and
divides Empty Nesters & Retirees into the following passenger miles on transit jumped by 40%.46
subcategories for analysis: The Social Register;
Nouveau Money; Urban Establishment; Post-War The percentage of 19-year-olds in the U.S.
Suburban Pioneers; Affluent Empty Nesters; Blue- who have driver’s licenses dropped from
Collar Button-Downs; Active Retirees; Middle- 87.3% in 1983 to 69.5% in 2010.47
Class Move-Downs; Middle-American Retirees; Usage of the Internet is related to this
Rowhouse Retirees; Blue-Collar Retirees; and decline, due to ease of virtual contact, as
Mainstream Retirees. Similar degrees of refinement opposed to personal contact.48
are made for Younger Singles & Couples; and
Traditional & Non-Traditional Couples. Each is In 1995, people age 21 to 30 drove 21% of all
based on a set of characteristics unique to each miles driven in the U.S.; in 2009, it was 14%,
category based on actual spending patterns of people despite consistent growth of the age group.49
within those categories. Other firms use different
demarcations, but the point is that TMAs are highly The Center for Neighborhood Technology (CNT,
refined analyses. Chicago), teamed with the Center for Transit-
Oriented Development (CTOD, University of
RELATED SUPPORTING TRENDS: AUTO California, Berkley), and the Brookings Institution
USE AND COST SHIFTING TO HOUSING to create a Housing and Transportation Affordability
In combination with these major demographic 44. Davis, B., T. Dutzik, and P. Baxandall. (2012). Transportation
shifts are related shifts that started in the 1990s. The and the New Generation: Why Young People are Driving Less and What
first is significant declines in driving by youth, and it Means for Transportation Policy. Frontier Group and U.S. PIRG
Education Fund. Available at: www.uspirg.org/sites/pirg/files/reports/
the second is the money freed up by not owning or Transportation%20%26%20the%20New%20Generation%20vUS_0.pdf;
operating a car that is available to spend on housing accessed October 30, 2014.
and alternative transportation options like transit, 45. See Footnote 44.
46. See Footnote 44.
taxi, Uber, or other on-demand personal transport. 47. DeGroat, B. (2012). “Percentage of Teen Drivers Continues to Drop.”
University of Michigan News, July 23, 2012. Available at: http://ns.umich.
Part of this shift is the obvious connection between edu/new/releases/20646-percentage-of-teen-drivers-continues-to-drop;
an urban lifestyle and the high cost of owning a car accessed February 4, 2015.
48. Schoettle, B., and M. Sivak. (2013). The Reasons for the Recent Decline
(not counting the cost of parking it in a large city). in Young Driver Licensing in the U.S. Report N. UMTRI–2013–22,
The American Automobile Association (AAA)
Transportation Research Institute, University of Michigan, Ann

Arbor, MI. Available at: http://deepblue.lib.umich.edu/bitstream/
reported in 2014 that the cost for a year of owning handle/2027.42/99124/102951.pdf; accessed January 22, 2015.
and operating a car ranged from $6,957/year for 49. Borys, H. (2012). “Places that Pay: Benefits of Placemaking.”
a small sedan, to $10,831 for a large sedan, and Placeshakers and Newsmakers, September 13, 2012. PlaceMakers, LLC.,
Albuquerque, NM. Available at: www.placemakers.com/2012/09/13/
$11,039 for a 4WD SUV.43 places-that-pay-benefits-of-placemaking/; accessed October 30, 2014.
43. AAA. (2014). “Your Driving Costs: How Much are You Really Paying Neff, J. (2010). “Is Digital Revolution Driving Decline in U.S. Car
to Drive?” American Automobile Association, Dearborn, MI. Available Culture?” Advertising Age, May 31, 2010. Available at: http://adage.com/
at: http://publicaffairsresources.aaa.biz/wp-content/uploads/2014/05/ article/digital/digital-revolution-driving-decline-u-s-car-culture/144155/;
Your-Driving-Costs-2014.pdf; accessed February 3, 2015. accessed February 4, 2015.
Part One 2-25
Index that shows the impact that transportation costs A 2012 Wall Street Journal article by Dan Gross,51
associated with the location of housing have on a makes a strong case that homeownership has less
household’s economic bottom line. The index allows economic value than it used to:
consumers to rethink the limit of housing cost as not
more than 30% of income, because housing served According to the Bureau of Labor Statistics,
by various transportation options can be afforded if the typical consumer spends about 32%
one does not have the usual transportation costs. The of budget on shelter and another 16% on
formula is simple:50 owning and running a car.
H + T® Affordability Index = With the mortgage foreclosure crisis, many

(Housing Costs + Transportation Costs) people cannot move, because they are near
Income or underwater on their mortgage (i.e., their
mortgage is greater than the market value of
In short, living car-free in walkable areas fits younger their home). Renting allows mobility.
lifestyles by permitting money to be shifted from auto
costs to housing and entertainment. This is possible Nationally, homeownership peaked at 69% in
because of the much greater proximity of the many 2006. In 2012, it was 65.4%. Homes that went
places to go within a dense city. Many Millennials, into foreclosure destabilized neighborhoods,
Gen Xers, and more retired Boomers are taking bursting the bubble of homeownership as the
advantage of these opportunities as well. way to keep strong neighborhoods.
In order for these trends to maximize economic According to Moody’s [a corporation that
benefits in medium and large cities there must be a provides research, tools, and analysis of
good transit system. It must be on time with a short global financial markets], by late 2011, it was
interval between pickups. Suburbs also need good cheaper to rent than own in 72% of American
transit in order to remain connected to growing job metro areas, up from 54% in 2001.52
and entertainment opportunities in downtowns of These trends are also leading to what some are calling
adjacent central cities. The longer it takes to put a good the Great Senior Sell-Off. The first Baby Boomers
transit system in place, the less likely the community will turned age 65 in 2011. Between 2015 and 2030, there
be able to attract and retain those talented workers who will be 20.1 million senior households trying to sell
want a dense urban lifestyle—as other communities that their homes. As many as 7.4 million will not find
already have those services will be more attractive. a willing buyer.53 Other people will take their place
IMPACT OF THESE TRENDS ON in the purchasing market, but they are projected to
HOME OWNERSHIP number a quarter less than 20 years ago. This could
Given the large numbers of Millennials and lead to the next housing crisis.
Boomers, if even a small percentage of them decide Research shows that when people reach age 65, they
to support this growing back to the city movement, sell their houses at a higher rate than purchase. In
there could be a profound impact on single-family fact, when seniors move, 60% rent their next home.
homeownership—especially in the suburbs, as Two-thirds of new housing demand between 2010
there will be too many single-family homes and and 2030 will be for rental housing. There will be
not enough rental units. This was mentioned briefly a surge in construction of apartments for more
earlier, but let’s explore that further now. affluent renters. This trend has been evident since the
51. Gross, D. (2012). “Renting Prosperity.” The Wall Street Journal, May
4, 2012. Available at: http://online.wsj.com/article/SB1000142405270230
4746604577382321021920372.html; accessed October 30, 2014.
50. CNT. (n.d.). “H+T® Affordability Index.” Center for Neighborhood Dan Gross authored a book providing more insight on this topic: Gross,
Technology, Chicago, IL. Available at: http://htaindex.cnt.org/. For D. (2012). Better, Stronger, Faster: The Myth of American Decline
information on the application of the Index in 337 U.S. Metropolitan and the Rise of a New Economy. New York, NY: Free Press. Available
Regions, see this paper: CNT. (2010). “Pennywise and Pound Fuelish.” at: http://books.simonandschuster.com/Better-Stronger-Faster/Daniel-
Center for Neighborhood Technology, Chicago, IL. Available at: Gross/9781451621358; accessed October 30, 2015.
www.cnt.org/sites/default/files/publications/CNT_pwpf.pdf; accessed 52. See article in Footnote 51.
September 11, 2015. 53. See Footnote 23.

American Housing Survey came out in 2001, but He has summarized his findings in terms of home
now there will be larger numbers of seniors.54 value expectations as illustrated in Table 2–7.
Arthur C. Nelson, a professor of city and As part of his Reshape America Index, Nelson projects
metropolitan planning at the University of Arizona, that Michigan, all of the Midwest and Great Lakes
recently published a book in which he forecasts states, as well as the Northeast states have enough
development trends into 2030. He says by 2030, existing undeveloped land within metropolitan areas
one-quarter to one-third of America’s 143 million to accommodate all growth reasonably expected by
households will want the mixed-use, amenity-rich, 2030. In other words, there is no reason to sprawl
transit-accessible options that commercial corridors further out in these places, as there will be inadequate
and nodes in a city with many high-quality places demand to support it, because there will be ample
can provide.55 opportunities for infill and redevelopment on existing
undeveloped land. In particular, parking lots and
Reasons for these shifts: deteriorating structures in the cities and suburbs will
Increase in gasoline prices; offer opportunities to meet new demands. They are
already flat and well-drained, they are often already
Income and wealth of median households zoned non-residential, they are usually close to main
are falling; roads/highways, and large-scale utilities already exist
along these main transportation routes.58
In the 1980s, the top fifth of U.S. households
possessed 80% of the nation’s wealth. By 2010, HOW DO THESE TRENDS
the top 20% had 99% of the wealth, reducing RELATE TO PLACEMAKING?
the size of the for-sale housing market; These dramatic demographic changes are leading
to fundamental consumer preference shifts for
Institutional support for homeownership is different types of housing, transportation, and
waning—evidenced by higher credit score lifestyle choices. They are also leading to major
standards, higher down payment requirements, changes in land use patterns that will affect the
and the tightening of other mortgage types of placemaking initiatives pursued in large and
underwriting standards. This will crimp the small cities, and their suburbs.
ability of Americans to buy houses; and
From about 1950 to about 2005, the predominant land
Unemployment will remain higher than it use pattern in America was sprawl. It was characterized
was during the long post-war boom.56 by low-density development, a separation of land uses,
Professor Nelson has reached two conclusions: large block sizes, auto dependency, and poor pedestrian
access. In contrast, market preferences are shifting to
1. Conventional residential development in compact settlement options that are characterized by
outer suburbs will remain troubled. variable density, a mix of uses, human-scale blocks that
are walkable and bikeable, with an integrated sidewalk
2. Compact, transit-oriented development and transit system. That has led some commentators to
(TOD) will be in high demand.57 observe that sprawl was an anomaly—but one that will
take many decades to convert to a denser, urban form.
54. Nelson, A.C. (2011). The New California Dream: How Demographic
and Economic Trends May Shape the Housing Market. Urban Land
However, concerns about energy, land use, and the
Institute, Washington, DC. Available at: http://uli.org/wp-content/ environment could hasten that change.
uploads/2012/06/ULI-Voices-Nelson-The-New-California-Dream.
ashx_1.pdf; accessed February 5, 2015. These trends suggest that if Midwesterners fail to
55. Nelson, A.C. (2013). Reshaping Metropolitan America: Development

Trends and Opportunities to 2030. Washington, DC: Island Press.
understand that prior to WWII, we used to build cities
Available at: https://islandpress.org/book/reshaping-metropolitan-america; in ways that were much more livable and sustainable
accessed July 10, 2015. than we have built most of our suburbs, then we
57. See Footnote 54. 58. See Footnote 54.
Part One 2-27

Table 2–7: Home Value Expectations
Growth Rate
Stagnating or
Location Faster than U.S. Same as U.S. Slower than U.S. Declining
Downtown/Near Downtown Highest Value Rise Increasing Value Holding Value Losing Value
Elsewhere in Central City High Value Increase Increasing Value Holding Value Weak Market
Suburbs Built before 1980 Holding Value Holding Value Weak Market Little or No Market
Suburbs Built 1980–2000 Holding Value Losing Value Little or No Market No Market
Post 2000 Suburbs Little or No Market No Market No Market No Market
Source: Nelson, A.C. (2013). Reshaping Metropolitan America: Development Trends and Opportunities to 2030. Washington, DC: Island
Press. Available at: https://islandpress.org/book/reshaping-metropolitan-america; accessed July 10, 2015. Table remade with permission,
by the Land Policy Institute, Michigan State University.
are destined to suffer greater economic decline, as we began to realize what As we adjust to
our talented workers choose to live in communities we had to do to re-create
in other states that offer the urban physical form, communities that were
changing markets,
transportation choices, and activities they desire. resilient and sustainable. we need to preserve
We now have the
Market trends suggest we should remodel, rebuild, opportunity to act by riding
broad living choices
and retool our downtowns and key nodes on key demographic and market in cities, as well as in
corridors in order to meet changing market demand,
to make them more livable and, in the process,
trends that are already suburbs, small towns,
heading in that direction.
to better attract and retain talent. We can start We have the opportunity and rural areas. Not
with rehabilitation of historic structures as assets
to renew and adaptively build around, since they
to respond to rising everyone wants to
market demand to widen
usually have the form and character that supports the supply of Missing live or work in dense
dense urban living. Middle Housing choices urban areas, or to
in city centers, and at key
As we adjust to changing markets, we need to preserve
nodes along key corridors.
use public transit.
broad living choices in cities, as well as in suburbs,
small towns, and rural areas. Not everyone wants Failure to adapt to these demographic and market
to live or work in dense urban areas, or to use public changes will mean diminished global competitiveness,
transit. There is no need and not enough resources because of a reduced ability to attract and retain
to convert everything anyway. Change needs to be talented workers. Large cities and first-tier suburbs
targeted to downtowns, nodes, and corridors in our have little time to act as these trends are already
largest cities, and other regional centers of commerce evident and underway. Small towns and low-density
(mostly satellite small towns within the economic suburban communities have a little longer to think
sphere of large cities, and the largest small towns and plan before aggressively acting. They will have
in rural regions). In those places infill development to study metropolitan demographics to determine
and redevelopment need to focus on mixed use if Millennials in their area will eventually marry,
and increased density, often in the form of transit- have children, and then move to their small town or
oriented development. suburb. If so, less change will be needed, but making a
These kinds of changes require reforming our thinking bad choice could be very costly.
and action. It means targeted placemaking, as well According to a 2012 USA Today article,59 the
as changing codes and related regulations in parts of peak for urban living is age 25 to 27, when 20%
targeted communities.
59. El Nasser, K. (2012). “American Cities to Millennials: Don’t Leave.”
The term “placemaking” was created in the ‘70s by USA Today, December 4, 2012. Available at: www.usatoday.com/story/
news/nation/2012/12/03/american-cities-to-millennials-dont-leave-
architects, urban planners, and landscape architects as us/1744357/; accessed October 30, 2014.

of that age group lives in urban centers. By age But, it also means accommodating issues related
41, about a quarter have moved to the suburbs. to aging in place—especially for Boomers that
What is remarkable is that “only” a quarter moved move to the city. There needs to be increased
to the suburbs compared to Boomers, where the attention to improved:
overwhelming bulk that had the means to do so, did.
Connectivity,
The oldest of the Millennials turned 30-years-old
in 2012. If cities want to keep the Millennials that Transit,
are moving to downtowns and neighborhoods near Density, and
downtown, they will have to do more than just authorize
the construction of new mixed-use development. They Social interaction.63
will have to improve:
Another point is clear. Green infrastructure counts.
Schools: Poor or unsafe schools can make or This is vegetation that adds a natural dimension
break it for most urbanites with children. to parks, boulevards, trails, bike paths, and along
watercourses. Green infrastructure is attractive
Housing Choices: Not just flats, lofts, and to wide segments of the population, including
condos. Townhouses and houses on small lots knowledge workers. However, different generations
are needed. tend to have different likes and dislikes.
Open Space: Kids need somewhere to play. Those age 65 and older are strongly attracted
Parents want trails to walk, jog, and bike. by quiet landscapes with water, forest, and
Services near Transit: Grocery stores, open space amenities.
childcare, and other services need to be Those age 35 to 64 like walkable communities,
convenient for parents to take their kids to. with parks and recreational opportunities (e.g.,
The Overall Balance: Provide adult fun and golf and connected trail systems).
culture, and trendy lofts, but build family Those age 25 to 34 enjoy dense communities
friendly homes and childcare centers at the with integrated green infrastructure and
same time.60 recreational opportunities, such as biking,
CEO’s for Cities advises that it is more than boating, and sports.64
just additional options and facilities, it involves Blue infrastructure counts as well. That means
fundamentally changing attitudes and behavior improved visual and physical access to streams, ponds,
towards children.61 Because children add value to rivers, lakes, harbors, the Great Lakes, and oceans.
cities through diversity, community, economics, Trails along these water-based natural resources
and loyalty, cities should strive to attract young are a great way to start, especially if they link parks,
professionals starting families. That means cities important open spaces, and key activity centers in cities
have to become “kid-friendly.” Children have to be and suburbs to rural places throughout the region.
welcome in:
Each of these preferences create new opportunities and
Parks, challenges for targeted placemaking activities in cities of
Restaurants, and any size and location along the transect. Chapters 9–13
will explore the kinds of targeted placemaking strategies
Entertainment venues.62 to pursue in these different locations.

60. See Footnote 59. 64. Adelaja, S., Y.G. Hailu, M. Abdulla, C. McKeown, B. Calnin, M.
61. CEOs for Cities. (2006). “City Talent: Keeping Young Professionals Gibson, and K. McDonald. (2009). Chasing the Past or Investing
(and Their Kids) in Cities.” CEOs for Cities, Cleveland, OH. Available in Our Future: Placemaking for Prosperity in the New Economy.
at: www.miplace.org/sites/default/files/CEOsForCities_KidsInCities.pdf; Report # LPR 2009-NE-03, Land Policy Institute, Michigan State
accessed July 1, 2015. University, East Lansing, MI. Available at: www.landpolicy.msu.edu/
62. See Footnote 61. ChasingthePastReport; accessed January 21, 2015.
Part One 2-29

IMPORTANCE OF POPULATION ATTRACTION creating a “Global Detroit” that are built largely
AND INTERNATIONAL IMMIGRATION around fostering immigration to metro Detroit.69
There is an important demographic issue that has not
been discussed. That is population attraction, generally. Tobocman argues that immigrants were key to
Michigan lost population between 2000 and 2010— Detroit’s greatness, and they can play a critical role in
the only state to do so.65 Most of the Midwest has its comeback. One of the attributes of urban vitality is
had anemic population growth for several decades. racial, ethnic, cultural, generational, and gender diversity.
Increasing the percentage of
Without a growing population, it is very difficult for
immigrants in (particularly) Increasing the
communities to provide the services needed for existing
residents and businesses, since property values fell so much central cities can greatly increase percentage of
diversity and aid in other
during the Great Recession, while also having to pay for
placemaking efforts. immigrants in
growing remedial infrastructure needs. Strategies that
target population growth beyond talented workers is (particularly) central
“According to a
critical. So far we have focused on accommodating Small Business cities can greatly
changing market demand for the existing population
of a region, and for attracting new talented workers.
Administration– increase diversity
commissioned report,
A presumption has been that the bulk of those in 2012, by Robert W. and aid in other
talented workers are domestic, meaning coming from
another part of the United States. Perhaps the biggest
Fairlie, an economics placemaking efforts.
professor at the
opportunity to quickly attract new talented workers University of California, Santa Cruz,70
may come from international immigrants. the business ownership rate is higher for
Some readers may have a false impression of immigrants than the native-born, with
immigrants based on politically contentious issues. But, 10.5% of the immigrant work force owning a
let’s consider some basic facts. Nationally, immigrants business compared with 9.3% of the native-
comprised only 11% of the 2000 population, but: born work force.
Made up 12% of the working population, Those numbers refer to ownership of existing
businesses; immigrants are also more likely to
Represented 24% of all scientists and engineers start a business in any given month. In 2010,
with bachelor’s degrees, and the business formation rate per month among
immigrants was 0.6%, meaning that of every
Represented 47% of all scientists and engineers 100,000 non-business-owning immigrants,
with doctorates in the U.S. workplace.66 620 started a business each month. The
Foreign-born Michigan residents are 56% more comparable rate for nonimmigrants was 0.28%
likely to possess a college degree.67 A full 37% of (or 280 out of every of 100,000 non-business-
Michigan’s foreign-born possess a four-year college owning adults). The gap in new business
degree as compared to 23.7% of American-born formation between immigrants and non-
Michigan residents.68 immigrants has been growing recently, too.”71
These facts were reported by former State Considerable high-quality research on the value and
Representative Steve Tobocman. Based on extensive benefits of entrepreneurs, and entrepreneurship in
interviews, Tobocman developed 11 strategies for general, and on immigrant entrepreneurs in particular,
has been performed by The Kauffman Foundation.72

65. Calnin, B., T. Borowy, and S. Adelaja. (2011). Behind the Numbers: 69. See Footnote 66.
Understanding Michigan’s Population Loss. Land Policy Institute, Michigan 70. Fairlie, R. (2012). Immigrant Entrepreneurs and Small Business Owners,
State University, East Lansing, MI. Available at: http://landpolicy. and Their Access to Financial Capital. Prepared for the U.S. Small Business
msu.edu/resources/behind_the_numbers_understanding_michigans_ Association by Economic Consulting, Washington, DC. Available at:
population_loss; November 5, 2014. www.sba.gov/sites/default/files/rs396tot.pdf; accessed February 25, 2015.
66. Tobocman, S. (2010). Global Detroit. New Economy Initiative of 71. Rampell, C. (2013). “Immigration and Entrepreneurship.” The New
Southeast Michigan. Available at: www.welcomingamerica.org/wp- York Times Economix Blog, July 1, 2013. Available at: http://economix.
content/uploads/2011/06/global_detroit_full_report_with_appendices. blogs.nytimes.com/2013/07/01/immigration-and-entrepreneurship/?_
pdf; accessed January 23, 2015. php=true&_type=blogs&_r=0; accessed December 31, 2014.
67. See Footnote 66. 72. For many detailed reports by The Kauffman Foundation, visit:
68. See Footnote 66. www.kauffman.org.

The State of Michigan has initiated an immigration help fuel a back-to-the-city movement, they will
initiative. Governor Snyder asked the federal have a large impact.
government to designate an additional 50,000
investment-based (EB-5) visas from 2013–2018. Housing impacts could be huge, including an excess
The visas would seek to attract highly skilled, of large single-family homes, especially on large lots.
entrepreneurial, legal immigrants who commit to The urban market will increasingly demand more
living and working in Detroit, thereby contributing to rental housing in dense locations, and especially of
its economic and population growth. the missing middle variety. If central cities and small
towns that are Centers of Commerce and Culture in
The Michigan Office for New Americans will their rural area do not positively and quickly respond
coordinate the state’s efforts to welcome immigrants; to these trends, then the lack of a diverse housing
lead efforts to encourage foreign students getting supply will become more and more of a reason that
advanced degrees to stay in the state; and ensure talented workers go to cities in other states where
that needed agricultural and tourism workers also they have more choices.
come. It will also help coordinate services to and
facilitate partnerships with immigrants in the areas of The lowest density outer suburbs are most at risk
licensing, workforce training, education, housing, and from the growing excess of single-family homes. In
healthcare. See Figure 2–15 touting some of the job some places, there may be too many on the market
creation benefits of immigrant entrepreneurs. at once as the Boomers age and downsize to smaller,
more urban homes and rental units, driving the
CONCLUDING OBSERVATIONS price of single-family homes downward. Suburbs
As described in this chapter, traditional families will need to focus on better connections with central
residing in the suburbs are not located where many cities through improved transit on key corridors,
of the new markets are forming. The new growth and with increased density at key nodes along
and development markets are young, urban, mixed- those transit corridors. In some cases they may
use, pedestrian-oriented, and multi-modal. The want to create a walkable downtown surrounded
only places where the key infrastructure and urban by higher density mixed-use dwellings in order to
form exist to immediately take advantage of these capture some of the regional market trend, and to
emerging markets is in the downtowns of large cities create a strong sense of place in what is otherwise a
and small towns. These are the logical places to target primarily bedroom community.
Strategic Placemaking, or we will lose the global
talent attraction battle. At the same time, if we do Population attraction strategies targeted at both
all the things necessary to attract and retain talented talented workers and immigrants will help boost
people in downtowns, and at key nodes along major local economies. However, there need to be quality
corridors, we will be significantly improving the places that are attractive to talented workers to bring
quality of place and choice for everyone. them in the first place. This is where placemaking
can be valuable if it is accompanied with a suite
The six generations in the U.S. do not have the of policies and practices designed to dramatically
same living preferences, and some intergenerational improve, both quickly and over time, the quality of
changes are underway that have the potential to places within a community, region, and eventually
change the face of America. First, Boomers are no the state. By improving the quality of places, local
longer the biggest generation, the Millennials are. governments can improve the quality of life for
When it comes to place characteristics, what many everyone in the community.
Millennials want is not what the Boomers wanted
at that age, and many empty-nester Boomers want There are considerable challenges and opportunities
what the Millennials now want. What the Boomers inherent in these demographic trends and the related
and Millennials want will greatly impact the housing and transportation trends associated with
direction of many trends in America, such as a desire them. Communities that fail to respond proactively
to live in cities, and to widen the range of housing to them may run the risk of irrelevancy. Given the
and transportation choices. These two generations existing fiscal challenges municipalities are already
are so large that even if small percentages of them facing, irrelevancy may be akin to continued decline
with fewer and fewer prospects for economic renewal.
Part One 2-31

Figure 2–15: Benefits of Immigrant Entrepreneurs
Source: MONA. (2015). “New Americans in Michigan – Flyer.” Michigan Office for New Americans, Lansing, MI. Available at: www.michigan.
gov/documents/ona/MONA-1pager-FINAL-Combo_499568_7.pdf; accessed September 18, 2015.

1. Significant demographic and generational 11. Michigan is overbuilt with suburban and
changes are underway. rural housing products (single-family
homes on large lots), and underbuilt for
2. Historically, Michigan’s major metropolitan housing types desired by talented workers
areas do not perform well on “Best of ” lists for and a growing number of retirees who
urban vitality, but that is beginning to change. desire a compact urban living environment
3. Marriage hit a record low in 2011, from (apartments, attached condos, single-family
72% in 1960 to 51%. The marriage rate for on small lots).
those age 18 to 29 fell from 59% in 1960 to 12. Target Market Analyses show that most
20% in 2011. Midwestern cities lack the Missing Middle
4. Michigan has the 8th lowest birthrate in the U.S. Housing types (duplex, triplex/fourplex,
bungalow court, townhouse, live/work units,
5. Since the end of WWII, we built places based courtyard apartment) that are attractive to
on the assumption that 50% of households Millennials and Baby Boomers.
have children. But, today, 70% of households
have no children. In 2040, 74% of households 13. The average vehicle miles traveled by 16-
will have no children. to 34-year-olds in the U.S. decreased by
23% between 2001 and 2009. Meanwhile,
6. In 2012, 28% of our 115 million households passenger miles on transit jumped by 40%.
were occupied by only one person; about 10%
were people age 65 and over. 14. Nationally, between 2015 and 2030 there will
be 20.1 million senior households trying to
7. Millennials are now the largest generation in sell their homes. As many as 7.4 million will
the U.S. and in Michigan. not find a willing buyer. This could lead to
the next housing crisis.
8. Of six generations alive, two of them, the
Millennials and Baby Boomers, account for 15. Nationally, 2/3 of new housing demand
54% of the entire population. between 2010 and 2030 will be for
rental housing.
9. Many Millennials decide where to live, then
look for a job there. Many want, and are 16. The biggest opportunities to quickly attract
choosing, walkable urban places, as are many new talented workers may well come from
retiring Boomers. international immigrants.
10. Homeownership is declining and will 17. Change needs to be targeted to a few centers,
continue to decline, because of the retiring nodes, and corridors in our largest cities, and
and moving Boomers’ and Millennials’ other regional Centers of Commerce and
preferences. In 2011, when those age 65 and Culture. In those places infill development
over moved, 80% vacated a single-family and redevelopment need to focus on mixed
home, and 59% moved into multifamily uses and increased density.
buildings. As more and more Baby Boomers
reach age 65, there will be a growing number 18. Placemaking can help communities attract
and retain talented workers by creating
Institute
of large, suburban, single-family houses on

Institute
the market. higher quality places with a wider range of

housing types and transportation choices that
Policy
are valued by all residents and visitors.

Policy
LandLand
MSU
Part One 2-33

STRATEGIC
Chapter 2 Case Example: Target Market Analysis for Missing

Middle and Mid-Rise Housing in Lansing/East Lansing
D
emographic and market research indicate that
many people in the two largest generations
in America’s history, the Baby Boomers and
the Millennials, will be looking for housing options
in or near downtowns and by transit. And they’ll
be doing this at roughly the same time. Boomers
will be downsizing from single-family homes in
auto-centered neighborhoods, as Millennials will
be entering the job market and ready to enter the
housing market as well. Many communities across
the nation are ill prepared for this market shift in Mid-rise mixed-use development in the Stadium District in Lansing, MI.
housing. It will require the development of housing Photo by the MSU Land Policy Institute.
options somewhere between single-family detached
housing and mid- to high-rise living: known as the mixed, flex, mid-rise formats, carriage houses, cottage
Missing Middle Housing. courts, and compact detached houses. Table 2-8 shows
the different housing types that would be appropriate
While Michigan is lacking a wide array of the for various zones in the corridor. Note: A considerably
Missing Middle Housing types discussed in this more refined transect was used than has been presented in
chapter, many communities are making strides in this guidebook.
filling the gaps with development projects that
focus on adding these new housing options to their The Greater Lansing Region is taking this
downtowns and along key corridors. This will be key demographic shift to heart and addressing the
as communities across the state prepare to implement Missing Middle Housing gap. Recent development
Strategic Placemaking and seek to better attract and projects in Lansing and East Lansing have utilized
retain talent. public-private partnerships to create a variety
of housing types that were previously lacking in
In 2013, a Target Market Analysis (TMA) was the region. Examples of these developments in
completed for the region’s main corridor: The Lansing include the Knapp’s Centre in the heart of
Michigan Avenue/Grand River Avenue Corridor. downtown, The Stadium District near downtown,
This TMA, completed by LandUse|USA, found that The Marketplace by the City Market, The Outfield
there was a gap among smaller rental units and a need under construction above the Cooley Law School
for more urban housing products, including duplexes, Stadium, Prudden Place located near downtown
rowhouses, multiplexes, stacked flats, Main Street and Old Town, Motor Wheel Lofts, and On the
Grand Condominium rowhouses in Old Town. As
home to Michigan State University, the City of East
Lansing benefits from having new housing options
for incoming students that attract more activity to
key nodes near and around the campus area (St.
Anne’s Lofts and The Residences in downtown, and a

mixed-use development that includes the Trowbridge
Lofts and a farmers market near the Amtrak station).
Some developments have also been strategically
located along the Michigan Ave./Grand River Ave.
Corridor to further connect East Lansing with
Lansing and promote greater linkage of placemaking
The Avenue Flats in Lansing, MI. This is Missing Middle Housing
with commercial on the first floor, because of it’s location on a busy efforts between the two cities.
corridor. If it was located one block back there would be housing on the
first floor and no commercial. Photo by the MSU Land Policy Institute.

Table 2–8: Potential Housing Formats by Urban Transect Zone
Rural---------------------------------------------------------------------------------Urban
Urban Transect Zone T3E T3N T4N.1 T4N.2 T5MS T5N.1 T5N.2 T5F T6C
Main
General Label Estate Nbhd. Nbhd. Nbhd. Street Nbhd. Nbhd. Flex Core
General Parameters for the Zone
Detached/Attached Detached Detached Detached Either Attached Attached Attached Attached Attached
Footprint – Low Medium Small to Medium Small to Small to Medium Small to Small to Medium to
Footprint – High to Large Medium Medium Medium Medium to Large Medium Large Large
General Setback Yes Yes Yes No No Yes No No No
Maximum Levels 2.5 2.5 2.5 3 4 4 6 4 4+
Majority Tenure Owner Owner Owner Owner Renter Renter Renter Renter Mixed
Potential Housing Formats
Carriage House Yes Yes Yes Yes - Yes Yes Yes -
Medium
- - - - - -
Detached House Yes Yes Yes
Compact
- - - - - -
Detached House Yes Yes Yes
Cottage Court - Yes Yes Yes - - - - -
Duplex - Yes Yes Yes - - - - -
Rowhouse - - Yes Yes - - Yes Yes -
Small Multiplex - - Yes Yes - Yes Yes Yes -
Large Multiplex - - Yes - - Yes Yes Yes -
Stacked Flats - - - - - Yes Yes Yes -
Live/Work Units - - Yes - - - Yes Yes -
Main Street Mixed - - - - Yes - Yes Yes Yes
Flex - - - - - - - Yes -
Mid-Rise - - - - Yes Yes Yes Yes Yes
High-Rise - - - - - - - - Yes
The urban-to-rural transect developed by Duany Plater-Zyberk & Company has been directly applied throughout this study. Each of the geographic
sectors have characteristics that roughly align with the transect zones. This table focused mainly on the T3 Suburban Zone (T3E and T3N); T4 General
Urban Zone (T4N.1 and T4N.2); Urban Center Zone (T5MS, T5N.1, and T5N.2); and Urban Core Zone (T6C). Note: E=Estate, N and Nbhd=Neighborhood,
MS=Main Street, F=Flex, and C=Core. Sources: Sharon Woods, LandUse|USA, Greater Lansing Area, MI, 2013–2015. Table remade with permission, by the
Old duplexes side-by-side in Ferndale, MI, is an example of Missing Middle Rowhouses at Town Commons in Howell, MI, is an example of
Housing. Photo by Mark Wyckoff. Missing Middle Housing. Photo by the MSU Land Policy Institute.
Part One 2-35

Chapter 3:
Economics of
Placemaking
Aerial view of Grand Traverse Commons in Traverse City, MI. Photo by the Minervini Group, LLC.
WCAG 2.0 Part One 3-1

INTRODUCTION
W
hile “placemaking” is a term that is not
yet well-known to or understood by a
large portion of the population, there is a
large amount of research that supports placemaking
as an effective set of strategies for transforming
places into those where people want to live, work,
play, shop, learn, and visit. This research goes
far beyond the health benefits of walkable and
bikeable places, or the social and aesthetic benefits
of quality places—these alone are good reasons for
placemaking. The research in this chapter is focused
on the factors that underpin placemaking as an
economic development tool.
Chapter 3 is organized into two sections. The first Outside seating in downtown Flint, MI. Photo by the Michigan
section is based largely on research completed or Municipal League/www.mml.org.
compiled by the Land Policy Institute at Michigan

Section Two: Summary of Other
State University or, in a few cases, is related
Economic Benefits–Research that
research by other Michigan universities. The second
Supports Placemaking
section is a brief summary of additional research
that supports placemaking from a wide range of Land Use and Infrastructure;
perspectives. The categories of the key topics in
each section are listed below: Property Value Studies;
Section One: Improved Regional Economic Location Efficiency;

Performance Requires Placemaking to
Energy Use;
Attract and Retain Talented Workers
Preservation Efficiency;
Economic Context;
Value of Human Contact and
Key Global Demographic and
Social Interaction;
Economic Considerations;
Economic Value of Creative Industries;
Prosperity Requires Regional Partners;
Entrepreneurship;
The Business-Talent-Place Triangle;
Health and Safety; and
Within Each Region There Must be Some
High-Quality Urban Places; Return on Investment (ROI) for Developers.
Michigan Prosperity Regions; SECTION ONE: IMPROVED REGIONAL
ECONOMIC PERFORMANCE REQUIRES
Talent Attraction and Population Growth;
PLACEMAKING TO ATTRACT AND RETAIN
A Place-Based Model of TALENTED WORKERS

Economic Prosperity;
Economic Context
People, Place, and Policy Strategies; and The Midwest, in general, and Michigan, in particular,
were in an economic funk for the first decade of
Public Opinion Surveys. this century. While the Midwest and Michigan are
making a come-back as the nation emerges from
the Great Recession, the state’s recovery lags behind
the rest of the country in several respects. Perhaps
it is because other more prosperous areas of the
nation already know that quality of place is linked to has been a net out-migration state for many of the
prosperity in the New Economy. years from 1960 to 2012.8 See Figure 3–1. The biggest
losses in recent years (and presumably during much
Michigan led the nation in job loss between 2000 and of this period) has been in the 18- to 34-year-olds
2009 at 860,400 jobs; that represented 18.3% of total age group.9 See Figure 3–2.
jobs (nearly one in five were lost). The state reached
15.2% unemployment in 2009 and led the nation in During the Old Economy (see page 1–10 in Chapter 1),
unemployment for much of the Great Recession.1 In high unemployment was a cyclical problem. Michigan’s
September 2015, Michigan’s unemployment rate fell unemployment rate has been worse than the nation’s in every
to 5%,2 nearly the same as the national rate.3 economic downturn since 1956.10 During only a few really
prosperous periods has the state’s rate been slightly
Michigan was the only state in the U.S. to lose better than the national average. This trend long ago led
population between 2000 and 2010. Michigan lost to the phrase “when the nation catches a cold, Michigan
54,804 people, or 0.6%.4 This was particularly troubling catches pneumonia.”
because the state’s population rose during 2000–2005
by 152,110 people (mostly more births than deaths), Michigan residents have “put up with” this cycle,
and then lost all of that and 62,000 more from 2006– because once the nation’s economy improved,
2011 (mostly by out-migration (people leaving the automakers would sell cars again and prosperity would
state)).5 Most of the Midwest and the Northeast barely return. However, a well-known economist at Michigan
grew in population from 2000–2010, while many of the State University and an expert on Michigan’s economy,
Mountain states and Texas grew more than 15.3%.6 Dr. Charles Ballard, has noted that the Great
Recession was radically different.11 There is a complete
With the exception of Chicago, IL; and Minneapolis/ restructuring of the nation’s economy taking place.
St. Paul, MN, the Midwest was losing talented Michigan has seen it play out most directly in the auto
workers to other states, but worse, was failing industry employment and wages.
to attract talented workers to fill jobs at the rate
employers demand.7 In addition to the talent deficit, As a result, Michigan can no longer rely on the
the lack of talented workers lowers our average auto industry alone to return prosperity to the state.
educational attainment, our average per capita While auto production and sales have risen and
income, and makes us less globally competitive, unemployment rates have fallen to the national
because most of the talented workers in demand have average, tens of thousands of people have dropped
more education than the average Midwesterner. out of the labor force because there are no jobs
available for their skillsets. The auto industry employs
Michigan is turning the corner on out-migration. far fewer people than a decade ago, as robotics and
Fewer people are leaving every year since 2007, other manufacturing efficiencies require far fewer
compared to those moving in. But note, Michigan workers than in the past. Two of the three major auto
1. Ballard, C. (2010). “Michigan’s Economic Transformation.” Presented companies in Michigan went bankrupt during the
to the Michigan Association of Administrators of Special Education
on February 9, 2010. Available at: http://maase.pbworks.com/f/ recession. A fundamental shift has occurred.
Ballard+Handout+2-10.pdf; accessed March 11, 2015. 8. MDTMB. (2012). “Total Net Migration: Michigan, 1960–2012.”
2. BLS. (n.d.). “Databases, Tables & Calculators by Subject: Local Area Michigan Department of Technology, Management, and Budget;
Unemployment Statistics.” Bureau of Labor Statistics, U.S. Department Lansing, MI. Available at: www.michigan.gov/documents/cgi/cgi_
of Labor, Washington, DC. Available at: http://data.bls.gov/timeseries/ census_mich0012slides_434753_7.pdf; accessed November 5, 2014.
LASST260000000000003; accessed October 23, 2015. 9. MDTMB. (n.d.). “Updated Migration Statistics from the American
3. NCSL. (n.d.). “Labor and Employment.” National Conference of State community Survey: 2012.” Michigan Department of Technology,
Legislatures, Washington, DC. Available at: www.ncsl.org/research/labor- Management, and Budget; Lansing, MI. Available at: www.michigan.gov/
and-employment/national.aspx; accessed October 23, 2015 documents/cgi/cgi_census_Mig12Age_Slides_434759_7.pdf; accessed
4. Calnin, B., T. Borowy, and S. Adelaja. (2011). Behind the Numbers: February 11, 2015.
Understanding Michigan’s Population Loss. Land Policy Institute, Michigan 10. Before 1956, there was no reliable state unemployment data except at
State University, East Lansing, MI. Available at: http://landpolicy.msu.edu/ the decennial census. Data from: Romer, C. (1986). “Spurious Volatility
resources/behind_the_numbers_understanding_michigans_population_loss; in Historical Unemployment Data.” The Journal of Political Economy
accessed November 5, 2014. 94 (1): 1–37 [US, 1900–1930]; Coen, R.M. (1973). “Labor Force and
5. See Footnote 4. Unemployment in the 1920’s and 1930’s: A Re-Examination Based on
6. See Footnote 4. Postwar Experience.” The Review of Economics and Statistics 55 (1): 46–55
7. Michigan Future, Inc. (2008). Young Talent in the Great Lakes: How [US, 1931–1940]; U.S. Bureau of Labor Statistics [US, 1941–2010 and MI,
Michigan is Faring. Ann Arbor, MI. Available at: http://michiganfuture.org/ 1976–2010]; Michigan Bureau of Labor Market Information and Strategic
cms/assets/uploads/2014/07/YoungTalentInTheGreatLakesFINAL.pdf; Initiatives [MI, 1956–1975]; U.S. Census Bureau [MI, Decennial rates].
accessed February 12, 2015. 11. See Footnote 1.
Part One 3-3

Figure 3–1: Total Net Migration for Michigan from 1960–2012
100,000
50,000
Number of People
-50,000
-100,000
-150,000
-200,000
05–06
60–61
63–64
66–67
69–70
72–73
81–82
84–85
87–88
90–91
93–94
96–97
99–00
02–03
08–09
78–79
11–12
75–76
Interval
Note: Total net migration is calculated by subtracting natural increase (i.e., the difference between births and deaths) from total population change
as estimated by the U.S. Census Bureau. Sources: MDTMB. (2012). “Total Net Migration for Michigan from 1960–2012.” Michigan Department of
Technology, Management, and Budget; Lansing, MI. Available at: www.michigan.gov/documents/cgi/cgi_census_mich0012slides_434753_7.pdf;
accessed November 5, 2014. Figure remade with permission, by the Land Policy Institute, Michigan State University.
Michigan needs a more diverse economy that Businesses form and are attracted to places
balances employment across many sectors. with concentrations of knowledge workers
Employment diversification would be more likely (e.g., Google moving to Ann Arbor, MI).
to help Michigan and other Midwest states ride
economic storms of the future. New capital is flowing to businesses where
knowledge and creativity are highly valued
It is hard to fuel economic engines without population and abundant.
growth. With talent as the new international currency,
it is clear that to attract both new residents and new Since talent is mobile, places have to have
talent Michigan needs to have many more quality abundant amenities in order to attract and
places with a broader range of New Economy jobs in retain talent.
the places where people want to live, work, play, shop, “The New Economy refers to a global,
learn, and visit. Michigan needs effective Strategic
Placemaking to create more of these places. entrepreneurial, and knowledge-
To better appreciate how Strategic Placemaking
based economy where business
can help requires us to understand the fundamental success comes increasingly from the
differences between the Old Economy and the New
Economy. See Table 1–1 in Chapter 1. Following
ability to incorporate knowledge,
is a list of some of the key lessons from the New technology, creativity, and innovative
Economy model: products and services.”
The New (Knowledge) Economy is driven by Soji Adelaja, PhD, professor, Michigan State University;
talent and knowledge workers. and former director, MSU Land Policy Institute,
“Michigan Land and Prosperity Summit,” 2009.

Figure 3–2: Out-Migration from Michigan by Age, 2009 and 2012
6%
Rates of out-migration have improved
5% considerably for those age 18 to 29
4%
Percentage
2009
3%
2012
2%
1%
0%
1 to 4
5 to 17
18 and 19
20 to 24
25 to 29
30 to 34
35 to 39
40 to 44
45 to 49
50 to 54
55 to 59
60 to 64
65 to 69
70 to 74
75 and older
Age
Source: MDTMB. (n.d.). “Updated Migration Statistics from the American Community Survey: 2012.” Michigan Department of Technology,
Management, and Budget; Lansing, MI. Available at: www.michigan.gov/documents/cgi/cgi_census_Mig12Age_Slides_434759_7.pdf;
accessed February 11, 2015. Figure remade with permission, by the Land Policy Institute, Michigan State University.
Only regions with strategies that match their top six economies in the world, and the U.S. will be a
assets and their vision can prosper in the distant second to China. This is a radical reshuffling of
New Economy. the top economies in the world over the next 40 years,
since the U.S. and EU-5 nations were No. 1 and No. 2
Our competition is global. in 2010, China was No. 5, and Brazil, India, and Russia
Key Global Demographic and were No.’s 11, 12, and 13, respectively.12
Economic Considerations In short, the rules have changed. Every other region
The global demographic and economic challenge in the world is now competing with the U.S. for
is complicated. There is flat to falling population prosperity. Our non-Western competitors have some
in the Western world and rising population almost distinct advantages:
everywhere else—which also have growing Middle
Classes (the largest consumer groups). Elsewhere per More flexible infrastructure that is less tied to
capita Gross Domestic Product (GDP) is rising faster vehicular transport.
than in the Western world (see Table 3-1) and there
A more flexible decision-making framework
is growing economic competition everywhere. Our

biggest competitors are the so-called BRIC nations: for businesses.
Brazil, Russia, India, and China, which now account
for more than 40% of the world’s population. 12. Wilson, D., and R. Dragusanu. (2008). “The Expanding Middle: The
Exploding World Middle Class and Falling Global Inequality.” Global
By 2050, if current trends continue, Goldman Sachs Economics Paper No. 170, Goldman Sachs, Manhattan, NY. Available at:
www.ryanallis.com/wp-content/uploads/2008/07/expandingmiddle.pdf;
projects the BRIC nations will occupy four of the accessed February 17, 2015.
Part One 3-5

Table 3–1: Change in Percent for Global Economic
Growth Forecasts (in per Capita GDP), 2008 and 2013
Location 2008 2013
World 4.1% 3.9%
U.S. 1.3% 2.3%
Japan 1.5% 1.5%
France 1.6% 0.8%
Germany 2% 1.4%
U.K. 1.8% 1.4%
Brazil 4.9% 4.6%
Russia 7.7% 3.9%
India 8% 6.5%
China 9.7% 8.5%
Sources: Data from 2008: IMF. (2008). “Global Slowdown and Rising Inflation.” World Economic Outlook Update, July 2008. International
Monetary Fund, Washington, DC. Available at: www.imf.org/external/pubs/ft/weo/2008/update/02/pdf/0708.pdf; accessed February 19, 2015.
Data from 2013: IMF. (2012). “New Setbacks, Further Policy Action Needed.” World Economic Outlook Update, July 16, 2012. International Monetary
Fund, Washington, DC. Available at: www.imf.org/external/pubs/ft/weo/2012/update/02/pdf/0712.pdf; accessed February 19, 2015. Table remade
with permission, by the Land Policy Institute, Michigan State University.
Different kinds of partnerships between often extend beyond state One big change we
government and business. boundaries. Michigan’s
economic sub-regions
can make is to begin
None of our legacy costs (pensions, health overlap (within and to think regionally.
insurance, etc.). outside the state).
When examining
They can take more risk, because they have
nothing to lose and prosperity to gain.
Figure 3–4 demonstrates global economic
a model for thinking of
the principal economic activity, it quickly
This suggests that in order to compete globally in the
New Economy, we must change the way we think, act, regions in Michigan. becomes clear that
The ellipses with the
and do business at every level in the public, private, and
darker lines are the bigger
economic competition
nonprofit sectors.
regions, while lighter lines is not local to local,
One big change we can make is to begin to think are sub-regions. These state to state, state to
regionally. When examining global economic activity, do not closely follow
it quickly becomes clear that economic competition political boundaries. There nation, or even nation
is not local to local, state to state, state to nation, or is large overlap in the lines, to nation—it is region
even nation to nation—it is region to region. and lines also cross out of
Michigan and into Canada to region.
“Locals” within the same metro region should be in a few places. Ideally, places with overlap would plan
friends and partners, not competitors—we are all in and cooperate together. Strong regional economies are
this together. Our competitors are often half the globe built on the unique assets of the region. But, clusters of
away. The Great Lakes States/Southern Ontario assets do not always follow these lines either. It is
are a multinational region. Figure 3–3 is a photo of hard to perform economic development planning
the Great Lakes States at night from space. From a without coordinating along all the edges, and by
global perspective, this is our economic region. taking a statewide (and in many cases a multistate)
Michigan is not a “single economy.” There are no look (as in Figure 3–3).
single state economies (except perhaps Hawaii).
States are collections of sub-regional economies that

Figure 3–3: Economic Region of the Great Lakes
Source: Simmon, R. (2012). “City Lights of the United States, 2012.” NASA Earth Observatory, using Suomi NPP VIIRS data provided courtesy
of Chris Elvidge (NOAA National Geophysical Data Center), Washington, DC. Available at: http://earthobservatory.nasa.gov/IOTD/view.php?id
=79800&eocn=image&eoci=related_image; accessed September 1, 2015.
Prosperity Requires Regional Partners community types, housing choices, schools, and
Zero-sum situations do not work in the New cultural offerings are also important to attract
Economy. Having an impact in the global economy the kind of talented workers necessary to run the
requires pooling regional resources and wisely using business. As a result, communities within a region
assets. It means local governments, the private should be working together to attract and retain
sector, schools, and non-governmental and civic business, for all will prosper with each success.
organizations must all work cooperatively together to
market the region and provide services efficiently in It can happen. For example, the Lansing metro area
order to be cost-competitive. Relevant assets in the local governments all came together in the early 2000s
New Economy have a strong regional dimension. All to facilitate General Motors (GM): 1) Tearing down
infrastructure in the region is an asset that must be one auto plant in Lansing and building a new Cadillac
adequately maintained. plant there; 2) building a new plant and complex in

adjacent Delta Township; and 3) closing two plants in
People, companies, and talent do not move to Lansing Township. Thousands of jobs were at stake.13
towns—they move to regions. Several places in a
region may meet the physical and transportation 13. Lietz, T. (2014). “Second Shift: From Crisis to Collaboration.” A
Production of the Michigan Institute for Contemporary Art, Lansing,
requirements for a company. But, a wide range of MI. Available at: www.secondshiftfilm.com/; accessed February 11, 2015.
Part One 3-7

Figure 3–4: Michigan’s Economic Sub-Regions
Businesses Locate Regionally

When businesses are looking to establish a new facility (e.g., manufacturing plant or office) they look
at an economic region.
They are concerned with major transportation like roads and rail, but also with air and local transit.
They principally look at regions with the kind of trained workers they need.
For their workers:
yy They want a wide range of choices in walkable neighborhoods with a variety of housing types
and costs, good schools, transit, and a wide range of cultural and entertainment options,
shopping, and restaurants.
yy They also want continuing education options and, in some cases, need high-quality universities nearby.
These are rarely available in a single jurisdiction, but are often available across a larger region.
As current employees retire and turnover occurs, where will new employees come from? Because
talented workers are mobile, they will choose a high-quality place to live and work. It will be hard to
recruit them to regions without high-quality places.

Those were the only new auto factories built by In Michigan, in 2003, there were 14 Metropolitan
GM in the U.S. in that decade. General Motors was Statistical Areas (MSA);14 since then, Midland
willing to make these investments in one region, County has been added as an MSA:15
because of the high-quality labor force in the Lansing
metro area. Local governments realized that unless Ann Arbor,
they all cooperated, and did not “care” about which Battle Creek,
jurisdiction the new plants were located in, the whole
region would suffer like Flint did when GM shut Bay City,
down most of its operations there.
Detroit,
The Business-Talent-Place Triangle
By now it should be apparent that there is a growing Flint,
interdependency between business, talent, and place Grand Rapids,
(see Figure 1–1 in Chapter 1 (page 1–4)). Businesses
depend on talented workers. Because talented workers Holland,
are mobile and in demand, they can choose to live
and work in high-quality places. As more and more Jackson,
talented workers aggregate in quality places, other
Kalamazoo,
businesses will migrate there as well, or be newly
formed by entrepreneurs around the growing number Lansing,
of talented workers. The quality place then becomes a
magnet for new businesses and new talented workers. Monroe,
Within Each Region there Must be Muskegon,

Some High-Quality Urban Places
Niles/Benton Harbor/St. Joseph, and
It will be hard to attract talented workers to regions
without high-quality places, or to retain those Saginaw.
already there, if their skills are in high demand
elsewhere. Thus, every economic region must have Including Midland County, there are 15 MSAs. The
some high-quality urban places with a wide range of largest cities in each MSA are Centers of Commerce
housing and transportation choices; good schools; and Culture, which are all located in the lower half of
ample entertainment, shopping, and recreational the Lower Peninsula.
opportunities; as well as a mix of cultural, arts, and
Three of these major MSAs extend outside of
educational institutions.
Michigan, but include Michigan communities (South
All of these features must be found in some places Bend/Elkhart, IN; Toledo, OH; Detroit/Windsor,
within any central city that serves a large regional Canada, which includes Port Huron/Sarnia). They
area. These cities can be called regional Centers of are all comprised of multiple contiguous jurisdictions
Commerce and Culture. In smaller numbers and at a surrounding a comparatively large central city. There
smaller scale, these features of quality places should are about 100 small urban clusters that serve as sub-
also be found in portions of some adjoining suburban 14. Library of Michigan/LDDS. (2003). Metropolitan and Micropolitan
Statistical Areas in Michigan Based on the 2000 Census. Department
cities and townships. These are sub-regional centers. of History, Arts, and Libraries; Library of Michigan; Lansing, MI.
In rural regions without a central city, many small Available at: www.michigan.gov/documents/Hal_lm_census_
towns must together meet this need. Collectively, MetropolitanDesignations061003_67117_7.pdf; accessed February 12, 2015.
15. MDTMB. (n.d.). “Metropolitan, Micropolitan, and Combined
these large and small cities need to have the highest
Statistical Areas for Michigan.” Center for Shared Solutions; Michigan

quality of life and the most urban amenities in the Department of Technology, Management, and Budget; Lansing, MI.
region (more on this in Chapter 7). Available at: www.michigan.gov/cgi/0,4548,7-158-54534_51886_51889-
296788--,00.html; accessed February 12, 2015.
Part One 3-9

Centers of Commerce and Culture, and Sub-Regional Centers
T
he major job and population centers of a region can be called Centers of Commerce and Culture.
They should be places with the highest population density, the highest level of public services, and
the greatest mix of public and private amenities. As a result, they should be the talent magnets of
the region. Some of the suburban communities, including some small towns and portions of surrounding
townships that are economically linked to the regional center and joined by common transportation systems
are sub-regional centers.
regional centers in suburban and rural areas. Many Ninety-one percent (91%) of science and
of these small urban clusters in the Southern Lower engineering jobs,
Peninsula are within the influence of one of the 15
major Centers of Commerce and Culture. Some of Eighty-five percent (85%) of post-secondary-
these small urban clusters cross state/international degree holders,
boundaries, such as Iron Mountain in the Upper Ninety percent (90%) of the high-tech
Peninsula (with North Central Wisconsin) and Sault industry employment, and
Ste. Marie, MI/Canada. These areas are mapped in
Figure 3–5. Eighty percent (80%) of advanced
manufacturing jobs.16
These places have a density and a total population
sufficient to meet the U.S. Census Bureau’s definition In order for Michigan to continue to be globally
of either an “urbanized area” or an “urban cluster” competitive for talent, the largest cities within these
based on block-level data. Urbanized areas have MSA’s all need to have several high-quality places, with
a minimum population of 50,000 people with a a good quality of life that includes many amenities. To
density of at least 1,000 people/sq. mile in the urban the extent that these features are absent, or in need of
core, plus a density between 500 and 1,000 people/ improvement, placemaking is an appropriate remedy.
sq. mile in contiguous areas. Urban clusters have a
population between 2,500 and 49,999 people, plus Michigan Prosperity Regions
a density of at least 500 people/sq. mile. The 15 In an effort to better align assets with resources and
major Centers of Commerce and Culture are all to more sharply focus regional economic development
urbanized areas. The urbanized areas and urban clusters efforts, Michigan’s Governor, Rick Snyder, realigned
are home to the principal residential and business areas the boundaries for economic development planning
in Michigan. They are also the prime opportunity areas into 10 Prosperity Regions in 2013. Figure 3–6
for placemaking, because they are dense enough to be depicts these new boundaries. State agencies have
walkable if the pedestrian infrastructure is in place. They redrawn their service boundaries to conform to the
represent a small subset of the 1,856 local units of new boundaries. The legislature appropriated planning
government in Michigan. grants to facilitate the collaboration of traditional,
regional planning and development agencies with
According to a 2012 report by Public Sector workforce boards, colleges and universities, and non-
Consultants and the Brookings Institution, the 14 traditional business-backed economic development
MSAs are home to: agencies. A major focus of the Prosperity Regions is
on talent attraction and retention activities, which

Eighty-two percent (82%) of the is where regionally significant sites for Strategic
state population, Placemaking should be incorporated into the Regional
Eighty-four percent (84%) of the jobs, Prosperity Plan. That way there will be two different
16. Public Sector Consultants and the Brookings Institution Metropolitan
Eighty-six percent (86%) of the State GDP, Policy Program. (2012). Michigan’s Urban and Metropolitan Strategy. Prepared
for the Business Leaders for Michigan, Detroit, MI. Available at: www.
brookings.edu/~/media/research/files/reports/2012/2/23%20michigan%20
Eighty-five percent (85%) of exports, economy/0223_michigan_economy.pdf; accessed February 17, 2015.

Figure 3–5: Map of Michigan’s Urban Areas and Urban Clusters
Part One 3-11

Figure 3–6: Map of the State of Michigan Prosperity Regions
Source: MDTMB. (2013). “State of Michigan Prosperity Regions.” Michigan Department of Technology, Management, and Budget; Lansing; MI. Available at:
www.michigan.gov/documents/snyder/Prosperity_Map_Final_430369_7.pdf; accessed October 27, 2015.
Michigan Municipal League
A
founding member of the Michigan Sense of The MML began to research placemaking as an
Place Council, the Michigan Municipal League economic development tool and, in 2011, published
(MML) is a membership-driven organization its first book examining the economics behind
that represents most of Michigan’s cities, villages, placemaking entitled The Economics of Place: The
and some urbanizing townships, and strives to make Value of Building Communities around People.
them more active, vibrant places. At the turn of the This book presents a range of perspectives on the
century, MML set out to determine what ingredients importance of place and its role as an economic growth
were necessary to restore prosperity to Michigan. That strategy as authors share their stories and research. It
work resulted in MML’s 21st Century Communities is meant to introduce several aspects of placemaking as
initiative that was built around eight core assets that an economic development tool, and is an opportunity
communities would need to grow and strengthen to glean lessons learned from across the nation.
themselves, and the state. These assets involved:
The MML recently published a second book on
1. Physical design and walkability, the topic entitled The Economics of Place: The Art
of Building Great Communities. This book goes
2. Green initiatives, beyond placemaking as a concept to offer real-world
3. Cultural economic development, examples of economic drivers and agents of social
and cultural change in Michigan’s own backyard. The
4. Entrepreneurship, examples represent some of the many place-based
catalysts that can spark the kind of transformational
5. Diversity, changes that reinvent and revitalize a community,
6. Messaging and technology, with tangible payoffs in terms of livability, social, and
cultural enrichment, and economic development.
7. Transit, and Most of all, the examples show that placemaking is
an art not a science, and displays itself in as many
8. Education. shapes, sizes, and colors as a community can imagine.
The MML has geared its programming and services For more information, visit: www.mml.org/. To learn
to helping communities become these 21st Century more about the two books on The Economics of
Communities. It has partnered with communities Place, visit: www.mml.org/economics_of_place_
to conduct placemaking projects, called PlacePlans, book/index.html; and www.economicsofplace.com/
and provided technical assistance and resources for economics-of-place-the-art-of-building-great-
further placemaking in Michigan communities. communities/; accessed February 3, 2015.
advocates for projects in those targeted places: 1) the of a broader population attraction strategy, makes the
region, and 2) the respective local units of government. most economic sense. As explained over the next
few pages, some populations have greater economic
Talent Attraction and Population Growth growth benefits than others, and the differences are
In municipalities, regions, and states still reeling from sometimes striking and surprising.
a decade of economic hardship, resources to engage
in economic and community development activities General population growth is necessary to add to
are hard to come by. One way to build support for the consumer base to have enough school children to
those expenditures is to highlight the benefits of keep schools in good condition, and to keep houses
improvements in specific locations for targeted occupied. This will keep property values up and, as a
improvements. Targeting placemaking projects result, keep property taxes flowing to pay for public
and activities can help guide strategic investment services. It is very difficult to meet public service
decisions. Two other approaches may also be useful. obligations if the overall population is shrinking.
The first is demonstrating the high costs of population Existing public service costs are significant, usually
loss. The second is showing the benefits of population rising, and revenue streams (especially property taxes
growth and how targeting talented workers, as part and sometimes income taxes) have fallen for many
Part One 3-13
Examples of Business Challenges with
Talent Attraction and Retention
“I
ncreasingly, young tech talent wants
to live and work in cities. As a result,
the hottest tech companies, from
Google to Twitter to Uber, are setting up
shop in San Francisco, [CA], a long drive
north of Silicon Valley, the traditional
stronghold of the computer game. In the
cutthroat world of tech recruiting, catering
to the demands of the talent is everything,
and even Apple isn’t immune to the first rule
of real estate: Location, location, location.”i
Wired Magazine
*** Outside dining in downtown Traverse City, MI. Photo by the Michigan
Municipal League/www.mml.org.
Virtually every article in the Dec. 2013 issue of
MiBiz focused on the increasing challenge of finding not having enough places with the amenities and
talented workers across a wide range of occupations attributes that especially young talented workers were
in West Michigan. Business executives were quoted looking for.ii
as noting that attraction efforts were hampered by
***
i. Wohlsen, M. (2013). “Why Apple’s Suburban Spaceship Could
Lose the War for Tech Talent.” Wired Magazine, December 20, 2013. ii. MiBiz®. (2013). “Crystal Ball: Insights, Economic Sentiment, and
Available at: www.wired.com/2013/12/apple-suburban-mothership/; Forward-Looking Strategies from the Region’s Business Leaders.” Special
accessed November 5, 2014. Year-End Issue. MiBiz® 26 (5), December 23, 2013.
years in many communities as property values fell employment and income. This helps give a context to
(often because of the oversupply of houses created by the above statements and is examined first. The role of
the mortgage foreclosure crisis). Thus, under existing placemaking in population growth is examined second.
cost of service provision scenarios, a growing tax
base is needed to meet public service obligations. This is As mentioned earlier, Michigan was the only state
easiest to achieve if the overall population is growing. to lose population during the last decade. In 2009,
More importantly, to attract and retain the workers LPI published a study showing the economic impact
needed to be globally competitive requires a quality of population loss in 63 counties in Michigan from
community with adequate public services and at least 2005–2008 and 31 counties from 2000–2005.17 The
some of the kinds of amenities available in the most results of both periods are depicted on Table 3–2. It
attractive metropolitan areas. This is a conundrum is easy to see the significance of population loss, and
that is suited to targeted placemaking in a climate how difficult recovery can be once population begins
with few additional fiscal resources. But, it also to decline. These are aggregate costs to all of those
requires an aggressive population attraction strategy counties experiencing population loss.
in the cities that have suffered the greatest population In 2009, the Land Policy Institute research team
losses to date. created a growth decomposition model to project the
Negative Impacts of Population Loss impact of changes of population, jobs, and income
The MSU Land Policy Institute has twice documented 17. Adelaja, S., Y.G. Hailu, and M.A. Gibson. (2009). The Economic Impacts
the negative impacts of population loss in Michigan of County Population Changes in Michigan - Full Report. Land Policy
counties on employment and income, as well as Institute, Michigan State University, East Lansing, MI. Available at: http://
landpolicy.msu.edu/resources/econimpactsctypopchangesmifullreport;
the positive impacts of population growth on accessed September 1, 2015.

Table 3–2: Negative Economic Impacts of County Population Loss in Michigan
2000–2005 2005–2008
31 Counties Lost Population (~31,000 People in Total) 63 Counties Lost Population (~126,000 People in Total)
$246 Million in Lost Labor Income $585 Million in Lost Labor Income
$164 Million in Lost Property-Type Income $346 Million in Lost Property-Type Income
7,327 Jobs Lost 15,855 Jobs Lost
$790 Million in Lost Economic Output $1.9 Billion in Lost Economic Output
Note: Data from U.S. Census Bureau Annual Population Estimates. All table totals are for ONLY those counties that lost population.
Property-type income is all revenue generated from real estate, including property tax and profits resulting from rent charged,
mortgages, etc. Source: Adelaja, S., Y.G. Hailu, and M.A. Gibson. (2009). The Economic Impacts of County Population Changes in Michigan
- Full Report. Land Policy Institute, Michigan State University, East Lansing, MI. Available at: http://landpolicy.msu.edu/resources/
econimpactsctypopchangesmifullreport; accessed September 1, 2015. Table by the Land Policy Institute, Michigan State University, 2009.
on each other over time. Dozens of variables were

examined in all 3,023 counties across the U.S., and
those with strong relationships were used to show
what the impact would be if a variable changed. The
results from some of the key relationships found in
the Chasing the Past or Investing in Our Future
study follows.18
Population, Jobs, and Incomes Go Together

Common sense suggests that as the number of people
increase, the number of jobs created to service those
people and utilize their workforce skills will increase,
and that as more people work, overall incomes will
go up. While that is not always true, LPI research has
revealed it often is, but in nuanced ways. For example,
places that attract people also attract jobs, and vice versa.
One percent (1%) more people means 0.8%

more jobs.
One percent (1%) more jobs means 0.8%

more people.19
Places that attract jobs create better incomes.
One hundred (100) more jobs means about Front cover of the Chasing the Past or Investing in Our Future
report by the MSU Land Policy Institute, 2009.
$5 more in per capita income.
One-hundred-thousand (100,000) more This also works in reverse; a loss of 100,000 jobs
jobs means about $5,000 more in per equals about $5,000 in per capita income loss.21
capita income.20 Knowledge-class workers are the most potent economic
18. The full results can be found within this book: Adelaja, S., Y.G. Hailu, drivers. The ownership structure of service and high-
M. Abdulla, C. McKeown, B. Calnin, M. Gibson, and K. McDonald. tech products leaves very little for the skilled worker.
(2009). Chasing the Past or Investing in Our Future: Placemaking for
Prosperity in the New Economy. Report # LPR 2009-NE-03, Land As much as the success of the Agricultural Age was
Policy Institute, Michigan State University, East Lansing, MI. Available at: based on access to land, and the success of the Industrial
www.landpolicy.msu.edu/ChasingthePastReport; accessed January 21, 2015. Age was based on access to natural resources and
Part One 3-15

factories, the success of the Knowledge Age is based A new book entitled The New Geography of Jobs,
upon access to the most important economic input— by Enrico Moretti, an economist at the University of
knowledge. While the rise of knowledge workers has California, Berkeley, has documented the economic
been acknowledged for the past 50 years, innovation effects of the work of Millennials. One of his findings
and globalization through the internet and social media includes: For every college graduate who takes a
over the past couple of decades has drastically increased job in an innovation industry, five additional jobs
the demand for knowledge workers. Though skilled are eventually created in that city, such as waiters,
workers are still needed to grow food and develop carpenters, doctors, architects, and teachers.22
products, automation has reduced some of that need,
and knowledge workers are essential to advance the Joe Cortright, now with City Observatory and Impresa,
productivity and efficient delivery of those goods. In completed a study that showed about 25% more young
addition, the services provided by knowledge workers college graduates lived in major metropolitan areas in
can be achieved locally and exported. Therefore, 2014 than in 2000, which was double the percentage
agglomerating knowledge workers drives local economic increase in the cities’ total population. All 51 of the
growth and global competitiveness. Most services biggest metros in the nation, except Detroit, have gained
are local, and exportable services imply heavy local young talent, either from net migration to the cities or
employment. New Economy services also tend to from residents graduating from college.23 This is quickly
employ many people locally. So, what does this suggest? changing in the Midtown and Downtown parts of Detroit,
which are rapidly aggregating young talented workers.
People count, and their marginal impacts
count more. The LPI research examined the economic impact of
more than just the Millennials in metro counties and
The trick is population attraction, targeted toward found that:
high-impact people (especially knowledge workers).
Places with more 25- to 34-year-olds create
There are many types of knowledge workers, the most more jobs without losing population. One
coveted are Millennials. This is because they are, as a percent (1%) more young people means 539
generational group, the largest and the best educated; they more jobs.
are also young, energetic, and a comparative bargain,
because they are just starting in the labor force. There are, Places with more retirees create more jobs, but
of course, many other knowledge workers of other lose population. One percent (1%) more retirees
generations, but they are often not as mobile. Once means 213 more jobs and 387 less population.
workers settle down and have a family, they do not Places with more foreign-born grow
move as often. When they do move, it is often within population and create more jobs. One percent
the same region. Thus, the focus is on the Millennials, (1%) more foreign-born people means 654
in order to get them to come to a particular region or more jobs, and 656 more people.24
never leave it in the first place.
This research suggests that targeting attraction strategies
Attention is also on the retiring Baby Boomers who at those age 25 to 34, retirees, AND immigrants is best.
are the second largest generational group, often That combination gives the largest population and job
skilled, and are moving because they are retiring boost, while also raising incomes. For example, many
and downsizing. This has resulted in a portion of of the jobs that come with a growing senior population
them being very mobile. Entrepreneurs are also good are in healthcare services. Some of those jobs are high-
to target, but several studies show they often start tech, which are often more attractive to well-educated
businesses wherever they are already located—hence, younger workers.
the benefit of local entrepreneurship services to assist
22. Miller, C.C. (2014). “Where Young College Graduates are Choosing
more entrepreneurs just starting out. Immigrants, to Live.” The New York Times, The Upshot blog, October 20, 2014.
especially the well-educated and comparatively Available at: www.nytimes.com/2014/10/20/upshot/where-young-
wealthy, are also good to target as they start college-graduates-are-choosing-to-live.html?_r=0&abt=0002&abg=0;
accessed November 6, 2014.
businesses much more frequently than indigenous 23.Cortright, J. (2014). The Young and Restless and the Nation’s Cities.
people. Other demographic combinations can also City Observatory. Available at: http://cityobservatory.org/wp-content/
uploads/2014/10/YNR-Report-Final.pdf; accessed February 10, 2015.
yield very valuable results for some communities. 24.See Footnote 18.

. . .Research suggests Hopefully it is clear by Green Infrastructure
now that Later chapters Amenities, in general, create jobs, enhance income,
that targeting explain how to do this. and attract people. For example, a one-point increase
attraction strategies But, before leaving this in the LPI-created Developed Amenities Index of
topic, some additional parks, trails, picnic areas, golf courses, etc. means
at those age 25 to findings from the LPI 2,322 more jobs and 1,726 more people.
34, retirees, AND national study of counties
A one-point increase in the Water Amenity
immigrants is best. in 2009 follow. These
Index of marinas, fishing lakes, scenic rivers,
findings may help readers
better understand some of these relationships and etc. means 522 more jobs, $7.47 more in per
refine population attraction and retention strategies. capita income, and 563 less people (possibly
because of seasonal population).
Vacancy and Home Values
A one-point increase in the Winter
Housing vacancy is a growth detractor. A Amenities Index of ski areas, cross-country
1% rise in vacant homes has zero impact on skiing, etc. means $73 more in per capita
jobs, but results in 163 less people and a $28 income in rural areas, 73 more jobs in rural
decline in per capita income. areas, and 491 less people.
More expensive homes means more population A one-point increase in the Climate
and income, but less jobs. A $100 rise in home Amenities Index of sunshine days and
value results in 17 less jobs, eight more people, average January/July temperature means
and a $4.50 rise in per capita income. 3,132 more people in metro areas, 319 more
people in non-metro areas, and $12.14 less in
Affordable housing helps jobs, but lowers per per capita income.28
capita income.25
Which Comes First: Quality
Education (Human Capital) Community, New Talent, or New Jobs?
One percent (1%) more college graduates All communities want economic resilience, but at
translates to 190 more jobs, $25 more per present it appears that a community cannot achieve
capita income, and 554 additional people. economic growth without population growth in at
least some targeted places within the community. A
If your community has a college or university community can achieve economic growth faster with
that is great for population and jobs. In metro population growth that is tied to talent attraction
counties, a college or university town means and retention. The common denominator of both
1,336 more jobs and 2,208 more people. is that effectiveness requires communities that are
rapidly improving their “attractiveness” to not just
Counties with a higher percentage of people new workers, but also new residents and visitors.
with a bachelor’s degree or higher are This is achieved through effective placemaking and is
associated with faster population change, why the benefits of placemaking extend to the whole
income growth, and job creation. 26 community, even though they may be initiated to
Gray Infrastructure target talented workers.
Spending on roads, airports, and broadband capacity With population growth comes job growth and
means more people, income, and jobs. For example, income growth. If the new population has a higher
a one-unit increase in the infrastructure index means
educational attainment than the base population,

541 more jobs, 447 more people, and $81 more in per then the community gets a rise in overall educational
capita income.27 attainment and more income growth. So, the fastest
way to improve a community is to target higher education
knowledge workers—but, those workers require a large
25.See Footnote 18. number of amenities. Therefore, the community must
26.See Footnote 18.
27.See Footnote 18. 28. See Footnote 18.
Part One 3-17

engage in effective placemaking and continue it for a These are generalizations of course, but may provide
long time in order to be successful. readers with additional insights into shaping effective
talented worker attraction strategies. At the same
What do Mobile Talented Workers Want? time, localities, regions, and states should also focus
It is also important to understand why we are losing on talent retention strategies. Once the talent is
talented workers, and where they are going (e.g., to gone it is hard to get it back. Fortunately, the same
higher quality urban places around the nation and in placemaking improvements that can help attract new
the Midwest to Chicago and Minneapolis, especially). talent can also help retain existing talented workers.
From survey and demographic data it is apparent that
25- to 34-year-olds: Improvement in Michigan Migration Data
After decades of more out-migration than in-
Are buying significant amounts of goods and migration, Census figures are starting to show some
services for the first time, seek cohorts, often improvement in Michigan. The numbers show
have no children or commitments, have new Michigan is still losing people to migration out
knowledge, want diversity, are risk takers, love of state, but at a slower rate, AND international
fun, are tolerant, live/work/play in the same migration is growing. Births are once again exceeding
place, use transit, and want to experience deaths, but in an amount about equal to net
urban living. domestic out-migration. So, Michigan is growing in
They are mobile, and seek and pursue amenities population, because of international migration. As
and a high quality of life. Rather than look for noted earlier, this can be a good source of population,
jobs, they often look for interesting places to employment, and income growth. To grow population
move to. Economic activity often follows further will first require slowing domestic out-
them, sometimes, including the creation of a migration. That will require more quality places that
job for themselves.29 talented workers want to live in.
In contrast, those age 65 and older: In 2006, the Michigan Economic Development
Corporation reported the following:
Are also often movable, have low debt, and
many have discretionary income. Michigan is No. 1 among the states in keeping
its residents in the following age groups: Age
They also like amenities, such as leisure, arts, 5 to 19, age 20 to 29, age 30 to 39, age 40 to
culture, and entertainment. 49, and age 50 to 54. For all other age groups
Michigan is in the upper half.
Generally, the mobile ones do not take jobs,
but create jobs through their spending. Michigan residents tend to leave the state
during the first five years after college
However, there are more entrepreneurs in graduation, but return later in life.
this age group than in the 24- to 35-year-
olds group, and retirees can often self-fund The real story of this nearly 10-year-old data is
their entrepreneurship.30 that: While Michigan keeps most of its college grads
(and nearly every other age group), it ranks near
Well-educated immigrants are also a target audience. the bottom nationally in terms of the number of
They tend to: out-of-state graduates that migrate into the state.32
Have higher degrees (e.g., engineers and Obviously, one of the state’s greatest opportunities
technologists), start-up high-tech companies is to keep more of the out-of-state students that
and businesses, are more entrepreneurial come to Michigan for college. Some communities
than the local population, are high on patent like Grand Rapids are working hard to achieve
filings, and seek other immigrants.31 that through aggressive internship programs that
target out-of-state students to post-graduation work
opportunities. However, there are challenges.
30. See Footnote 18. 32. MEDC. (2006). “Brain Drain Fact Sheet.” Michigan Economic
31. See Footnote 18. Development Corporation, Lansing, MI.

Talent Attraction and Retention Challenges The Midwest remains popular, Chicago
A 2006 study found that Michigan’s largest metros in particular;
fare poorly in the concentration of young knowledge
workers as compared to the “high prosperity” Great Thirty-eight percent (38%) would have stayed
Lakes metros of Chicago, IL; Minneapolis, MN; and if they were able to find the job they wanted;
Madison, WI. These are metros with center cities Michigan retained 47% of engineering
that have many high-quality places with many urban graduates, and 56% of undergraduate
amenities. Placemaking is all about creating high- business graduates; and
quality places.33
Staying close to family and friends was very
A 2008 survey by Michigan Future, Inc., a nonprofit important to those that stayed; 34% of those
think tank in Ann Arbor, tracked the places where who moved elsewhere preferred large cities.36
Michigan college graduates moved. Nearly 18% of
Michigan college grads moved to Illinois, with the From a placemaking perspective, perhaps the most
largest bulk of them to Chicago—a magnet for 24- to interesting survey outcome was the response to the
35-year-olds in the Midwest. Five of the top 10 states following question: “Thinking about how you will look
were Great Lakes states, and the top 10 states captured for your next job, you will look for:”
63.2% of all the graduates. This is a hopeful sign as
more than one-third of these graduates are within A job in a place you would like to live—selected
a day’s drive of Michigan, and are familiar with the by 85% of those who resided in Michigan,
Midwest weather. This gives Michigan a chance of and 89% by those who resided elsewhere;
attracting them back home if it has more, higher quality A job in the place you currently live—selected
metro areas, and more job opportunities (which occur by 58% of those who resided in Michigan
in higher quality metros that attract talented workers).34 and 54% of those who resided elsewhere; and
In a 2011 survey of 4,000 Michigan college students The best job, regardless of location—selected by
in private colleges, only 11% agreed that Michigan has 56% of those who resided in Michigan, and
broad enough job opportunities, and while 59% were by 55% of those who resided elsewhere in
considering staying in Michigan, 30% were unsure the U.S.37
of their plans. The survey indicated that successfully
keeping this young talent in Michigan would depend What Can be Done?
upon the ability of businesses and learning institutions These survey results are consistent with other surveys
to partner together to promote to these students reported in this guidebook, and with related amenity-
specific quality-of-life amenities, such as good-paying based research. Quality places are essential attractors of
jobs, affordable housing, easy commutes, and access to college-educated talent.
parks, and bike and hiking trails.35
The Michigan Economic Development Corporation’s
A 2012 survey of graduates (age 28 or younger) from Pure Michigan Opportunity and LiveWorkDetroit
Michigan’s 15 public universities found: programs are examples of other efforts to keep college
grads after graduation. These programs:
Sixty-three percent (63%) of respondents
lived in Michigan; 1. Connect statewide employers to talent
interested in staying in Michigan.
33. Michigan Future Inc. (2006). A New Agenda for a New Michigan.
Ann Arbor, MI. Available at: www.michiganfuture.org/cms/assets/
uploads/2014/07/NewAgendaFINAL.pdf; accessed February 17, 2015. 2. Showcase Michigan communities as a great
34. Michigan Future, Inc. (2008). “Michigan’s College Graduates: place where people want to live, work, play,
Where Do They Go and Why?” Ann Arbor, MI. Available at: www.
michiganfuture.org/cms/assets/uploads/2009/07/College-grad-survey-
shop, learn, and visit with day-long events.
Mi-Future-Aug-08.pdf; accessed November 6, 2014. 36. U-M-Dearborn iLabs and Detroit Regional Chamber. (2013).
35. Michigan Colleges Foundation. (2011). Keeping College Graduates in “Mobility and Employment of Michigan’s Millennial Talent.” iLabs, Center
Michigan: Michigan Colleges Foundation Student Survey Findings. Michigan for Innovation Research, University of Michigan-Dearborn, Dearborn,
Colleges Alliance, Southfield, MI. Available at: www.michigancolleges. MI. Available at: http://umdilabs.com/sites/default/files/Presidents%20
org/files/michigancolleges.org/MCFFinalReport_6_23_11.pdf; accessed Council%20Summary%20Final.pdf; accessed January 22, 2015.
November 6, 2014. 37. See Footnote 36.
Part One 3-19

3. Sponsor events, including networking with more college graduates raises educational attainment,
employers and community members; touring as well as per capita income.39
places where people want to be; and hearing
from industry and community leaders. A Place-Based Model of Economic Prosperity
It is now time to take this lesson to the next step
Many other Michigan metro and non-metro areas and add some more rigor to the discussion. There is a
are implementing internship, mentorship, and touring growing body of research that is building a science of
programs to acquaint college students with the area place and how it affects everything from the economy,
and job opportunities long before they graduate from to the quality of the environment, to the social-
college. The results of these different efforts should be cultural behavior of places, to the sustainability of
monitored with the most successful ones promoted as regions. This section focuses on the relationship of the
best practices elsewhere. economic prosperity of places to growth in income
and jobs, due to the performance of various amenities
Retaining and attracting college graduates in available in that place.
communities is important, because college attainment
is highly correlated to both income and employment. Prosperity is a common, but elusive, goal of individuals
In 1979, the average college graduate made 38% and government at virtually all levels. It has been
more than the average high school graduate. The expressed in many different forms over the years, but
comparable figure from 2012 was more than 75%.38 is usually tied to economic measures. Professor Soji
Industrial states like Michigan used to rank highly Adelaja, PhD, a world-class economist and founding
among the states in terms of per capita income, director of the MSU Land Policy Institute, defined
because of high wages from (especially auto) prosperity as “a state of stable, reliable, and secure
manufacturing jobs. Today, high-ranking states for growth, with rising employment, income, and overall
per capita income all have workers with much higher quality of life that ensures transcendental success.”
college attainment than Michigan. Thus, retaining One might say in contemporary parlance that such a
state is “sustainable,” in part, because it is “resilient.”
38. Tyson, L. (2012). “Income Inequality and Educational Opportunity.”
The New York Times Economix Blog, September 21, 2012. Available at: 39. Michigan Future, Inc., has written extensively on this correlation and
http://economix.blogs.nytimes.com/2012/09/21/income-inequality-and- compared a number of Midwest states. For more information, see the
educational-opportunity/; accessed September 8, 2015. sidebar below.
Michigan Future, Inc.
M
ichigan Future, Inc. is a non-partisan, Attracting and Retaining Talent:
nonprofit organization funded by Michigan Providing information and ideas on how
foundations that serves as a source for new Michigan can better retain and attract
ideas on how the state can succeed as a world class recent college graduates;
community in a knowledge-driven economy.
Preparing Talent: Working to create new
The organization aims to be a catalyst for re-creating high schools in Detroit and its inner ring
a high-prosperity Michigan with a per capita income suburbs that will transform teaching and
above the national average in both national expansions learning, so as to prepare predominantly
and contractions. What most distinguishes other low-income minority students for college
successful areas from Michigan is their concentrations success through the High School Accelerator
of talent, where talent is defined as a combination of Michigan Future Schools program.
knowledge, creativity, and entrepreneurship.
Michigan Future is a member of the Michigan
Michigan Future’s work focuses on: Sense of Place Council.
Michigan Economy: Providing information For more information, visit:

and ideas on Michigan’s transition to a www.michiganfuture.org/.
knowledge-based economy;

Achieving prosperity has never been easy, nor in roads, airports, sewers, water, parks, and trails.
the history of communities, everlasting. However, They are quasi-fixed, because they can be
as understanding of the characteristics of prosperity altered, improved on, or removed. They can
improve, communities need to identify what must be also include private and cultural assets like
done to retain and create such places. museums, sports and entertainment facilities,
restaurants and taverns, and even cultural
In 2006, Prof. Adelaja and his research team at LPI attitudes like a nurturing environment for
began conducting considerable research into prosperity, entrepreneurs, tolerance for different lifestyles,
growth, and decline, and eventually developed a place- races, religions, and ethnic backgrounds.
based model of economic prosperity. In the study that
led to the creation of the model, LPI examined dozens 5. Mobile Assets (MA), such as talent, creativity,
of variables in 3,023 U.S. counties to try to understand and intangibles like spirit . . . these are free
why some communities were growing in population, to move around the country and globe and,
employment, and income, and others were not.40 thus, are portable, and they tend to follow
quality places.41
Following are summaries of small portions
(particularly from an appendix) of the resulting Creating an Amenities Matrix is the key. It is made
report illustrating what comprises place-based up of three types of assets. The greater the amenities
economic prosperity, and how critical it is that matrix, the greater the prospects for prosperity.
economic development initiatives be rooted in
effective placemaking. Fixed Assets are a necessary precursor
to high-quality places, but alone are not
Prof. Adelaja created an equation to describe the sufficient to define place and drive economic
components of prosperity. It is reproduced in Figure output. We also cannot do much about them,
3–7. In the formula, the prosperity of a place (P) is the because what we have is what we have, and
sum of: we cannot artificially create more of them.
Of course, in Michigan’s case, we are blessed
1. Income growth opportunity in a region (İ). with a large amount of fixed natural assets,
2. Employment opportunity in a region (E). and they are ubiquitous.
3. Fixed (Natural) Assets (FA) in a region, Quasi-Fixed Assets are an enabling condition
such as water, landscape, soil . . . these for growth as the type of QFA, and their
assets are defined by where they are and concentrations, largely determine whether
cannot be moved. the growth will be rooted in the New or
the Old Economy, as the definition of place
4. Quasi-Fixed Assets (QFA) are man-made is highly dependent on this asset class. We
improvements to the landscape, such as public can improve our Quasi-Fixed Assets, which
Michigan has attempted since the 1960s.
40. Core parts of that research are embodied in the LPI’s Chasing the
Past or Investing in Our Future report. See Footnote 18. 41. See Footnote 18.
Figure 3–7: Prosperity and Place Formula
Σ
n
*
Prosperity and Place Formula: P= αIi γEi σi(FA, QFA, MA)
i=1
*P = Prosperity; αIi = Growth in Per Capita Income; γEi = Average Employment Rate; FA (Fixed Assets), QFA (Quasi-Fixed Assets), MA (Mobile Assets) = Amenities Matrix
Source: Adelaja, S., Y.G. Hailu, and M. Abdulla. (2009). Chasing the Past or Investing in Our Future: Placemaking for Prosperity in the New
Economy. Report# LPR-2009-NE-03, Land Policy Institute, Michigan State University, East Lansing, MI. Available at: www.landpolicy.msu.edu/
ChasingthePastReport; accessed January 21, 2015.
Part One 3-21

Mobile Assets (or Portable Assets) are the New Economy are, and how cities can spiral out of
sufficient condition for growth in the New prosperity, as well as what is necessary to turn the
Economy. Portable Assets are motivated by spiral around. Fortunately, we have a large number of
place, so they will gravitate to better places; high-quality assets, like natural resources and anchor
simply put, they move around. The Mobile institutions (e.g., educational and health institutions),
Assets are critical to success and depend on that we can build around to create quality places
places with a high quality of life.42 that allow us to effectively compete for new talented
workers and residents, while retaining and growing the
To illustrate the significance of the relationship population we already have. What is missing are the
between these variables, if the physical quality of a elements of a new vision to give us targets to aim for.
place starts to decline, then employment and income
start to decline. If both of these decline, then place A Target Vision
declines further and a downward spiral begins. See In 20–30 years, Michigan residents want to be able
Figure 3–8 (read from the outside to the inside). This to say that placemaking strategies have been effective.
cycle becomes exasperated as the mobile assets begin We want all of Michigan’s largest cities (its Centers
to move to other places (talent for example), which of Commerce and Culture), as well as its sub-regional
leads to further degradation of place. Soon the spiral centers, to be fiscally sound and vibrant and, as a
begins to self-perpetuate. result, to be talent and population magnets (homes
for Millennials, immigrants, entrepreneurs, and the
Fortunately, the reverse is also true. If a place is businesses that seek out aggregations of talent).
improved through Quasi-Fixed Asset strategies to Because these cities are doing well, key connecting
attract Mobile Assets, then the economic output of the corridors and the suburbs and small towns that anchor
region improves as reflected by rising employment and rural areas within the region are also doing well.
incomes. This permits additional investments in place,
which enhance it and attract more Mobile Assets, and Achieving this vision requires targeted place-based
the cycle repeats in an upward spiral that builds New enhancements that will be critical to success. The
Economy output if the right investments are made. specific improvements to get there will vary from
See Figure 3-9 (read from the inside to the outside). region to region. In some cases, improvements
to major regional infrastructure will be a focus of
With the end of the national Great Recession economic development that may spread from a
and the shift from production to a knowledge downtown along a corridor or radiate from a place,
economy, the crystallization of new prosperous such as a major airport, port, a new high-speed rail
places will accelerate, while places that lack a New line, or new technology emanating from a university
Economy mindset and infrastructure will be left like the new particle accelerator (FRIB) under
further behind. Cities that appear to have embraced construction at MSU.
the fundamentals of the New Economy include:
Philadelphia and Pittsburgh in Pennsylvania, Achieving this vision will
Washington, DC; Salt Lake City, UT; Denver, CO; require new collaboration
Achieving this vision
Austin, TX; Minneapolis, MN; and Madison, WI. at the regional level, as well will require new
The so-called “legacy cities” like Detroit and Flint in
as new public, private, and collaboration at the
nonprofit partnerships at
Michigan, Cleveland and Youngstown in Ohio, and every level of government. regional level, as
St. Louis, MO, and others are still struggling with It will require better well as new public,
the downward spiral, but within these cities are places leveraging of limited
that have begun to turn around. Continued success resources and prioritization private, and nonprofit
will depend on placemaking efforts to attract Mobile of these limited resources partnerships at every
Assets, and the degree to which Quasi-Fixed Assets based on strategic assets,
are built on the principles of the New Economy. emerging opportunities, and
level of government.
So, now we understand why we lost our consensus on a common regional vision.
competitiveness, what the characteristics of the It will also require that infrastructure and workforce
42. See Footnote 18. investment resources be concentrated on regional

Figure 3–8: Decline of Place and Asset Decay
Decline in
Value, Income,
and Employment
Further Decline
in Income and
Employment
Decline in
Further Income and Degradation Degradation
Decline in Employment
Opportunity
in Place in Place
Economic
Output
Movement out
of Mobile Assets
Movement Out
of Mobile Assets
Source: Adelaja, S., C. McKeown, and B. Calnin. (2010). Michigan’s Critical Assets: An Atlas of Regional Partnerships and Placemaking for
Prosperity in the Global New Economy. East Lansing, MI: Land Policy Institute, Michigan State University. Available at: http://landpolicy.msu.
edu/resources/michigans_critical_assets_an_atlas_for_regional_partnerships_and_placemakin; accessed March 9, 2015.
Figure 3–9: Growth of Place in the New Economy

Increase in Income
and Employment
Opportunity
Increase in Income
and Employment
Opportunity
Enhancement
Enhancement of Place Growth in Growth in
of Place Economic
Output Economic
Economic
Ouput
Movement in of
Mobile Assets
Movement in
of Mobile Assets
Source: Adelaja, S., C. McKeown, and B. Calnin. (2010). Michigan’s Critical Assets: An Atlas of Regional Partnerships and Placemaking for
Prosperity in the Global New Economy. East Lansing, MI: Land Policy Institute, Michigan State University. Available at: http://landpolicy.msu.
edu/resources/michigans_critical_assets_an_atlas_for_regional_partnerships_and_placemakin; accessed March 9, 2015.
Part One 3-23

priorities, and that local units of government focus on be developed to effectively make progress in each
place-based improvements and placemaking targeted in issue area. It was quickly apparent that many of the
locations that support regional strategies. 3,000 participants understood the most important
principles without a lot of explanation—probably
Furthermore, achieving this vision will require broad because they had been subject to public discussion for
support for the revitalization of regional Centers many decades.
of Commerce and Culture and in sub-regional
centers. It will require creation of major rapid transit Public Opinion Surveys
infrastructure in core cities that connect to abutting
suburbs and nearby small cities around place- New Economy Principles and Placemaking
based strategies. It will require better mechanisms Early in 2012, the LPI, with assistance from the MSU
for involving all the key stakeholders in regional Institute of Public Policy and Social Research (IPPSR),
economic development, infrastructure, and workforce conducted a statewide random sample survey of
planning and implementation. This includes Michigan’s population about New Economy principles
state, regional, and local governments, as well as and learned that the public also largely “gets it” and
educational institutions, the private sector, and non- expects government to be implementing policies to
governmental organizations. It will stimulate new support these principles. However, the public does
opportunities for individual businesses and residents not know about placemaking or its role in making
in and adjacent to all of these places. this happen. Table 3–3 shows the key questions and
responses from the majority of respondents (“strongly
This prosperous future is possible with coordinated agree” and “somewhat agree”) to this survey.43
Regional Strategic Growth Plans and targeted
state support. The process for preparing regional The last survey question asked “How familiar are
strategic growth plans and associated local plans with you with the term ‘placemaking’ as it is related to
placemaking priorities is covered in Chapter 7. economic development?” The responses showed little
familiarity with the term: 1.4% indicated they were
People, Place, and Policy Strategies “very familiar,” 13.1% selected “somewhat familiar,”
Obviously achieving this vision for renewed 28.4% were “not very familiar,” and 57.1% were “not
prosperity in Michigan (and, by analogy, other places at all familiar.” Thus, 85.5% of respondents had little
in the Midwest) will require significant effort at to no familiarity with the term. Do not be surprised
every level of government, with many new activities if you have to do a lot of explaining if you use the
and initiatives. As important as place-based policies term “placemaking.”
are—and they are critically important—other issues must
also be successfully tackled, and many of these issues have It is not essential that every citizen know and
interconnected elements. understand what placemaking means, but it is
essential that all elected officials and local leaders
The “Wheel” in Figure 3–10 illustrates 14 different in regional Centers of Commerce and Culture
categories of activities that need to be successfully understand it.
addressed in order to achieve prosperity at a state
or regional level. These are grouped into three While we have a ways to go on public understanding
major areas: People, Place, and Policy. The original and subsequent support of placemaking, the public
idea for this list and means of depiction came from already has strong opinions on key elements that
the Southeast Michigan Council of Governments make up quality places and, for the most part,
(SEMCOG) in 2010, and was supplemented they want those elements in more quality places.
by the MSU Land Policy Institute based on Following are results from four other recent surveys
independent analysis. that demonstrate this point.
The LPI and MSU Extension conducted 99 training 43. The State of the State Survey 61 Winter/Spring 2012: A survey
about what the general population thinks about the New Economy and
programs across Michigan in 63 days in Spring Placemaking. This random sample statewide telephone survey of 963
2010 to teach people interested in regional economic Michigan adults was taken by the MSU Institute of Public Policy and
development about the importance of these issue Social Research from Feb. 14–Apr. 15, 2012. The margin of sampling error
was ±3.16%. More information on SOSS and methodology is available at:
areas and the wide range of strategies that could http://ippsr.msu.edu/soss/sossdata.html; accessed February 19, 2015.

Figure 3–10: Three “P’s” Prosperity Wheel
Attracting and Marketing

Retaining Each Region En
Talent h
ts
Retooling Our
se
Strengthening
Tale LE
an
Existing
As
Quality of Place
ce
PL
Workforce
nt
PEOP
Co
n
tio
ca Lo
ACE
u
mm
Ed ivate Econ. De
Educating nd Pr ve
ca
a l. O Seizing Green
er lic
lG
Our Future
Enhance
r
gh
ub
unity
Opportunities
ov
Hi
Workforce
gs
P
ern
and
men
K-12
Assets
ts
Advancing Optimizing
Innovation and
Technology
PROSPERITY Infrastructure
Investment
Creating an
Enhancing
.
Entrepreneurial
gs
St r
at lO
Culture e, ca Transportation
R e g i o na l a n d Lo
Connections
Increasing Stat
e Govern m ent
Capital
Designing a
Funding
Diversifying Fair and
and Globally Competitive
Shaping Tax Structure
Connecting
Responsive
Business
Government
Enh
P O L I C Y m ate
ance li
B u sin ess C
Sources: LPI. (2010). “Redefining Economic Strategies for the New Economy.” Land Policy Institute, Michigan State University, East Lansing, MI.
This graphic was inspired and derived from the original Southeast Michigan Council of Government’s graphic in the 2010 CED Plan, entitled
Increasing Prosperity in Southeast Michigan. It has been adapted with permission from SEMCOG.
New Urbanism Principles walkable places where human scale drives design,
A random sample statewide survey conducted by instead of the automobile. A wide variety of housing
IPPSR, in 2008, to identify public opinion on key and transportation choices are characteristic of
elements of New Urbanism produced the results in New Urbanism places. Most cities in Michigan, in
Figure 3-11.44 New Urbanism is a set of physical the 1920s–1940s, were characteristic of the design
form and service principles that are built around principles now embodied in New Urbanism. Many of
44. Kim, S.K., J. Lee, and R.A. Bell. (2008). New Urbanism in Michigan: these principles are explained in Chapters 4 and 5.
Case Studies, Public Opinions, and Evidence-based Policy Suggestions.
Informing the Debate, Institute for Public Policy and Social Research, Public responses in this survey strongly supported
Michigan State University, East Lansing, MI. Available at: http://ippsr.
msu.edu/publications/ARNewUrbanism.pdf; accessed January 22, 2015.
New Urbanism principles. The results on the
Part One 3-25

Table 3–3: Michigan Public Opinion on the New Economy
Strongly Somewhat
MSU State of the State Survey 61: Survey Statements Agreed Agreed
1. Michigan’s future economic success depends on more Michigan businesses successfully
connecting to the global economy. 48% 43%
2. Michigan’s future economic success depends on public support of entrepreneurs when they
are just getting started. 42% 47%
3. Michigan’s future economic success depends on having a large portion of the population with
a post-high school degree. 61% 28%
4. Michigan’s future economic success depends on having a diversified economy. 65% 31%
5. Young people today are more likely than young people in previous generations to choose a
place to live based on quality of life rather than job opportunities. 23% 36%
6. It is important that local governments in Michigan work together across jurisdiction (city,
township, village, and county) borders to implement regional economic development strategies. 59% 37%
7. It is important that the state recognize its natural assets, such as farmland, forested land,
lakes, and streams, and develop sustainable economic development strategies around them. 73% 22%
Source: IPPSR. (2012). “State of the State Survey – 61 (Winter/Spring).” Institute for Public Policy and Social Research, Michigan State
University, East Lansing, MI. Available at: http://ippsr.msu.edu/soss/SOSSArchive/Codebooks/SOSS61wt_CBK.pdf; February 19, 2015. Table by
the Land Policy Institute, Michigan State University, 2015.
question related to open space and sport facilities is tool, what amenities they currently have in their
anomalous. Many other surveys show strong support neighborhoods or communities, what they would like
for open space, and many (if not most) tax proposals to have, and whether the type or quality of an amenity
to support parks, recreation, open space preservation, (such as a grocery store, restaurant, or park) factored into
and trail development pass (and often by substantial their desire to have that amenity in their neighborhood.
margins). It may be the reference to “sport facilities”
was what resulted in such small support. Public The survey showed that, at the national level, people
baseball, football, and soccer fields, and basketball and believe that there is a connection between placemaking
tennis courts, are already quite extensive throughout and economic development, as well as between
Michigan and few are needed. Also, there is a large placemaking and quality of life. Their perceptions
amount of state and locally owned open spaces. about whether their neighborhood and community
are better places to live in 2013 than 2008 appears
National Placemaking and to be associated with place-based characteristics,
Midwest Home Factors Surveys such as visual appeal, mixed uses, shopping, social
In 2013, the MSU Land Policy Institute, as part of activities, bike lanes or paths/trails, arts and culture
its Rebuilding Prosperous Places study, conducted a experiences, and public transportation. People want a
national survey on placemaking. This was followed by variety of amenities within a 10-minute walk of their
a Midwest survey on factors affecting home purchases. home, including neighborhood grocery stores, farmers
Some of the major findings of each survey follow.45 markets, independent local merchants, sandwich
shops, coffee shops, parks with multiple uses, libraries,
This survey examined how citizens view placemaking, movie cinemas, and art fairs. Urbanites, young people,
both in terms of what value it has for their communities, and low-income individuals are more likely to want
and what types of “place amenities” they like to have several amenities, particularly arts and culture, within
within their neighborhoods. It was conducted on a walking distance. Survey respondents expressed some
national scale to determine whether people viewed ambivalence toward having lots of amenities, activity,
placemaking as a positive economic development and density in their neighborhoods, due to concerns
45. Graebert, M.B., B. Calnin, T. Borowy, M. Wyckoff, J. Warbach, L. about crime, noise, and higher expenses.46
Bretz, B. Acker, and J. Dworin. (2014). Rebuilding Prosperous Places in
Michigan: Views and Values of Placemaking in Michigan, the Midwest The survey asked people to respond to a series
and the Nation – Full Report. Land Policy Institute, Michigan State
University, East Lansing, MI. Available at: www.landpolicy.msu.edu/
of statements that began with the question
RebuildingProsperousPlacesinMIReport; accessed January 21, 2015. 46. See Footnote 45.
Figure 3–11: Michigan Public Support for New Urbanism Principles
Walkable Environment 7.55
Public Transportation Services 7.29
Downtown Revitalization 7.39

Open Space and
Sport Facilities 0.32
Wildlife and Natural 7.77

Environment Preservation
Energy Efficient/
8.27
Affordable Housing
Children-Friendly
7.82
Residential Environment
0 1 2 3 4 5 6 7 8 9 10
Not Important Very Important
Source: Kim, S.K., J. Lee, and R.A. Bell. (2008). New Urbanism in Michigan: Case Studies, Public Opinions, and Evidence-based Policy Suggestions.
Informing the Debate, Institute for Public Policy and Social Research, Michigan State University, East Lansing, MI. Available at: http://ippsr.msu.edu/
publications/ARNewUrbanism.pdf; accessed January 22, 2015. Figure remade with permission, by the Land Policy Institute, Michigan State University.
Land Policy Institute at Michigan State University
T
he Land Policy Institute (LPI) at Michigan State University is devoted to basic and applied research
along with outreach and community engagement in the critical areas of land use, land policy, and
strategic regional planning. The LPI is affiliated with the MSU School of Planning, Design, and
Construction; and collaborates with many faculty, centers, and institutes across campus, as well as stakeholders
outside the university, to develop strategies and policy tools that help position Michigan for the future based
on principles of strategic growth.
The Institute’s research in recent years has focused on the New Economy, place and placemaking, energy,
sprawl, and relevant policy alternatives. The LPI also coordinates various workshops, trainings, and conferences
for local stakeholders and elected officials in communities throughout Michigan, from Zoning Administrator
Certificate programs to water quality workshops in rural communities to extensive training in placemaking.
The LPI is a founding member of the Michigan Sense of Place Council, and is responsible for many of the
activities of the MIplace™ Partnership Initiative, including co-creating the Placemaking Curriculum, training
of trainers, and research that underpins Michigan’s placemaking efforts in order to hasten its implementation.
For more information, visit: www.landpolicy.msu.edu.
Part One 3-27

“Incorporating placemaking in our local community retail store, entertainment venue, or eating/drinking
will. . .” The results are illustrated in Table 3–4. establishment in 20 minutes or less. Most people said
that it would take too long to walk to work.47
The second survey focused on households in 11
Midwest cities to gather information about what Across the Midwest cities, close proximity to some
amenities urban residents from the Midwest want amenities, such as schools, theatres, bookstores, and
in their neighborhoods. The survey was conducted gift shops, appeared to be positively related to home
in six Michigan cities (Lansing, Royal Oak, Traverse sale price. In addition, some elements of place-based
City, Kalamazoo, Flint, and Grand Rapids), and in development, such as parks and recreation, shade trees,
five Midwest cities (Davenport, IA; Rochester, MN; having great neighbors, and a high-quality look and
Lakewood, OH; Madison, WI; and Manitowoc, WI). feel of a walk in the neighborhood, also added to home
The survey sought to discover “what economic value prices in these 11 cities. However, proximity to other
does place-based development derive in a neighborhood, amenities like grocery stores, restaurants, museums, and
as measured by the change in housing prices in places department stores appeared to be negatively related to
that boast such characteristics as walkability, access to home sale price. These results were surprising since a
green space, and mixed-use developments?” To address majority of people surveyed, at least at the national level,
the second research question, an hedonic analysis of indicated a preference for grocery stores, restaurants,
residential property prices was conducted to isolate and museums within walking distance. Altogether,
the values of place-based characteristics. “Hedonic these results suggest that there isn’t likely a “perfect mix”
regression” is a method for revealing preferences, and of place amenities that will lead to quality-of-life and
is used to estimate demand or value. economic improvement in every community.48
In the Midwest, walkability was noted as a preferred Figure 3-12 illustrates the results of the specific factors
neighborhood feature. It is one of the factors that is that influence Midwest home purchase decisions. The
often involved in people’s decisions to purchase or top three influences (when “very much” (dark grey)
rent their homes. Many people in these 11 Midwest and “some influence” (yellow) are combined) were
cities indicated that they walk often (most likely for safety, commute time to work, and affordability. The 4th
recreation) and prefer to walk to destinations that influence was ability to walk to nearby places.
are within a 15-minute walk of their home. Midwest
respondents reported that their neighborhoods In response to questions regarding how far people
were fairly walkable for a number of amenities. For were willing to walk, most people (56%) prefer to
example, a majority of people could walk to a school, 47. See Footnote 45.
park, transit stop, grocery store, convenience store, 48. See Footnote 45.
Table 3–4: Placemaking Relationship to Economic Development

Neither
Question: Incorporating placemaking in our Strongly Somewhat Agree Nor Somewhat Strongly
local community will. . . Agree Agree Disagree Disagree Disagree Unsure
Increase economic activity. 32% 39% 18% 5% 3% 4%
Improve opportunities for jobs. 33% 36% 19% 6% 3% 3%

Improve quality of life. 41% 35% 16% 4% 2% 3%
Positively affect home prices. 33% 36% 21% 4% 2% 3%
Enhance the sense of community belonging. 37% 37% 18% 4% 2% 3%
Attract new people to our community. 35% 37% 19% 4% 2% 3%
Between 69%–76% of respondents agree that placemaking has positive economic impacts; around 20% responded
neutrally on this point, while only a small percentage (around 3%) appeared to be unsure.
Source: Graebert, M.B., B. Calnin, T. Borowy, M. Wyckoff, J. Warbach, L. Bretz, B. Acker, and J. Dworin. (2014). Rebuilding Prosperous Places in
Michigan: Views and Values of Placemaking in Michigan, the Midwest and the Nation – Full Report. Land Policy Institute, Michigan State University,
East Lansing, MI. Available at: www.landpolicy.msu.edu/RebuildingProsperousPlacesinMIReport; accessed January 21, 2015.

Figure 3–12: Factors that Influence Midwest Home and Neighborhood Purchase Decisions
There is a Strong
Sense of Community 13% 17% 27% 26% 17%
There are Many

Employment Opportunities 26% 20% 26% 19% 8%
I am Close to My Job 13% 8% 17% 29% 33%
Homes in My
24% 37% 26%
Neighborhood are Affordable 4% 9%
I am Able to Do a
Majority of My Shopping 10% 13% 27% 31% 20%
I Have Great Access

to Public Transportation 43% 20% 17% 11% 9%
I am Able to Walk/Bike
to Many Nearby Places 14% 17% 18% 22% 30%
I Have Good Access to

18% 14% 23% 26% 19%
Fresh and Healthy Foods
Great Neighbors Live

in the Neighborhood 10% 14% 28% 28% 21%
Commuting Time to
Job or School is Short 10% 7% 14% 32% 36%
The Home is
Energy Efficient 15% 24% 32% 21% 8%
The Neighborhood 3%
is Safe 15% 37% 41%
4%
0% 20% 40% 60% 80% 100%
1 (Not at All) 2 3 4 5 (Very Much)
Source: Graebert, M.B., B. Calnin, T. Borowy, M. Wyckoff, J. Warbach, L. Bretz, B. Acker, and J. Dworin. (2014). Rebuilding Prosperous Places in Michigan: Views
and Values of Placemaking in Michigan, the Midwest and the Nation – Full Report. Land Policy Institute, Michigan State University, East Lansing, MI. Available at:
www.landpolicy.msu.edu/RebuildingProsperousPlacesinMIReport; accessed January 21, 2015.
Part One 3-29

walk to destinations, such as schools, public transit Access to capital (72%),
stops, parks, and convenience stores, that are less than
15 minutes away. Older respondents (age 50 and Unattractive building and landscape
older) were also slightly more willing to walk farther design (29%),
distances than their younger counterparts. This Deteriorating infrastructure (27%),
means that each neighborhood needs to have these
attributes to truly be walkable and attractive. 49 Lack of late-night entertainment (26%),
The quality and safety of the walk, and the destinations Lack of information technology (IT)
also plays into neighborhood quality of life. People who infrastructure (21%),
rated the look and feel, and the perceived safety of a
walk in their neighborhood as “very high” were more Excessive State tax burden (20%),
likely to walk often and walk farther. See Figure 3–13.50 Lack of cultural amenities (20%),
CLOSUP Survey of Local Lack of a talented workforce (20%),
Government Officials on Placemaking
The Center for Local, State, and Urban Policy Regulations, such as sign ordinances, fire
(CLOSUP) at the University of Michigan conducts codes, and zoning laws (18%),
regular surveys of all local units of government in
Michigan on a variety of contemporary public policy Licensing costs and/or delays (17%),
issues. In 2013, CLOSUP conducted a survey on
Lack of reliable public transportation (15%),
placemaking that asked some questions from a 2009
survey. It generated a 73% response rate (1,350 Lack of safe access for pedestrians/
jurisdictions of 1,856 jurisdictions returned surveys). bicyclists (14%),
The survey showed that placemaking was increasing
in local governments as 34% of local jurisdictions Excessive local tax burden (12%),
reported using placemaking in 2013 compared to 21%
Lack of “green” construction (5%), and
in 2009. In terms of the effectiveness of placemaking,
51% of local leaders said they believed placemaking Lack of access to the natural
can be effective in their jurisdictions in 2013, compared environment (3%).53
to 39% who reported confidence in placemaking’s
effectiveness in 2009. 51 See Figure 3–14. Summary of Section One
Many talented workers can live anywhere they want.
Among those pursuing placemaking, 65% reported If you are from the Midwest, you have seen sons
that fostering entrepreneurship was a specific and daughters, nephews and nieces, grand children,
part of their placemaking efforts. Among those and even other older workers leave Michigan for
pursuing placemaking, 65% believe (“a great communities with high place attractiveness. As
deal” 21%, or “somewhat” 44%) that placemaking described in Chapter 2, this is a market shift. These
influences where entrepreneurs choose to launch a talented workers want communities with livability
business, with 86% believing (“a great deal” 36%, or characteristics that are not found in many Michigan
“somewhat” 50%) that entrepreneurial activity helps communities. They want active, vibrant communities
a jurisdiction in placemaking.52 with an urban form that is conducive to social and
business enterprise, and that has a strong sense of place.

However, among those pursuing placemaking, they
They want a lot of place amenities and choices in living
also reported a long list of obstacles to successful
options and transportation. If we do not provide at
entrepreneurship including:
least some of these kinds of communities we cannot be
globally competitive, because communities with these
51. Ivacko, T., and D. Horner. (2014). Michigan Public Policy Survey, choices exist all around the world. In every community
January 2014. The Center for Local, State, and Urban Policy, Gerald that provides these options, the quality of life for everyone
R. Ford School of Public Policy, University of Michigan, Ann Arbor,
MI. Available at: http://closup.umich.edu/files/mpps-spring-2013-
that lives there is increased, creating a win-win proposition.
placemaking.pdf; accessed June 23, 2015.

Figure 3–13: Distance Midwesterners are Willing to Walk
Survey Question: Generally speaking, how many minutes are you willing to walk to reach a
destination (such as a restaurant, store, park, or other places you might frequently visit)?
35%
30%
30%
25% 24%
20%
20%
Percentage
15%
10%
8%
7%
6%
5%
5%
0%
1–5 6–10 11–15 16–20 21–25 26–30 30 +
Minutes Walked
Source: Graebert, M.B., B. Calnin, T. Borowy, M. Wyckoff, J. Warbach, L. Bretz, B. Acker, and J. Dworin. (2014). Rebuilding Prosperous Places
in Michigan: Views and Values of Placemaking in Michigan, the Midwest and the Nation – Full Report. Land Policy Institute, Michigan State
University, East Lansing, MI. Available at: www.landpolicy.msu.edu/RebuildingProsperousPlacesinMIReport; accessed January 21, 2015.
A state cannot be globally competitive for talented amenities like state and federal parks, lakes and rivers,
workers without most of its largest cities having at least fishing, hunting, skiing, biking, snowmobiling, etc. is
a dense, walkable downtown offering many housing especially important in these settings.
and transportation options that is full of amenities
This Section examined the global and regional
(ranging from connected green spaces, inviting

waterfronts, and a wide range of entertainment and nature of current economic competition. It looked
social gathering places.) The most essential element of at a variety of research largely by the MSU Land
all is people, in the densest concentration that exists in Policy Institute that helps explain how the New
the region. If the region has no large central city, then or Knowledge Economy functions, and what it
most of the small towns in the region must together requires to be competitive. The negative impacts of
play this role. Connecting the small towns with rural population loss, and the positive impacts of targeted
Part One 3-31

Figure 3–14: Local Officials’ Views of Placemaking’s
Effectiveness in Their Jurisdictions in 2013
16% 14%
Very Effective
5% Somewhat Effective
Neither Effective
5% nor Ineffective
Somewhat Ineffective
Very Ineffective
37%
24% Don’t know
Source: Ivacko, T., and D. Horner. (2014). Michigan Public Policy Survey, January 2014. The Center for Local, State, and Urban Policy, Gerald
R. Ford School of Public Policy, University of Michigan, Ann Arbor, MI. Available at: http://closup.umich.edu/files/mpps-spring-2013-
placemaking.pdf; accessed June 23, 2015. Figure remade with permission, by the Land Policy Institute, Michigan State University.
population gain were presented, along with a model walkable as long as the pedestrian infrastructure is in
for prosperity built on place-based amenities to grow place. Walkability is essential to a quality urban place.
jobs and income. Other elements of effective New
Economy economic development strategies were While individually none of these studies prove a
presented, along with the results of recent surveys causal relationship between placemaking and talent
showing what is necessary to attract and retain attraction and retention, taken together, they present
talented workers, while improving quality of life for a compelling case in support of well-conceived
everyone that already lives in a community. and executed placemaking projects and activities.
Following is a summary of key research in each of
Section Two looks at a wide range of other research these areas with reference to the base study or a report
that supports place-based investments to create summarizing the base study. Note: There is considerable
quality places and improve urban amenities. paraphrasing and use of text from summaries of the studies
that follow. The emphasis here is on key observations that
SECTION TWO: SUMMARY OF OTHER relate to this guidebook. For more detail on each study,
ECONOMIC BENEFITS-RESEARCH THAT
readers are encouraged to follow the links to original

SUPPORTS PLACEMAKING documents that are provided in footnotes wherever possible.
In addition to changing demographics covered in
Chapter 2, the importance of regional economics in The categories of research examined in this
the New Economy, and the population and talent Section include:
attraction strategies that were examined in Section
One, there are 10 categories of research that support Land Use and Infrastructure;
the benefits of compact settlement patterns over Property Value Studies;
sprawl development patterns or, more directly, support
various aspects of placemaking. Compact settlement is Location Efficiency;
Energy Use; Costs of Sprawl
In 1974, the Real Estate Research Corp. (RERC)
Preservation Efficiency; prepared a seminal study for the U.S. Department
Value of Human Contact and of Housing and Urban Development (HUD) that
Social Interaction; examined six alternative patterns of development.
The high-density alternatives (which included some
Economic Value of Creative Industries; single-family development in cluster patterns) had a
much lower investment cost overall (21% below the
Entrepreneurship; combination mix community and 44% below the low
Health and Safety; and -density sprawl community). In addition, the study
concluded the high-density alternative generated
Return on Investment (ROI) for Developers. 45% less air pollution and saved 35% of total energy
consumed over low-density sprawl development,
Land Use and Infrastructure while saving 55% on infrastructure.54
Four different types of studies link land use patterns
and the cost of infrastructure, and some link Costs of Sprawl Revisited
individual time and money costs as well: In 1978, Robert Burchell, PhD, and David Listokin,
PhD, and their team at Rutgers University, published
1. “Costs of Sprawl” studies show the cost savings the Fiscal Impact Handbook (the leading guidebook
of compact settlement compared to sprawl. on fiscal impact techniques). In 2002, Dr. Burchell
and his team took another look at the 1974 Real
2. Trading short-term fiscal gain for long-
Estate Research Corporation/HUD study and
term liability. In particular, typical suburban
developed a way to examine development patterns
development trades short-term tax revenues
across the entire country. Some of their principal
for long-term infrastructure obligations.
findings included major cost savings with a more
3. Density generates more tax revenue. An acre compact settlement pattern:55
of mixed-use development generates more
Nationally, nearly 2.5 million acres
tax revenue than an equivalent amount of
could be saved between 2000 and 2025
strip malls or big box stores.
by directing growth away from rural
4. The “Green Dividend” of compact settlement and undeveloped counties to the more
patterns shows energy savings and developed urban and suburban counties,
environmental benefits of compact settlement. including savings of approximately:
The take away in this section is that suburban yy One-and-a-half (1.5) million acres of
development patterns are very expensive and fiscally agricultural land,
unsustainable; hundreds of studies have demonstrated
yy One-and-a-half (1.5) million acres of
this since the 1960s. This is primarily because most
environmentally fragile land, and
suburban development is a low-density, spread out
pattern. Long distances cost more to provide the yy One million acres in other lands.
basic infrastructure, and much more in terms of long- 54. RERC. (1974). The Costs of Sprawl: Environmental and Economic
term maintenance and replacement, because of the Costs of Alternative Residential Development Patterns at the Urban
number of miles of infrastructure involved and the Fringe. Prepared by the Real Estate Research Corporation for the
Council on Environmental Quality, Office of Policy Development
comparatively low number of users per mile that have Research, U.S. Department of Housing and Urban Development, Office
to pay for it. These studies indirectly suggest that in of Planning and Management, Environmental Protection Agency.
Washington, DC: U.S. Government Printing Office. Available at:
metropolitan areas, a path to balancing rising costs Available at: www.gpo.gov/fdsys/pkg/CZIC-hd259-r43-1974-v-2/pdf/
with declining revenues can be found by increasing CZIC-hd259-r43-1974-v-2.pdf; accessed July 1, 2015.
density along key corridors in suburbs, which also 55. See the summary tables on pages 8 and 10 of this report: Burchell,
R.W., G. Lowenstein, W.R. Dolphin, C.C. Galley, A. Downs, S. Seskin,
makes it easier to sustain good transit service (i.e., not K. Gray Still, and T. Moore. (2002). Costs of Sprawl—2000. TCRP Report
just in core cities). 74, Transit Cooperative Research Program. Washington, DC: National
Academy Press. Available at: http://onlinepubs.trb.org/onlinepubs/tcrp/
tcrp_rpt_74-a.pdf; accessed January 21, 2015.
Part One 3-33

Blogs Reporting Research on Placemaking and New Urbanism
T
he Better Block Project, the Congress for the PlaceMakers runs articles by Hazel Borys
New Urbanism, the Project for Public Spaces, and others that are often chock-full of useful
Smart Growth America, and the Streets Plan research references that are available at: www.
Collaborative are just a few examples of the major placemakers.com/. Examples include:
entities working on promoting, applying, and refining
placemaking techniques. Most of these entities yy “Placemaking Matters: What’s in it for
publish e-newsletters or occasional blogs on their Me?” (Sept. 15, 2014): www.placemakers.
work, or related work by others, along with many com/2014/09/15/why-placemaking-
other fine publications. matters-whats-in-it-for-me/; accessed
January 21, 2015.
In addition, there are a number of other online
publications and a few blogs that consistently have yy “Places that Pay: Benefits of Placemaking”
articles on placemaking, with regular pieces on research (Sept. 13, 2012) www.placemakers.
that supports placemaking. If readers want to stay com/2012/09/13/places-that-pay-
current on this rapidly emerging field, then look at the benefits-of-placemaking/; accessed
following sources for contemporary information: January 21, 2015.
Better Cities & Towns (formerly New Urban The Atlantic CityLab (formerly Atlantic Cities:
News) is an online publication edited by Robert Place Matters) publishes many contemporary
Steuteville, which regularly publishes succinct pieces from cities around the world. Many
articles with useful information. It is available are written by Richard Florida, co-founder
at: http://bettercities.net/. Examples include: and editor at large (and creator of the
term “creative class” and loads of research
yy “Top 10 Reasons for a New American associated with it). It is available at: www.
Dream” (Apr. 21, 2014) by: http:// citylab.com/. Examples include:
bettercities.net/news-opinion/blogs/
robert-steuteville/21041/top-10- yy “Where Does the Creative Class Move?”
reasons-new-american-dream; accessed (Oct. 31, 2014) by Richard Florida:
January 21, 2015. www.citylab.com/work/2014/10/where-
does-the-creative-class-move/382157/;
yy “Placemaking is Critical for the Local accessed January 21, 2015.
Economy” (Sept. 18, 2014): http://
bettercities.net/news-opinion/blogs/robert- yy “One Mapping Service to Rule Them
steuteville/21299/placemaking-critical- All” (Oct. 30, 2014) by Kriston Capps:
local-economy; accessed January 21, 2015. www.citylab.com/tech/2014/10/
one-mapping-service-to-rule-them-
all/382112/; accessed January 21, 2015.
Left photo: Public benches illustrate placemaking in Frankenmuth, MI. Center photo: Shopping in downtown Traverse City, MI. Right photo:
River Walk in Bay City, MI. Photos by the Michigan Municipal League/www.mml.org.

Controlled growth, seen as the opposite of capital, long-term operations, maintenance
sprawl, can reduce the daily travel miles for an and, presumably, eventual replacement are all
individual by 4% and their travel costs by 2.4%. lower. Smart growth development also often
uses existing infrastructure, lowering up-front
Infrastructure costs can be saved across the capital costs even more.59
country; in the Midwest, those savings were:
2. Smart growth development saves an average
yy Water and sewer savings of $1.56 billion of 10% on ongoing delivery of services.
(5.1%) over 25 years. The survey concluded that smart growth
yy Total road cost savings of $8.61 billion development saves municipalities an average
(6.6%) over 25 years.56 of 10% on police, ambulance, and fire service
costs. The geographical configuration of a
Increased Tax Base and Decreased Costs community and the way streets are connected
PlaceMakers recently reported on an analysis significantly affect public service delivery.
in Calgary, Canada, where it was estimated that Smart growth patterns can reduce costs
compact development would save $11 billion in simply by reducing the distances service
infrastructure costs, making it 33% less costly to build vehicles must drive. In some cases, the actual
roads, transit, water lines, recreational facilities, and to number of vehicles and facilities can also be
provide the fire and school services it expects to need reduced along with the personnel required.60
over the next 60 years.57
3. Smart growth development generates
The most recent of the costs of sprawl studies was 10 times more tax revenue per acre than
prepared by Smart Growth America (SGA), in conventional suburban development. The
2013, and published as Building Better Budgets.58 survey concluded that, on an average per-
The SGA examined the results of 17 fiscal impact acre basis, smart growth development
analysis studies prepared by different groups that produces 10 times more tax revenue than
compared different development scenarios, including conventional suburban development. “Tax
a new study of Nashville-Davidson County, TN, revenue” includes property taxes and sales
commissioned specifically for this report. Smart taxes and, in some instances, licensing fees
growth development is compact development that is and other small sources of revenue. Property
consistent with the 10 Smart Growth Principles (see tax, in particular, is an extremely important
the sidebar in Chapter 2 (page 2–15)). source of revenue for most communities. In a
2010 U.S. Census survey of local government
The SGA presented three key findings: budgets nationwide, 48% of revenue from
1. In general, smart growth development costs municipalities’ own sources came from
one-third less for up-front infrastructure. property taxes, and 10% came from sales
The survey concluded that smart growth taxes, though the relative importance of these
development saves an average of 38% taxes varied across the country.61
on up-front costs for new construction Land Use Decisions Affect Budgets
of roads, sewers, water lines, and other Decisions about where and what to build will
infrastructure. Many studies have concluded have implications for one-third of a typical
that this number is as high as 50%. Smart municipality’s budget. The cost of infrastructure
growth development patterns require less (like roads and sewers), and services (like fire
infrastructure, meaning the costs of up-front departments, ambulances, and police) are major
56. See Footnote 55. budget items for any municipality, and decisions
57. Borys, H. (2012). “Places that Pay: Benefits of Placemaking.”
Placeshakers and Newsmakers, September 13, 2012. PlaceMakers, LLC., 59. See Footnote 58, and Barnett, J.L., and P.M. Vidal. (2012). “State and
Albuquerque, NM. Available at: www.placemakers.com/2012/09/13/ Local Government Finances Summary: 2010.” Governments Division
places-that-pay-benefits-of-placemaking/; accessed October 30, 2014. Briefs, U.S. Census Bureau, U.S. Department of Commerce, Washington,
58. SGA. (2013). Building Better Budgets: A National Examination DC. Available at: www.census.gov/prod/2012pubs/g10-alfin.pdf; accessed
of the Fiscal Benefits of Smart Growth Development. Smart Growth November 6, 2014.
America, Washington, DC. Available at: www.smartgrowthamerica.org/ 60. See Footnotes 58 and 59.
documents/building-better-budgets.pdf; accessed November 6, 2014. 61. See Footnotes 58 and 59.
Part One 3-35

about development patterns can raise or lower the than an acre of strip As downtown
cost of these services. These choices have significant malls or big box stores.
implications for public budgets in communities As downtown properties
properties become
everywhere. They are especially important where become more valuable, more valuable, mixed-
one community makes the land use decision, but mixed-use development
another governmental entity has to pick up the will generate more
use development
public service cost. revenue to address will generate more
In 2010, according to the U.S. Census Bureau, local
budget gaps, while also revenue to address
serving the best interests
governments in the U.S. raised and spent $1.6 trillion, of its citizens.65 budget gaps, while
representing more than 10% of the gross national
product. Of that, approximately one-third—$525 Other examples
also serving the best
billion—was expended on projects and activities that questioning the math interests of
were heavily affected by local development patterns. of auto-oriented design its citizens.
That means future decisions about where to build or demonstrating the
could have implications for one-third of a typical positive economic impact of mixed-use development
municipality’s budget.62 are found in this footnote.66
Ponzi Scheme of Suburban Development Green Dividend Studies

Since the end of World War II, cities and towns have Joe Cortright, regular consultant to CEOs for Cities,
experienced growth either by: has reported on the power of compact development
patterns in several Green Dividend studies. Following
Transfer payments between governments are some of the highlights he reports for Portland,
(e.g., revenue sharing, grants, etc.), OR; Chicago, and New York.
Spending on transportation infrastructure, or The average daily commute for Portlanders is
Public- and private-sector debt. 20.3 miles, compared to 24.3 miles in the 33 most
populous U.S. metro areas. This is four miles/day less.
In each of these mechanisms, the local unit of If they traveled as much as the typical U.S. metro
government benefits from enhanced property tax resident that would produce 8 million more vehicle
and other revenues with new growth, but assumes miles daily or about 2.9 billion more miles per year;
the long-term liability for maintaining the new but they don’t, so they have an estimated cost savings
infrastructure. If growth declines, the community can of about $1.1 billion dollars per year. The estimated
be caught short. When a near-term cash advantage value of time spent commuting is 100 million hours
is exchanged for a long-term financial obligation, less traveled per year, which saves $1.5 billion for a
Charles Marohn from the Minnesota-based Strong total savings per year of $2.6 billion. Portlanders also
Towns, argues it is like a Ponzi scheme.63 65. Minicozzi, J. (2012). “The Smart Math of Mixed-Use Development.”
Planetizen, January 23, 2012. Available at: www.planetizen.com/
The problem is that if growth slows or stops, then node/53922; accessed November 6, 2014.
the next generation gets stuck with having to pay off 66. Marohn, C. (2012). “The Cost of Auto Orientation.” Strong
Towns, January 2, 2012. Brainerd, MN. Available at: www.
all the bonds taken out to pay for the infrastructure strongtowns.org/journal/2012/1/2/the-cost-of-auto-orientation.html;
when the house of cards falls.64 accessed February, 11, 2015.
Marohn, C. (2012). “The Lost Opportunity of Auto Orientation.” Strong
The Smart Math of Mixed-Use Development Towns, February 4, 2012. Brainerd, MN. Available at: www.strongtowns.
org/journal/2012/1/4/the-lost-opportunity-of-auto-orientation.html;
Joe Minicozzi of Public Interest Projects accessed February 11, 2015.
has reported that a typical acre of mixed-use New Jersey Future. (2011). “Compact Downtown Development Offers
development in downtown Asheville, NC, yields Property Tax Benefits.” New Jersey Future, November 17, 2011. Trenton, NJ.
Available at: www.njfuture.org/2011/11/17/downtown-development-tax-
$350,000 more in tax revenue to City government benefits/; accessed January 21, 2015.
62. See Footnote 58. Kaid Benfield’s Blog. (2010). “Tax Revenue from Downtown Mixed-
63. Lincoln, K., and R. Johnson. (2011). “The Growth Ponzi Scheme.” use Outperforms Big-box Superstores and Malls.” NRDC Staff Blog
Strong Towns, June 2011. Brainerd, MN. Available at: www.strongtowns. Switchboard, July 14, 2010. Natural Resources Defence Council, New York,
org/the-growth-ponzi-scheme/; accessed November 6, 2014. NY. Available at: http://switchboard.nrdc.org/blogs/kbenfield/tax_revenue_
64. See Footnote 63. from_mixed-use_out.html; accessed January 21, 2015.

Strong Towns
S
trong Towns is a nonprofit organization A transportation system is a means of
“supporting a model of development that allows creating prosperity in a community, not an
America’s cities, towns, and neighborhoods to end unto itself.
become financially strong and resilient.
Job creation and economic growth are
For the U.S. to be a prosperous country, it must have the results of a healthy local economy, not
strong cities, towns and neighborhoods. Enduring substitutes for one.
prosperity for communities cannot be artificially
created from the outside, but must be built from Strong Towns seeks an America where local
within, incrementally over time. An America in communities are designed to grow stronger in the
transition must focus on developing strong, local face of adversity, to be the solid foundation on which
communities. Strong Towns believes: shared prosperity is preserved.
Strong cities, towns, and neighborhoods There are no universal answers to the complex problems
cannot happen without strong citizens America’s cities, towns, and neighborhoods face. Strong
(people who care). Towns seeks to discover rational ways to respond to
challenges by relying on small, incremental investments
Local government is a platform for citizens instead of large, transformative projects; emphasizing
to collaboratively build a prosperous place. resiliency of result over efficiency of execution; adapting
to feedback; being inspired by bottom/up action and
Financial solvency is a prerequisite for long- not top/down systems; seeking to conduct as much of
term prosperity. life as possible at a personal scale; and accounting for
Land is the base resource from which revenues, expenses, assets and long-term liabilities.”
community prosperity is built and sustained. For more information, visit: www.strongtowns.org/.
have a commitment to using alternative transit and Americans. This results in 48 billion fewer annual
largely support green policies and green lifestyles, miles driven and 23 million less tons of annual
attracting many businesses and people to the region. greenhouse gas emissions.69
The result is more time and disposable income.67
Property Value Studies
The aggregate economic benefits of the Green Recent studies using hedonic property price
Dividend that Chicago-area residents enjoy, as a regression techniques measured the value of property
result of compact land use patterns and alternatives that can be attributed to proximity to:
to single-occupancy vehicle travel, works out to
approximately $2.3 billion per year in transportation Placemaking amenities,
savings—money that does not leave the local region.68 Natural resource amenities,
Since New Yorkers drive significantly less than the Historic properties, and
average American, they save approximately $19
billion per year—money that their counterparts Transit.
spend on auto-related expenses. New Yorkers drive
about 133 million miles less per day than average Many more studies are presently underway in this
arena. “Hedonic regression” is a method for revealing

67. Cortright, J. (2007). “Portland’s Green Dividend.” White Paper, CEOs
for Cities, Cleveland, OH. Available at: http://miplace.org/sites/default/ preferences and is used to estimate demand or
files/Cortright_PortlandsGreenDividend.pdf; accessed September 11, 2015.
68. Cortright, J. (2008). “Chicago’s Green Dividend.” White Paper, CEOs 69. Cortright, J. (2010). “New York City’s Green Dividend.” White Paper,
for Cities, Chicago, IL. Available at: http://miplace.org/sites/default/files/ CEOs for Cities, Cleveland, OH. Available at: www.nyc.gov/html/dot/
Cortright_ChicagosGreenDividend.pdf; accessed September 11, 2015. downloads/pdf/nyc_greendividend_april2010.pdf; accessed January 21, 2015.
Part One 3-37

value. By means of statistical regression methods, it
decomposes the item being researched into each of
its characteristics, then obtains estimates of the value
each characteristic contributes to the whole.
Proximity to Amenities
The first study in this category found that in many
instances, the sale price of a home was positively
influenced by the presence of nearby placemaking
amenities. For example, in Lansing, MI, homes
that sold close to the downtown, Michigan State
University, or near a river or a lake sold for more than
homes located farther away from these amenities. In
Royal Oak, MI, property values benefited from being
near a number of businesses, especially restaurants.70
Proximity to Green Infrastructure

Green infrastructure contributes positively and
significantly to property values across two studied Outside seating in downtown Ann Arbor, MI. Photo by the Michigan
Michigan counties. Municipal League/www.mml.org.
In Oakland County, the presence of green the debt charges on the bonds used to finance the
infrastructure that aided in walkability and parks. The added benefit; cities with great parks, trails,
bikeability increased property values by 4.6%, and recreation amenities attract talented workers.72
or $11,785 when within 100 to 500 meters
(328 ft. to 1,640 ft.) of a property. Proximity to Historic Properties
The potential effect of historic designation on property
In the case of water amenities, in Hillsdale value in nine Texas cities using hedonic regression
County, results indicated that, on average, models produced interesting results. The study found
properties located within 15 meters (49 a positive correlation between local historic districts
ft.), 16 to 75 meters (246 ft.), and 76 to and property value. The findings provide evidence
150 meters (492 ft.) from identified water that historic designation enhances the desirability and
amenities have 81.8%, 38.5%, and 22.9% potential for revitalization of historic neighborhoods,
more value, respectively, compared to similar but could also have the unintended side effect of
properties located at distances more than 150 gentrification and displacement of lower income
meters from water amenities.71 households. Therefore, the authors recommended
that historic designation be accompanied by proactive
In the book The Proximate Principle, Prof. John efforts to ensure affordable housing.73
Crompton from Texas A&M reports on studies
he conducted where open space near residential 72. About the study: Crompton, J.L. (2004). The Proximate Principle:
developments resulted in higher property values in 20 The Impacts of Parks, Open Space and Water Features on Residential
Property Values and the Property Tax Base, 2nd Ed. Ashburn, VA: National
of 25 cases. In some cases higher property taxes paid Recreation and Park Association. Available at: http://agrilifecdn.tamu.edu/
70. Adelaja, A., T. Borowy, M. Gibson, M.B. Graebert, J. Warbach, M. cromptonrpts/files/2011/06/13_5.pdf; accessed February 23, 2015.
Wyckoff, Y. Hailu, C. Hurtt, K. Rustem, and J. Dworin. (2012). Building Related news: Nyren, R. (2014). “Outlook: How Can Open Space Add
Prosperous Places in Michigan: Understanding the Values of, Perceptions Value to Real Estate?” Urban Land Magazine, January 7, 2014. Available
of, and Barriers to Placemaking. Land Policy Institute, Michigan State at: http://urbanland.uli.org/news/open-space-development-outlook;
University, East Lansing, MI. Available at: www.landpolicy.msu.edu/ accessed January 21, 2015.
BuildingProsperousPlacesinMIReport; accessed January 21, 2015. 73. Leichenko, R.M., N.E. Coulson, and D. Listokin. (2001). “Historic
71. Adelaja, S., Y.G. Hailu, R. Kuntzsch, M.B. Lake, M. Fulkerson, C. Preservation and Residential Property Values: An Analysis of Texas
McKeown, L. Racevskis, and N. Griswold. (2007). Economic Valuation of Cities.” Urban Studies 38 (11): 1973–1987. Available at: www.miplace.
Natural Resource Amenities: A Hedonic Analysis of Hillsdale and Oakland org/historic-preservation-and-residential-property-values-analysis-texas-
Counties. LPI Report # 2007–09, Land Policy Institute, Michigan State cities; accessed February 23, 2015.
University, East Lansing, MI. Available at: http://landpolicy.msu.edu/ Also see: Texas Historical Commission. (1999). Historic Preservation at Work
resources/economic_valuation_of_natural_resource_amenities_report; for the Texas Economy. Austin, TX. Available at: www.thc.state.tx.us/public/
accessed September 3, 2015. upload/publications/EconImpact_wnote.pdf; accessed January 21, 2015.

Another study in Baton Rogue, LA, corroborated greater impact on property values, because of
earlier research that found that historic designation their frequency, speed, and scope of service.
has a positive impact on property values; in addition,
the study found a spillover effect on neighboring 4. Nuisance effect: Houses close to the rail tracks
properties. The study lends further documentation tended to have lower values, because of noise,
that historic designation can be used as a tool for vibration, etc. Also, homes near stations on
neighborhood revitalization. This effect was most busy streets had lower values, possibly because
pronounced in lower income neighborhoods; as of the nuisance of living on a busy street.
a result, the study also corroborates concerns that 5. Neighborhood profile: Research was mixed
historic designation could, over time, displace low- whether income levels in the surrounding
income residents. However, if the lower income area of the transit station played a role.
residents were homeowners, they could also benefit
from the higher land values and, at their choosing, 6. Orientation and zoning of the station area:
sell their home and take the gain to improve their Research suggested that higher housing values
living situation.74 were more likely in areas that were walkable,
had mixed uses, and were pedestrian-oriented
Obviously, there is a need to make provisions for low- than those that were auto-oriented.
and moderate-income people as an area redevelops—
whether or not historic properties are involved—or 7. Regional economy: If there was weak
else the result will be gentrification with significant housing demand throughout a region, a
unaddressed externalities. See further discussion on new transit line was less likely to lead to
this topic in Chapter 13. significant levels of residential development.
Proximity to Transit 8. Public commitment and policy framework:
In 2011, the Center for Housing Policy (CHP) Growth and development do not
in Washington, DC, released a literature review automatically follow a new rail line in a
of ways in which public transit has been shown to “build it and they will come” scenario. Rather,
influence housing costs for owners and renters in policy makers interested in maximizing
the U.S. Overall, CHP found that living close to the development potential around station
transit stations can add 6% to 50% to home values, areas should offer financial incentives and
depending on the following factors: implement supportive pro-growth policies,
such as density bonuses, reduced parking,
1. Accessibility benefits: A home in close and assistance with land assembly in order to
proximity to a transit station will be valued increase the likelihood of this outcome.75
more highly than a similar home located
elsewhere only if residents value the accessibility Policy implications of CHP’s public transit research:
the transit system offers. If the transit system
takes them to job centers, health services, etc. 1. Affordable housing preservation: Before
then there was more demand for access. transit is extended into areas with an already
existing housing stock, the most cost-
2. Type of housing: In places where multifamily effective strategy for building affordability is
housing was scarce, their values were higher to use public funds to acquire and rehabilitate
than single-family housing. both already-subsidized and unsubsidized
rental and owner-occupied housing to
3. Type of transit system: Buses have minimal ensure that it remains affordable to low- and
influence on housing costs, if any, because they middle-income households.

“lack the permanence of fixed infrastructure.”
Heavy and commuter rail systems have a 75. Wardrip, K. (2011). “Public Transit’s Impact on Housing Costs:
74. Zahirovic-Hebert, V., and S. Chatterjess. (2012). “Historic Preservation A Review of the Literature.” Insights from Housing Policy Research
and Residential Property Values: Evidence from Quantile Regression.” Series, Center for Housing Policy, Washington, DC. Available at: www.
Urban Studies 49 (2): 369–382. Available at: http://usj.sagepub.com/ reconnectingamerica.org/assets/Uploads/TransitImpactonHsgCostsfinal-
content/49/2/369.short; accessed February 23, 2015. Aug1020111.pdf; accessed October 20, 2015.
Part One 3-39

2. Tax-increment financing: Where this Not all transit was the same. Commuter rail station
strategy is employed, a portion of the tax neighborhoods did not receive the same benefits as
increment should be set aside to build and those neighborhoods served by high-frequency, well-
preserve affordable housing for households connected transit—like subways, light-rail, or bus
who could not otherwise afford to live nearby. rapid transit (BRT). The researchers attributed two-
thirds of the area’s better performance to walkability.78
3. Benefits to being proactive: A proactive
locality that implements a land acquisition Location Efficiency
strategy before land values increase will Four types of studies are reviewed in this section:
have a much greater dollar-for-dollar
impact than one that reacts after prices Agglomeration economies;
have begun to climb. The relationship of accessibility, mobility,
4. Long-term affordability: Such strategies as and density;
shared-equity homeownership and long-term The impact that transportation costs
affordability covenants for rental developments associated with the location of housing have
can help preserve the value of public on a household’s economic bottom line; and
investments in affordable housing over time.
The benefits of walkability in urban settings.
5. Inclusionary zoning: Through a zoning
ordinance, a community can ensure that As will be discussed, the principal takeaways
a share of newly built for-sale and rental from this section include: firms and workers are
units are affordable to those with low or much more productive in large and dense urban
moderate incomes. environments; dense places provide a greater ease of
getting to a destination, which is more important
6. Conditional transportation funding: The than how fast you get there; walkable places have the
Federal Transit Administration may start highest accessibility and lowest transportation costs,
to consider a locality’s commitment to and with reduced transportation costs households can
affordable housing before awarding funds to afford to spend more on housing; and that walkability
build or expand fixed-rail systems.76 is the factor that is driving many of the housing type
Recent Home Value Impacts from Transit and location changes in response to the changing
The National Association of Realtors® and the demographics discussed in Chapter 2.
American Public Transportation Association Magnitude and Causes of
commissioned the Center for Neighborhood Agglomeration Economies
Technology (CNT) in Chicago to study the The term “agglomeration economies” refers to the
impact of transit access on home values during the benefits that firms obtain by locating near each other.
recession. A half-mile buffer was placed around each These benefits come from economies of scale and the
transportation stop to create transit buffers. These ability to network efficiently, because of proximity.
buffers were aggregated to create a transit shed. In The benefits are greatest when related firms cluster
all the regions studied, the home values in the transit near one another, allowing common suppliers to
shed outperformed the region as a whole by 41.6%.77 create cost reductions and each firm to specialize
further with greater division of labor. The ability

77. CNT. (2013). The New Real Estate Mantra: Location Near Public to use common infrastructure and workers with
Transportation. Prepared by the Center for Neighborhood Technology common skills is also important. Some argue that
for the American Public Transportation Association, in partnership with
cities grow, because of economies of agglomeration.
National Association of Realtors®, Washington, DC. Available at: www.
apta.com/resources/statistics/Documents/NewRealEstateMantra.pdf;
accessed January 21, 2015. In July 2009, a paper by Diego Puga entitled
Related news: Snyder, T. (2013). “Study: Homes Near Transit Were “The Magnitude and Causes of Agglomeration
Insulated from the Housing Crash.” Streetsblog, March 22, 2013. Available Economies,” published in the Journal of Regional
at: http://usa.streetsblog.org/2013/03/22/study-homes-near-transit-were-
insulated-from-the-housing-crash/; accessed September 11, 2015. 78. See Footnote 77 on The New Real Estate Mantra.

Science, synthesizes previous work in this area of study. Commenting on this finding in the Journal of
A portion of the abstract from that paper follows: the American Planning Association, Reid Ewing,
a professor and one of the nation’s leading
“Firms and workers are much more productive transportation planning researchers, wrote: “This
in large and dense urban environments. There is perhaps the most compelling argument for compact
is substantial evidence of such agglomeration urban development I have ever seen.”81
economies based on three approaches. First, on
a clustering of production beyond what can be While this University of Michigan research focused
explained by chance or comparative advantage. on vehicular mobility, the same result seems likely
Second, on spatial patterns in wages and rents. with walkable places. The denser the place, the more
Third, on systematic variations in productivity activities there are to choose from. This is one of
with the urban environment.”79 the main reasons that more and more people are
choosing dense urban places to live, work, play, shop,
In short, proximity in business location matters, and learn, and visit. Their time there “buys” them more
so does a common infrastructure and labor pool with options than in a larger area that they can only
the skills needed by businesses attracted to the same benefit from by means of vehicular transport. Dense
metropolitan area. walkable places also permit living without having to
Accessibility vs. Mobility have a car, which saves considerable money.
Accessibility is the ease of getting to a destination, Housing and Transportation Affordability
while mobility is how fast you travel on the way to Robert Hickey and others at the Center for Housing
get there. Which offers greater accessibility: Denser Policy and the CNT published a report, in 2012,
regions with lower travel speeds or regions with entitled Losing Ground: The Struggle of Moderate-
lower densities and higher speeds? The question is Income Households to Afford the Rising Costs of
important, because the purpose of transportation is Housing and Transportation. In that report, they
both access and mobility, with access being the more documented a 44% growth in the combined cost of
important. People travel somewhere in order to get housing and transportation costs from 2000 to 2010,
there, to have access to that place and the goods, compared to a 25% growth in household income.82
services, activities, and other benefits afforded there. Figure 3–15 illustrates the amount of total household
Using path analysis (also known as structural equation income American households spend on combined
modeling), a team at the University of Michigan, housing and transportation costs at three income
in 2012, published the result of their analysis of levels. It reveals that lower-income households spend
accessibility vs. mobility. The authors began by significantly more on housing and transportation
observing that while dense regions are more congested, costs than higher income households.83
they also have activities closer together. So, they set out
to discover which offers greater accessibility—denser
regions with lower travel speeds or regions with lower 81. Ewing commenting on this article: Levine, J., J. Grengs, Q. Shen,
and Q. Shen. (2012). “Does Accessibility Require Density or Speed?: A
density and higher speeds. Their conclusion is startling: Comparison of Fast Versus Lose in Getting Where You Want to Go in U.S.
“Despite theoretical reasons to expect that the speed Metropolitan Regions.” Journal of the American Planning Association 78
effect dominates, results suggest that the proximity (2): 157–172. Available at: www.connectnorwalk.com/wp-content/uploads/
JAPA-article-mobility-vs-proximity.pdf; accessed February 23, 2015.
effect dominates, rendering the denser metropolitan 82. Hickey, R., J. Lubell, P. Haas, and S. Morse. (2012). Losing Ground: The
areas more accessible.”80 Indeed they found the proximity Struggle of Moderate-Income Households to Afford the Rising Costs of
effect is 10 times stronger than the speed effect. Housing and Transportation. Center for Housing Policy, Washington, DC;
and the Center for Neighborhood Technology and the National Housing
79. Puga, D. (2009). “The Magnitude and Causes of Conglomeration Conference, Chicago, IL. Available at: www.cnt.org/sites/default/files/
Economies.” Paper prepared for the Journal of Regional Science’s 50th publications/CNT_LosingGround.pdf; accessed September 3, 2015.
Anniversary Symposium in July 2009. Madrid Institute for Advanced 83.Partnership for Sustainable Communities. (2014). Partnership for
Studies Social Sciences, Madrid, Spain. Available at: http://diegopuga. Sustainable Communities, 5 Years of Learning from Communities and
org/papers/jrs50agg.pdf; accessed January 21, 2015. Coordinating Federal Investments. U.S. Department of Housing and
80. Ewing, R. (2012). “Research You Can Use: Accessibility vs. Mobility: Urban Development, the U.S. Department of Transportation, and the
The Right Methodology.” Journal of the American Planning Association U.S. Environmental Protection Agency, Washington, DC. Available at:
78 (6): 38. Available at: www.arch.utah.edu/pdFs/Research%20You%20 www2.epa.gov/sites/production/files/2014-08/documents/partnership-
Can%20Use/Research_July2012.pdf; accessed September 3, 2015. accomplishments-report-2014.pdf; accessed September 3, 2015.
Part One 3-41

Figure 3–15: Household Spending on Housing and Transportation, 2012
Sources: Partnership for Sustainable Communities. (2014). Partnership for Sustainable Communities, 5 Years of Learning from Communities
and Coordinating Federal Investments. U.S. Department of Housing and Urban Development, the U.S. Department of Transportation, and the
U.S. Environmental Protection Agency, Washington, DC. Available at: www2.epa.gov/sites/production/files/2014-08/documents/partnership-
accomplishments-report-2014.pdf; accessed September 3, 2015. Based on: Hickey, R., J. Lubell, P. Haas, and S. Morse. (2012). Losing Ground:
The Struggle of Moderate-Income Households to Afford the Rising Costs of Housing and Transportation. Center for Housing Policy,
Washington, DC; and the Center for Neighborhood Technology and the National Housing Conference, Chicago, IL. Available at: www.cnt.org/
sites/default/files/publications/CNT_LosingGround.pdf; accessed September 3, 2015.
The CNT teamed with the Center for Transit- H + T® Affordability Index =
Oriented Development (University of California, (Housing Costs + Transportation Costs)
Berkley) and the Brookings Institution to create a Income
Housing and Transportation Affordability (H+T®)
Index that shows the impact that transportation The index allows consumers to rethink the traditional
costs associated with the location of housing have limit of housing cost as not more than 30% of income,
on a household’s economic bottom line. The result is because housing served by various transportation
a simple formula:84 options can be afforded if one does not have the usual
transportation costs. Since housing in dense urban
84. CNT. (n.d.). “H+T® Affordability Index.” Center for Neighborhood
Technology, Chicago, IL. Available at: http://htaindex.cnt.org/. places usually costs more than other settings, living there
CTOD, and CNT. (2006). “The Affordability Index: A New Tool involves a trade-off that is fairly easy to make: Housing
for Measuring the True Affordability of a Housing Choice.” Center for an auto. This is because walking, biking, transit, taxi,
for Transit-Oriented Development; the Center for Neighborhood
Technology; Urban Markets Initiative, Metropolitan Policy Program, and other options are readily available and comparatively
the Brookings Institution, Washington, DC. Available at: www. inexpensive. Remember from Chapter 2 on page
brookings.edu/~/media/research/files/reports/2006/1/01-affordability-
index/20060127_affindex.pdf; accessed September 11, 2015.
2–25, according to AAA the average cost of owning
For information on application of the Index in 337 U.S. Metropolitan an automobile, in 2014, ranged from $6,957/year for
Regions, see this paper: CNT. (2010). “Pennywise and Pound Fuelish.” a small sedan, to $10,831/year for a large sedan, and
Center for Neighborhood Technology, Chicago, IL. Available at:
www.cnt.org/sites/default/files/publications/CNT_pwpf.pdf; accessed
$11,039/year for a 4WD SUV. Those costs can buy a lot
September 11, 2015. of housing and transportation, with money left over to
A variation of this Index and the Transportation Cost Index, also prepared enjoy the entertainment and cultural opportunities that,
by CNT, are linked on the HUD website. A description of these tools from
HUD and the DOT are featured in the sidebar on the next page.
generally, are available only in dense urban places.

Importance and Benefits of has many health, A walkable community
Walkability in Urban Places environmental, and
This subsection explores the findings of some general economic benefits
is one where it is easy
research on walkability; it describes a tool called to individuals and and safe to walk to
Walk Score® that can be used to objectively measure the community.
walkability; and it summarizes the results of some
commonly accessed
WalkUP studies of metropolitan areas that establish The demographic goods and services. . .
shifts described in
the number and characteristics of walkable places in
Chapter 2 are largely Walkability is a measure
a region. Some of the principal observations drawn
from this material include: The value and some of driving the attention of how friendly an area
to walkable places,
the benefits of walkable places; how a community
because market shifts
is for walking.
can use its Walk Score®to improve walkability;
and where to target walkability improvements in a favor new housing and commercial development
metropolitan area. in walkable places, as opposed to drivable places.
Professor of real estate, Chris Leinberger, formerly
A walkable community is one where it is easy and at the University of Michigan and now at George
safe to walk to commonly accessed goods and services Washington University, also affiliated with the
(i.e., grocery stores, post offices, health clinics, Brookings Institution, has written on these changing
entertainment venues, etc.). Walkability is a measure market trends in several books. Some of Leinberger’s
of how friendly an area is for walking. Walkability key observations follow:
Housing and Transportation Affordability Initiative, and the

Location Affordability Portal
O
n average, households in the United States spend almost half of their budget on housing and
transportation costs. While housing costs, in the form of rent or mortgage payments, are usually
transparent to consumers, the cost of transportation can be difficult for a household to determine and
track. Consequently, many households may not fully account for transportation costs when making decisions
about where to live and work.
The Housing and Transportation Affordability (HTA) Initiative, a collaboration between the U.S.
Department of Housing and Urban Development and the U.S. Department of Transportation, seeks to
shed more light on the relationship between housing and transportation costs, and the impact of families’
transportation costs on the affordability of their home and the amount of money they have available for
food, clothing, and other expenses.
A key product of the HTA Initiative is the Location Affordability Portal, a reliable, user-friendly source of
information on combined housing and transportation costs that can enable families, real estate professionals,
housing counselors, policy makers, and developers to make more informed decisions about where to live, work,
and invest.
The portal features two cutting-edge tools—the Location Affordability Index and My Transportation Cost
Calculator—that illustrate how housing and transportation costs impact affordability from different
perspectives. In addition to these decision-support tools, the Portal provides access to supporting resources
that offer a wide range of information on current research and practice aimed at understanding, and ultimately
reducing, the combined housing and transportation cost burden borne by American families. To use the Portal,
visit: www.locationaffordability.info/.
Part One 3-43

The contemporary market, in large Walk Score®
metropolitan areas, wants higher density, Walk Score® is the name of a company and a
walkable, urban development. product, which provides a score between one and
100 on the walkability of particular locations and
A shift is happening from suburban to urban. communities through www.walkscore.com and
We built too much in the suburbs, now there via mobile applications. The principal product is a
is pent up demand for walkable urbanism. walkability index that assigns a numerical walkability
However, it is very difficult to produce (due score to any address in the U.S. and Canada.
to local regulations) in a lot of places.
Users can enter an address and get an instant score of
Walkable urban development will be the walkability of that location. Hundreds of thousands
the driver of 35% of our economy for of businesses are tied to the analysis. For example,
the next generation. an apartment building owner may register so that
There will be a shift out of auto-based prospective renters are able to see the Walk Score® of
transportation to more walking, biking, and the apartment when viewing an advertisement about
transit use. the apartment. It also works in reverse, as a person
can input an address and find apartments and their
We need to focus on the entire Walk Score® in a particular area. Places with higher
metropolitan area and where walkable scores are closer to more amenities, such as businesses,
places in the region will be—not just on grocery stores, drug stores, parks, theaters, and schools.
the central city. The number of nearby amenities is the principal
predictor of whether people will walk, and one-quarter
Transportation dictates how real estate mile is the most common radius within which people
can build: Drivable suburban development will routinely walk. They will walk further if the walk is
and walkable urban development have very interesting and gives access to other useful amenities.
different transportation forms and options.
The company also provides a Bike Score™ and a Transit
For every 1% population growth there Score® to points on a map for larger cities. The cities
was 8%–12% more land consumed in the with the highest Walk Score® in a state or a region can
sprawl model. be searched and displayed as well. Figure 3–16 shows
The lowest CO2 energy consumption Walk Scores® for many Michigan cities. Only four
household is in the central city and the most cities of those listed have a Walk Score® above 80. This
is in the suburbs (50%–100% more there). is because even with mature sidewalk systems there are
not enough amenities within walkable distance of many
We can mitigate demand for energy by residential neighborhoods. Note: The scores in Figure 3–16
building walkable urban places. are aggregate scores for an entire municipality, and each of
them has some places with considerably higher scores. The
To achieve this end requires us to change our primary benefit of Walk Score® is when applied in a small
zoning regulations to make mixed-use and geographic area. On the other hand, the municipality
walkable development legal and the preferred score does provide a general comparative measure that
development type in walkable places.85 shows the wide variation in scores from one community
85. Leinberger, C.B. (2012). DC: The WalkUP Wake-Up Call: The to the next.
Nation’s Capital as a National Model for Walkable Urban Places.

School of Business, The George Washington University, Washington, Walk Score® can also be used as a proxy for place
DC. Available at: www.smartgrowthamerica.org/documents/Walkup-
report.pdf; accessed January 21, 2015.
measurement, because of the detailed site-specific
Leinberger, C.B., and M. Alfonzo. (2012). “Walk this Way: The data on businesses and civic uses in an area. It is also
Economic Promise of Walkable Places in Metropolitan Washington, free, online, and easy to use. Some users complain
D.C.” Walkable Urbanism Series, the Brookings Institution, Washington,
DC. Available at: www.brookings.edu/research/papers/2012/05/25- 85. (cont.) Pivo, G., and J.D. Fisher. (2010). “The Walkability Premium in
walkable-places-leinberger; accessed January 21, 2015. Commercial Real Estate Investments.” Working Paper, Responsible Property
Leinberger, C. (2010). “The Structural Change in Building the Built Investing Center, University of Arizona, Tucson, AZ; and Benecki Center
Environment.” Presented at the 2010 Michigan Land & Prosperity for Real Estate Studies, Indiana University, Bloomington, IN. Available at:
Summit, East Lansing, MI. Metropolitan Policy Program, the Brookings www.u.arizona.edu/~gpivo/Walkability%20Paper%208_4%20draft.pdf;
Institution, Washington, DC. accessed January 21, 2015.

Figure 3–16: Walk Score® by Location
98 TRAVERSE CITY PARADISE [100]

94 HOLLAND
82 NILES
80 GRAND HAVEN
66 BENTON HARBOR
59 ANN ARBOR
TOP 5 WALKSCORE MAJOR CITIES

59 BAY CITY
57 EAST LANSING
56 JACKSON
55 MARQUETTE
54 MONROE SOMEWHAT
54 GRAND RAPIDS WALKABLE [50]
51 KALAMAZOO
50 DETROIT
49 FLINT
48 LANSING
48 MUSKEGON
45 SAGINAW
44 WYOMING
40 BATTLE CREEK
29 PORTAGE
24 NORTON SHORES CAR DEPENDENT [0]
Source: Wackerman, T., and B. Foley. (2014). “Michigan Real Estate Trends Report 2013.” Presented during the 27th Annual U-M/ULI Real
Estate Forum. ASTI Environmental, U-M/ULI Real Estate Forum, and dPOP!, Urban Land Institute Michigan, Southfield, MI. Available at:
http://michigan.uli.org/wp-content/uploads/sites/30/2014/01/2013_michigan_real_estate_trends_report.pdf; accessed February 24, 2015.
Figure remade with permission, by the Land Policy Institute, Michigan State University.
that because data on business openings and closings more amenities) represents about a $700 to $3,000
sometimes takes a long time to become available, increase in home value.86
that site-specific scores can be significantly higher
or lower than they should be if a very important Chris Leinberger and Mariela Alfonzo at the
business, like a grocery store, opens or closes in Brookings Institution completed a report, in
an area. There are other more complete place 2012, that measured the increase in value of office,
measurement systems that include urban form as retail, and residential rents in those portions of
specific factors, like the Irvine Minnesota Inventory, the Washington, DC metro area that met a set of
but this system is very data intensive. For more walkability characteristics. They found that, over time,
information, see the sidebar on The Irvine Minnesota in DC metropolitan neighborhoods:
Inventory on the next page. “Each step up the walkability ladder adds $9
Independent studies have shown that above- per sq. ft. to annual office rents, $7 per sq. ft.
average walkability is related to increased housing to retail rents, more than $300 per month to
values. In the metropolitan areas studied by apartment rents, and nearly $82 per sq. ft. to
CEOs for Cities, a higher Walk Score® added 86. Cortright, J. (2009). Walking the Walk: How Walkability Raises Home Values
$4,000–$34,000 per home. Put another way, each in U.S. Cities. Prepared by Impresa Inc. for CEOs for Cities, Cleveland,
OH. Available at: http://blog.walkscore.com/wp-content/uploads/2009/08/
point increase in Walk Score® (i.e., more access to WalkingTheWalk_CEOsforCities.pdf; accessed January 21, 2015.
Part One 3-45

The Irvine Minnesota Inventory
T
he Irvine Minnesota Inventory is designed to collect data on physical environment features (built and
natural) that are potentially linked to physical activity, for use in researching the relationship between
the built environment and physical activity. The instrument was developed by a team of researchers at the
University of California, Irvine, and tested and refined by researchers at the University of Minnesota. It can
be used in a variety of settings from rural to urban, and allows for observation of both large- and small-scale
features of the built environment in an area roughly the size of a neighborhood. The instrument is organized
into four categories: 1) accessibility, 2) pleasurability, 3) human needs and comfort, and 4) safety.
This data collection instrument is designed to be used by trained observers, and training lasts about eight
hours. While this can include college students or others, a team leader with advanced research training is
recommended. The inventory requires two trained observers who have a Tablet PC with Microsoft Access, the
inventory, a detailed map of the subject area, and potentially a GIS program. It takes approximately three to
four hours to observe an average size setting. Once observation is complete, researchers will need Stat Transfer
and SPSS software, or its equivalent, to process the data.
For more information, visit: http://activelivingresearch.org/irvine-minnesota-inventory; accessed February

4, 2015. To learn more about the Inventory Code Book, visit: https://webfiles.uci.edu/kday/public/Final_
Codebook.1.pdf; accessed February 4, 2015.
home values. As a neighborhood moves up Leinberger takes an objective look at metropolitan

each step of the five-step walkability ladder, walkability and its relationship to real estate
the average household income of those who value with his WalkUP studies. He has applied
live there increases some $10,000. People walkable principles to studies in Washington, DC;
who live in more walkable places tend to Atlanta, GA;90 and Boston, MA,91 and seven metro
earn more, but they also tend to pay a higher areas in Michigan.92 He also wrote Foot Traffic
percentage of their income for housing.”87 Ahead with Patrick Lynch, which ranks walkable
urbanism in America’s largest metros.93 In the
Homes in walkable, urban neighborhoods have 2012 report entitled DC: The WalkUP Wake-Up
experienced less than half the average decline in price Call, Leinberger describes two broad forms of
from the housing peak in the mid-2000s.88 metropolitan development:
WalkUP Studies 1. Drivable sub-urban: Very low density,
Chris Leinberger has published extensively on standalone real estate products, and socially
shifting market trends. See, for example, his book and racially segregated development; and
Option of Urbanism, which states that the suburbs
90. Leinberger, C.B. (2013). The WalkUP Wake-Up Call: Atlanta.
are not going away, but that many older and younger School of Business, The George Washington University, Washington, DC.
people are choosing urban lifestyles and the market Available at: www.smartgrowthamerica.org/documents/walkup-wake-up-
atlanta.pdf; accessed January 21, 2015.
will continue to shift that way.89
91. Leinberger, C.B., and P. Lynch. (2015). The WalkUP Wake-Up
Call: Boston. School of Business, The George Washington University,
Washington, DC. Available at: www.smartgrowthamerica.org/documents/
walkup-wake-up-call-boston.pdf; accessed March 11, 2015.

87. Leinberger, C.B. (2012). “Now Coveted: A Walkable Convenient 92. Leinberger., C.B., and P. Lynch. (2015). The WalkUP Wake-Up Call:
Place.” The New York Times Sunday Review, May 25, 2012. Available at: Michigan Metros. School of Business, The George Washington University,
www.nytimes.com/2012/05/27/opinion/sunday/now-coveted-a-walkable- Washington, DC. Available at: www.smartgrowthamerica.org/documents/
convenient-place.html?_r=2&hp&; accessed January 21, 2015. walkup-wake-up-call-michigan.pdf; accessed June 26, 2015.
88. See Footnote 85 on “Walk this Way: The Economic Promise of 93. Leinberger, C.B., and P. Lynch. (2014). Foot Traffic Ahead: Ranking
Walkable Places in Metropolitan Washington, D.C.” Walkable Urbanism in America’s Largest Metros. School of Business,
89. Leinberger, C.B. (2007). The Option of Urbanism: Investing in a The George Washington University, Washington, DC. Available at:
New American Dream. Washington, DC: Island Press. Available at: http://issuu.com/gwbusiness/docs/foot_traffic_ahead/1; accessed
http://islandpress.org/option-urbanism; accessed July 20, 2015. September 3, 2015.

2. Walkable urban: Much higher density, equity performance metrics demonstrate whether a
multiple modes of transportation that get broad cross-section of metropolitan residents can live
people and goods to walkable environments, affordably in WalkUPs and have access to jobs and
and integrates many different real estate other opportunities.
products in one place.94
Leinberger is passionate about this:
Leinberger writes:
“WalkUPs are the outcome of smart growth
“Market demand for drivable sub-urban policies that have been debated for the last
development, which has become overbuilt two decades. The time for debate is over. The
and was the primary market cause of the market has spoken. It is now time for the
mortgage meltdown that triggered the public sector to encourage, the real estate
Great Recession, is on the wane. Meanwhile, industry to build, and place management to
there is such pent-up demand for walkable be strengthened or be put in place to give the
urban development—as demonstrated by market what it wants.”96
rental and sales price premiums per-square-
foot and capitalization rates—that it could Prior to joining academia and Brookings, Leinberger
take a generation of new construction to was a former developer and a partner in R.C. Lesser
satisfy. This shift is extremely good news & Co. the largest market research company in
for the beleaguered real estate industry America. He is a strong and respected voice in the
and the economy as a whole. It will put real estate industry.
a foundation under the economy, as well Table 3–5 compares results in 10 metro areas
as government tax revenues, much like studied by Leinberger and Lynch. In the Michigan
drivable sub-urban development benefited locales examined, the Detroit metro area WalkUPs
the economy and selected jurisdictions compared more favorably with Washington, Atlanta,
in the second half of the 20th century. and Boston than expected. The remaining WalkUPs
Walkable urban development calls for studied in Michigan are in smaller metros than
dramatically different approaches to urban have ever been examined with this methodology.
design and planning, regulation, financing, In three of the smaller study regions, their only
and construction. Most importantly, it also WalkUP is the downtown. These core downtowns
requires the introduction of a new industry: need to be targeted for further improvement, with
place management. This new field develops additional WalkUPs developed elsewhere in the
the strategy and provides the day-to-day community over time. Grand Rapids and Lansing are
management for walkable urban places developing multiple WalkUPs at once, and most need
(referred to in shorthand as WalkUPs), strengthening before new WalkUPs are targeted.
creating a distinctive ‘could only be here’ Overall, these studies indicate that the trend of
place in which investors and residents seem increasing density and mixed use seen in Washington,
willing to invest for the long term.”95 Atlanta, and Boston is also underway in Michigan,
This new research shows specific locations where and there is a growing demand for more dense
walkable urban development is likely to occur, the development in these places.
physical size of the places, the product mix, the Other studies are starting to echo the premium
transportation options, and so forth. These studies also effect of walkability on not just residential, but also
rank performance based on two criteria: Economics retail and office properties. A study coauthored
and social equity. The economic performance metrics
by researchers at Indiana University and the

demonstrate how these downtowns are doing in terms
of GDP and property/rental prices, and how these 96. Feet First Philly. (2012). “UPDATE: Article: Recent Study Shows
WalkUPs stack up against one another. The social that the Shift to Walkable Urban Places is Good for the Economy.”
November 19, 2012. Philadelphia, PA. Available at: http://feetfirstphilly.
94. See Footnote 85 on DC: The WalkUP Wake-Up Call. org/2012/11/19/article-recent-study-shows-that-the-shift-to-walkable-
95. See Footnote 85 on DC: The WalkUP Wake-Up Call. urban-places-is-good-for-the-economy/; accessed January 21, 2015.
Part One 3-47

Table 3–5: Comparison of Metro Area WalkUP Study Results
Detroit- Grand Rapids-
Washington, DC Atlanta, GA Boston, MA Ann Arbor, Muskegon-Holland,
Study Topic (2012) (2013) (2015) MI (2015) MI (2015)
Share of Income Property in 1992–2000 1992–2000 1992–2000 1992–2000 1992–2000
WalkUPs Over Three Real 24% 10% 27% 6% 4%
Estate Cycles (Percentage)
2001–2008 2001–2008 2001–2008 2001–2008 2001–2008
34% 22% 39% 14% 12%
2009–2012 2009–2013 2009–2015 2009–2015 2009–2015
48% 50% 46% 25% 31%
Percentage Metro Area Walkable Urban
WalkUP 0.91% 0.55% 1.2% 1% 1%
Neighborhood N/A* N/A* 4.4% 2% 2%
Driveable Sub-Urban
Edge City N/A* N/A* 2.4% 6% 6%
Bedroom Community N/A* N/A* 92.1% 91% 91%
Other Topics
Number of Regionally
Significant WalkUPs 43 27 57 30 7
Average Size (Acres) 408 374 337 252 326
Average Gross Floor Area Ratio (FAR) 0.62 0.6 0.82 0.35 0.32
Average Employment Density (Jobs/Acre) 50.5 36.5 33.6 24.9 26.4
Average Number of WalkUPs per
Million People 7–8 6–7 11–12 7 8.66
Population Density in WalkUPs N/A N/A 28.6 10 6.8
(People/Acre)
Population Density in
WalkUPs (Percentage) N/A N/A N/A 2% 2%
*These place categories were not used in the first two studies. Sources: Leinberger, C.B. (2012). DC: The WalkUP Wake-Up Call: The Nation’s
Capital as a National Model for Walkable Urban Places. School of Business, The George Washington University, Washington, DC. Available
at: www.smartgrowthamerica.org/documents/Walkup-report.pdf; accessed January 21, 2015. Leinberger, C.B. (2013). The WalkUP Wake-Up
Call: Atlanta. School of Business, The George Washington University, Washington, DC. Available at: www.smartgrowthamerica.org/documents/
walkup-wake-up-atlanta.pdf; accessed January 21, 2015. Leinberger, C.B., and P. Lynch. (2015). The WalkUP Wake-Up Call: Boston. School of
Business, The George Washington University, Washington, DC. Available at: www.smartgrowthamerica.org/documents/walkup-wake-up-call-
boston.pdf; accessed March 11, 2015. Leinberger, C.B., and P. Lynch. (2015). The WalkUP Wake-Up Call: Michigan Metros. School of Business, The
George Washington University, Washington, DC. Available at: www.smartgrowthamerica.org/documents/walkup-wake-up-call-michigan.pdf;
accessed June 26, 2015. Table by the Land Policy Institute, Michigan State University, 2015.
University of Arizona in 2010 that compared of 80 or higher produce a relative risk of

10,000 properties for which NAREIT (National default that is 60% lower than Walk Scores®
Association of Real Estate Investment Trusts) less than 80.97
data was available, and after accounting for other

variables, found that: 97. Pivo, G. (2013). “Walk Score and Multifamily Default: The Significance
of 8 and 80.” University of Arizona and Hoyt Advisory Services (HAS)
Walk Score® significantly affects default risk for Fannie Mae, Washington, DC. Available at: www.fanniemae.com/
resources/file/fundmarket/pdf/hoytpivo_mfhousing_walkscore_122013.pdf;
in multifamily rental housing. Walk Scores® accessed February 16, 2015.

Table 3–5: Comparison of Metro Area WalkUP Study Results (cont.)
Flint, MI Lansing, MI Kalamazoo-Battle Saginaw-Bay City- Jackson, MI

Study Topic (2015) (2015) Creek, MI (2015) Midland, MI (2015) (2015)
Share of Income Property in 1992–2000 1992–2000 1992–2000 1992–2000 1992–2000
WalkUPs Over Three Real 8% 11% 5% 2% 0.2%
Estate Cycles (Percentage)
2001–2008 2001–2008 2001–2008 2001–2008 2001–2008
1% 9% 8% 4% 3%
2009–2015 2009–2015 2009–2015 2009–2015 2009–2015
3% 13% 4% 28% N/A
Percentage Metro Area Walkable Urban
WalkUP 0.2% 1% 0.7% 0.5% 0.3%
Neighborhood 0.5% 2% 0.8% 2% 1%
Driveable Sub-Urban
Edge City 5% 6% 6% 7% 7%
Bedroom Community 95% 91% 91% 91% 92%
Other Topics
Number of Regionally
Significant WalkUPs 1 5 3 1 1
Average Size (Acres) 263 230 297 209 N/A
Average Gross Floor Area Ratio (FAR) 0.27 0.43 0.52 0.16 0.57
Average Employment Density (Jobs/Acre) 27.2 20.3 14.4 27.2 77.5
Average Number of WalkUPs per
Million People** 3 16 11.3 4.3 12.8
Population Density in WalkUPs (Acres) 3.8 13.5 5.9 3.8 3.4
Population Density in
WalkUPs (Percentage) 0.3% 5% 2% 1% 1%
**These figures are larger than the total number of regionally significant WalkUPs, because these communities have much smaller populations, well
under one million. Sources: Leinberger, C.B. (2012). DC: The WalkUP Wake-Up Call: The Nation’s Capital as a National Model for Walkable Urban
Places. School of Business, The George Washington University, Washington, DC. Available at: www.smartgrowthamerica.org/documents/Walkup-
report.pdf; accessed January 21, 2015. Leinberger, C.B. (2013). The WalkUP Wake-Up Call: Atlanta. School of Business, The George Washington
University, Washington, DC. Available at: www.smartgrowthamerica.org/documents/walkup-wake-up-atlanta.pdf; accessed January 21, 2015.
Leinberger, C.B., and P. Lynch. (2015). The WalkUP Wake-Up Call: Boston. School of Business, The George Washington University, Washington, DC.
Available at: www.smartgrowthamerica.org/documents/walkup-wake-up-call-boston.pdf; accessed March 11, 2015. Leinberger, C.B., and P. Lynch.
(2015). The WalkUP Wake-Up Call: Michigan Metros. School of Business, The George Washington University, Washington, DC. Available at: www.
smartgrowthamerica.org/documents/walkup-wake-up-call-michigan.pdf; accessed June 26, 2015. Table by the Land Policy Institute, Michigan
State University, 2015.
Retail properties with a Walk Score® Office properties showed identical higher
ranking of 80 were valued 54% higher than premium values.99
properties with a Walk Score® ranking of
20. This was accompanied by an increase in
net operating income of 42% for the more
walkable properties.98
98. See Footnote 85 on “The Walkability Premium in Commercial Real 99. See Footnote 85 on “The Walkability Premium in Commercial Real
Estate Investments.” Estate Investments.”
Part One 3-49

Other Walkable Urban Studies 4. With success, enterprises in walkable
Pedestrian-friendly shopping areas do better than shopping areas are able to pay higher rents
those that are not. A study of transportation diaries for their space, and housing near walkable
of shoppers in the South Bay area of Los Angeles, commercial areas commonly sells for
CA, compared four typical linear shopping strips in higher prices than in more distant areas.
auto-oriented corridors to more compact shopping
areas considered to be examples of smart growth. The 5. Businesses appear to do better in
study found that: walkable commercial areas than in areas
attracting mainly drive-to patronage.
Trips to the more compact centers were
more likely to be shorter, and more likely to 6. Walkable retail areas have the potential
be on foot. to attract many people beyond the
immediate walking radius.
Business concentrations in walkable
neighborhoods are “from three to four times 7. To be successful, walkable retail areas
as large as can be supported by the local need to cater to diverse needs and reach a
resident base, suggesting that the pedestrian- critical mass.
oriented neighborhoods necessarily import 8. The presence of nearby walkable
shopping trips and, hence, driving trips from shopping areas can yield dividends for
surrounding catchment areas.” home prices in surrounding areas.
In short, there appears to be an unfilled 9. Mass transit is an important component
demand for walkable retail uses, even in of the best walkable retail areas.”101
suburban areas.100
Energy Use
A recent study of business performance in 15 Some of the previous categories have included studies
walkable shopping areas judged as successful, sums up that, among other things, projected lower energy use
a lot of the findings listed previously. This technical in compact settlement patterns than in low-density
report was prepared by Gary Hack, professor of development. See, for example, the “Cost of Sprawl”
Urban Design at the University of Pennsylvania. It studies. More contemporary studies are looking at this
has nine key findings: issue from a metropolitan-wide basis and identifying
1. “There is great enthusiasm for walkable places with low energy use, short travel distances, and
shopping areas among retail experts, alternative transportation options, and finding they are
developers, and many residents of urban more successful than other places. Savings achieved in
and suburban areas. best-performing places compared to other places in
terms of reduction in miles driven and fuel cost savings
2. Walkable shopping areas have a potential are also being quantified. In short, many of the other
to prosper, as a result of demographics, benefits of increased density and reduced automobile
increased gas prices, public policies use also have the benefit of reducing energy use as well.
encouraging higher densities, and
changing lifestyle preferences. Increased Density and Reduced Energy Use
In a 2008 white paper for CEOs for Cities entitled
3. Businesses can be successful if such areas “Driven to the Brink,” Joe Cortright wrote that as a
reach a critical mass, cater to diverse result of a new landscape for housing prices (in the 18
needs, are located in higher density areas months after housing prices peaked in Summer 2006,
or have good mass transit service, and prices declined 12.5%) and high fuel costs, cities that
have a supermarket as an anchor. 101. Hack, G. (2013). Business Performance in Walkable Shopping Areas. Active
Living Research, Princeton, NJ. Available at: http://activelivingresearch.org/
sites/default/files/BusinessPerformanceWalkableShoppingAreas_Nov2013.
100. Boarnet, M.G., K. Joh, W. Siembab, W. Fulton, and M.T. Nguyen. pdf; accessed February 24, 2015.
(2011). “Retrofitting the Suburbs to Increase Walking: Evidence from Hack, G. (2013). “Walkable Shopping Areas are Good for Business.” Active
a Land-Use-Travel Study.” Urban Studies 48 (1): 129–159. Available Living Research, Princeton, NJ. Available at: http://activelivingresearch.
at: http://usj.sagepub.com/content/48/1/129.full.pdf+html; accessed org/sites/default/files/BusinessPerformanceWalkableShoppingAreas_
February 24, 2015. ArticleSummary_Nov2013.pdf; accessed January 21, 2015.

offered attractive urban living opportunities in dense landscape architects, construction managers, private
neighborhoods that enabled people to drive shorter sector executives, and government officials.
distances and make convenient use of alternative
transport, were more likely to be more affordable On its website, the USGBC indicates that LEED
and economically successful than places that defines “a nationally accepted benchmark for
continued to follow sprawling development patterns. the design, construction, and operation of high-
A wide variety of data was examined ranging from performance green buildings” and “provides building
foreclosure data to density data to transportation owners and operators with the tools they need
data. This finding suggests an urban resiliency that to have an immediate and measurable impact on
could be especially significant if fuel prices were to their buildings’ performance.” It is not just the
rise dramatically.102 private sector that is showing the way to a more
environmentally sustainable future. State and local
In another paper for CEOs for Cities, in 2010, governments around the United States are adopting
Cortright wrote that if all of the top 50 metropolitan LEED for public buildings of all kinds.
areas achieved the same level of peak hour travel
distances as the best-performing cities, their residents In 2009, Grand Rapids, MI, had the most LEED
would drive about 40 billion miles less per year and buildings in the U.S. It also had more LEED-
use two billion fewer gallons of fuel at a savings of certified buildings per capita than any other city
$31 billion annually.103 in the country. Included among them are three
public school structures, and the Grand Rapids Art
LEED Buildings Museum, the first LEED-certified museum. Now all
Leadership in Energy and Environmental Design new municipal construction and major renovations
(LEED) building practices are another way to more than 10,000 sq. ft. and $1,000,000 must meet
dramatically reduce energy consumption. The LEED LEED regulations in Grand Rapids.105
is an ecology-oriented building certification program
run under the auspices of the U.S. Green Building The LEED buildings are important for placemaking,
Council (USGBC).104 The LEED concentrates not only because they represent lower cost energy use,
its efforts on improving performance across five sustainability, and improved resiliency, but because
key areas of environmental and human health: 1) well-educated talented workers want to live in places
energy efficiency, 2) indoor environmental quality, 3) that demonstrate commitment to contemporary social and
materials selection, 4) sustainable site development, cultural movements.106
and 5) water savings. The LEED has special Preservation Efficiency
rating systems that apply to all kinds of structures, This category examines environmental and
including residential, office, schools, retail, and economic impacts of two types of preservation.
healthcare facilities. Rating systems are available The first looks at the generally lower
for new construction and major renovations, as well environmental impacts of building reuse. The
as existing buildings. The program is designed to second examines the economic benefits of
inform and guide all kinds of professionals who work historic preservation. The principal takeaway
with structures on how to create or convert spaces from this section is that historic preservation has
to achieve environmental sustainability, including reduced environmental impacts compared to new
architects, real estate professionals, facility managers, construction, and that the local economic impacts
engineers, interior designers, urban planners, of historic preservation are substantial, so reusing
102. Cortright, J. (2008). “Driven to the Brink: How the Gas Price historic buildings and structures should be the first
Spike Popped the Housing Bubble and Devalued the Suburbs.” White
seriously considered alternative.
Paper, CEOs for Cities, Cleveland OH. Available at: http://community-

wealth.org/sites/clone.community-wealth.org/files/downloads/paper- 105. AIA. (n.d.). “Case Studies: Grand Rapids.” Local Leaders in
cortwright_0.pdf; accessed January 21, 2015. Sustainability. American Institute of Architects, Washington, DC. Available
103. Cortright, J. (2010). Measuring Urban Transportation Performance: at: www.aia.org/aiaucmp/groups/aia/documents/document/aiab081624.pdf;
A Critique of Mobility Measures and a Synthesis. CEOs for Cities, accessed January 21, 2015.
Cleveland, OH. Available at: www.ssti.us/wp/wp-content/ 106. World GBC. (2013). The Business Case for Green Building: A
uploads/2013/02/Driven_Apart_Technical_Report_CEOs4Cities_ Review of the Costs and Benefits for Developers, Investors, and Occupants.
Sept_2010.pdf; accessed September 11, 2015. World Green Building Council. Available at: www.worldgbc.org/
104. USGBC. (2015). “LEED.” U.S. Green Building Council, Washington, files/1513/6608/0674/Business_Case_For_Green_Building_Report_
DC. Available at: www.usgbc.org/leed; accessed February 11, 2015. WEB_2013-04-11.pdf; accessed November 6, 2014.
Part One 3-51

Economic Benefits of Historic Building Reuse
Donovan Rypkema, principal of PlaceEconomics and
an expert in historic preservation, lectures frequently on
the topic of economic and preservation issues relating to
rehabilitation, community development, and commercial
revitalization. Following are five of his main points.
1. Sustainable development is crucial for

economic competitiveness.
2. Sustainable development has more elements

than just environmental responsibility.
3. “Green Buildings” and sustainable

development are not synonyms. Wouldn’t it be wonderful to get an effective reuse for the historic railroad
terminal in Detroit, MI? What a placemaking opportunity that would be.
4. Historic preservation is, in and of itself, Photo by the MSU Land Policy Institute.
sustainable development.
generated in this country, and has projected
5. Development without an historic that more than 27% of existing buildings will
preservation component is not sustainable.107 be replaced between 2000 and 2030.
Rypkema expands on these points: Economically, in both downtowns, but

especially in neighborhood commercial districts,
“Repairing and rebuilding historic wood a major contribution to the local economy is
windows would mean that the dollars are the relative affordability of older buildings. It
spent locally instead of at a distant window is no accident that the creative, imaginative,
manufacturing plant. That’s economic small start-up firm isn’t located in the corporate
sustainability, also part of sustainable office “campus,” the industrial park, or the
development. Maintaining as much of the shopping center—they simply cannot afford
original fabric as possible is maintaining the rents there. Older and historic commercial
the character of the historic neighborhood. buildings play that role, nearly always with no
That’s cultural sustainability, also part of subsidy or assistance. A million dollars spent in
sustainable development. new construction generates 30.6 jobs. But, that
Here is a typical building in a North same million dollars in the rehabilitation of an
American downtown—25 ft. wide and 100 historic building? [Generates] 35.4 jobs.”108
[ft.], or 120 [ft.], or 140 ft. deep. Let’s say In 2011, the National Trust for Historic Preservation
that, today, we tear down one small building published a thorough study of the environmental
like this in your neighborhood. We have now value of building reuse entitled The Greenest
wiped out the entire environmental benefit Building. When comparing similar use and
from the last 1,344,000 aluminum cans functionality, building reuse almost always generates
that were recycled. We’ve not only wasted fewer environmental impacts than new construction.
an historic building, we’ve wasted months Reuse saved 4% to 46% over new construction among
of diligent recycling by the good people of buildings with the same energy performance level. It
our community. And that calculation only takes 10 to 80 years for a new building that is 30%
considers the impact on the landfill. Also, the more efficient than an average-performing existing
EPA has noted that building construction building to overcome, through efficient operations,
debris constitutes around a third of all waste the negative climate change impacts related to
107. Rypkema, D. (2007). “Sustainability, Smart Growth and Historic the construction process. The lone exception was
Preservation.” Preservation Action Council of San Jose, March 10, 2007. renovations that require significant new material
San Jose, CA. Available at: www.preservation.org/rypkema.htm; accessed
November 6, 2014. 108. See Footnote 107.

inputs, e.g., converting a warehouse to residential Value of Human Contact and
or office. In these cases, the environmental cost was Social Interaction
higher than that of a building that was not converted Building form without activity is just a location,
to a new use or that of a new construction.109 and is often boring. It is the activity of humans
in a place with good form that creates interest
Economic Benefits of Historic Preservation and helps make the place a desirable place to be.
Historic preservation advocates in many states have But, even more is needed. First, it is important
prepared economic impact studies showing the to understand the advantages of cities as places
economic benefits of historic preservation, over time, in for human gathering and exchange. Second, are
terms of money expended and new jobs. For example: examples of research that show the importance
Colorado has seen the addition of 32 new jobs of a wealth of social offerings in an open, diverse,
for every $1 million spent on preservation, and aesthetically pleasing environment in order
and 35,000 jobs and $2.5 billion in direct to attract and keep people who are attached
and indirect impacts since 1981. Historic to that place. Last, is research that shows that
preservation also had a substantial impact on neighborhoods that are walkable have people
heritage tourism, generating $244 million in that trust neighbors more, participate more in
visitor spending in 2008.110 community projects, and volunteer more.
A 2002 analysis in Michigan showed that Key Advantages of Cities

between 1971 and 2001 more than $819 Joe Cortright, in a project for CEOs for Cities, in
million was privately invested in state and 2007, observed:
federal rehabilitation tax credit projects. Overall, there are four key city advantages that
These projects created more than 22,250 are rooted in form and human interaction:
jobs and had a total economic impact of
$1.7 billion. In just the five years after 2001, 1. Variety: Access to a wide range of choice
private investment nearby was more than in goods, services, and amenities that
$902 million, 22,000 jobs were created, with people value, raising their satisfaction
$1.93 billion in total economic impact.111 and standard of living.
In 2005, $1 million invested in rehabilitating 2. Convenience: Density means more
historic buildings created 25 new jobs; the same goods, services, and people are close at
investment in computer and data processing hand, allowing shorter travel distances
created 23 jobs, and manufacturing motor and less time searching and traveling to
vehicle parts and accessories created 17.112 acquire them.
109. Preservation Green Lab. (2011). The Greenest Building: Quantifying
the Environmental Value of Building Reuse. National Trust for Historic 3. Discovery: Historically cities expose
Preservation, Washington, DC. Available at: www.preservationnation.org/ people to more opportunities and
information-center/sustainable-communities/green-lab/lca/The_Greenest_
Building_lowres.pdf; accessed September 11, 2015.
help them discover consumption or
110. Clarion Associates of Colorado, LLC. (2011). The Economic Power connection opportunities; they provide
of Heritage and Place: How Historic Preservation is Building a Sustainable markets for new and innovative
Future in Colorado. Prepared for the Colorado Historical Foundation,
Denver, CO. Available at: www.historycolorado.org/sites/default/files/ products that give rise to new
files/OAHP/crforms_edumat/pdfs/1620_EconomicBenefitsReport.pdf; industries and drive economic progress
accessed January 21, 2015.
(cities are the place where “new work”
111. MHPN. (2006). “Report Card: The Economic Impacts of Historic
Preservation in Michigan.” Special Report. Michigan Historic Preservation gets created).
Network, Lansing, MI. Available at: www.michigan.gov/documents/hal/

mhc_shpo_MHPN_report_card_191042_7.pdf; accessed February 25, 2015. 4. Opportunity: Cities offer a wider variety
Includes case examples of: The Fidelity Building in Benton Harbor, of jobs, and easier opportunities to acquire
Merchant’s Row in Detroit, the Saginaw Temple Theater, and Grand
Rapids’ American Seating Factory. additional skills and to move among jobs.
112. MHAL. (2005). Cultural Economic Development. Michigan Department (Larger metropolitan areas not only have
of History, Arts and Libraries, Lansing, MI. Available at: www.michigan.
gov/documents/hal_ced_strategy_144333_7.pdf; accessed January 21, 2015.
more total jobs, but a greater proportion
Part One 3-53

of their population lives in places where documenting the results of this project provides a
there are jobs close by).113 fresh perspective about the current driving factors
of passion and loyalty in a community. The study
According to the Project for Public Spaces, a leading provides empirical evidence that the drivers that create
authority on placemaking: Great public places are emotional bonds between people and their community are
accessible, comfortable, sociable, and are filled with consistent in virtually every city and can be reduced to
people, uses, and activities. When a public space just a few categories.116
works well it forges a sense of community and is
the location of celebrations, social and economic Researchers asked the questions: What makes a
exchanges and gatherings, and the conglomerations community a desirable place to live? What draws people
of people, ideas, and culture.114 to stake their future in it? Are communities with more
attached residents better off ? There were three very
What Attaches People to Communities? consistent answers.
So, we know why people love the choices that cities
offer, and what makes for great public spaces, but 1. What attached residents to their communities
what attaches people to the communities? The didn’t change much from place to place. While we
Knight Soul of the might expect that the drivers of attachment
. . . Highly attached Community project set would be different in Miami, FL, from those
residents are more out to find the answer. in Macon, GA, in fact, the main drivers of
likely to stay in their They found that highly
attached residents are
attachment showed little difference across
communities. In addition, the same drivers
current community, more likely to stay in rose to the top in every year of the study.
and quality places lead their current community,
and quality places lead to 2. The study found that perceptions of the local
to strong attachment. strong attachment.115 economy did not have a very strong relationship
to resident attachment. Instead, attachment
The Soul of the Community studied 26 communities was most closely related to how accepting a
across the U.S. over a three-year period. The report community was of diversity, its wealth of social
113. Cortright, J. (2007). City Advantage: A CEOs for Cities Report. The offerings, and its aesthetics.
Brookings Institution, Washington, DC. Abstract available at: http://papers.
ssrn.com/sol3/papers.cfm?abstract_id=1084078; accessed January 21, 2015. 3. In almost every community, a resident’s
114. PPS. (n.d.). “What Makes a Successful Place?” Project for Public
Spaces, New York, NY. Available at: www.pps.org/reference/grplacefeat/; perceptions of the community was more strongly
accessed January 21, 2015. linked to their level of community attachment than
115. Soul of the Community. (2010). Knight Soul of the Community to that person’s age, ethnicity, work status, etc.117
2010: Why People Love Where They Live and Why it Matters: A National
Perspective. Soul of the Community, the John S. and James L. Knight
Foundation, Miami, FL; and Gallup, Washington, DC. Available at: http:// 116. See Footnote 115.
knightfoundation.org/sotc/overall-findings/; accessed September 10, 2015. 117. See Footnote 115.
Center for Community and Economic Development at MSU
T
he Center for Community and Economic Development (CCED) at Michigan State University:
“Is committed to developing and applying knowledge to address the needs of contemporary society.
The CCED is dedicated to empowering communities to create sustainable prosperity and an
equitable global knowledge economy. In partnership with public and private organizations, it has
developed and conducted numerous innovative programs that address local concerns, while building
the capacity of students, scholars, and communities to address future challenges. The CCED focuses
its resources on the unique challenges of distressed communities throughout the state of Michigan.”
They are a member of the Michigan Sense of Place Council.
For more information, visit: http://ced.msu.edu/.

Gallup did the survey work on this study and analyzed Carol Coletta, when writing for CEOs for Cities, in
the relationship between the overall level of community 2008, advised that: “Careful investments in a city’s
attachment and residents’ perceptions of aspects of the creative resources, most notably all of its people, can be
community itself to reveal the strongest links. Table 3–6 used to create a creative city that benefits all community
shows the Community Attributes’ rank in Influence on members.” In particular, she singled out investments
Community Attachment across 26 communities in each that attract members of what Richard Florida calls
of the three survey years of the 10 variables studied. the “creative class” in order to promote innovation in
ideas. But, to succeed with innovation, there must be a
A community’s most attached residents had strong supportive market for new ideas and places.119
pride in it, a positive outlook on the community’s
future, and a sense that it was the perfect place for Richard Florida, author of the 2004 bestseller The
them. When attachment occurred for college graduates Rise of the Creative Class and several other books,
and other productive residents, it increased the wrote in a 2012 The Atlantic article about the large
number of talented, highly educated workers striving body of literature showing that very creative people
to positively affect economic growth. As Figure 3–17 are highly likely to be open to new experiences.120
shows as well, according to Soul of the Community
research, local GDP growth was highest in “The jobs at the center of innovation .
communities with the highest levels of attachment.118 . . such as design, engineering, science,
painting, music, software development,
Fostering the Creative City writing, and acting, appeal to individuals
There are many ways that a community can foster who are curious, creative, intellectual,
community attachment. Improving the aesthetics of a imaginative, inventive, and resourceful.
community is certainly important, but social offerings These professions are primarily concerned
and openness rank as more important. Fostering the with exploring, developing, and
creative city can help build attachment through social
119. Coletta, C. (2008). “Fostering the Creative City.” CEOs for Cities,
offerings and openness. The more creative opportunities Cleveland, OH.
there are the more social offerings there will be. To 120. Florida, R. (2012). “The Psychology Behind Why Creative People
Cluster.” The Atlantic, July 19, 2012. Available at: www.theatlanticcities.
attract creative people, the city must be open to diversity. com/neighborhoods/2012/07/psychology-behind-why-creative-people-
118. See Footnote 115. cluster/2243/; accessed January 21, 2015.
Table 3–6: Community Attributes’ Ranking in Influence on Community Attachment

Across 26 Knight Foundation Communities
Ranked According to 2010 Results
Topic 2008 2009 2010
Social Offerings 1 1 1
Openness 3 1 2
Aesthetics 2 3 3
Education 4 4 4
Basic Services 5 5 5
Leadership 6 5 6
Economy 6 7 7
Safety 8 8 8
Social Capital 9 9 9
Civic Involvement 10 10 10
Sources: Data by: Morales, L. (2010). “Social Offerings, Openness Key to Community Attachment.” Gallup, November 15, 2010. Washington,
DC. Available at: www.gallup.com/poll/144476/social-offerings-openness-key-community-attachment.aspx; accessed February 26, 2015.
From this study: Soul of the Community. (2010). Knight Soul of the Community 2010: Why People Love Where They Live and Why it Matters: A
National Perspective. Soul of the Community, the John S. and James L. Knight Foundation, Miami, FL; and Gallup, Washington, DC. Available
at: http://knightfoundation.org/sotc/overall-findings/; accessed September 10, 2015. Table remade with permission, by the Land Policy
Part One 3-55
Figure 3–17: GDP Growth by Level of Community Attachment
Local GDP Growth by Levels of Community Attachment
CA Correlation to GDP Growth= 0.411
CA Correlation to Population Growth= 0.374
8
7 6.7% 6.9%
5
Growth
3 2.6%
2.1%
2
1
0.3%
-0.2%
0
<3.70 3.71–3.84 3.85+
-1 (n=7 communities) (n=9 communities) (n=7 communities)
Community Attachment
GDP Growth (2006–2009) Population Growth (2006–2009)
Source: Soul of the Community. (2010). Knight Soul of the Community 2010: Why People Love Where They Live and Why it Matters: A National
Perspective. Soul of the Community, the John S. and James L. Knight Foundation, Miami, FL; and Gallup, Washington, DC. Available at: http://
knightfoundation.org/sotc/overall-findings/; accessed September 10, 2015. Figure remade with permission, by the Land Policy Institute,
communicating new ideas, methods, This supports the importance of diversity and openness
and products.”121 associated with attachment in the Knight Foundation
Soul of the Community study.
Florida reports that the concentration of the “open-
to-experience” personality type correlates to cities with Florida points the reader to “The Open City” chapter, by
a high concentration of high-tech industry, a high Cambridge University psychologist Jason Rentfrow, in
percent foreign-born, and ranks high on Florida’s Gay the Handbook of Creative Cities for more guidance.123
Index. He maps out these characteristics and notes the
Great Lakes States do not rank well on these variables: Walkable Neighborhoods Have
More Trusting, Involved People
Detroit, Minneapolis, Cleveland, Columbus, and

Pittsburgh have the nation’s smallest concentration of A study out of the University of New Hampshire,
the “open-to-experience” personality types. “It is not in 2010, indicates that people living in walkable
just that people sort themselves into places where they neighborhoods trusted neighbors more, participated
can find work. They seek out environments where they in community projects, and volunteered more than
can pursue their personal interests as well.”122 in non-walkable areas. Was it the density? Was
it the urban form? Was it both? Could it be that
121. Rentfrow, P.J. (2011). “The Open City.” In Handbook of Creative people were “programmed” to live in walkable places?
Cities, ed. D.E. Andersson, A.E. Andersson, and C. Mellander.
Northampton, MA: Edward Elgar Publishing.
Given that living in walkable places was the human
condition for all population concentrations until the Michigan is home to more than 2,000 nonprofit arts
Industrial Revolution, it was not a very big stretch.124 and cultural organizations. Creative Many (www.
The study does not answer these questions. creativemany.org/), formerly known as ArtServe,
prepares an annual report on the economic impact
Perhaps there is a pendulum at work here. The further of arts and cultural activities in Michigan as part
we try to get away from the city by adopting sprawling of the Michigan Creative Data Project (www.
land use patterns, the more we create the circumstances miculturaldata.org). Figure 3–18 reports over
for a return to the city by those people who feel a half billion dollar impact of just 424 of those
alienated from their neighbors by open spaces that are organizations. More information will be available
too great for easy communication and by distances every year as more groups add to the database.
between places that are too great for easy access to Data for the Creative State Michigan report comes
the many shopping, work, recreation, and other living from the Americans for the Arts’ Annual Creative
options in the suburbs and exurbs. Millennials grew Industries Reports, the Michigan Economic
up largely in the suburbs and lived with parents who Development Corporation/Pure Michigan, and the
had to shuttle them by car everywhere. As children, Michigan Cultural Data Project (Michigan CDP).
they spent a lot of time in cars. Perhaps it is not too
great a notion to think they are flocking to the cities to A report by the Michigan Economic Development
experience a living environment that is very different Corporation (MEDC) in September 2011, found
from the one they grew up in. It is one where they can that leisure spending for arts, culture, and history
quickly and easily meet up with friends and other new accounted for $2.08 billion, inclusive of more
people. It is one that does not require cars. than 17.3 million travelers spending nearly 28.5
million days each year throughout the state. Overall,
Economic Value of Creative Industries cultural tourism represented 16% of all leisure
Creative industries are critical to community vibrancy, spending in Michigan ranking second to touring
creativity, and civic engagement—and hence, to and sightseeing (28%). This was important, because
successful placemaking. But, arts and culture not cultural destinations generated more revenue than the
only expand the mind and are good for the soul, following activities combined: golf, boating/sailing,
three recent studies show they return real economic hunting/fishing, hiking, and biking.126
benefits to the community. The first study measures
huge economic impact from just 211 arts and cultural The National Endowment for the Arts (NEA)
institutions using standard national measures. The is designing a public, web-accessible system of
second examines data from 424 creative industry indicators that will become the national standard for
organizations in Michigan, and the third shows that defining, measuring, and conveying the dimensions
leisure spending for arts, culture, and history exceeds of livability. In 2012, the NEA hypothesized these
that of many popular outdoor activities in Michigan. indicators were affected by Creative Placemaking.
This would make it easier to measure and monitor,
A national study by Americans for the Arts over time, the impact of art and culture on a
documents that “the arts mean business” and are an community. The indicators included:
economically viable investment. Nonprofit creative
industry generates $135.2 billion in economic activity Impact on artists and arts community
each year—$61.1 billion in spending by organizations (payroll at arts organizations, number of art
and $74.1 billion in audience spending. The industry organizations, etc.);
supports 4.1 million jobs and generates $22.3 billion
in government revenue.125 126. MEDC. (2011). “The History, Arts and Cultural Travel Industry in
Michigan.” Corporate Research Unit, Michigan Economic Development
124. Kaid Benfield’s Blog. (2010). “Walkable Neighborhoods Have Higher Corporation, Lansing, MI. Available at: http://miplace.org/sites/default/
Levels of Trust, Community Participation.” NRDC Staff Blog Switchboard, files/MEDC_HistoryArtsCultureTravel.pdf; accessed October 23, 2015.
December 15, 2010. Natural Resources Defence Council, New York, NY. More recent data shows that cultural tourism has become the leading
Available at: http://switchboard.nrdc.org/blogs/kbenfield/walkable_ industry in economic impact from leisure spending in Michigan. MEDC.
neighborhoods_have_hi.html; accessed September 11, 2015. (2013). “The History, Arts and Cultural Travel Industry in Michigan
125. Americans for the Arts. (2012). Arts and Economic Prosperity IV: The - 2013.” Prepared for the Michigan Council of Arts and Cultural
Economic Impact of Nonprofit Arts and Culture Organizations and Their Affairs. Corporate Research Unit, Michigan Economic Development
Audiences. Washington, DC. Available at: www.americansforthearts.org/ Corporation, Lansing, MI. Available at: www.michiganbusiness.org/
sites/default/files/pdf/information_services/research/services/economic_ cm/Files/MCACA/The-History-Arts-and-Cultural-Travel-Update.pdf;
impact/aepiv/NationalStatisticalReport.pdf; accessed January 21, 2015. accessed October 23, 2015.
Part One 3-57

Figure 3–18: 2015 Annual Report Regarding Creative Industries
Sources: Data from the Cultural Data Project. Creative Many Michigan. (2015). Creative State: Michigan 2015 Nonprofit Report. Detroit,
MI. Available at: www.creativemany.org/research/creative-state-mi-2015-nonprofit-report/; accessed September 10, 2015.

Attachment to community (length of residency, premium associated with homes that are closer to
percent owner owned, percent occupied); these businesses.128
Quality of life (crime, vacant properties, Universities are Beginning to

mean commute time to work, etc.); and Support Entrepreneurship
People usually start businesses where they live,
Economic conditions (mean income, loan meaning that entrepreneurship plays a major role
amounts for housing property sales, total in place-based economic development. But, if those
number of jobs, etc.).127 new businesses want to be able to attract and retain
Entrepreneurship the kinds of quality workers needed to thrive in
This section focuses on research and reports the global knowledge economy, then the quality
that indicate: of the place where the entrepreneur started his
or her business needs to be high. According to a
New Urbanist neighborhood designs not 2012 survey, Michigan’s universities help to educate
only support entrepreneurial activity when entrepreneurs that are deeply connected to their
small retail establishments are within walking Michigan communities. Entrepreneurship programs
distance of residences, they also contribute to exist on at least 10 campuses, and there are formal
higher residential property values. links between entrepreneurship programs and
business incubators on at least 11 campuses, with
Michigan’s universities all have plans in the works on a 12th.129
entrepreneurship programs that could help
spur placemaking. Entrepreneurship Score Card
Shows Importance of Quality Places
The Small Business Association of Michigan For nearly a decade, the Small Business Association of
has an Entrepreneurship Score Card that Michigan (SBAM) has maintained an Entrepreneurship
shows the importance of quality places. Score Card in Michigan. The Score Card uses three
Residences are Worth More primary “drivers” to describe the condition and direction
When Small Retail is Walkable of the entrepreneurial economy in the state—1)
A national study commissioned by American Express Entrepreneurial Change, 2) Entrepreneurial Vitality,
looked at entrepreneurship as expressed by the and 3) Entrepreneurial Climate. Results of the 9th survey
number and location of independent (not chain) published in 2013 revealed:
stores. In 2011, a longitudinal market share study was In entrepreneurial change (average growth in
released that provided analysis of trends in success the number of new entrepreneurs over the past
of independent, local proprietors from 1990 to 2009. three years), Michigan ranked 46th among the
In the 15 metros studied, residential neighborhoods states in 2010, but improved to 31st in 2011.
served by a successful independent business district
gained, on average, 50% more in home values than Michigan’s five-year business survival rate,
their citywide markets over the most recent 14-year which had been underperforming since 2003,
period. This supports earlier findings that show was now at the midpoint among U.S. states.
consumers want retail businesses within walkable
distances, and when that exists, there is a home value
127. Shewfelt, S. (2012). “Our Town Community Indicators Study.” 128. Civic Economics. (2011). The American Express Open Independent Retail
Office of Research and Analysis, National Endowment for the Arts, Index: A Study of Market Trends in Major American Cities. Civic Economics,
Washington, DC. Available at: http://arts.gov/sites/default/files/OT- Austin, TX. Available at: http://nebula.wsimg.com/7fca7626531905823f16
Indicators-PowerPoint.pdf; accessed January 21, 2015. 4f2095ae2689?AccessKeyId=8E410A17553441C49302&disposition=0&al

For further information, see: Morley, M., M.K. Winkler, S. Zhang, R. Brash, loworigin=1; accessed January 21, 2015.
and J. Collazos. (2014). The Validating Arts and Livability Indicators (VALI) 129. Fowler, R., and J. Padden. (2012). “Entrepreneurship at Michigan’s
Study: Results and Recommendations. Prepared by the Urban Institute for the Public Universities.” Public Policy Associates, Inc., Lansing, MI. Available
National Endowment for the Arts, Washington, DC. Available at: http:// at: http://miplace.org/sites/default/files/Entrepreneurship_at_Michigan_
arts.gov/sites/default/files/VALI-Report.pdf; accessed September 11, 2015. Public_Universities.pdf; accessed November 6, 2014.
Part One 3-59

Small Business Association of Michigan
T
he Small Business Association of Michigan business. A total of 450 responses were weighted to
(SBAM) is a member-driven (23,000+), ensure they were representative of Michigan businesses
nonprofit organization dedicated to serving the in terms of sector, age of business, and number of full-
needs of Michigan’s small business community. The time employees. The results suggest that the majority
SBAM “helps Michigan small businesses succeed of entrepreneurs choose to start businesses where they
by promoting entrepreneurship, leveraging buying live. Broadband internet access (46.6%) and access to
power, and engaging in political advocacy.” talented workforce (29.9%) were the top two factors
noted when businesses were asked where they locate.
The Small Business Association of Michigan supports Conversely, the most common factors preventing a
the Michigan Economic Outlook Health Report—an business from starting in a particular location included
annual poll of working persons that helps identify ways licensing times/requirements, local ordinances/
communities can create great places to grow businesses. regulations, unattractive building and landscape design,
This report is a useful tool for measuring a community’s local/state taxes, and lack of talented workforce.i
progress towards placemaking. The SBAM is also a
member of the Michigan Sense of Place Council. For more information, visit: www.sbam.org/.
In 2013, SBAM members were surveyed about the i. Public Policy Associates, Inc. (2013). Technical Report (draft). Prepared
importance of place versus other factors in starting their for the Michigan Sense of Place Council. Lansing, MI.
Private lending to small business in Michigan One of the Score Card measured indicators is
continued to rank in the top five states “Quality of Life (Sense of Place).” Overall quality of
showing a tremendous amount of investment life also shows gradual improvement, especially in the
in small businesses.130 areas of civic energy and harmony, such as reduced
rural-urban disparity, increased charitable giving, and
Other SBAM Score Card measurements show less greater racial-ethnic equity.
dramatic change, but slow continued improvement.
Following is text excerpted from the SBAM
Entrepreneurial vitality, a measure of Entrepreneurship Score Card Michigan 2012:13 report:
the general level of small business and
entrepreneurial activity relative to all other “Quality of Life has been gaining increased
states, was steady at 36th in 2011, indicating attention from those responsible for economic
Michigan still has a ways to go to move the development. Amenity value caught the
needle on overall entrepreneurial strength attention of thoughtful professionals and public
and presence. officials, particularly with the release of Richard
Florida’s 2003 book, The Rise of the Creative
In entrepreneurial climate (overall Class. States, regions, and cities have become
strength in business conditions supporting increasingly concerned about how to attract not
entrepreneurial initiatives), Michigan was just businesses, but individual entrepreneurs
16th in the U.S. The key here was business and young skilled workers, in general, who
tax cuts that prompted the Tax Foundation increasingly put emphasis on quality of life
to improve its rank of Michigan’s overall tax in their location decisions. Also, they will
structure for favorability to business from 49th soon become very aware of the mobility of
in 2011 to 7th in 2012.131 experienced, energetic retiring/semi-retiring
Baby Boomers looking for places to call home
that offer opportunities to continue to work,
130. Entrepreneurship Score Cards are available upon request
through MiQuest at: http://beyond-startup.com/score-card/; play, contribute to society, and make money. In
accessed October 22, 2015. short, amenity economics is back! Quality of
Small Business Association of Michigan. (2013). Entrepreneurship Score life is a desirable attribute in its own right—
Card Michigan 2012:13. Lansing, MI.
131. See Footnote 130. pursuit of the good life, but it is increasingly
important as a factor when attracting and that means going to those places that talented
retaining the “right” kinds of workers and workers want to live; 2) access to major multi-
companies to sustain future growth. In this way, modal transportation networks; and 3) proximity to
good quality of life begets better quality of life. customers and suppliers. At the very bottom of the
list were taxes and business-friendly policies.134
Comprised of sub-drivers in Civic Energy
and Harmony, Lifestyle and Play, Pocketbook Health and Safety
Indicators, and Health and Safety, this driver There is more research material related to
seeks to measure the overall quality of life placemaking in this category than in all of the others
in each state. Quality of life often varies combined. Much of it addresses material that is
considerably within states. Consequently, contained in a few excellent books, such as Urban
future scores for this driver could be broken Sprawl and Public Health by Howard Frumkin,
out by region.”132 Lawrence Frank, and Richard Jackson; and Making
Healthy Places: Designing and Building for
Table 3–7 shows Michigan’s performance in Health, Well-being, and Sustainability by Andrew
the Quality of Life category compared to other Dannenberg, Howard Frumkin, and Richard Jackson.
Midwest states in the SBAM Entrepreneurship Score Some of the key issues include the relationship of
Card Michigan, 2012:13 report. While Michigan’s obesity and urban form, other health issues associated
performance is competitive in the region, the top five with sprawl, health benefits of driving less, and
ranked states nationally have received four or five stars the safety benefits of higher density. A four-part
for at least the last five years: Vermont, Massachusetts, miniseries entitled Designing Healthy Communities
South Dakota, Iowa, and Maryland. Minnesota, at addressed some of these issues and many others. It
four stars for the last five years, is ranked 10th, while aired on public television from July–October 2012.
North Dakota is 11th. The Midwest has a long way to As a result, this section will hit on only a few key
go to be competitive with the top 10 states.133 points related to health and designing quality places
Surveys of Fast Growing Businesses through placemaking as the reader is directed to these
The results of a recent survey of 150 founders of other source materials for considerably more detail.
some of the nation’s fastest growing entrepreneurs We are in a nation with growing obesity, which
by the private research entity Endeavor Insight creates huge public health risks. Studies are now
offers evidence that cities should focus on the
134. Morris, R. (2014). What do the Best Entrepreneurs Want in a City.
“factors and conditions that attract the talented, Endeavor Insight. Available at: http://issuu.com/endeavorglobal1/docs/
educated workers that fast-growing entrepreneurial what_do_the_best_entrepreneurs_want; accessed February 26, 2015.
enterprises need.” The most important factors in Endeavor Insight. (2014). “Endeavor Insight Report Reveals the Top
Qualities that Entrepreneurs Look for in a City.” Endeavor, February
their location decisions were: 1) access to talent— 4, 2014. Available at: www.endeavor.org/blog/endeavor-insight-report-
132. See Footnote 130. reveals-the-top-qualities-that-entrepreneurs-look-for-in-a-city/; accessed
133. See Footnote 130. January 21, 2015.
Table 3–7: Midwest Performance in Quality of Life (Sense of Place)

State 2011 2009 2007
Illinois (24) *** ** ***
Wisconsin (25) *** *** **
Michigan (26) *** ** **

Kentucky (33) ** ** **
Indiana (34) ** ** **
Ohio (43) ** **** **
Source: Data from: Small Business Association of Michigan. (2013). Entrepreneurship Score Card Michigan, 2012:13. Lansing, MI. Entrepreneurship
Score Cards are available upon request through MiQuest at: http://beyond-startup.com/score-card/; accessed October 22, 2015. Table remade
Part One 3-61

showing that compact settlement patterns often In 2013, no state had a prevalence of obesity
result in healthier residents and school children, less than 20%.136
largely because of the increase in walking and biking.
No state met the nation’s Healthy
The Centers for Disease Control (CDC) closely People 2010 goal to lower obesity
monitors overweight and obesity statistics. prevalence to 15%.137
“Overweight” is defined as a body mass index
(BMI) of 25 or higher, while “obesity” is defined as A series of maps from the CDC shows the history of
a BMI of 30 or higher. Research has shown that as U.S. obesity prevalence from 1985 through 2010.138
weight increases to reach the levels referred to as Childhood obesity has more than doubled in children
“overweight” and “obesity,” the risks for the following and quadrupled in adolescents since the mid-1980s.
health conditions also increases:
The percentage of children age six to 11 in
Coronary heart disease; the U.S. who were obese increased from 7%
Type 2 diabetes; in 1980 to nearly 18% in 2012. Similarly, the
percentage of adolescents age 12 to 19 who
Cancers (endometrial, breast, and colon); were obese increased from 5% to nearly 20%
over the same period.
Hypertension (high blood pressure);
In 2012, more than one-third of children and
Dyslipidemia (for example, high total adolescents were overweight or obese.139
cholesterol or high levels of triglycerides);
Health risks for obese children are similar to those
Stroke; for adults, but in some cases they face them much
Liver and gallbladder disease; sooner than if they were to become obese as adults,
especially diabetes and cardiovascular disease.
Sleep apnea and respiratory problems;
The basic prescriptions for obesity are quite simple:
Osteoarthritis (a degeneration of cartilage eat less, eat better (more fresh, nutritious, quality
and its underlying bone within a joint); and food), and exercise more. This will not work for
everyone, but it is the place to start. But, where you
Gynecological problems (abnormal
136. The State of Obesity. (n.d.). “Adult Obesity in the United States.”
menses, infertility).135 Trust for America’s Health and the Robert Wood Johnson Foundation,
Washington, DC. Available at: http://stateofobesity.org/adult-obesity/;
There was a dramatic increase in obesity in the U.S. accessed September 11, 2015.
from 1990 through 2010. 137. USDHHS. (2000). “Chapter 19: Nutrition and Overweight.” In
Healthy People 2010: Understanding and Improving Health, Vol.
II. U.S. Department of Health and Human Services, Washington, DC.
In 2000, no state had an obesity prevalence of Available at: www.cdc.gov/nchs/data/hpdata2010/hp2010_final_review_
30% or more. focus_area_19.pdf; accessed February 16, 2015.
138. CDC. (n.d.). “Obesity Trends among U.S. Adults between 1958 and
In 2013, 20 states had a prevalence equal to or 2010.” Centers for Disease Control, Atlanta, GA. Available at: www.cdc.gov/
obesity/downloads/obesity_trends_2010.ppt; accessed February 26, 2015.
greater than 30%, up from 12 states in 2011. 139. Statistics referenced here: CDC. (n.d.). “Adolescent and School
Health.” Centers for Disease Control, Atlanta, GA. Available at: www.
In 2013, eight states and the District cdc.gov/healthyyouth/obesity/facts.htm; accessed January 21, 2015.
of Columbia had a prevalence between Data from these sources: Ogden, C.L., M.D. Carroll, B.K. Kit, and
K.M. Flegal. (2014). “Prevalence of Childhood and Adult Obesity in the
20%–<25%. United States, 2011–2012.” Journal of the American Medical Association
311 (8): 806–814. Available at: http://jama.jamanetwork.com/article.
aspx?articleid=1832542; accessed February 26, 2015.
NCHS. (2012). Health, United States, 2011: With Special Features on Socio-
135. CDC. (n.d.). “About Adult BMI.” Centers for Disease Control, economic Status and Health. National Center for Health Statistics, Centers
Atlanta, GA. Available at: www.cdc.gov/healthyweight/assessing/bmi/ for Disease Control, Atlanta, GA. Available at: www.cdc.gov/nchs/data/
adult_bmi/index.html; accessed September 11, 2015 hus/hus11.pdf; accessed February 26, 2015.

live also makes a difference. Settlement patterns with According to Dannenberg, Frumkin, and Jackson,
connected sidewalks, trails, and bike paths greatly “The America of obesity, inactivity, depression, and
facilitate walking, running, and biking. Urban gardens loss of community has not ‘happened’ to us; rather we
also help. Placemaking with these elements can help legislated, subsidized, and planned it.”142
the population stay healthier.
As a result of those kinds of statements, Dr. Jackson
Dr. Jackson writes: “If you construct environments became a lightning rod, until scientific studies began
that make it impossible for people to walk, and you to build showing support for the conclusions that he
remove the incidental exercise from people’s lives, and other co-authors had reached several years earlier.
then you reduce their level of fitness, and you increase
their weight, because they’re not burning it off.”140 Following are “its and bits” from just a few studies
that relate to urban form and health.
“If you construct environments that Denser neighborhoods are more conducive
make it impossible for people to to physical activity and good nutrition.
walk, and you remove the incidental This study sought to test the accuracy of
GIS-defined ratings of physical activity
exercise from people’s lives, then you environments (i.e., walkability) and
reduce their level of fitness, and you nutrition environments (i.e., availability of
nutritious food) for metro Seattle, WA; and
increase their weight, because they San Diego County, CA. The authors found a
are not burning it off.” statistical correlation between neighborhood
Richard Jackson, PhD, professor, University of type and child and parent obesity, with
child and parent obesity less likely in
California, Los Angeles; and former director, CDC’s
neighborhoods favorable to physical activity
National Center for Environmental Health
and good nutrition.143
While at the CDC, Richard Jackson, PhD, realized More shops and recreational facilities nearby
our major health threats all were consequences of lead to more walking. A 10-year study in
how we had built America. Following are some of the Western Australia sought to demonstrate the
health problems with origins in the built environment: potential benefits that local infrastructure can
Asthma caused by particulates from cars have on healthy behavior. More than 1,400
and trucks, participants who were building homes in a
new housing development were surveyed
Water contamination from excessive runoff, twice, 12 months apart. For every local shop,
residents’ physical activity increased an extra
Lead poisoning from contaminated houses five to six minutes of walking per week. For
and soil, and every recreational facility (park or a beach),
Obesity, diabetes, heart conditions, physical activity increased an extra 21
and depression exacerbated by stressful living minutes per week.144
conditions, long commutes, lack
of access to fresh food, and isolating, 142. See Footnote 141.
143. Saelens, B.E., J.F. Sallis, L.D. Frank, S.C. Couch, C. Zhou, T.
car-oriented communities.141 Colburn, K.L. Cain, J. Chapman, and K. Glanz. (2012). “Obesogenic
140. Erickson, J. (2007). “Graham Institute Names Jackson as First Neighborhood Environments, Child and Parent Obesity: The
Director.” The University Record Online, October 31, 2007. Ann Arbor, Neighborhood Impact on Kids Study.” American Journal of Preventive
MI. Available at: www.ur.umich.edu/0708/Oct29_07/05.shtml; accessed Medicine 42 (5): e57–e64. Available at: www.ncbi.nlm.nih.gov/
February 26, 2015. pubmed/22516504; accessed February 26, 2015.
141. Dannenberg, A., H. Frumkin, and R. Jackson. (2011). Making 144. University of Melbourne. (2013). “Walk it Out: Urban Design
Healthy Places: Designing and Building for Wealth, Well-Being, Plays Key Role in Creating Healthy Cities.” Science Daily, March
and Sustainability. Washington, DC: Island Press. Available at: http:// 7, 2013. Rockville, MD. Available at: www.sciencedaily.com/
islandpress.org/making-healthy-places; accessed July 10, 2015. releases/2013/03/130307124427.htm; accessed January 21, 2015.
Part One 3-63

Urban parks enhance your brain function. Taken together with data on the connection
According to a University of Michigan between teen driving time and fatality risk,
study, when we are in a setting with a the study suggested that teens in sprawling
great deal of stimulation, like a city, we areas drove more and were at a greater risk of
expend a great deal of direct attention driving-related fatalities.148
on tasks like avoiding traffic and fellow
pedestrians. When we’re interacting with In 2012, PlaceMakers assembled the following
nature, however, we use an indirect form information on some of the health benefits of
of attention that essentially gives our brain driving less:
a chance to refresh, much like sleep. This There was one pound of CO2 saved for every
is called “attention restoration theory.” We mile pedaled. Thirty (30) minutes per day of
need parks, open spaces, and trails in cities bicycle riding cut odds of stroke and heart
to enjoy these benefits.145 disease by 50%.
Students walk to school less when the An average family in an auto-dependent
distance is great, and when they can be community drove 24,000 miles per year,
driven to school. The first study examined the while a family in a walkable community
U.S. Department of Transportation’s National of 16 dwelling units per acre and compact
Personal Transportation Survey data from mixed use drove 9,000 miles per year, thereby,
1969 to 2001 for changes in the proportion helping reduce oil consumption.
of students walking or biking to school and
the influences on that change. The percentage Households in drivable sub-urban
of students walking or biking steadily neighborhoods spent on average 24% of their
declined during the period studied. Distance income on transportation; those in walkable
to school had the strongest influence on the neighborhoods spent about 12%.
decision to walk or bike.146 A subsequent
study found a sharp increase in driving Low-income families may spend up to 55%
children to school and a corresponding of income on transportation when they lived
decrease in walking to school during the in auto-centric environments.
study period.147 Average annual operating cost of a
Urban students drive less than rural ones. bicycle: $308.
The authors used 2001 National Household Average annual operating cost of a
Transportation Survey (NHTS) driving and car: $8,220.149
demographic info and county-level sprawl
data to assess the impact of sprawl on teen As density of people goes down, automobile use
driving habits. They found that teens in goes up. Higher population densities require transit,
sprawling areas were more than twice as sidewalks, and other pedestrian infrastructure in
likely to drive more than 20 miles per day those places with the higher density. Reduced auto
as teens in compact settlement counties. use has benefits in reduced auto emissions, and
145. Berman, M.G., J. Jonides, and S. Kaplan. (2008). “The Cognitive related health and climate benefits, but increased
Benefits of Interacting with Nature.” Psychological Science 19 (12): 1207– density will not eliminate autos and may increase
1212. Available at: http://intl-pss.sagepub.com/content/19/12/1207.full;

accessed January 21, 2015. congestion in those places with new higher density.
146. McDonald, N.C. (2007). “Active Transportation to School: Trends On a region-wide basis, this requires a balanced
Among U.S. Schoolchildren, 1969–2001.” American Journal of Preventive approach with the higher density in centers, and
Medicine 32 (6): 509–516. Available at: www.sciencedirect.com/science/
article/pii/S0749379707001109; accessed September 18, 2015. 148. Trowbridge, M.J., and N.C. McDonald. (2008). “Urban Sprawl and
147. McDonald, N.C., A.L. Brown, L.M. Marchetti, and M.S. Pedroso. Miles Driven Daily by Teenagers in the United States.” American Journal
(2011). “U.S. School Travel, 2009: An Assessment of Trends.” American of Preventive Medicine 34 (3): 202–206. Available at: www.ncbi.nlm.nih.
Journal of Preventive Medicine 41 (2): 146–151. Available at: www.ncbi. gov/pubmed/18312807; accessed February 26, 2015.
nlm.nih.gov/pubmed/21767721; accessed February 26, 2015. 149. See Footnote 57.

nodes along key corridors where transit is most viable. Most of the literature on this topic is either
This approach maximizes benefits everywhere. proprietary or very technical. The Urban Land
Institute has many great case studies available to its
Safety members, and an occasional piece by one of the large
As noted in Chapter 2, safety is a large and real estate companies, like Robert Charles Lesser &
growing concern of consumers everywhere. Company (RCLCO), can be found to lay out the
However, as writers at least as far back as Jane costs and revenues for developers.
Jacobs (Death and Life of Great American Cities,
1961), have written that higher densities are often Often the results come down to the principles inherent
associated with lower crime rates per person. This in the graphic in Figure 3–19 prepared by researchers
is because of the larger number of “eyes on the at the Brookings Institution. It shows that investment
street.” In the last 30 years, urban designers have in walkable mixed-use areas where there is a critical
learned that the design and layout of development mass of similar buildings in place or underway results
can have a significant impact on personal safety in a considerably greater ROI after about the 8th year,
and have developed new specializations to build than traditional sub-urban development. This should
both workforce and user safety in development be no surprise, because up-front and building form
design [e.g., Crime and Planning: Building costs more in an urban setting, and at urban densities,
Socially Sustainable Communities by Derek J. than typical sub-urban development. But, perhaps
Paulsen]. Following is an interesting analysis of the most significant is that the ROI is not only higher
relationship of zoning to crime. after year eight, but continues to grow thereafter, while
traditional sub-urban development is already on the
Researchers at the think tank RAND Corporation downward side of ROI at that point. Traditional high-
presented the results of a study, in 2013, in Los rise urban development also lasts much longer (100+
Angeles, that looked at the relationship between years is not unusual for brick/stone, concrete, and steel
zoning districts and crime rates. They found that buildings). This kind of ROI may affect the size and
blocks that had both commercial and residential scale of the walkable urban mixed-use project and the
zoning (i.e., mixed use), experienced less crime than availability of local financing. That is why on the build-
those zoned exclusively for commercial. Overall up to critical mass, there may need to be public gap
though, crime was lowest in blocks zoned for financing to get initial urban projects in targeted areas
residential use only.150 This may help explain why the underway. The Michigan State Housing Development
traditional design of mixed use on the perimeter of Authority (MSHDA) has a number of products
residential neighborhoods works so well. Commercial available to assist with such projects.151 See also the
access is walkable and convenient for residential users, sidebar on MSHDA in Chapter 9 (page 9–13), and
while keeping the bulk of residential uses contiguous the sidebar on the Michigan Economic Development
and enclosed contributes to enhanced safety. Corporation in Chapter 12 (page 12–4).
Return on Investment (ROI) for Developers CONCLUDING OBSERVATIONS
The first three chapters have presented considerable (SECTIONS ONE AND TWO)
information on demographic and market shifts A state cannot be globally competitive for talented
that favor increased urban density, Missing workers without most of its largest cities having at
Middle Housing, mixed use, and transit-oriented least the downtown that is dense, walkable, with
development over low-density residential, suburban many housing and transportation options, and full
strip mall, and shopping mall forms of development. of amenities ranging from connected green spaces,
However, if such development does not result in a inviting waterfronts, a wide range of entertainment,
good ROI for developers and financiers, it is not
and social gathering places. The most essential

likely to be built. element of all is people, in the densest concentration
150. Jaffe, E. (2013). “Should We Be Zoning with Crime in Mind?” 151. For details on MSHDA programs: MSHDA. (n.d.). “Multi
The Atlantic CityLab, April 8, 2013. Available at: www.citylab.com/ Family Direct Lending Programs.” Michigan State Housing
crime/2013/04/should-we-be-zoning-crime-mind/5217/; accessed Development Authority, Lansing, MI. Available at: www.michigan.gov/
January 21, 2015. mshda/0,4641,7-141--289060--,00.html; accessed January 21, 2015.
Part One 3-65

Figure 3–19: Hypothetical Financial Characteristics of
Walkable vs. Drivable Sub-Urban Development
+
Value Creation/Cash Flow ($)
Walkable Urban
Development
Drivable Sub-Urban
Development
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20
Short Term Mid Term Long Term
Time (Years)
Source: Leinberger, C.B. (2007). Back to the Future: The Need for Patient Equity in Real Estate Development Finance. The Brookings Institution,
Washington, DC. Available at: www.brookings.edu/~/media/research/files/reports/2007/1/01cities-leinberger/01cities_leinberger.pdf; accessed July 7, 2015.
Figure remade with permission, by the Land Policy Institute, Michigan State University.
that exists in the region. The same is true for a region. efficiency; 4) energy use; 5) the efficiency of historic
If the region has no large central city, then most of preservation; 6) the value of human contact and social
the small towns in the region must, together, play this interaction; 7) the economic value of arts, culture, and
role. They must have connections with rural amenities creativity; 8) entrepreneurship returns; 9) health and
like state, federal, and regional parks, lakes and rivers, safety benefits, and 10) return on investment.
fishing, hunting, skiing, biking, snowmobiling, and
work cooperatively to market the unique rural assets By no means are these the only research categories
of the region. Section One presented research reports of significance, nor are the studies mentioned the
that supported some of these conclusions. only ones available, or necessarily even the most
important ones supporting placemaking. The sampling
Section Two reviewed research in 10 categories of presented is here to demonstrate the intrinsic value of
studies to demonstrate the benefits of dense urban walkable urban places and the growing research that is
places and supported the rest of the concluding documenting that fact. This is intended to give those
observations above: 1) land use and infrastructure hesitant to invest in placemaking as a way to improve
costs and revenues of new construction and operation, prosperity, another set of reasons to do so, beyond the
over time; 2) property value changes; 3) location significant market changes described in Chapter 2.

SECTION ONE rural region has no central city, then the small
towns in the region must serve as regional
1. With talent as the new international currency, Centers of Commerce and Culture.
it is clear that to attract both new residents
and new talent, we have to have many more 6. These Centers of Commerce and Culture are
quality places with a broader range of New major job and population centers of a region.
Economy jobs in the places where people want They should have places with the highest
to live, work, play, shop, learn, and visit. We density, the highest level of public services,
have to have effective Strategic Placemaking. and the greatest mix of public and private
amenities. As a result, they should be the
2. In order to compete globally in the New talent magnets of the region.
Economy, we must change the way we think,
act, and do business at every level in the public, 7. Cities in Michigan and the Midwest have felt
private, and nonprofit sectors. One big change the high cost of population loss and now must
we can make is to begin to think regionally. focus on the benefits of population growth, by
When examining global economic activity, targeting talented workers as part of a broader
it quickly becomes clear that economic population attraction strategy. In short, some
competition is not local to local, state to state, populations have greater economic growth
state to nation, or even nation to nation—it is benefits than others, and knowledge-class
region to region. workers are the most potent economic drivers.
3. Having an impact in the global economy 8. Prosperity of a place is equal to the sum
requires pooling regional resources and wisely of growth in per capita income, average
using assets. It means local governments, the employment rate, and the value of amenities
private sector, schools, and non-governmental (Fixed Assets, Quasi-Fixed Assets, and
and civic organizations must all work Mobile Assets).
cooperatively together to market the region
and provide services efficiently in order to be 9. Continued success will depend on
cost competitive. Strong regional economies placemaking efforts to attract Mobile Assets,
are built on the unique assets of the region. and the degree to which Quasi-Fixed
Assets are built on the principles of the New
4. In order to attract new employers and attract Economy. Achieving this vision will require
and retain talented workers, the region must new collaboration at the regional level, as
be able to meet the needs of businesses and well as new public, private, and nonprofit
the labor force. That requires a wide range partnerships at every level of government.
of housing and transportation choices; good It will require better leveraging of limited
schools; ample entertainment, shopping, and resources and prioritization of limited
recreation opportunities; as well as a mix of resources based on strategic assets, emerging
cultural, arts, and educational institutions. opportunities, and consensus on a common
regional vision.
5. All of these features must be found in some
places within the central city that serves a 10. Recent surveys reveal citizens readily identify
large metropolitan area. These central cities and value many of the key characteristics of
Institute
Institute
are the regional Centers of Commerce and walkable places with many amenities, but do
Culture. In smaller numbers and at a smaller not always want those amenities too close,
scale, these features should also be found in
Policy
because they fear potential negative impacts.

portions of some adjoining suburban cities and
Policy
LandLand
townships. These are sub-regional centers. If a

MSU
Part One 3-67

Key Messages in this Chapter (cont.)
SECTION TWO 5. Preservation Efficiency: Historic preservation
has reduced environmental impacts compared
1. Land Use and Infrastructure: Many studies to new construction, and offers such substantial
have demonstrated for decades that suburban positive local economic impacts that use of
development patterns are very expensive historic buildings should be the first seriously
and fiscally unsustainable, in part due to considered alternative to new construction.
infrastructure costs associated with long-
term maintenance of low-density sprawl. In 6. Value of Human Contact and Social
metropolitan areas, a path to balancing rising Interaction: Building form without activity is
costs with declining revenues can be found just a location; it is the activity of humans in a
by increasing density along key corridors place with good form that creates interest and
in suburbs, which also makes it easier to helps make the place a desirable place to be.
maintain good transit service there (i.e., not Cities act as places for human gathering and
just in core cities). exchange, and show the importance of having
a wealth of social offerings in an open, diverse,
2. Property Value Studies: Recent property value and aesthetically pleasing environment in order
studies have illustrated the positive impacts of to attract people to that place. Similar principles
locations with nearby placemaking amenities, apply on the neighborhood level as well.
green infrastructure, historic properties, and
transit access. Properties featuring these 7. Economic Value of Creative Industries:
elements in close proximity stand to attract Arts and culture are critical to community
the most growth and attention. vibrancy, creativity, and civic engagement—
and, hence, to successful placemaking. Recent
3. Location Efficiency: Companies and studies show they also return substantial
workers are more productive in large economic benefits to the community.
and dense urban environments; dense
places have a greater ease of getting to a 8. Entrepreneurship: Research has shown
destination which is more important the importance of quality places and
than how fast you get there; walkable placemaking amenities in the development of
places have the highest accessibility and entrepreneurial opportunities with a city or
lowest transportation costs, and with region. New Urbanist neighborhood designs
reduced transportation costs households support such activity through proximity of
can afford to spend more on housing. retail establishments, and through increased
Walkability is driving many of the residential property values.
housing type and location changes in
response to changing demographics. 9. Health and Safety: Many studies have
documented how the form of the physical
4. Energy Use: Recent energy studies are environment contributes (positively and
identifying places with low energy use negatively) to human health, and how
stemming from short travel distances and more opportunities for physical activity can
alternative transportation options as more improve the physical, mental, and social
successful than other places. These studies health of the community.

illustrate the savings achieved in the best
performing places compared to other places 10. ROI for Developers: Placemaking involving
in terms of reduction in miles driven and high-density, mixed-used developments
fuel cost savings. In short, many of the other help promote a strong return on investment
benefits of increased density and reduced (ROI) for developers and financiers that
automobile use also have the benefit of is significantly higher and holds a greater
reducing energy use as well. potential for longer term growth than
traditional suburban development.

STRATEGIC
Chapter 3 Case Example: Grand Traverse Commonsi
T
he Village at Grand Traverse Commons is a
cluster of mixed-use residential, retail, and office
spaces in the former renovated State Hospital
(Traverse City Regional Psychiatric Hospital), set
among 480 acres of preserved parkland. The Village
is home to unique shops and eateries; residential
condos; professional services; hosts a variety of festivals,
concerts, farmers and artist markets; and is connected to
downtown Traverse City one mile away by various trails.
The State Hospital closed in 1989 following

changes in patient care. Due to enormous pressure
from citizen groups and local governments, the
state transferred the historic property to the City
Grand Traverse Commons in Traverse City, MI. Photo by the Minervini
of Traverse City and the Charter Township of Group, LLC.
Garfield (and later, Grand Traverse County) under
the management of the Grand Traverse Commons suites range from 100 sq. ft. personal work spaces to an
Redevelopment Corporation (GTCRC). For the entire building suitable for large professional offices or
next 10 years, numerous developers, state and local retail. Building 50 is a quarter-mile long structure that
government entities, and citizens were involved in houses an indoor marketplace; 11 small retail shops with
formulating plans for the then vacant and quickly potential for more retail venues; five eateries/wineries;
deteriorating buildings and surrounding land. and five spas. Building 50 is also home to other shops,
restaurants, and the newly renovated Kirkbride Hall, an
In 2000, The Minervini Group began negotiating event and entertainment venue that was formerly the
with the GTCRC to secure a Redevelopment chapel at the State Hospital.
Agreement to renovate the historic buildings
consistent with the Commons District Plan (www. The project has been a big success and could not
traversecitymi.gov/downloads/gtcmasterplan.pdf; have been achieved alone. This private sector-led
accessed February 10, 2015). Following several redevelopment was done in concert with public
months of negotiations and intensified public bodies of the GTCRC and relies upon public and
support, The Minervini Group proposal was approved private financing. The Village at Grand Traverse
and it acquired the property in 2002. Commons is the only Renaissance Zone in
Northwest lower Michigan, which allows residents
By 2011, 30% of the redevelopment was completed and businesses to live and operate virtually tax-free
or in progress. The first phase of residential and through 2017. Financing for the project was secured
commercial units had full occupancy. When complete, through the Grand Traverse County Brownfield
The Village will encompass almost 900,000 sq. ft., Redevelopment Authority; the Michigan Department
will have generated approximately $180 million in of Environmental Quality; Federal and State Historic
investment, and will create nearly 1,000 jobs. Preservation Tax Credits; other tax abatements, public
sector grants and loans; reservations from commercial
The residential suites vary from 280 sq. ft. studio
and residential buyers; and other private investment.
apartments to 3,500 sq. ft. luxury condominiums. There
are also 68 affordable housing apartments. Commercial The Village is a multieconomic, multigenerational
Institute
Institute
i. This entire case study is quoted/adapted from: NWMCOG. (n.d.). place that nurtures social gatherings and diverse
Northern Michigan Community Placemaking Guidebook: Creating interests. The Village is a beautifully designed space
Policy
Vibrant Places in Northwest Lower Michigan. Northwest Michigan

that simultaneously celebrates and transcends its
Policy
Council of Governments, Traverse City, MI. See pages 17–18. Available

at: www.createmiplace.org/userfiles/filemanager/133/; accessed February asylum history, but the real key to its success is that it
LandLand
10, 2015. Note: The Northwest Michigan Council of Governments is now is a functional place that fulfills a community-oriented
known as Networks Northwest.
vision. It is an example of Strategic Placemaking
MSU
And The Village at Grand Traverse Commons website at: www.

thevillagetc.com/. based on adaptive reuse of historic structures.
Part One 3-69
PART TWO
Chap ter 4: Elements of Form
Chap ter 5: Neighborhood Structure
O
ur built environment must be of high quality if we want to succeed in today ’s
global economy. Rather than designing places for automobiles, as has been the
development pattern since the 1950s, good form designs places for people and
often harkens back to how communities were built before motorized vehicles existed in
mass. That means an emphasis on walkability, which is a much healthier development
pattern. Part Two describes the foundation of good form needed for quality built
environments and placemaking. Good form is based on building, street, neighborhood,
and block design standards. Chapter 4 focuses on streets, buildings, and blocks, and
depending on location, how they interact to create great places. Chapter 5 takes a
close look at neighborhoods: identifying quality characteristics and key components
of good form in neighborhoods of varying types, and the importance of ensuring good
connections within and between neighborhoods.
WCAG 2.0
Chapter 4:
Elements of Form
Pedestrian and bicycle activity in downtown Boyne City, MI. Photo by the Michigan Municipal League/www.mml.org.
Part Two 4-3

INTRODUCTION
F
orm is the building block of place. When we
talk about form most people assume we are
referring to the appearance of a structure (e.g.,
the color of its siding, the condition of its stucco,
roof, or paint) or what style a building is (e.g.,
colonial, cape cod, modern, etc.). While these are
important to the visual appearance of a building or
a place, they fall into the arena of aesthetics where
there is disagreement as to what is, and what is not,
“attractive.” Such conversations may be interesting,
but they do not get to the goal of placemaking: The
creation of quality places.
Form has a direct influence in our everyday life as it

channels our movement and activities. Most people Historic downtowns like Three Rivers, MI, typically have good form to
are not aware of this. Form is critical to creating a support placemaking. Photo by Kurt H. Schindler, AICP, MSU Extension.
positive and lasting sense of place in an area. Form is
the relationship between the building and the street standing design principles and is largely contextual.
(or other public space) in order to create a sense of Most communities have examples of bad form
place. This relationship between the building and that prevent the area from achieving a variety
the street is not an innovation in urban design and of placemaking objectives. For example, a single
planning; rather, it is a set of principles that have building with bad form, such as a one-story building
worked for thousands of years in creating quality in a downtown block filled only with 3- to 4-story
places. Much of the material in this chapter is based buildings, or a single building set back a significant
on the work of the Congress for the New Urbanism distance when all the other buildings in the block are
(see the sidebar on the next page), which focuses on built to the front lot line (or sidewalk), can seriously
creating, restoring, and maintaining good urban form. disrupt a positive sense of place that otherwise may
be associated with the block and impede the ability to
The terms “good form,” “correct form,” “proper form,” engage in successful placemaking. Sometimes these
or “appropriate form” are used throughout this and breaks in urban form can be fixed, as with a false
the next chapter. The elements of good form are second-floor front, or a small plaza and landscaping
explained so that the reader understands that good in front of the building if it has a deep setback.
form is not an accident, nor merely in the eye of the But, failure to address the problem can unwittingly
beholder. Good form refers to buildings that have undermine other legitimate efforts to improve the
a relationship to a street based on mass, location, quality of a place.
and the physical characteristics of the street that are
human-scaled, comfortable, and safe to be in. Context is important, because good form in a dense
urban location is not good form in a rural low-density
Good form refers to buildings that location. Imagine the inappropriateness of the Empire
State Building in a farm field. Typically, there is not
have a relationship to a street public sewer or water service, nor adequate fire service
based on mass, location, and the
available to a tall building in a farm field. A barn in

a downtown is a similarly inappropriate form for the
physical characteristics of the location, as the barn would likely be deeply set back
street that are human-scaled, on the lot, have a different roof line, no windows,
have very different doors, and would typically be
comfortable, and safe to be in. constructed of non-fireproof materials compared to
Clearly though, words like “good form” are value- other brick and concrete downtown buildings. Thus, a
laden words that imply there is “bad form.” That barn with standard wood siding would be a fire hazard
implication is accurate, as bad form violates long- downtown. So, while exterior building materials do

Congress for the New Urbanism
T
he Congress for the New Urbanism (CNU) and other thought-leaders from the worlds of urban
is a leading organization promoting walkable, design, development, academia, citizen activism,
mixed-use neighborhood development, and government policy, the CNU works to deliver
sustainable communities, and healthier living these hallmarks to communities across North
conditions. For more than 20 years, CNU members America and overseas on multiple scales. Whether
have used the principles in CNU’s Charter to it is in emerging growth areas, brownfields,
promote the hallmarks of New Urbanism, including: established cities, small towns, or suburbs, New
Urbanism reinforces the character of existing areas
Livable streets arranged in compact, in making them walkable, sustainable, and vibrant,
walkable blocks. by revitalizing and energizing communities to
A range of housing choices to serve people of reach their true potential. The principles of New
diverse ages and income levels. Urbanism are also central to making whole regions
more livable, coherent, and sustainable.
Schools, stores, and other nearby
neighborhood destinations reachable by With a history of forming productive alliances, the
walking, bicycling, or transit service. CNU has been at the forefront of efforts to reform
how we design and build communities and their
An affirming, human-scaled public realm infrastructure. Each year, the CNU hosts an annual
where appropriately designed buildings define Congress where registrants can learn about the
and enliven streets and other public spaces. latest techniques and approaches to creating quality
communities based on New Urbanism principles.
Established by co-founders Andres Duany, Peter The 2016 annual CNU Congress will be held in
Calthorpe, Elizabeth Moule, Elizabeth Plater- Detroit, MI.
Zyberk, Stefanos Polyzoides, and Dan Solomon, and
supported today by distinguished board members For more information, visit: www.cnu.org.
matter, depending on context, form and building emotional response in people. The more places a
placement are most important. community has with a strong sense of place, the better
able it is to attract and retain talented workers. Form
This chapter identifies the characteristics of good matters, place matters,
form. Good form is based on building, street, and good form leads to Form matters,
neighborhood, and block design standards. Chapter 5
focuses on how to create good form in neighborhoods
high-quality places where place matters, and
people want to live, work,
of very different types. Chapter 6 explains how to get play, shop, learn, and good form leads to
the public and stakeholders involved to establish local
standards for good form. Chapter 7 presents regional
visit. That is the object of high-quality places
placemaking. The activity
and local planning processes to create a common supported by placemaking where people
vision for placemaking. To ensure new buildings and is unlikely to be sustained want to live, work,
associated yards have good form, we need good codes without good form.
and ordinances. Chapter 8 shows how to regulate play, shop, learn,
to achieve good form using conventional zoning or Good form puts people and visit.
form-based codes. first and is contextual to
how a particular neighborhood, corridor, or node

Remember from Chapter 1 that when good form is functions in terms of land use activity and mobility.
combined with appropriate land uses/functions for a Good form is focused on people and meeting their needs,
particular location along the rural to urban transect, while accommodating automobiles—instead of designing
social opportunity and good activity will follow. This places for the automobile, and then accommodating people.
is because a strong sense of place results in a positive
Part Two 4-5

This human-scale approach has been lacking across density. The transect is important in this and the next
the nation since World War II, as development was chapter, because the building blocks of good form
based on market segmentation and rapid production have different characteristics, depending on where
of low-density housing served by auto-oriented you are in the transect. We are focusing on walkable
commercial strips and malls. Good form is dependent neighborhoods in transect zones T4, T5, and T6.
on the human-scale relationship of streets and
buildings as they come together to create blocks. One of the underlying principles of the transect is
There are key metrics and components in each of that certain forms and elements belong in particular
environments based on
these elements that go into creating a place. These
the relationship between
. . .Certain forms
components are discussed in this chapter.
humans and nature, and elements
Chapter 4 is organized as follows: or the intensity of the belong in particular
built environment and
Discussion of place and form based on the physical and social environments based
transect location. character found there. For on the relationship
example, an apartment
The important role of the right-of-way,
building belongs in an between humans
in general, and the street, in particular, in
defining urban form. urban setting and a farm and nature, or the
belongs in a more rural
The characteristics and functions of different or working-lands setting.
intensity of the built
types of streets. As transect zones become environment and the
more urban they also
The notion of enclosure as an important increase in complexity,
physical and social
form concept. density, and intensity. character found there.
The relationship of building frontages to The Natural Zone or T1 is an area with little or no
urban form. human impact consisting of lands approximating
The variety of building types that make up or reverting to a wilderness condition. This
urban form. includes lands unsuitable for development, due to
hydrology, topography, or vegetation.
The relationship of building mass and
placement to urban form. The Rural Zone or T2 is comprised of sparsely settled
lands in a cultivated or open state. Often considered
Basic building elements that comprise working lands they are made up of woodlands,
urban form. agricultural lands, and grasslands. The typical
buildings located in this zone would be farmhouses,
Characteristics of blocks that result from barns, and other agricultural or forestry buildings, as
streets, lots, and buildings. well as cabins or other isolated housing types.
The chapter concludes with a sidebar on a recent study The Sub-Urban Zone or T3 consists of low-density
that cites the benefits of traditional block characteristics. residential areas. Lots are large, setbacks are relatively
deep, and plantings are natural in character. There is
ORGANIZING PLACE AND
some mixed use in areas adjacent to higher transect
FORM – THE TRANSECT
zones. Home occupations and outbuildings are

Urban form, in the context of the rural-to-
common. Blocks are large and roads can be irregular
urban transect, is critical to understanding and
to accommodate the natural features. In Michigan, a
implementing placemaking. Figure 4–1 shows a
common example would have low street connectivity
sample transect. Two dimensions are depicted. Across
and most traffic would be directed into sub-urban
the top of the diagram is a side-view of the skyline;
housing areas based on cul-de-sacs.
below it is the plan, or top-down view. The diagram
shows a progression of development from least
intense to most intense; from least density to most

Figure 4–1: Physical Characteristics of the Transect
This diagram is from a very early SmartCode®, a regulatory code designed to produce human-scaled, walkable communities (see Chapter 8).
It shows that virtually every element that comprises the natural and cultural environment may be put into relative order by the Rural-to-Urban
transect. Below the diagram is a summary list of the elements that should be calibrated for code writing. Note: The names of the Rural Preserve
and Rural Reserve zones were changed to the Natural and Rural zones several years ago. Compare this to Figures 1–5 and 1–6 in Chapter 1.
Source: Duany Plater-Zyberk & Company. (2008). “Physical Characteristics of the Transect.” Center for Applied Transect Studies. Available at:
http://transect.org/rural_img.html; accessed March 17, 2015.
Part Two 4-7
The General Urban Zone or T4 consists of mixed use, had to bear all of the costs of installation, operation,
but primarily residential urban fabric. A wide variety and maintenance.
of housing types, including attached and detached,
are found in this zone. Setbacks and landscaping This significant public investment in the ROW is
are variable. Streets with curbs and sidewalks define often taken for granted, because in an urban area, it
the small- to medium-sized blocks, and street is generally ubiquitous. However, it should not be
connectivity is high. taken for granted. This investment gives the public
ample reason to regulate private land and be seriously
The Urban Center Zone or T5 is comprised of engaged in discussions not only about specific uses
higher density mixed use that provides for retail, of adjacent land, but also on the form of buildings
offices, rowhouses, and apartments. Setbacks are adjacent to the public ROW. If the public does not
minimal or nonexistent, and buildings are close to work to protect its ROW interests as new development
the sidewalks, which are wide. There is a tight street or redevelopment is proposed, then it is unlikely that it
network forming small blocks and high connectivity. is adequately protecting the investment that decades of
The urban center is often the location of traditional previous taxpayers put into that ROW and that current
downtowns in cities in Michigan. and future taxpayers are responsible to maintain.
The Urban Core Zone or T6 consists of the highest Form elements that may seem insignificant to
density and height with the highest intensity and some people could be very important over time.
diversity of uses. Buildings are sited immediately For example, if an area is initially developed or
adjacent to sidewalks, which are wide and promote redeveloped at too low a density, then the public will
good connectivity. Only Michigan’s largest cities have not be maximizing the value of the investment it
an urban core (e.g., Detroit and Grand Rapids). has in the infrastructure in the ROW, and the costs
to maintain or replace it will be higher. Then, if land
Land development patterns can be illustrated by values decline, the community still has to pay the
transect category. Figure 4–2 shows how the transect costs of service provision, but without an adequate
is applied regionally from the metropolitan core (T6, revenue stream. Similarly, if the public were to allow
bottom) out to rural and natural areas (T1, top). so much development in a place that it overtaxed the
THE ROLE OF THE RIGHT-OF-WAY existing infrastructure, then taxpayers will be on the
The right-of-way (ROW) is much more than the hook for corrective improvement costs. To further
street from curb to curb. In an urban downtown illustrate this point, a seemingly small action, such as
setting the right-of-way is often building face to approving a one-story building in a block with only
building face and encompasses the sidewalks and the 3- to 4-story buildings, not only disrupts the urban
street. It also includes significant above- and below- form and undermines the sense of place, it will also
ground public infrastructure that provides a host of result in fewer residents (none in floors 2 through 4).
public services for both public and private interests. This reduces the number of customers in the block
These services include pedestrian travel, transit (undermining the viability of the businesses there),
service, and utilities, including lighting, water, sewer, and will likely result in less tax revenues collected
natural gas, electricity, and telecommunications. Even based on all the infrastructure already in place in
marketing exposure via signage over or viewed from the ROW (smaller building equals lower value and
the ROW is a function of the access to the public less tax revenues). These costs, when aggregated over
space. See Figure 4–3. many blocks over decades, are significant. Similarly, if
communities do not keep pressure on landowners to

Thus, the public ROW provides a variety of services maintain their property and support them in efforts
and access to adjacent private parcels. These are to maximize its utility (e.g., keep upper floors above
enormous benefits to the private parcels. Arguably, retail businesses as apartments, instead of vacant or
property in an urban area adjacent to a public ROW just used as storage), then it will not be efficiently
would have little (or at least much less) value if the using all of the infrastructure in the ROW or
street and utility services above and below it were not collecting all the tax and service revenues it could.
present. Imagine the costs to the private sector if it

Figure 4–2: The American Transect
T1 – Natural
T2 – Rural
T3 – Sub-Urban
T4 – General Urban
T5 – Urban Center
T6 – Urban Core
Source: Duany Plater-Zyberk & Company/James Wassell. (n.d.). “American Transect.” Center for Applied Transect Studies. Available at: http://
transect.org/rural_img.html; accessed March 17, 2015. Figure adapted by the Land Policy Institute, Michigan State University, 2015.
Part Two 4-9

Figure 4–3: Public Right-of-Way
Street Light Median Strip

Roadway Traffic Light
Sidewalk
Curb
Manhole Pedestrian Crossing
Fire Hydrant
Storm Drain
Bus Stop
Bus Shelter
Water Main Sewer Electricity Cable Service Main

Telephone Cable Main Sewer Gas Main
Source: Inspired by a Merriam-Webster Visual Dictionary Online graphic. Figure by the Land Policy Institute, Michigan State University, 2015.
The form of development in an area, especially “Functional classification” of streets came into
building mass (height, width, depth) and location on practice in the 1920s and 30s, and was codified into
a lot (setbacks) will dictate what services are needed. official recommendations in the 1960s and ‘70s. It is
This works both ways. The development is needed the core concept that informs traffic engineers and
there to pay for those services over time. If the form transportation planners on what types of roads/streets
and intensity is not adequate, it will be very costly to to build, and how they ought to connect. Figure 4–4
maintain those services. illustrates a typical functional classification of streets.
STREETS In practice, functional classification results in three

Right-of-way, including streets in a typical city, rigid rules:
take up 20%–30% of total land area and thereby
represent a significant use of land. Streets are also 1. The longer the trip, the bigger the roadway;
the most visible public investment in a ROW. 2. The bigger the roadway, the faster its traffic
Streets are not just for moving vehicle traffic. Streets should travel; and
need to function as public spaces that are the first
face introducing the community to visitors. They 3. The faster the traffic on the roadway, the
also function to serve all modes of movement, more isolated the roadway must be from
including buses, pedestrians, and bicyclists. A street is its surroundings.
associated with commerce and social interaction, and
connects places both near and distant. There is no recognition in this scheme that
thoroughfares have a transportation function and a
place function. This results in:

Figure 4–4: Typical Functional Classification of Streets
Freeways serve
longer distance trips,
and have limited
controlled access
Local streets serve
abutting land only
Collector streets connect local

streets to arterials, and serve
inter-neighborhood travel
Arterials serve
through traffic and Collectors are
must be continuous only continuous
between arterials
Expressway
Arterial
Collector
Local
Source: Inspired by “Figure 1: Roadway Function by Classification” by the National Transportation Library. Figure by the Land Policy Institute, Michigan
A severely reduced and oversimplified choice are often based on street function alone and classified
of thoroughfare types; by terms most are familiar with: “Arterial, collector,
or local.” While these standards may work very well
No concern for pedestrians; and for creating an environment designed to safely move
No concern for the environmental quality of cars, they do poorly at creating high-functioning
streets and their contexts. public places where travel speeds must be low in
order to promote walkability and social interaction.
“Mobility,” in transportation engineering, generally An appropriate solution is to return to a traditional or
means travel speed. “Access” generally means the pre-World War II view of streets where the interests
frequency of intersections and driveways on a of all users are taken into account and balanced, as
stretch of thoroughfare. The relationship is simple: opposed to catering almost exclusively to vehicular
As mobility increases, access should decrease. If it uses. This view is what is driving the Complete
does not, then vehicular congestion and crashes go Streets movement—now law in Michigan and several
up where speeds are high. Similarly, where access other states.
is high speeds must be low, as on residential streets
and downtown. “Complete Streets,” as defined by Michigan Public

Act 135 of 2010, are roadways planned, designed, or
Conventional street standards contained in constructed to provide access to all users in a way that
subdivision development regulations or other promotes safe and efficient travel. All users means
development codes are often developed in isolation pedestrians, people with disabilities, bicyclists, transit,
from the surrounding place context. These standards automobiles, trucks, etc. But, even this view is limited.
Part Two 4-11

The broader view is of streets as public spaces that have and roads are their purpose. Streets are designed for
a service responsibility that extends beyond transport. access and mobility of cars, AND people. In contrast, the
primary design and function of roads is for movement
To create streets that serve as public spaces, a greater of automobiles. As such, they have very different
variety of street types that are focused on function elements within the ROW. Roads do not typically
and urban context need to be used. These varied have parking lanes or sidewalks; they are a rural
design standards help reinforce the role of the street transportation element designed to move vehicles
as a public space, and use design tools to make the efficiently. They usually do not have a hard curb and
space accommodate cars, bicycles, and pedestrians may have wide shoulders to function as parking
as required by the context of the place. These other or walking areas, although these shoulders are not
street types include: Avenues and boulevards; free- typically constructed of hard surfaces. Free-flow
flow streets and roads; yield-flow streets and roads; streets have travel lanes of 10 feet and parking lanes
alleys and lanes; and passages and paths. of eight feet on one or both sides of the ROW. These
Avenues and boulevards are higher capacity parking lanes serve multiple uses on free-flow streets.
thoroughfares designed to connect neighborhood They control speeds to maintain a pedestrian-friendly
centers or create boundaries between neighborhoods. space, but also serve as parking for adjacent parcels
Avenues function to connect centers and are often allowing for reduced parking on site. Parking also
designed with a terminating vista on a plaza or a serves as a buffer between travel lanes and sidewalks.
structure of importance (such as the view of the State Slow-flow and yield-flow streets are typically
Capitol Building on Michigan Avenue in downtown found only in residential areas of medium or
Lansing, which is the principal view of westbound lower density. Slow-flow streets are designed with
drivers coming from five miles away in East narrower travel lanes, such as eight to nine feet, and
Lansing). Boulevards tend to run along the edges narrower parking lanes of seven feet. Alleys and
of neighborhoods and carry mostly through traffic. lanes function as access to private spaces and the
Both have planted medians 10- to 20-feet wide rear of lots. These street types are one lane wide and
that separate travel lanes and provide a pedestrian also provide access for services, such as waste and
haven for crossing. These medians can also be used recycling pick up. Alley access also allows for an
for stacking lanes for left turns where appropriate. unbroken frontage of the lots allowing for narrower
Higher traffic boulevards with multiple lanes in a lots and greater density and walkability.
very urban context can also have slip lanes for local
traffic and can accommodate parking, while still A good example of this approach is in the Design
maintaining high traffic flow. Avenues and boulevards Lansing Comprehensive Plan. It categorizes streets
both have moderate design speeds of 25- to by function and purpose, as well as context using a
35-miles-per-hour (mph) to maintain traffic capacity, simpler street typology. It is an improvement over
while still retaining a pedestrian space. The lane width the traditional street classification system discussed
on such avenues would be 10 feet for travel lanes and earlier. To fully create streets that function as places,
eight feet for parking lanes, with boulevards having street categories need to support different building
an 11-foot travel lane. Narrow lane widths help keep forms, so there are differing street designs to support
speeds down. See Figure 4–5. different functions, with a correct form for the place
and context. Street design also has to have elements
Figure 4–6 depicts the typical dimensions of major that move it beyond functioning as a corridor for
streets within ROWs of 75- to 90-feet-wide in
moving traffic. It should have enclosure of the public

Michigan. Most other street types are also depicted realm and create visual interest by using terminating
in the report from which this illustration is excerpted. vistas or other means. See the street typologies in
Free-flow streets and roads are thoroughfares that Figure 4–7.
carry enough traffic to warrant a full travel lane in Streets come together to form a network. The
each direction. These street types are most commonly network determines walkability and traffic
used for urban cores and traditional downtowns. One concentration. The network should facilitate mobility
of the key differences in discussions about streets

Figure 4–5: Complete Streets Thoroughfare Assemblies
Source: DPZ, C.R. Chellman, R.A. Hall, and P. Swift. (n.d.). Complete Streets Thoroughfare Assemblies SmartCode Module – Smartcode Annotated.
Prepared for E.M. Foster. Miami, FL: Duany Plater-Zyberk & Co. Available at: http://transect.org/docs/CompleteStreets.pdf; accessed March 4, 2015.
and access, and support the needs of adjacent land in short blocks that provide many choices of routes to
uses through context sensitivity. destinations, support a fine-grained urban lot pattern,
and provide direct access to many properties. See
A neighborhood is largely defined by its streets. The Figure 4–8.
neighborhood street pattern is the network of surface
transportation that provides access to and within the Conventional street networks seen in suburbs are
neighborhood. In a traditional neighborhood with often characterized by a framework of widely spaced
high connectivity, it is typically a continuous network arterials with connectivity limited by a system of large
in a general rectilinear form. blocks, curving streets, and a dendritic (branching)
system of streets often terminating in cul-de-sacs.
Compact, mixed-use neighborhoods depend on Such street patterns do not support the mixing of land
a pattern of highly connected local and major uses within the neighborhood, nor do they support
thoroughfares. The high level of connectivity results
Part Two 4-13

Figure 4–6: Major Street Dimensions, Avenue
Note: FR=Frontage Zone, W=Walk Zone, F=Furnishing Zone, E=Edge Zone, P=Parking Lane, TH=Travel Lane, and PS=Planting Strip. Source:
Farr Associates. (2005). Form-Based Code Study. Prepared for the Grand Valley Metro Council, Grand Rapids, MI. Available at: www.gvmc.
org/landuse/documents/fbc_res_streets.pdf; accessed February 26, 2015.
walking and cycling. Traditional street networks enclosure properties are lost and the sensation of
in older urban areas are characterized by a less comfort diminishes. See Figure 4–9.
hierarchical pattern of short blocks and straight streets
with a high density of intersections. Enclosure refers to the extent to which streets and
public spaces are framed by buildings, walls, trees,
Conventional vs. traditional networks differ in three and other vertical items that define a space. Public
measurable respects: spaces that are framed by vertical elements, in relative
proportion to the width of the space between the elements,
1. Block size, have a room-like quality that is comfortable for people.
2. Degree of connectivity, and Creating these outdoor rooms is important to creating
places that pedestrians want to occupy. Gordon
3. Degree of curvature of streets. Cullen, in his book The Concise Townscape, states
that “. . . enclosure, or the outdoor room, is perhaps
The first two significantly affect network performance the most powerful, the most obvious, of all the
and route choice. devices to instill a sense of position, of identity with
ENCLOSURE surroundings. . . it embodies the idea of here-ness.”1
As mentioned earlier, streets interact with buildings In an urban setting, such as a traditional commercial
to create public space. At proper scales this creates a district or mixed-use neighborhood, enclosure is formed
public “room” that is welcoming and comfortable. The by an unbroken line of building fronts. Traditionally,
scale or ratio between the streets and the buildings is buildings framed the thoroughfare in a ratio where
referred to as enclosure. The ratio between building the building height and the distance from building
height and distance from building front to building
front in most T4 or T5 locations should be 1:1 or 1. Cullen, G. (1971–1995). The Concise Townscape. New York, NY: Van
Nostrand Renhold Co. Available for purchase at: www.amazon.com/Concise-
1:2, or twice as wide as tall. Beyond a ratio of 1:3 Townscape-Gordon-Cullen/dp/0750620188; accessed October 30, 2015.

Figure 4–7: Future Street Typologies
Note: This is a partial take of the original graphic. The full version is available at the source link below. Source: City of Lansing, Michigan; SmithGroupJJR; and
LSL Planning. (2012). Design Lansing: 2012 Comprehensive Plan. Lansing, MI. Available at: www.lansingmi.gov/design_lansing; accessed March 17, 2015.
to building were equal. In locations where the ratio and refuge. Contemporary zoning often overlooks
is not what is desired, for example, when the distance enclosure ratios. A strength of form-based codes,
between buildings is more than twice the height, discussed in Chapter 8, is to bring enclosure ratios
pedestrians can feel exposed and uncomfortable. To into zoning and create more productive public spaces.
correct a problem like this, other vertical elements
are used to frame the space. If the road surface is too BUILDING FRONTAGES
wide, a median with trees can frame the space. Street Successful interaction between buildings and streets
trees can also be used to frame a much more enclosed is also dependent on building frontages. A building
space between buildings and the edge of the sidewalk. frontage is the side of the building facing the street
If trees are not a viable option, street furniture, such as from which pedestrians access the interior through
banners and building awnings, can create the physical the front door. On a retail street, the front of the
enclosure of a room. building should have large clear windows allowing
pedestrians to see into the interior. This permits a
The reasons behind creating enclosure for pedestrian areas connection between the outdoor space and the indoor
are the dual needs in humans for prospect and refuge. space. Five different frontage types are illustrated in
Prospect is based on the pleasure received from views Figure 4–10.
out onto a space, and refuge is based on perception
of safety and observation of a defined space.2 There How a building interacts with a street is much more
are other urban design concepts that contribute to important than simply having a location along the
these two factors, such as complexity of design, but street. Streets and public spaces are the foundations
enclosure is the main design element behind prospect of community character, and the way buildings frame
2. Appleton, J. (1975–1996). The Experience of Landscape. London, UK:
and interact with that space is a key component of
Wiley. Available at: https://books.google.com/books/about/The_Experience_ creating a working, pedestrian-friendly space. This
of_Landscape.html?id=eA9nQgAACAAJ; accessed October 30, 2015.
Part Two 4-15

Figure 4–8: Neighborhood Pattern with Connected Streets
Avenue
Main Street 1
Main Street 2
Local Street 1
Local Street 2
Service Lane
Source: Metro Nashville/Davidson County Planning Dept. (2003). Neighborhood Guidebook: A Resource Guide for the Neighborhood
District Overlay. Nashville, TN. Available at: www.sitemason.com/files/hIa2xW/neighborhood_book_web.pdf; accessed March 4, 2015. Figure
remade with permission, by the Land Policy Institute, Michigan State University.
Streets and public is much easier to is not living space, it is the garage and driveway,
achieve in traditional which demonstrates the form is designed to suit the
spaces are the downtowns and needs of the automobile, not humans. In commercial
foundations of adjoining older areas, the primary sub-urban feature is a parking lot.
neighborhoods than Commercial buildings are often set far back from
community character, in most sub-urban the street. This adversely affects the character of the
and the way buildings areas, because neighborhood, and the viability and function of the
in traditional private spaces. Human orientation is disrupted and
frame and interact downtowns, social connectivity is discouraged, as opposed to being
with that space is a key buildings are already supported as in a traditional downtown design.
component of creating close to the street,
Building frontages serve to frame the public space
and ROW are often

a working, pedestrian- narrower, framing and create the enclosure or public room where social
interaction can take place. Correct enclosure creates
friendly space. the public space.
a pedestrian-friendly space in which people feel safe
In contrast, contemporary sub-urban development and comfortable, and helps regulate traffic speed by
displays little thought to the interaction between keeping it slow. It is this public room that creates
building and public space. In sub-urban residential community character, and building frontage sets the
areas, the primary feature fronting a residential street tone as a wall framing the space. In a traditional

Figure 4–9: Examples of Street-to-Building Ratios
Source: Figure by Community Design + Architecture, 2010. Found in: ITE, and CNU. (2010). Designing Walkable Urban Thoroughfares: A
Context Sensitive Approach. Washington, DC: Institute of Transportation Engineers. Available at: http://library.ite.org/pub/e1cff43c-2354-
d714-51d9-d82b39d4dbad; accessed March 4, 2015.
residential area, structures have small front yards with Development standards (LEED-ND) These are
porches or stoops attached to the front. This creates addressed in detail in the next chapter.3
a transition social interaction area where people can
converse and observe the street. This semi-private The interaction of a structure with the public
space creates safety based on the building character space, or frontage, can be classified into eight basic
and street design. In traditional commercial areas categories. These frontage types define character and
the building sits at the sidewalk, framing the space, the type of interaction between private and public
and creating a visually interesting environment. space. Figure 4–11 shows these eight frontages
This framed space creates a public room for social as they intensify from sub-urban to urban core.
and economic activity. Frontages and thoroughfares Common yard, and porch and fence are typical
should be scaled together to create a pedestrian- frontages seen in most sub-urban neighborhoods,
friendly space. 3. Congress for the New Urbanism, Natural Resources Defense Council,
and the USGBC. (2011). LEED 2009 for Neighborhood Development.
The interaction between the public realm and private U.S. Green Building Council, Washington, DC. Available at: www.
space is also addressed in a set of design standards growsmartri.org/training/LEED%20for%20Neighborhood%20
Development%20Rating%20System%20v2009%20%28Updat.pdf;
for walkable streets in the LEED for Neighborhood accessed February 17, 2015.
Part Two 4-17

Figure 4–10: Building Frontage Types
Source: Moule & Polyzoides Architects and Urbanists. (2006). Uptown Whittier Specific Plan. City of Whittier, CA. Available at: www.
cityofwhittier.org/civicax/filebank/blobdload.aspx?blobid=3242; accessed March 4, 2015.
and a stoop would be its urban equivalent. Shop Building types Buildings are the
front, arcade, and gallery are commercial frontages range from single-
typically seen in T4, T5, and T6 urban areas. detached houses, to
primary means of
attached-housing creating form that
Frontage and enclosure are key aspects in form that buildings, to mixed-
lead to creating a sense of place. When done correctly use commercial and
supports place. The
they create places people want to gather and interact. attached housing. building type, mass,
These types of standards can be coded into local
ordinances to help create vibrant places. See Chapter 8
Building types are placement, height, and
made up of housing,
for guidance on coding. commercial, and other elements that
BUILDING TYPES civic types. There are comprise the structure
numerous varieties
Buildings are the primary means of creating form
of housing types are all contributors to
that supports place. The building type, mass,
placement, height, and other elements that comprise that create differing the form of the building.
the structure are all contributors to the form of the contexts and are
building. This section looks at elements of building appropriate at different places on the transect.
form and the underlying design of the private space A building type is a structure intended for a specific use
that can be regulated. Together with streets, buildings that has recognition and familiarity. Building types
help frame the public place. are defined by three main characteristics: Function,
disposition, and configuration. These characteristics

Figure 4–11: Eight Private Frontage Types
Source: Duany, A., S. Sorlien, and W. Wright. (2003). The SmartCode, Version 9.2. Gaithersburg, MD: The Town Paper. Available at:
http://transect.org/codes.html; accessed August 18, 2015.
Part Two 4-19

result in a predictable socio-economic performance
within the community. Function defines the likely
uses within a building and lot. Disposition is the
placement of the building on the lot, as determined
by setbacks or build-to requirements. Configuration
is the three-dimensional form of the building. Access
is an important component as well, and is determined
by disposition and configuration.4
Housing types fall into four main categories: 1) Edgeyard,

2) sideyard, 3) rearyard, and 4) courtyard.5 These
categories are primarily determined by disposition.
A structure surrounded by yard is an edgeyard.
A structure occupying one side of the lot with its
Rearyard-Apartment over Commercial in Gaylord, MI. Photo by Jason Cox.
primary yard to one side is considered a sideyard.
A rearyard building is one that occupies the entire
frontage of the lot with the yard to the rear, and a
courtyard structure is one that occupies the parcel
and surrounds the yard. See Figures 4–12 and 4–13,
and the three photos on this page.
Within these broad categories are subtypes of

structures. In rural areas, an edgeyard house is often
called an estate or country house. In more urban
areas edgeyard house types include single detached
and cottages, which are differentiated by their form.
Mansion apartment houses also are an edgeyard
housing type, which incorporates three or more
housing units into a structure with the form of a
single housing unit, or a house with private or shared
Edgeyard-Single Detached next to Sideyard-Mid-Rise Apartment in East
entrances facing the street. Lansing, MI. Photo by the MSU Land Policy Institute.
If a sideyard housing type shares a common wall with

another sideyard unit on a separate lot it is a twin
or duplex. Rearyard structures that share common
walls with the façade, forming a continuous frontage,
are referred to as rowhouses or townhouses, and are
typically found in more urban settings. Courtyard
housing is typically multifamily with private
entrances fronting the yard.
All of these housing types belong in appropriate

context. Rowhouses are out of place in agricultural
areas and a country house would be out of place in an

urban downtown.
What is important for Michigan communities is to

allow and encourage all of these housing types in Edgeyard-Duplex in East Lansing, MI. Photo by the MSU Land Policy Institute.
4. DPZ. (2003). The Lexicon of New Urbanism. Miami, FL: Duany

Plater-Zyberk & Company. Available at: www.dpz.com/uploads/Books/
Lexicon-2014.pdf; accessed February 17, 2015.
5. See Footnote 4.

Figure 4–12: Form of Different Housing Types
Single Duplex Triplex Multiplex/ Side Stacked Small Low-rise Mid-rise Apartment High-rise
Detached Big House Attached Rowhouse Apartment Apartment Apartment over Apartment
Commercial
Source: Metropolitan Design Center. (2005). “Housing Types Fact Sheet – Cover.” College of Architecture and Landscape Architecture, University of Minnesota,
Minneapolis, MN. Available at: www.corridordevelopment.org/pdfs/Housing%20Types/HTFS_cover.pdf; accessed March 17, 2015. Figure remade with permission,
by the Land Policy Institute, Michigan State University.
Figure 4–13: Various Housing Types
Single Detached Duplex Triplex Multiplex/Big House
Side Attached Stacked Rowhouse Small Apartment Low-Rise Apartment
Mid-Rise Apartment Apartment over Commercial High-Rise Apartment
Duplex through Low-Rise

Apartment are all Missing
Middle Housing types. For
more information, see
Chapter 2.
Note: Duplex and Triplex examples are side-by-side instead of stacked as in Figure 4–12 above. The Multiplex/Big House is a conversion instead
of being designed and built as multiple units. Source: Figure by the Land Policy Institute, Michigan State University, 2015. Photos by the Michigan
Municipal League/www.mml.org (Side Attached) and Sharon M. Woods – LandUse|USA (Stacked Rowhouse and High-Rise Apartment). All other
photos by the Land Policy Institute.
Part Two 4-21

appropriate locations. Most of the housing stock in
Michigan falls into single-family housing or courtyard
attached. To attract talented workers looking for missing
housing types (see the diagram of Missing Middle
Dwelling Types in Figure 2-13 in Chapter 2 (page
2–23)), communities can change their zoning codes and
allow the private sector to meet this growing demand.
The commercial building type is typically based on

massing and scale. Massing refers to the general
shape and size of a building (height, width, and
depth). Put differently, massing is a building's posture
relative to the space around it.
Residential frontages in Lansing, MI. Photo by the MSU Land Policy Institute.
Commercial structures are often categorized based on
the vertical grouping of character elements. The most creates a void. Building placement is key in creating
basic type is a one-part commercial structure. It is a a walkable place—the building front has to be close
single-story structure with mass fronting the street. This to the ROW and engage pedestrians in the ROW
type of structure is appropriate in a commercial node with its frontage. Parking in urban areas needs to
in a T4 or T5 location on a major street that forms the be placed behind the building and provided on the
perimeter of a neighborhood, or a small commercial street. Otherwise it undermines the integrity of the
area in the center of a neighborhood. As demonstrated space for pedestrians. Figure 4–15 illustrates a typical
in the top part of Figure 4–14, the one-part commercial sub-urban commercial building placement compared
building is focused on the street and engaged in the to an urban street.
pedestrian space.
Residential structures should be facing the street with
Larger buildings are created by stacking additional a porch or other frontage where personal interaction
building mass vertically. Two-part or more stacked can take place. The connection between the public
structures create buildings of 2 to 4 stories, or a space (street) and home promote and facilitate social
stacked structure creating a building of five or more interaction. In a T4 or T5 neighborhood, houses are
stories. A stacked structure has two or more massing sited close enough to the street that a person standing
characteristics with differing architectural elements. on the porch can make out the facial features of a
In all cases there is a distinct separation between person on the porch across the street. This promotes
the first floor and those above. All have a first floor familiarity and helps with safety. The careful placement
designed to engage the pedestrian space fronting the of civic and public gathering spaces reinforces the
building by being open and welcoming. Clear glass public space. Important civic buildings can serve as
covering at least 60% of their façades between three landmarks when placed at terminating views.
and eight feet above grade is critical to allow for
Building height is part of mass and scale. If a
natural light penetration. Ideally, the first floor should
building is too tall for the context, it feels out of
have a minimum height of 14 feet to accommodate a
place. Building height should be correlated to the
variety of uses and flexibility. See Figure 4–14.
street to create enclosure as mentioned earlier. In
BUILDING MASS AND PLACEMENT T4, T5, and T6 zones, the first several stories serve
Building mass and placement works with the to create the enclosure. In an urban core setting
building façade to organize the space of the public (T6), building height can be very high, restricted
street, and complements the context and function of only by the municipal ability to service it and ensure
the street. Mass and placement are two key features no unreasonable impact on abutting properties.
to creating enclosure. If the mass of a building is In an urban center transect zone (T5), building
too small, and placed adjacent to the ROW, it does heights may be capped at 4 to 6 stories, depending
not work to create the character needed to function on the population of the community. In general, in
at its best. In an urban setting, if the structure has urban zones (T4), a height of two to four stories is
correct mass, but is placed back from the ROW it appropriate. Differing building heights adjacent to

Figure 4–14: One-Part and Multi-Part Commercial Blocks
One-Part
Commercial Block
2005 E. Michigan Avenue
Two-Part
Commercial Block
1215 Turner Street
Stacked Vertical Block
124 W. Allegan Street

Source: Inspired by graphics found in: Detroit Historic District Commission. (n.d.). Draft Design Guidelines for Commercial Buildings. Detroit,
MI. Available at: www.detroitmi.gov/Portals/0/docs/HistoricDistrictComm/commercial_guidelines.pdf; accessed April 15, 2015. Figure and
photos (from Lansing, MI) by the Land Policy Institute, Michigan State University, 2015.
Part Two 4-23

Figure 4–15: Sub-Urban and Urban Commercial Building Frontage Placement
Urban
Sub-Urban
Source: City of Dearborn. (2014). Dearborn 2030: Master Plan. Dearborn, MI. As authorized by CR 7-338-15. Available at: http://
cityofdearborn.org/documents/city-departments/city-plan/2223-master-plan-2030/file; accessed March 17, 2015. Figure remade with
each other can create complexity and interest, but too attracting pedestrians. It must be visually interesting
large of a difference creates gaps that can disrupt the and have the ability to see into the interior of retail
sense of enclosure and create privacy concerns. stores. Vertical elements contribute to visual and
pedestrian interest so it is a stimulating pedestrian

BUILDING ELEMENTS environment. A 12- to 24-inch-high bulkhead is low
Building elements are components of a building that enough to allow for large visual displays and creates
affect place and pedestrian activity. These can turn a the retail window form. Transoms allow light inside
building into a welcoming space. Typical elements of and establish a visual separation between the floors. A
concern are access, fenestration (the design and placement cornice is the architectural feature that accentuates the
of openings, such as windows and doors), bulkheads, and separation. See Figure 4–16.
transoms, as well as projections from the building, such as
awnings and balconies. The design of the ground floor Vertical separation elements between upper-floor entry
of a structure is critical to creating quality space and and the first-floor entry at the ground level are needed
so there is no mistaking the entry to each. Functioning Residential structures also have building elements
awnings allow for the transition from sidewalk to store that are necessary to creating place. Porches and
in inclement weather, as well as provide opportunity fenestration serve to create the semi-private space
for signage. Orientation of windows and ratios of between the private space of the interior of the house
scale for the other elements are also critical in creating and the public space of the street. Without the sense
pedestrian interest. Windows need to be square or a of visual interaction from these elements, streets
vertical rectangle to create interest. If elements are not become unwelcoming and lose a sense of place. Look
in proportion to the scale of the building it will appear again at the photo of houses on page 4–22. The
to be disjointed and unappealing. A storefront has very porches are transition space that connect the house to
little time to capture pedestrian interest, typically two the sidewalk and the street, and vice versa.
to three seconds to entice walkers to stop and look or
enter the store. BLOCKS
Streets, lots, and buildings come together to build
Fenestration is also important on alleys in blocks. Figure 4–17 illustrates the relationship of
commercial districts. It creates visual interest these pieces.
and safety in these areas. The addition of
windows and lighting can make an alley an Blocks are principally characterized by the streets
inviting pedestrian walkway. that define them. That means largely by the physical
characteristics of the street as described earlier in this
chapter, but also by the volume and type of traffic
Figure 4–16: Building Elements
Cornice
Transom
Display
Window
Entry Door Entry to Bulkhead

Upper Floors
Source: Inspired by a graphic found in: Detroit Historic District Commission. (n.d.). Draft Design Guidelines for Commercial Buildings. Detroit,
MI. Available at: www.detroitmi.gov/Portals/0/docs/HistoricDistrictComm/commercial_guidelines.pdf; accessed April 15, 2015. Figure by the
Land Policy Institute, Michigan State University, 2015. Photo (from Ann Arbor, MI) by Robert Gibbs, Gibbs Planning Group.
Part Two 4-25

The Better Block Project
G
ood form is dependent on the human-scale relationship of streets and buildings as they come
together to create blocks. The Better Block Project, started in April 2010, provides news,
information, and utilities to help cities develop their own Better Block projects and to create a
resource for best practices. The Better Block Project is a demonstration tool that rebuilds an area using
grassroots efforts to show the potential to create a great walkable, vibrant neighborhood center. The project
acts as a living charrette so that communities can actively engage in the Complete Streets build out process
and develop pop-up businesses to show the potential for revitalized economic activity in an area. Better
Blocks are now being performed around the world, and have helped cities rapidly implement infrastructure
and policy changes.
The Better Block initiative focuses on four key areas when assessing a project: 1) safety, 2) shared access, 3) staying
power, and 4) eight to 80 amenities. This last element refers to the age range a successful block should attempt
to target, as engaging blocks and public spaces offer amenities and attractions that cater to the young and
old alike, and encourage everyone in the community to share and enjoy. The organization’s website elaborates
upon these essential elements with a step-by-step breakdown of their assessment process, and also provides
resources, such as surveys and interactive postings of Better Block success stories.
For more information, visit: http://betterblock.org/.
abutting streets carry. Other fundamental elements of the late 1800s in Michigan often followed a tight
blocks include lots for both private and public uses, grid pattern, sometimes with varying block sizes.
and parks or squares as common space for residents
and visitors of the block. Historically, there have been two patterns that can
result from the assembly of streets and buildings on
Traditionally, blocks are rectangular with block length lots to create blocks. Both have the basic elements of
ranging from 200 feet to 900 feet. Average blocks are blocks with private lots that interface with the public
700 feet–750 feet long and 300 feet wide. That makes ROW and services. But, only one pattern results in a
for a 2,000-foot perimeter distance around the block, form that is a suitable node or center for a community
which contains 4.8 total acres. If the block is split where Strategic Placemaking activities can easily occur.
with 14 lots at 100-foot width by 150-foot depth, It is the traditional urban grid pattern.
the result is 2.9 units/acre if each lot is occupied with
single-family dwellings; if split with 50-foot-wide The other is the sub-urban pattern of blocks. These
lots, it is 5.8 units/acre. This is without an alley. are typically irregular with automobile-focused
buildings that are large in size, and numerous streets
As presented earlier, the purpose of a fine-grain, terminate in cul-de-sacs. These are often desired by
regular block structure is to maximize human residential homeowners, because of the limited street
connectivity and access. One of the most historic and traffic. However, they contribute enormously to major
successful block patterns is Savannah, GA. Laid out thoroughfare congestion, because most traffic is
by General Oglethorpe, there were rules for streets, forced out to the perimeter (often the half-mile, and
lots, and buildings that resulted in a pattern repeated mile roads). If road repair or an accident closes down
multiple times over and intersected with broader, a street, then residents may be inconvenienced for a
tree-lined boulevards as thoroughfares through lengthy period of time, compared to the grid network
the neighborhood. This design provides many that provides multiple options for getting to each lot.
terminating vistas at neighborhood public squares.
See Figures 4–18 and 4–19. In contrast, walkability requires easy and complete
access to buildings. When buildings are set back,
Many cities and villages across the Midwest were arrival by foot takes longer. Individual properties often
created based on a grid pattern (but without the carve up the front of a block into independent parking
repeating public squares). Communities laid out in lots. This use of land disrupts continuity of connectivity

Figure 4–17: Variations of Blocks
Source: Moule & Polyzoides Architects and Urbanists. (2006). Uptown Whittier Specific Plan. City of Whittier, CA. Available at: www.cityofwhittier.org/
civicax/filebank/blobdload.aspx?blobid=3242; accessed March 4, 2015.
and access, and creates unattractive and unpleasant In contrast, the traditional urban pattern of people-
spaces for pedestrians to walk across. It devalues the focused buildings is the pattern that results in a
overall walking experience and also the potential land sustainable node or center. The combination of on-
value. Property owners often invest in large signs street parking and urban buildings carefully screen
advertising to drivers, and sometimes in landscaping to or fully hide off-street parking. Off-street parking is
help soften the appearance of the parking lot. placed in the interior courts or in landscaped gardens
to the side or rear of the building. Thriving urban
In sub-urban commercial areas, blocks are often downtowns or small villages rarely require off-street
too large for comfortable pedestrian activity with a parking minimums, although sometimes public
block circumference of a half mile or more. A typical off-street parking facilities are needed. An emerging
solution for blocks that are too big is to create one or trend is for municipalities to prescribe a maximum
more pedestrian cut-throughs “mid-block” in order to number of parking spaces per lot that are allowed
create a more human-scale environment.
Block Standards
B
lock standards vary in context and character. Block length:
Walkable environments require a fine-grain
(small in size with high levels of connectivity) Seven hundred to 750 ft.
block pattern that allows for multiple routes. As Lot width:
the intensity and complexity of the urban fabric
decreases then block circumferences can increase, but T3 – 30–100 ft.

walkability will decrease. The Smartcode® template
provides transect based block standards. T4 – 20–50 ft.
Source: Talen, E. (2009). Urban Design Reclaimed: Tools, Techniques,
Maximum block perimeter: and Strategies for Planners. Chicago, IL: APA Planners Press. Available
at: www.planning.org/store/product/?ProductCode=BOOK_ARUB;
T3 – 3,000 ft. perimeter. accessed July 7, 2015.
T4 – 2,000 ft.
Part Two 4-27
Figure 4–18: Historical Block Progression in Savannah, GA, 1733–1856
Public
Space
a. 1733 b. 1735 c. 1790 d. 1799
e. 1801 f. 1815 g. 1841 h. 1856

Note: Each ward unit (blue block) includes a public space in the center of it (white box), i.e., in 1733, there were four ward units, including four public
spaces. Source: Inspired by graphic found in: Reps, J.W. (1965). The Making of Urban America: A History of City Planning in the United States.
Princeton, NJ: Princeton University Press. Figure by the Land Policy Institute, Michigan State University, 2015.
(including none). This makes better use of limited Cities with traditional downtowns are the easiest
space in T5 and T6 zones. places to engage in placemaking, because the urban
form is usually good. The downtown generally has
CONCLUDING OBSERVATIONS the right building mass and street width proportions,
Urban form is quite different from sub-urban form, and is already human-scale and walkable. The same is
but the building blocks of each are the same, they are often true in the older commercial areas at the edges
just organized in different arrangements. Urban form of old, urban residential neighborhoods. A recent
results in a human-scaled environment that lends study says those places outperform similar newer
itself to the full array of placemaking opportunities. In areas (see the sidebar on page 4–30). These are the
contrast, sub-urban form is designed to accommodate places to target initial placemaking efforts.
people in cars, and is more challenging if the goal is to
achieve a walkable, human-centered result. While there If it ain’t broke, don’t fix it. Allowing changes to existing
are several books on how to do so (Sprawl Repair good urban form in a traditional downtown can be
Manual, Sprawl Retrofit, and Retrofitting Suburbia, among the most destructive mistakes a community can
see Appendix 4: Placemaking Resource List at the end make. Common mistakes that undermine good form
of this guidebook for full citations), the starting point and negatively affect the long-term sustainability of
in many low-density suburbs needs to be a few key that place for commerce and civic activity include:
nodes (and possibly new centers), along a major transit

corridor connected to traditional city centers.6 Replacing a 3- to 4-story building with a
one-story building;
6. In 2009, Time Magazine named the movement of retrofitting
suburbia as one of the top 10 ideas changing the world. It spoke to
the traction that the idea of creating walkable, human-scale places Setting a new building back from
is gaining. See: Walsh, B. (2009). “Recycling the Suburbs.” Time adjacent existing buildings and putting
Magazine, March 12, 2009. Available at: http://content.time.com/time/
specials/packages/article/0,28804,1884779_1884782_1884756,00.html; parking in front;
accessed March 4, 2015.
Dunham-Jones, E. (2010). “Retrofitting Suburbia.” TEDxAtlanta,
January 2010. Available at: www.ted.com/talks/ellen_dunham_jones_
retrofitting_suburbia; accessed March 19, 20105.

Figure 4–19: Map of Block Pattern in Savannah, GA, 1856
Source: The Oglethorpe block pattern completed in Savannah, GA. Map by John M. Cooper & Co., 1856, with tracing by W. Rockwell, 1909, appears courtesy
of Hargrett Rare Book and Manuscript/University of Georgia Libraries, Athens, GA.
Not allowing mixed uses in buildings with more diversity of uses that will become service centers
commercial on the first floor and office or and focal points for the community. At a smaller
residential on upper floors; or geographic scale, nodes, centers, and corridors, and
the blocks that define them, become the centers
Allowing new buildings that are too tall and edges of neighborhoods. Instinctually, we know
relative to the ratio of building height to what a neighborhood is and have a mental map of
street width (except where a downtown is our own neighborhood. The next chapter explores
shifting from T5 to T6). neighborhood structure in more detail.

In short, in order to create quality places, it is
important to assemble the basic elements of blocks
(streets, parks, lots) in a manner (form) that creates or
reinforces nodes, centers, and corridors consisting of
greater building masses (higher intensity of use) and
Part Two 4-29

Auto-Focused and People-Focused Design Contrasted
T
he Walkable and Livable Communities Institute livability through best practices; connect community
(WALC) has a series of high-quality comparative stakeholders with the proper tools and resources; and
graphics called: A Townmaker’s Guide for support sustained efforts for improved community
Healthy Building Placement. A typical sub-urban health through continued guidance and assistance.
automobile-focused design is compared with a people- Dan Burden, co-founder of the WALC Institute,
focused urban design. Notes explain key aspects of each is one of the nation’s leading experts on how
graphic and illustrate many of the points in this chapter. communities can become more walkable.
The WALC is a nonprofit organization that promotes For more information, and access to the high-quality
the importance of creating healthy, connected comparative graphics described above, visit: www.
communities that support active lifestyles through walklive.org. Also, WALC recently produced a report
walkable design and accessibility within the built with more information and graphics on these topics
environment for all members of the community. entitled The Imagining Livability Design Collection.
Their work aims to inspire community visions for a See Appendix 4: Placemaking Resource List at the
better future; teach the benefits of walkability and end of this guidebook for the full citation.
Evidence that Older and Smaller is Better
A
recent study from the National Trust for Older commercial and mixed-use districts
Historic Preservation entitled Older, Smaller, contain hidden density.”
Better: Measuring How the Character of
Buildings and Blocks Influences Urban Vitality, The report concludes that some general planning
found that a mix of older smaller buildings in San and development principles can be applied in other
Francisco, CA; Seattle, WA; and Washington, DC, communities as well:
performed better than districts with larger, newer “Realize the efficiencies of older buildings
structures when tested against a range of economic, and blocks.
social, and environmental outcome measures.
Specifically the study found: Fit new and old together at a human scale.
“Older, mixed-use neighborhoods are Support neighborhood evolution,
more walkable with higher Walk Score® not revolution.
rankings and Transit Score® ratings than
neighborhoods with large, new buildings. Steward the streetcar legacy.
Younger people love old buildings. Make room for the new and local economy.
Nightlife is most alive on streets with a Make it easier to reuse small buildings.”
diverse range of building ages.
Initiative
For a copy of the full report, visit: www.

preservationnation.org/information-center/sustainable-
Initiative
Older business districts provide

affordable, flexible space for communities/green-lab/oldersmallerbetter/; accessed
March 19, 2015
Partnership
entrepreneurs of all backgrounds.

MIplace™ Partnership
Source: National Trust Preservation Green Lab. (2014). Older,

The creative economy thrives in older, mixed- Smaller, Better: Measuring How the Character of Buildings
use neighborhoods. and Blocks Influences Urban Vitality. National Trust for Historic
Preservation, Washington, DC. Available at: www.preservationnation.
org/information-center/sustainable-communities/green-lab/
Older, smaller buildings provide space for a
MIplace
oldersmallerbetter/; accessed March 19, 2015.

strong local economy.
4-30 PLACEMAKING
PLACEMAKING ASECONOMIC
AS AN AN ECONOMIC DEVELOPMENT
DEVELOPMENT TOOL TOOL
AIA Michigan
T
he AIA Michigan (AIAMI) is the Michigan chapter of the American Institute of Architects and is
a member of the Michigan Sense of Place Council. It is made up of 10 local chapters all working to
demonstrate the benefits of architecture-designed buildings, in part through education and training,
advocacy, and design and recognition awards. The AIAMI seeks to promote, strengthen, and advance the best
design to build a better Michigan.
The AIA Michigan was instrumental in guiding and facilitating the cosponsors and the application, review, and
award determinations of the 2015 Michigan “Missing Middle” Housing Design Competition. See the sidebar in
Chapter 2 (page 2–24) for more on the competition.
For more information, visit: www.aiami.com/.

1. Good form refers to buildings that have building face, encompasses the sidewalks,
a relationship to a street based on mass, the street, and includes significant above-
location, and the physical characteristics of and below-ground public infrastructure
the street that are human-scaled, comfortable, that provides a host of public services for
and safe to be in. both public and private interests, such as
pedestrian travel, transit service, and utilities
2. Good form is based on building, street, (like lighting, water, sewer, natural gas,
neighborhood, and block design standards. electricity, and telecommunications).
3. Form matters, place matters, and good form 6. The public ROW provides a variety of
leads to high-quality places where people services and access to adjacent private parcels
want to live, work, play, shop, learn, and visit. that, in turn, provide enormous benefits to
4. Understanding form along the rural-to- the private parcel.
urban transect is critical to implementing 7. A ROW in a typical city takes up 20%–30%
placemaking. The Empire State Building is of the total land area. Streets are the most
no more appropriate in a rural or T2 zone important part of the ROW and function
than a wooden barn is in an urban center T5 as public spaces that often introduce the
zone. Certain forms and elements belong in community to visitors and serve all modes of
particular environments based on intensity of movement. Streets connect places, both near
the built environment and the physical and and far, and are associated with commerce
social character there. and social interaction.
5. The right-of-way (ROW ) is much more 8. Traditional street classification systems

than the street from curb to curb. It is establish a hierarchy of streets that focus on
also activity space. In an urban downtown serving vehicular traffic above all other uses.
setting, the ROW is often building face to
Part Two 4-31

9. A greater variety of street types (avenues 15. There are eight basic categories of building
and boulevards, free-flow streets, yield-flow frontage types. These frontage types define
streets, alleys and lanes, and passages and character and the type of interaction between
paths) that are focused on function and urban private and public space.
context need to be used to create streets as
public spaces. These varied design standards 16. There are 11 common housing types, and
help reinforce the role of the street as a public commercial building types are either one-part
space and use design tools to make the space block or vertical, multi-part block structures
accommodate cars, bicycles, pedestrians, and with repeating elements.
transit as required by the context of the place. 17. Building placement is key in creating a
10. Compact, mixed-use neighborhoods depend walkable place. The frontage has to be close
on a pattern of highly connected local, minor, to the ROW and engage the ROW with its
and major thoroughfares. The high level of frontage. Parking in urban areas needs to be
connectivity results in blocks that provide placed behind the building and provided on
many choices of routes to destinations, the street.
support a fine-grained urban lot pattern, and 18. Building elements are components of a
provide direct access to many properties. building that affect place and pedestrian
11. Streets interact with buildings to create activity. These can turn a building into a
public space for human activity. welcoming space. Placement, size, and
scale of windows and doors, and associated
12. Public spaces that are framed by vertical features make a huge difference in how
elements in relative proportion to inviting a building is to pedestrians.
the width of the space between the
elements have a room-like quality that is 19. Streets, lots, and buildings come together
comfortable for people. to build blocks. The purpose of a fine-grain,
regular block structure is to maximize
13. How a building addresses the street is much connectivity and access. Walkable
more important than simply having an environments allow for multiple routes. Block
address on the street and parking in front. standards vary with context and character.
Streets and public spaces are the foundations Standard block lengths should not be greater
of community character, and the way than 700 feet to 750 feet.
buildings frame and interact with that space
is a key component of creating a working,
pedestrian-friendly space.
14. Buildings are the primary means of creating

form that supports place. The type of
building, the mass (width, depth, height),
and placement of the building, and other
elements that comprise the structure are all

contributors to the form of the building.

STRATEGIC
Chapter 4 Case Example: Boyne City Main Street
T
he Main Street Program focuses its efforts
around the National Trust for Historic
Preservation’s Main Street Four-Point
Approach® of promotion, design, organization, and
economic restructuring. It is important to note that
design and economic restructuring are half of the
Main Street tenets. When a community establishes
and protects quality form in its downtown, the stage is
set for people to activate the public space and create a
catalyst for economic development (see the Michigan
Main Street Program sidebar in Chapter 12 (pages
12–6 and 12–7) for further details on the program).
Boyne City is a great example of a community that

has used quality design as an economic tool through
the Michigan Main Street Program. The Boyne City SOBO Arts Festival in downtown Boyne City, MI. Photo by Richard Wolanin.
Main Street Program began in 2003 with the task of
reinvigorating a stagnant downtown organization and Harvest Festival) to build momentum and support for
increasing business activity and investment. Funded increased investment in the physical condition of its
through tax increment financing, event revenues, and downtown. Boyne City Main Street harnessed this
sponsorships, Boyne City Main Street now boasts momentum by investing in façade and streetscape
an annual budget of approximately $400,000. Total improvements and encouraging businesses to increase
infrastructure investment in the downtown surpassed their investment in the downtown. Participants in the
$6 million dollars in the first 10 years of the program. program know that increasing activity and improving
the physical appearance of downtown will help
Many of the elements of quality places presented catalyze private investments.
in this chapter exist intentionally in Boyne City:
appropriate enclosure ratios, two-story historic Boyne City Main Street is a volunteer-driven
buildings with retail on the main floor, consistent organization led by an appointed board, a full-time
architectural design, public spaces, sidewalks that Main Street manager, and supportive leadership
accommodate pedestrians, as well as outdoor dining, from community institutions, such as the public
etc. Boyne City Main Street uses successful events school system, the Chamber of Commerce, and
(such as Stroll the Streets, Boyne Thunder, and the City government. Boyne City was one of the first
communities to participate in the program under
the auspices of the Michigan Main Street Center
and it has been one of the most successful—
recognized twice as the state’s Main Street of the
year, listed in the National Register of Historic
Places, and once selected as a Great American Main
Street semifinalist. Much of Boyne City’s success
is predicated on consistent collaboration between
major community organizations, with financial
Institute
and technical support from local sources and State

Institute
government agencies.
Policy
For more information, visit: http://miplace.org/

Policy
resources/case-studies/boyne-city-main-street;
LandLand
Cafe musician in downtown Boyne City, MI. Photo by Richard Wolanin.

accessed February 6, 2015.
MSU
Part Two 4-33

Chapter 5:
Neighborhood
Structure
Cherry Hill Village in Canton, MI. A neighborhood built on New Urbanist principles. Photo by the MSU Land Policy Institute.
WCAG 2.0 Part Two 5-1

INTRODUCTION
T
hroughout recorded history, neighborhoods
R IV ER SIDE PARK
have been the basic unit of human settlement. R IV ER FR ONTAGE
Assembled at proper scales and forms, blocks

of streets and buildings create neighborhoods that, MOORE S PAR K
when combined together, create villages and with Moores P ark E le mentary S chool
more aggregation, cities. Good neighborhoods last E l- Ha jj Malik E l- Shabazz Academy
for centuries.
Instinctually, people know what a neighborhood is

and most people have a mental map of their own
neighborhood, which is very similar to that of their
neighbors, even if the neighborhood does not have
formal “declared” boundaries. Neighborhoods vary in The Moores Park Neighborhood is bordered by the Grand River
size, but the most sustainable urban neighborhoods are to the North, S. Washington Ave. and S. Martin Luther King Jr.
Blvd., both major arterials, to the East and West, respectively. The
scaled to human interaction at an easily walkable scale, southern border is Mt. Hope Ave., another major arterial. Map
which means they are confined to a specific geographic from the Lansing Neighborhood Organization Maps byG REthe City
ENCR OF T PAR K
area. That does not mean there is no overlap between of Lansing Development Office.
neighborhoods; there often is at the edges, particularly
Then, the discussion shifts to focus on character
where there is a common geographic feature like a
elements in neighborhoods ranging from landscaping
commercial area, a minor arterial, or a civic space like
to on-street parking, signage, and street lights. The
a park. Nodes and corridors help to center and shape a
WAS HING TON PAR K
final section looks at the critical nature of connections

neighborhood and connect it to other neighborhoods.
within and between neighborhoods with a special
“Urban morphology” is a term that refers to the focus on sidewalks, bicycle paths, and trails. There is
form of human settlements and the process of their also a brief discussion of other public facilities like
formation and transformation. This chapter further transit, trains, airports, and harbors.
dissects the form dimension of urban morphology.
TEN KEY CHARACTERISTICS OF
Typically, analysis of physical urban form focuses on
QUALITY NEIGHBORHOODS
street pattern, lot pattern, and building pattern. These
Looking at a quality neighborhood through the
are important to placemaking, because good physical
placemaking lens reveals a number of important
form contributes to positive social interaction and
attributes. Quality neighborhoods are not only stable,
economic activity. Bad form makes it difficult to
they are resilient and thrive through up-and-down
attract people to a place, keep them there for any
economic and social changes. There is a dynamic
period of time or with any frequency, and undermines
relationship between elements of the public and
the exchange of goods, services, and ideas.
private realms. In short, quality neighborhoods can be
This chapter opens with an introduction to 10 characterized by each of the following concepts:
important characteristics that are found in quality
1. Centered: There is often a public place
neighborhoods. It then defines key components of the
(like a square, park, or school), or a private
form of good neighborhoods. Next, it focuses on the
activity center (like a downtown or
differences between neighborhoods in T3–T6 zones.
shopping area) that is recognizable as the
See Chapter 4 for an explanation of the transect.
center of the neighborhood.

Some reasons why neighborhoods are the smallest
2. Civic: Public buildings and spaces are
unit of sustainable urban development are explored
prominent and well-designed with well-
before looking at basic size and shape characteristics
maintained structures and landscapes that
of neighborhoods. This is followed with an
attract people.
examination of various model neighborhoods,
including both traditional and more contemporary 3. Community: There is a sense of
ones. Some neighborhood metrics round out the neighborliness and of community. As a result,
discussion of these aspects of neighborhood form. neighbors are willing to engage in decisions
related to changes in land use, street design, shops, churches, clubhouses, parks, front
events in public spaces, municipal services, yards, living rooms, back yards, stoops, dog
safety, and new development. parks, restaurants, and plazas—that help
connect people. It’s these connections that
4. Complement: Historic structures are featured ultimately build a sense of place, a sense of
and preserved whenever feasible and new safety, and opportunities for enjoyment.1
buildings are well-designed to complement
historic structures and the landscape in These characteristics of quality neighborhoods have
which they are located. strong form components that are designed to encourage
social interaction within a built environment that can be
5. Contrast: Humans are featured and autos are supported with urban agriculture, and integrated with
accommodated to support, but not dominate. other key functions of the natural (green) environment
Automobile parking is commonly located and energy-efficiency efforts to achieve sustainability
behind buildings, on streets, and in alleys. objectives. This requires private and public land uses
6. Compact: There is generally a walkable area and civic infrastructure to serve multiple functions that
within a 1/4-mile radius (but the range is often for the most part are beyond the placemaking focus
up to 1/3-mile radius). This is roughly 80–160 of this guidebook. However, they can be completely
acres, but varies depending on the density of compatible with it if each is viewed as equal partners in
the neighborhood. Buildings are close to one the planning and design of key form elements.
another and the street, and built at a human Instead of isolating land uses from one another (as
scale. There is shared public-private space is done with conventional sub-urban subdivisions),
between porches and sidewalks, and through planning neighborhoods that function well, over a
storefront windows to the sidewalk. long period of time, requires an emphasis on creating
7. Complete: There is a mix of private and quality environments, so they are not left behind for the
public land uses (living, shopping, working, newest area built a mile down the road. This means the
education, recreation, and entertainment— neighborhood form must be adaptable to the changing
instead of single use only), where the needs of needs of a diverse array of lifestyles, incomes, and
residents can be met within walking distance. generations, while still providing marketable and viable
Different types of dwelling units and some choices that will retain a sense of belonging and identity.
stores exist in the neighborhood. This requires an appropriate mix of land uses, housing
types, and a walkable design that is nearly timeless.
8. Complex: There is variety in the civic That is why certain form elements are the backbone of
spaces (libraries, churches, community developing livable and sustainable neighborhoods.
center, parks, municipal services), as
well as in the interconnected streets and Mid-size to large communities are often accurately
thoroughfare types that are present in a clear characterized as a collection of neighborhoods.
organizational hierarchy. While each neighborhood has its own physical
center, boundaries, civic/open spaces, and
9. Connected: The neighborhood has a range social identity, neighborhoods are connected by
of mobility options (e.g., walking, biking, common public services, transportation networks,
transit, auto, rail, etc.) and is interspersed and a common regulatory framework. A city is
with sidewalks, streets, transit, trails, and strongest when built of many unique, healthy, and
green and blue pathways. These public spaces interconnected neighborhoods.
perform multiple functions, including areas
for social connections with places to linger, Well-defined and constructed neighborhoods create
sit, and hang out with friends and neighbors. a defined social network of neighbors and serve
to increase the value and number of interactions,
10. Convivial: Neighborhoods are friendly, 1. Bullets six through 10 are attributed to: Blackson, H. (2012). “The Five
lively, enjoyable, and provide a variety of Cs of Neighborhood Planning.” PlaceShakers and Newsmakers, August
gathering places (many are so-called 3rd 30, 2012. Placemakers, LLC., Albuquerque, NM. Available at: www.
placemakers.com/2012/08/30/the-five-cs-of-neighborhood-planning/;
spaces)—coffee shops, pubs, ice cream accessed February 20, 2015.
Part Two 5-3

Eleven Principles for Creating Great Community Places
“E
ffective public spaces are extremely difficult want partners at the beginning to plan for
to accomplish, because their complexity the project, or you want to brainstorm and
is rarely understood. As William (Holly) develop scenarios with a dozen partners
Whyte said, ‘It’s hard to design a space that will not who might participate in the future, they are
attract people. What is remarkable is how often this invaluable in providing support and getting
has been accomplished.’ a project off the ground. They can be local
institutions, museums, schools, and others.
The Project for Public Spaces (PPS) has identified
11 key elements in transforming public spaces into 4. You Can See a Lot Just by Observing: We
vibrant community places, whether they’re parks, can all learn a great deal from others’ successes
plazas, public squares, streets, sidewalks, or the myriad and failures. By looking at how people are
other outdoor and indoor spaces that have public uses using (or not using) public spaces and finding
in common. These elements are: out what they like and don’t like about them,
it is possible to assess what makes them work
1. The Community is the Expert: The important or not work. Through these observations,
starting point in developing a concept for it will be clear what kinds of activities are
any public space is to identify the talents missing, and what might be incorporated.
and assets within the community. In any And when the spaces are built, continuing to
community there are people who can provide observe them will teach even more about how
an historical perspective, valuable insights into to evolve and manage them over time.
how the area functions, and an understanding
of the critical issues and what is meaningful 5. Have a Vision: The vision needs to come
to people. Tapping this information at the out of each individual community. However,
beginning of the process will help to create a essential to a vision for any public space is
sense of community ownership in the project an idea of what kinds of activities might
that can be of great benefit to both the project be happening in the space, a view that the
sponsor and the community. space should be comfortable and have a good
image, and that it should be an important
2. Create a Place, Not a Design: If your goal place where people want to be. It should
is to create a place (which we think it instill a sense of pride in the people who live
should be), a design will not be enough. and work in the surrounding area.
To make an under-performing space into
a vital “place,” physical elements must be 6. Start with the Petunias: Lighter, Quicker,
introduced that would make people welcome Cheaper: The complexity of public spaces is
and comfortable, such as seating and new such that you cannot expect to do everything
landscaping, also through “management” right initially. The best spaces experiment
changes in the pedestrian circulation pattern, with short-term improvements that can be
and by developing more effective relationships tested and refined over many years! Elements,
between the surrounding retail and the such as seating, outdoor cafes, public art,
activities going on in the public spaces. The striping of crosswalks and pedestrian havens,
goal is to create a place that has both a strong community gardens, and murals, are examples
sense of community and a comfortable image, of improvements that can be accomplished in
as well as a setting and activities and uses that a short time.
collectively add up to something more than
the sum of its often simple parts. This is easy 7. Triangulate: ‘Triangulation is the process
to say, but difficult to accomplish. by which some external stimulus provides
a linkage between people and prompts
3. Look for Partners: Partners are critical to strangers to talk to other strangers as if
the future success and image of a public they knew each other’ (Holly Whyte). In a
space improvement project. Whether you public space, the choice and arrangement
of different elements in relation to each understanding of how other spaces function,
other can put the triangulation process in the experimentation, and overcoming the
motion (or not). For example, if a bench, obstacles and naysayers provides the concept for
a wastebasket, and a telephone are placed the space. Although design is important, these
with no connection to each other, each may other elements tell you what ‘form’ you need to
receive a very limited use, but when they are accomplish the future vision for the space.
arranged together along with other amenities,
such as a coffee cart, they will naturally 10. Money is Not the Issue: This statement can
bring people together (or triangulate!). On a apply in a number of ways. For example, once
broader level, if a children’s reading room in you’ve put in the basic infrastructure of the
a new library is located so that it is next to public spaces, the elements that are added
a children’s playground in a park and a food that will make it work (e.g., vendors, cafes,
kiosk is added, more activity will occur than flowers, and seating) will not be expensive.
if these facilities were located separately. In addition, if the community and other
partners are involved in programming and
8. They Always Say ‘It Can’t Be Done’: One other activities, this can also reduce costs.
of Yogi Berra’s great sayings is ‘If they say it More important is that by following these
can’t be done, it doesn’t always work out that steps, people will have so much enthusiasm
way,’ and we have found it to be appropriate for the project that the cost is viewed much
for our work as well. Creating good public more broadly and consequently as not
spaces is inevitably about encountering significant when compared with the benefits.
obstacles, because no one in either the public
or private sectors has the job or responsibility 11. You are Never Finished: By nature good
to “create places.” For example, professionals, public spaces that respond to the needs, the
such as traffic engineers, transit operators, opinions, and the ongoing changes of the
urban planners, and architects, all have narrow community require attention. Amenities wear
definitions of their job—facilitating traffic, or out, needs change, and other things happen
making trains run on time, or creating long- in an urban environment. Being open to the
term schemes for building cities, or designing need for change and having the management
buildings. Their job, evident in most cities, is flexibility to enact that change is what builds
not to create ‘places.’ Starting with small-scale great public spaces and great cities and towns.”
community-nurturing improvements can To download this list of principles, visit: www.pps.
demonstrate the importance of ‘places’ and org/reference/11steps/; accessed January 21, 2015.
help to overcome obstacles. For more information on the PPS, see the sidebar in
9. Form Supports Function: The input from Chapter 1 (page 1–25).
the community and potential partners, the
Well-defined and constructed both social and commercial, which occur within the
neighborhood. This is easiest to accomplish with
neighborhoods create a defined neighborhoods that have good form.
social network of neighbors and
COMPONENTS OF NEIGHBORHOODS
serve to increase the value and Neighborhoods are commonly (and incorrectly)
number of interactions, both social thought of as homogenous residential areas that share
a common street (or cul-de-sac), or are bordered by
and commercial, which occur within major collectors/arterials. This description fits many
the neighborhood. contemporary sub-urban subdivisions, but often not
Part Two 5-5

traditional urban neighborhoods that are frequently is unlikely to ever develop and sustain a positive sense
more complex and resilient. of place. On the other hand, a neighborhood with these
characteristics can be improved, over time, to achieve all 10
It is true that neighborhoods vary depending on Characteristics of Quality Neighborhoods described earlier.
age, geography, and development pattern, and that
individual neighborhoods respect unique site and Following is a description of some key terms
location characteristics but, from a traditional illustrated in Figure 5–1.
urban morphology perspective, neighborhoods
have the following four elements (see Figure 5–1): Center: Civic spaces, such as parks, squares, or
schools, are often the center of a traditional residential
1. A clear center or core; neighborhood. See the pale blue area in Figure 5–1.
However, a public square could be in the center of the
2. Distributed public spaces, such as streets, neighborhood surrounded by light commercial, and
parks/playgrounds, squares/plazas, transport/ mixed-use development, with residential uses abutting
hubs and interchanges, sports venues, and the commercial instead. In this case, commercial
river/water fronts; buildings fronting the square should be up to the
3. A regular pattern of streets; and right-of-way (ROW), and be two to three stories
in height, except in very large cities where they can
4. A variety of development patterns and be higher. It serves as the focal or gathering place
densities with a mixture of land uses within the neighborhood. There is then a mix of uses
(including commercial) to meet basic needs. surrounding the center and it is pedestrian-oriented.
Parking is located on the street and behind buildings.
Note: This list has fewer components than the list of 10 The center of a neighborhood should be the densest
characteristics in the highest quality neighborhoods at the part (unless the perimeter is retail, in which case
start of this chapter. That is because without these four core attached unit housing—like Missing Middle Housing
components of good neighborhood form, a neighborhood
Figure 5–1: Neighborhood Components
Street Pattern
Open and Development

Civic Spaces Pattern and
Density
Center Edge
Core
Center
General
Edge
Civic Open Space
Natural Open Space
Source: Metro Nashville/Davidson Planning Dept. (2003). Neighborhood Guidebook: A Resource Guide for the Neighborhood District
Overlay. Nashville, TN. Available at: www.sitemason.com/files/hIa2xW/neighborhood_book_web.pdf; accessed March 4, 2015. Figure remade

and apartments—should abut the commercial uses). delineated by major thoroughfares, rail lines, steep
The densest housing types (attached dwellings) should slopes, and natural corridors, or other physical barriers.
be close to the retail. There should be some type of Larger lot homes may be present, functioning as a
main public space and a retail area. The “center” of buffer to adjacent areas (such as a busy street). If the
activity does not have to be the “geographic center” street also serves a major transit line, then higher
of the neighborhood, and topographic conditions or density housing will be along the edge.
major arterials may move it from the center.
Civic and Natural Open Space: Civic and open spaces:
In cases where the commercial activity is located
on busy thoroughfares that define the edges of a Range from small squares in front of
neighborhood, these commercial areas could be public buildings or pocket parks to large
classified as nodes that are often shared with adjoining parks or greenways;
neighborhoods. See the red areas in Figure 5–1. Form common bonds for neighborhoods as
If the center of the neighborhood is also the core of places for education, recreation, socializing,
a medium-sized city, then this is where the tallest services, and leisure;
buildings (typically three to six stories high, taller in a Civic buildings are in prominent locations
large city) would be located. They would be in a shared often at terminating vistas (at the end of the
wall, commercial mixed-use arrangement, often along sight line of a street);
major transit lines. The core may be a linear area along
arterials and serve multiple neighborhoods. Here: Green areas function as front yards for
buildings (for residents to use) in the
Buildings are built up to the ROW, and are neighborhood center; and
mid- to high-rise;
Important natural features (such as
Many types of buildings work together to woodlots, or green space along streams or
create a general form; creeks) are protected and integrated into
There is a mixture of uses usually in the form the neighborhood.
of first-floor commercial, with upper stories Parks and public plazas can vary in size, but they only
office and residential; “come to life” when people feel safe, when their edges
The orientation of the buildings is to are meaningful, and when they host fun activities.
pedestrians; and The goal should be to have parks near the center of a
neighborhood that are inviting to the entire community.
There is on-street parking, rear parking, and Figure 5–3 illustrates two types of civic spaces, a formal
parking in structures. town square and a community playfield.
Development Pattern and Density: This refers to Street Pattern: Neighborhoods have a fine-grain
the lots and buildings that comprise most of the network of streets. Most are slow-flow (narrow or
neighborhood. They are a mix of single-family undulating streets with buffering) or yield-flow streets
detached, rowhouses, sideyard, or other attached (one shared lane) with on-street parking. Larger
houses, and multifamily. Each neighborhood should thoroughfares can act as a border for the neighborhood.
have a balanced mix of uses. Ideally the mix includes A commercial main street may be in the center or at the
large dwellings, small dwellings, and attached dwellings edge (see Figure 5–1). See also the Streets section in
in various densities to accommodate a wide range of Chapter 4 (pages 4–10 through 4–14).
income levels. Civic spaces and parks are distributed

throughout. Retail may be present as neighborhood- When arranged properly, these elements of traditional
commercial serving businesses outside of the core or neighborhood form come together to create a
center, usually on major or minor arterials. quality place. If one or more elements are missing,
the result is a place without much sense of place.
Edge: This is the border or transition zone of the Placemaking can help transform neighborhoods that
neighborhood. See Figure 5–2. Edges may be are missing key elements over time. However, effective
Part Two 5-7

Figure 5–2: Neighborhood Edges
Generally, neighborhoods occur at Edge

the scale of a five-minute walk.
Neighborhoods intersect
along their edges, which are
often the least intensive areas 5 min.
of the neighborhood. walk
Likely to include a shared civic/open

space or commercial area with an 5 min.
adjacent neighborhood. walk
Key
Neighborhood - Neighborhood size 5 min.
varies, depending on the context walk
zone, but is walkable.
Neighborhood Center - The center usually
contains commercial and civic uses.
Open Space - The open spaces can be found
throughout the neighborhood; they may be
combined with a civic use, such as a school.
Source: Farr Associates. (2005). “IV. Form-Based Code Template.” Form-Based Code Study. Prepared for the Grand Valley Metro Council,
Grand Rapids, MI. Available at: www.gvmc.org/landuse/documents/fbc_reg_plans.pdf; accessed February 26, 2015. Figure remade with
Figure 5–3: Civic Space
Square Community Playfield

Source: Metro Nashville/Davidson County Planning Dept. (2003). Neighborhood Guidebook: A Resource Guide for the Neighborhood
District Overlay. Nashville, TN. Available at: www.sitemason.com/files/hIa2xW/neighborhood_book_web.pdf; accessed March 4, 2015. Figure

placemaking requires adherence to these traditional Urban Core Neighborhood (T6)
neighborhood elements. The Urban Core Neighborhood usually contains
only one building type—multistory buildings. This
NEIGHBORHOODS ACROSS THE TRANSECT building type can be a single-use building or a mixed-
Thus far, this chapter has described the features use building, and can contain commercial, office,
of a quality neighborhood with key placemaking parking, and residential uses on the upper stories. See
characteristics, as well as the foundational elements Figure 5–4.
of traditional urban neighborhoods. It is easy to
recognize that development pattern and density will As infill development occurs, not all of the new
vary from neighborhood to neighborhood, but what buildings constructed will have commercial uses,
may be missed is that neighborhood form also varies such as retail or restaurants, in the ground story.
depending on where it is located on the transect. The downtown is so compact that these uses can be
For example, in a general urban neighborhood (T4), concentrated into areas of shopping or entertainment.
a multifamily housing unit would take the form The remaining areas will have office or lobby uses on
of a duplex or stacked flat, whereas in an urban the ground story.
center neighborhood (T5) it might take the form of
rowhouses or a low- or mid-rise apartment building. The Urban Core Neighborhood functions very
differently than the traditional neighborhood model.
. . .There is a mixture In either case, there is a Most residents do not own cars (and those that do,
mixture of housing types do not use them regularly). Instead they use other
of housing types and and prices with the goal forms of transportation.
prices with the goal of providing enough
Urban Center Neighborhood (T5)
density and diversity
of providing enough to support commercial A neighborhood in the Urban Center Zone
density and diversity activity within the contains several different building typologies and
neighborhood center. façades. See Figure 5–5. Store frontages create an
to support commercial This kind of traditional active commercial area in the urban center, denser
activity within the neighborhood design is able than the neighborhood center of a general urban
to accommodate people in neighborhood (T4). This center attracts patrons from
neighborhood center. all phases of their lives. around the community and, coupled with those living
It allows people to live in the same neighborhood their in the immediately surrounding neighborhoods,
entire lives if they want, and it accommodates families often translates into four to eight blocks of compact,
with children as easily as empty nesters and young singles. walkable storefront buildings. These sites are located
These are not the characteristics of single land use on a designated commercial street and should be
subdivisions and typical bedroom communities. accessed through an alley or a side street to preserve
It is often difficult, if not impossible, for someone the façade and pedestrian realm.
in a typical sub-urban, low-density subdivision to Constructed with little to no setback along the front
downsize from a large house to an apartment as one and side property lines, and featuring a transparent
grows older, AND live in the same neighborhood façade, these frontages create an interesting journey
(or even the same community), as there may not be for pedestrians.
apartment buildings to choose from or, if there were,
rarely any are located in a walkable environment Courtyard frontages may be used as a residential
where one can easily live without an automobile. building, a commercial or office building, and as a
mixed-use building. When located adjacent to the
The elements of blocks and the assembly of blocks
neighborhood center, the courtyard building can be

into neighborhoods is relevant across the transect. used for commercial uses or have residential units on
Let’s look at the differences between neighborhoods the upper floors. In areas adjacent to the commercial
at four different places on the transect starting with center or along an avenue or boulevard, the building
the densest (T6) in the urban core and moving back type may house office uses. Elsewhere in the
to typical sub-urban neighborhoods, which are the neighborhood, the building contains only residential
least dense and often incomplete (T3). uses. Regardless of its location, parking is located
internally or in the rear of the building.
Part Two 5-9
Figure 5–4: Sample Neighborhood Regulating Plan – Urban Core Neighborhood (T6)
Ottawa
Monroe Nw
Division
Lyon
IONIA
a ius
b rad
le
mi
Pearl 1/4
a a
M Fountain
on
ro
a e
a Ce 1/8 mile
Lo nt radius body
ui er
s b
a a
a
Library
Bostwick
PARK
a a b
a
W Fulton
E Fulton
a a
a
a
a
a
Weston
Commerce
Grandville
Jefferson
La Grave
ET
Sheldon
Division
Ottawa
a a
RK
a
IONIA
b b
MA
Context Zone 6 Parking –

NORTH Scale 1” = 250’ Neighborhood Surface Lots Parking – Garages
Grand Rapids
Downtown Site Community College Open Space Civic Uses
Note: a= Current Parking – Surface Lots that can be redeveloped to a Downtown Site. b=Current Parking – Surface Lots that can be converted
to Parking – Garages. Source: Farr Associates. (2005). “IV. Form-Based Code Template.” Form-Based Code Study. Prepared for the Grand
Valley Metro Council, Grand Rapids, MI. Available at: www.gvmc.org/landuse/documents/fbc_reg_plans.pdf; accessed February 26, 2015. Figure
Rowhouses may be located throughout the urban General Urban Neighborhood (T4)
center neighborhood, although typically they are The General Urban Neighborhood may be what
located on the edges of the neighborhood, serving comes to mind for most people when thinking of
as a transition to a general urban neighborhood, or a neighborhood. See Figure 5–6. It contains a mix
surrounding the commercial areas. Rowhouses are of housing types and frontages. Areas closest to the
paired with an alley to access the parking from the commercial node are comprised of higher density
rear of the buildings, creating a continuous façade patterns and density decreases as one moves further
along the primary street. from the center.
Apartment buildings house several residential units in a

building similar in scale to a manor (or mansion) house.
Figure 5–5: Sample Neighborhood Regulating Plan – Urban Center Neighborhood (T5)
1
2
a Street
Street
Library a Street
River a Street
b Connector Street
1/
4
m
ile
ra
di
Street
us
a Street
St a
re
et
St
re a
et
e
e nu 1
Av
Street
St
re
et
Connector Street
et
re
St
Street
Street
Street
et et
Street
re re
St St
Context Zone 5 Neighborhood Alleys

NORTH Scale 1” = 400’
Rowhouse Site Civic Site 1 Green Mews
Courtyard Site Parking 2 Playground/ a Terminating Vistas

Ball Fields
Storefront Site Open Space Types 3 Park b Neighborhood Center
Source: Farr Associates. (2005). “IV. Form-Based Code Template.” Form-Based Code Study. Prepared for the Grand Valley Metro Council, Grand Rapids,
MI. Available at: www.gvmc.org/landuse/documents/fbc_reg_plans.pdf; accessed February 26, 2015. Figure remade with permission, by the Land
Part Two 5-11

Figure 5–6: Sample Neighborhood Regulating Plan – General Urban Neighborhood (T4)
Yield Street
Yield Street
et
Street
Stre
Yield Street
a a
4
Yield Street
Yield Street
Yield Street
a
Yield Street
3
School
1
a a
Connector Street b
1/
4m
ile
rad
ius
Street Yield Street
Street a
Street Yield Street

4
Yield Street
Yield Street
Yield Street
Avenue
Street
Street
Street
Street
Str
eet
Street
NORTH Scale 1” = 400’ Context Zone 4 Neighborhood Alleys
Courtyard Site Cottage Sites Open Space Types Mews
Apartment Site Main Street Site 1 Square 4 Park

Rowhouse Site Cottage Shop Site 2 Green a Terminating Vistas
Playground/
Manor House Site Civic Site 3 b Neighborhood Center

Ball Fields
MI. Available at: www.gvmc.org/landuse/documents/fbc_reg_plans.pdf; accessed February 26, 2015. Figure remade with permission, by the Land Policy

It is located at the end of a block, or on the edge of the Traditionally, commercial activity was housed
neighborhood center, serving as a transition between in a cottage-type building and located at major
the mixed-use buildings and the residential streets. intersections. They were slightly set back from
Parking is located in the rear of the apartment building the front and side property lines, had a modified
and access is preferred by an alley. Blocks of rowhouses storefront window, pitched roof, and contained
can be scattered throughout a neighborhood. Parking a commercial use on the ground story. However,
for the rowhouse is located either internally or behind contemporary Sub-Urban Neighborhood commercial
the building and should be connected to an alley. design is typically small, rectangular retail strips with
parking in the front and loading/unloading of product
Larger single-family homes on urban lots, and the shipments in the back. This design is not pedestrian-
manor building type can be located within walking friendly. Businesses cater to people in cars, rather than
distance of the neighborhood center. Parking for to neighborhood residents for most of its customers.
these buildings is found in the rear of the lot (which
can be accessed from an alley or side street), or on the NEIGHBORHOOD AS THE SMALLEST
street. Together with the cottage building type, it is UNIT OF SUSTAINABLE DEVELOPMENT
the lowest density building type in the general urban The urban historian/philosopher Lewis Mumford
neighborhood; frequently a larger, more-intense (The City in History, 1961) presented the concept of
building will be located on the end of the block to the neighborhood as a “fact of nature,” which forms
serve as a transition between higher traffic areas and whenever a group of people share a place. Indeed,
manor or cottage buildings. researchers have characterized neighborhoods in
three ways: the social neighborhood, the physical
Cottages are smaller-scaled, residential buildings neighborhood, and the political neighborhood.2
typically with porches, and only slightly set back from
the front property line and adjacent buildings. These Because the traditional neighborhood is a diverse place
buildings are frequently accessed by an alley, but with many of the functions/activities necessary to
access to the parking in the rear of the lot may also exist fairly independently, it is a form of development
be through a side street or the primary street (ideally with relatively low externalities or spillover effects
with a shared driveway). Residential front facing that might compromise the social, economic,
garages, if needed, should have the garage set back 10 or environmental health of the city or region. A
feet to 20 feet behind the front of the house. traditional neighborhood has balanced components
of residential, employment, commercial, and civic
The commercial center/district of the General Urban to serve the needs of the neighborhood. There are
Neighborhood is found on a commercial street and enough people to support the local commercial, which
may be shared with another neighborhood. Buildings in turn provides employment for the neighborhood.
at the middle of a 2- to 3-block market street are Ideally, there is a diversity of residents by age, income,
multiple stories with a storefront façade. Village or educational attainment, race, and ethnicity, which
cottage shops are at a lower scale in a commercial or provides for social interaction and equity. There is
mixed-use building, or a converted residence. This open space and, at least in T3 and T4 neighborhoods,
building type is somewhat setback from the front the possibility for garden food production. Recreation
property line and has a pitched roof similar to a house. opportunities are within a walkable distance.
Located adjacent to main street buildings, the village
shop provides a transition between the more active Depending on its total population, density, layout,
commercial center and purely residential buildings. and physical composition, a neighborhood could
be considered a quasi-sustainable unit of
Sub-Urban Neighborhood (T3) development and is likely a quasi-independent
The Sub-Urban Neighborhood is a transitional area unit not unlike a village that exists as its own
between general urban areas and working lands or entity. Neighborhoods in large cities are often
rural areas. See Figure 5–7. As such it has lower viewed this way politically, and also for public
densities, larger setbacks, and less urban building types. service provision. Such neighborhoods function
The most common building types are manor or estate
2. Mumford, L. (1961–1966). The City in History: Its Origins, Its
houses. Cottage building types are present but with Transformations, and Its Prospects. Harmondsworth, UK: Penguin Books.
larger setbacks than in a general urban neighborhood. Available at: www.abebooks.com/servlet/BookDetailsPL?bi=10993755880;
Part Two 5-13
Figure 5–7: Sample Neighborhood Regulating Plan – Sub-Urban Neighborhood (T3)
Street
Street
Avenue
Boulevard
Street
Street
Street
Street
Street
Street
Yield Street
2
Street School Street
Street
c
mid-block crossing mid-block crossing mid-block

crossing Yield Street
2
School
a
Connector Street
Street
1 1
Street
c
a
Street
1/
3m
eet
a 3 ile
rad
Str
ius
ld
a
Yie
t
Stree
ld
Yie
Street
Yiel
d Stre
et
a
1
Street
a Yield a Yield Street

Street Stre
et 1
Yield Street
Street
et
c
t
ee
Stre
Str
Context Zone 3 Open Space Types
NORTH Scale 1” = 500’ Neighborhood
1 Green a Terminating Vistas
Estate Site Cottage Shop Site
2 Playground/Ball Fields b Neighborhood Center
Rural Cottage Site Civic Site 3 Park c Stormwater Management
MI. Available at: www.gvmc.org/landuse/documents/fbc_reg_plans.pdf; accessed February 26, 2015. Figure remade with permission, by the Land Policy

much more independently than a traditional Also important to functionality is block size (or
single-use, residential sub-urban neighborhood. connectivity). As noted in the Chapter 4, “superblocks”
are unwalkable as they were not built to a human
A neighborhood that is not large enough to create scale, but rather accommodated cars first. The result
a complete neighborhood or village is typically is a place where people do not want to be. The shape
considered a hamlet. It lacks one or more of the of the neighborhood is also important; it is generally
components (often the commercial component). concentric, but influenced by transportation networks,
A crossroads with a few houses and a general store natural features, and political geography. These all
or tavern would, therefore, be considered a hamlet. come together to create neighborhoods of various
It is an incomplete neighborhood. In contrast, two shapes and sizes.
small contiguous neighborhoods or one large one in MODEL NEIGHBORHOOD CHARACTERISTICS
a rural area is usually a village. Figure 5–8 illustrates Throughout the history of different civilizations and
a small village (Schoolcraft) in an agricultural area of cultures there have been several “model” neighborhood
Michigan comprised of three small neighborhoods. designs created in an attempt to codify best designs.
From a planning perspective, a neighborhood This practice was formalized as part of city planning
or a village have a complexity to easily apply a in America by Clarence Perry who developed the
participatory planning process at a de-centralized Perry Neighborhood Unit Theory in 1929. See
scale necessary to successfully address local issues. Figure 5–10. Perry's neighborhood plan attempted to
Indeed, it is a geography where transportation, separate vehicular and pedestrian traffic and develop
housing, public facilities, etc. are interdependent community life around the neighborhood school.
systems instead of separate phenomena.3 Schools used to be the centerpiece of small towns and
urban neighborhoods. They still are in some places, and
SIZE AND SHAPE OF NEIGHBORHOODS should be everywhere there is traditional family housing
The actual size of a in the neighborhood. Their importance to neighborhood
The actual size of a neighborhood, and the development was well-established by the 1920s. Some
neighborhood, and building types and the developers left space for school buildings as a part of the
subdivision plan, in order to attract a target market—
the building types quantity of open space and
commercial development parents with children. Some well-known national
and the quantity within it depends on the examples include Radburn in New Jersey and Forest
Hill Gardens on Long Island in New York.
of open space transect zone within which it
occurs. Generally, one should
and commercial be able to easily walk from Perry’s design parameters were relatively
straightforward. They embodied a medium-
development within the center to the edge of a density, mixed-dwelling-type residential design
neighborhood and it is typical
it depends on the for the radius to vary from a (see Figure 5–10), a medium-density multifamily
residential design (see Figure 5–11), and a mixed
transect zone within 1/5 mile to 1/3 mile (radius) residential industrial design where factory workers
in size. Commercial nodes are
which it occurs. often anywhere from a 1/4 could live very near to where they worked (not
mile to a 1/2 mile apart (either edge to edge or center to illustrated). Following is more detail on the first two
center) depending on density of population served. designs (Figures 5–10 and 5–11), as gleaned from a
publication of the Regional Plan Association of New
Figure 5–9 shows a T4 neighborhood on the south side York that published Perry’s designs in 1929.
of Hastings, MI. The downtown is at the top, the middle
Figure 5-10 depicts a neighborhood designed to
school is in the center, the high school is along the lower

left edge; green space along a creek forms the right accommodate 1,241 families with a population of
edge of the neighborhood. Make note of the walkable about 6,000 people on 160 acres. There is a central
distance from the center to each of those locations. elementary school serving 1,000-1,600 children
located with other community facilities, such as town
3. Banerjee, T., and W.C. Bear. (1984). Beyond the Neighborhood
Unit. New York, NY: Plenum. Available at: https://books.google.com/
hall or neighborhood center, library, or church. All land
books?id=GJnuBwAAQBAJ; accessed October 30, 2015. uses fit within a 1/4-mile service area (five-minute
Part Two 5-15

Figure 5–8: Three Neighborhoods in the Village of Schoolcraft, MI
s
ile
5m
.2
s
~0
ile
m
.5
~0
Source: Figure by the Land Policy Institute, Michigan State University, 2015. Using map from: USDA. (2005). “Kalamazoo County Map.” National
Agriculture Imagery Program, Farm Service Agency, U.S. Department of Agriculture, Washington, DC. Downloaded from MichiganView at:
http://michiganview.org:8090/display/MV/NAIP; accessed September 24, 2015.
Figure 5–9: A Neighborhood in Hastings, MI
i les
5m
0.3
Source: Figure by the Land Policy Institute, Michigan State University, 2015. Using map from: USDA. (2005). “Barry County Map.” National
Agriculture Imagery Program, Farm Service Agency, U.S. Department of Agriculture, Washington, DC. Downloaded from MichiganView at:
http://michiganview.org:8090/display/MV/NAIP; accessed September 24, 2015.
Figure 5–10: Mixed-Dwelling Types – Perry Neighborhood Model
Source: Regional Plan Association, and Perry, C.A. (1929). “Figure 10: A Subdivision for Modest Dwellings Planned as a Neighborhood Unit.” In
“The Neighborhood Unit,” Regional Survey of New York and Its Environs, Vol. VII: Neighborhood and Community Planning. New York, NY:
Committee on Regional Plan of New York and Its Environs.
walk). There was a mix of detached and attached of general business, a theater, and an arcade is located
housing types present. The borders or edges of the along a main street, and would serve the neighborhood
neighborhood were perimeter arterial roads with and the general public. The interior streets all focus on
shopping and apartment buildings. Interior streets common open spaces, churches, the elementary school,
are residential and no larger than necessary for traffic and a community center (within which would be a
load. Ten percent of the land was in small parks branch library, a museum, or a little theater). About 14%
scattered throughout the neighborhood and another of the site was reserved for public open spaces.
2% in greens and circles. Perry aimed for a “sense of
belonging” in the neighborhood and tried to create Many Midwestern suburbs were developed after
lifelong communities where people could age in place WWII on a lower density, larger area version of
(live their entire life within the same neighborhood). the Perry model. It is very common in Southeast
Michigan to see a neighborhood pattern like
Figure 5–11 depicts an exclusively multifamily design on this based on the mile grid. Mile roads form the
only 75 acres. All the units are in five-story apartments perimeter with residential subdivisions on the inside
(with additional apartments in the semi-below-ground that have their own street system. Often there were
basement). This would accommodate 2,381 families elementary schools within the interior of the square
and about 10,000 people in total. About 1,600 would mile, with middle schools and high schools on the
be elementary-aged students. The bottom center area perimeter. Retail would occur in strips and front
Part Two 5-17

Figure 5–11: Multifamily Residential – Perry Neighborhood Model
Source: Regional Plan Association, and Perry, C.A. (1929). “Figure 12: A Method of Endowing a Multiple-Family District with Interesting Window
Vistas, Greater Street Safety, More Liberal Open Spaces, and a Neighborhood Character.” In “The Neighborhood Unit,” Regional Survey of New York
and Its Environs, Vol. VII: Neighborhood and Community Planning. New York, NY: Committee on Regional Plan of New York and Its Environs.
on the mile roads. Neighborhoods this large do not CURRENT BEST PRACTICE MODELS TO
provide access to all parts of the neighborhood by CONVERT INCOMPLETE SUB-URBAN
walking to the public places and commercial areas. NEIGHBORHOODS INTO COMPLETE ONES
This required people to use cars for daily needs and, Among the primary issues associated with
over time, instead of modest homes on small lots, transforming single-use housing areas into complete
both the dwelling unit size and lot size grew to the neighborhoods are: 1) increasing density, and 2)
point that walking was possible only as a leisure- expanding the range of dwelling types. This may
time activity. Eventually sidewalks were placed on be addressed at the perimeter of the neighborhood
only one side of the street, or dropped altogether, adjacent to overbuilt and underutilized commercial
because there was no place to walk to and no need to strip areas. It also includes locating new parks, civic
walk, because a car was necessary to travel anywhere. buildings, and commercial activity at an appropriate
There was little or no pedestrian connectivity to scale, and near a mix of housing types at a range of
major activity centers (like public libraries, shopping prices. In effect, it is an effort to complete the original
areas, etc.), or if there was the distance was so great sub-urban neighborhood, rather than create a new one.
that no one had the time to walk that far (and When opportunities arise in these sub-urban areas,
back). Auto traffic was directed to the mile roads it is important to increase density along main streets
putting enormous traffic on a few roads and causing and other corridors that separate neighborhoods, and
congestion long beyond peak hours. especially along those where transit is viable. This will
not only make transit convenient for more people to

MSHDA: MiNeighborhood Program
T
he MiNeighborhood Program was started assistance toward their revitalization were the City of
in 2013 by the Michigan State Housing Muskegon’s Nelson Neighborhood, the City of Flint’s
Development Authority (MSHDA) to work Grand Traverse District Neighborhood, the City of
with neighborhood, local, and statewide organizations Flint’s Carriage Town, and the City of Kalamazoo’s
to identify and address neighborhood needs based Northside Neighborhood. Technical assistance
on the premise of the Main Street Four-Point focuses on revitalization strategies that increase
Approach®. The MSHDA selected neighborhoods capacity in the actual neighborhoods to help bring
for the program from a pool of applicants from in new residents and private investment, and lead to
eligible neighborhood associations that were within improved vitality for the adjacent business district.
a 1/4 mile to a 1/2 mile from their traditional For more information about the MiNeighborhood
commercial district. The program connects existing Program, visit the sources listed below.
and emerging opportunities to leverage resources in Sources: MSHDA. (2013). “Snyder Announces MI Neighborhood
support of neighborhood revitalization. Program Designees.” Michigan State Housing Development
Authority, Lansing, MI. Available at: www.michigan.gov/
The four points of the MiNeighborhood program are: mshda/0,4641,7-141--303807--,00.html; accessed February 4, 2015.
MSHDA. (2015). “MiNeighborhood.” Michigan State Housing
1) organization, 2) events/marketing, 3) design, and Development Authority, Lansing, MI. Available at: www.michigan.gov/
4) neighborhood reinvestment. This program helps mshda/0,4641,7-141--293688--,00.html; accessed February 4, 2015.
to further enhance downtowns and promote positive Fox 47 News. (2015). “MSHDA’s MiNeighborhood Program Now
Accepting Applications.” Fox 47 News, January 28, 2015. Lansing, MI.
changes in image, marketability, physical condition, Available at: www.jrn.com/fox47news/news/positively-mi/MSHDAs-
and appearance of the neighborhood. MiNeighborhood-Program-Now-Accepting-Applications-290062781.
html; accessed February 4, 2015.
The four neighborhoods that were selected by
MSHDA to receive three years of technical
use, having more riders will make the transit more distance. As noted in Chapter 4, when block size
economically viable. becomes too large (such as more than a half mile
in perimeter, either because sides are too long,
An adaptation of the Clarence Perry Neighborhood too wide, or both) it inhibits pedestrian activity.
Model (1929) that was first developed by New The only effective after-the-fact solution then
Urbanism leaders Duany Plater-Zyberk & Co. in 2002, is a mid-block crossing that allows pedestrians
and then modified by Douglas Farr and Associates to cut through the center of a block (much like
in 2008 to make it “greener” and more directly tied to an alley or a pocket park) without having to go
sustainability principles, is depicted in Figure 5–12. A around the perimeter of the block. This could be
comparison of all three concept drawings can be found very expensive, so keeping blocks neither longer
in “The Neighbourhood Unit,” a part of the Calgary than 700–750 feet on the long side nor more than
Regional Partnership Greenfield Tool Box.4 300 feet on the short side at the point of original
NEIGHBORHOOD METRICS design and installation is the best option.
Through numerical standards one can determine The U.S. Green Building Council, which certifies
how complete or functional a neighborhood is. buildings for degrees of “greenness” (including
What we have learned from past models and energy efficiency), partnered with the Congress
current best practices is that neighborhoods are for the New Urbanism and the Natural Resources
most functional when they satisfy simple measures. Defense Council to create LEED certified standards
Table 5–1 lists a few basic measures. One example for Neighborhood Development (or LEED-ND).
is block structure that is measured by perimeter These are embodied in the Citizen’s Guide to
4. Calgary Regional Partnership. (n.d.) “The Neighbourhood Unit.” In LEED for Neighborhood Development, which is
The Greenfield Tool Box. Cochrane, AB, Canada. Available at: http:// introduced in the sidebar on pages 5–22 and 5–23.
greenfield.calgaryregion.ca/tools/greenfield_design_neighbourhoodUnit.
pdf; accessed July 1, 2015.
At the end of this LEED-ND guide is a detailed
Part Two 5-19

Figure 5–12: Sustainable Neighborhood Unit
Source: Farr, D. (2007). Sustainable Urbanism: Urban Design with Nature. Hoboken, NJ: John Wiley & Sons, Inc. Available at: www.wiley.
com/WileyCDA/WileyTitle/productCd-047177751X.html; accessed July 13, 2015.

Table 5–1: Examples of Neighborhood Metrics
Issue Metric
Walkable Block Structure Block Perimeter
Building Morphology Enclosure Aspects
Civic Space Park Area per Occupant Load
Food Production % of Local Production
Parking Parking Spaces per Occupant Load
Source: Table by the MSU Land Policy Institute, and Glenn Pape, Michigan State University Extension, 2015.
checklist that could be “used to assess the strengths can reinforce the unique character of a place and
and weaknesses of a development proposal, site plan, supplement the built form in useful and interesting
existing neighborhood, or even a zoning code or ways. Following is a discussion of some of the most
neighborhood plan.” The “Sustainable Neighborhood important character elements as they relate to
Development Checklist” uses 145 specific measures shaping the form of a neighborhood. These include
to help communities determine not only the landscaping, on-street parking, alleys, street signage,
quality of a neighborhood from traditional form street lights, semi-public space, and public markets.
and function considerations, but also from a green
development perspective.5 Nature exists within each of the transect zones and
landscaping, in appropriate design, connects nature
For communities committed to both good to built places. Landscaping is especially important
traditional neighborhood design, as well as to within the street ROW and serves several purposes
sustainability and resiliency, this LEED-ND in this public realm. First, it provides green natural
checklist is very helpful. Other sources to consult features into an area that may otherwise be devoid
for metrics to guide good neighborhood design of natural features (or in some cases, of even grass).
include Criterion Planners, Promoting Active Second, it provides a physical barrier between
Communities, and the Sustainability Audit Tool.6 vehicles and pedestrians. Third, street trees serve
to create a safer atmosphere for the pedestrian and
ROLE OF CHARACTER buffers the adverse impacts of automobile traffic
ELEMENTS IN NEIGHBORHOODS (including some CO2 absorption). Fourth, it can
Character elements help make public spaces more also serve as screening of parking lots and the hard
comfortable and enjoyable for people who use features of some buildings, and can be used to fill
them, and attract others to that place, because of the the void between buildings to create a sense of
amenities. These elements are often in or adjacent to enclosure. Planter strips can provide essential physical
the street right-of-way, and help to create a unique and visual separation from traffic. Planter boxes can
identity and strengthen sense of place. If common add color and beauty, attracting people to sit, enjoy,
designs, materials, and/or colors are used with street and socialize. Fifth, beautification of public spaces
furniture, lights, and public signs, they can also with landscaping is one means of enticing people to
help define and brand a neighborhood. When done engage in a public space. Sixth, well-designed public
with forethought and coordination, these elements landscaping serves to increase the overall comfort
5. Welch, A., K. Benfield, and M. Raimi. (2012). A Citizen’s Guide to LEED level of pedestrians in a public space. Last, trees can
for Neighborhood Development: How to Tell if Development is Smart provide shade to cool the sidewalk space on a hot day
and Green. Raimi + Associates, Berkeley, CA; and the Natural Resources
Defense Council, New York, NY. Available at: www.nrdc.org/cities/
in addition to helping frame the space with proper
smartgrowth/files/citizens_guide_LEED-ND.pdf; accessed January 24, 2015. enclosure. See Figure 5–13.
6. Criterion Planners is available at: http://crit.com/.
Promoting Active Communities is available at: http://mihealthtools.org/ On-street parking serves several functions. First, it
communities/; accessed January 24, 2015.
provides convenient property access to all building
The Sustainability Audit Tool is available at: www.midmichigansustainability.
org/Tools/SustainabilityAuditTool.aspx; accessed July 2, 2015. types and uses. It also serves to reduce traffic speeds by
Part Two 5-21

A Citizen’s Guide to LEED Neighborhood Development:
How to Tell if Development is Smart and Green
F
ollowing are excerpts from the introduction to the U.S. Green Building Council, LEED-ND takes
this user-friendly guide: a broad approach to neighborhood sustainability,
reflecting the most current research and ideas
“This guide is a plain-English reference aid about smart, green, sustainable, and well-designed
designed to help you improve your community neighborhoods. When used for formal certification,
and neighborhood. It explains a sophisticated and LEED-ND is rigorous and complex, but the
innovative set of environmental standards called principles behind the system are much simpler. The
LEED for Neighborhood Development (LEED- purpose of this Citizen’s Guide is to make those
ND). The name ‘LEED’ stands for Leadership in principles easier to understand and use in a variety of
Energy and Environmental Design, a program circumstances. We believe the guide can be useful for
administered by the U.S. Green Building Council, citizens with a wide variety of interests, including:
a private, nonprofit organization. You may know
LEED as a program that evaluates and certifies green Smart growth and land use planning,
buildings across the country. The LEED-ND takes
the green certification concept beyond individual Transportation,
buildings and applies it to the neighborhood context. Sustainable design and livable cities,
In particular, LEED-ND contains a set of measurable
standards that collectively identify whether a Environmental advocacy and natural
development or proposed development of two resource protection,
buildings or more can be deemed environmentally
superior, considering the development’s location Housing and affordability,
and access, its internal pattern and design, and its Climate change and action,
use of green technology and building techniques.
These standards include prerequisites (required as a Equity and social justice, and
baseline for sustainable neighborhood development)
and credits (additional best practice standards for Public health.”
sustainable neighborhood development).”
Following is a list of the major categories and topic
The LEED-ND’s standards may be downloaded areas addressed in the “Sustainable Neighborhood
in their entirety from the U.S. Green Building Development Checklist” at the end of the Citizen’s
Council’s neighborhoods page at: www.usgbc.org/ Guide. This is a simplification of the certification
neighborhoods; accessed January 24, 2015. requirements and is not the full LEED-ND itself.
There are one to 10 measures for each of the topic
“LEED-ND was developed primarily for application areas in the categories that follow:
in situations where private developers pursuing
environmentally sound principles would find it in their Smart Location and Linkage:
interest to obtain a green stamp of approval for their
Location,
projects. But, the system is not only a certification
system for green projects, it is also a ready-made set Ecosystems and Open Spaces,
of environmental standards for land development. The

standards can be useful to anyone interested in better Contaminated Sites,
community planning and design, including neighbors,
Transit-Oriented Locations,
citizens, community organizations and leaders,
government officials, and others. Cycling Facilities, and
Co-developed by the Natural Resources Defense Jobs and Housing Proximity.
Council, the Congress for the New Urbanism, and

Neighborhood Pattern and Design: Water Efficiency and Conservation,
Walkable Streets, Stormwater and Wastewater,
Compact Development, Green Building Process,
Neighborhood Connections, Historic and Existing Building Reuse,
Mixed Uses, Heat Islands,
Affordable and Diverse Housing, Reuse and Recycling, and
Parking and Transportation Demand, Light Pollution.
Parks and Recreation, Innovation and Design Process:
Universal Design, Innovation and Exemplary Performance.
Community Participation, Regional Priority Credit:
Local Food, and Regional Priority.
School Access and Design. Download the full checklist via the source link below.
For more information on LEED-ND, visit: www.cnu.
Green Infrastructure and Buildings: org/our-projects/leed-neighborhood-development;
Construction Techniques, accessed September 30, 2015.
Source: Welch, A., K. Benfield, and M. Raimi. (2012). A Citizen’s Guide
Energy Efficiency and Conservation, to LEED for Neighborhood Development: How to Tell if Development
is Smart and Green. Raimi + Associates, Berkeley, CA; and the Natural
Resources Defense Council, New York, NY. Available at: www.nrdc.
Energy Production and Distribution, org/cities/smartgrowth/files/citizens_guide_LEED-ND.pdf; accessed
January 24, 2015.
narrowing the travel area on a street for automobiles. improved access (walkability). Alleys serve the role of
The visual perception of a narrower travel lane leads access to abutting lots, having a place for open air and
drivers to slow down and move through the potential even a bit of shade, as well as space for utilities and
conflict zone at a speed allowing them to better react trash pickup. They range from unattractive spaces to
to changes in the travel lane. This preserves the street green, organic, special places. Some downtown alleys
for all users. On-street parking also serves as a physical are complex spaces that, with good lighting and low
barrier between vehicles and pedestrians much like speed, also provide a place to socialize and engage in
street trees. In general, in the portion of neighborhoods recreation or commerce.
that do not front on a commercial street, on-street
parking can also serve as vehicle storage. On-street Driveways and alley entries are high-risk locations for
parking also allows for the redesign of intersections to people on foot. The wider and faster the street, the more
make them more pedestrian-oriented. For example, as risk is posed to pedestrians, especially from left-turning
illustrated in Figure 5–14, with parking lanes present motorists. Bringing alley entry speeds down to the
there is an opportunity for curb extensions, which can minimum speed needed for safe access, and lowering
greatly shorten the distance and time for pedestrians to speed departures to an adjoining street are ideal. For
cross the street. This makes it safer and more inviting. pedestrian-safety purposes, the motorist should feel
that s/he is responsible for the safety of those on the
Alleys can lead to a better integration of automobile sidewalk. Use of signage and pavement color or a texture
and foot traffic in a neighborhood, which creates change (such as to brick) helps draw attention to this.
Part Two 5-23
Figure 5–13: Landscaping Examples
Landscaping breaks up large areas Street trees offer separation between

of pavement and allows for some pedestrians and vehicles.
stormwater infiltration.
Street and sidewalk trees create a tunnel. Landscaping provides a screen

for parking lots.
Landscaping provides natural features Landscaping screens a parking lot and

in urban areas. offers refuge for people.
Landscaping in the public realm can create Trees cool the temperatures around them.
places for people to engage.
Source: Figure by Land Policy Institute, Michigan State University, 2015. Top left photo by the Land Policy Institute. All other photos by the
Michigan Municipal League/www.mml.org.
Figure 5–14: Examples of On-Street Parking and Pedestrian-Friendly Crossings
Source: Figure by the Walkable and Livable Communities Institute, AARP, and AARP Louisiana, n.d.
Pedestrian-only alleys are an option to significantly are small investments that can serve to delineate
increase connectivity in urban core settings where neighborhoods or districts. See example illustrations
improved access for pedestrians is the single goal. in Figure 5–16. Wayfinding for visitors is a
Opportunities to create these types of alleys could secondary benefit and necessary in downtown and
include conversion of existing vehicular alleys for commercial nodes. Local governments can take
pedestrian use only (e.g., to access a rear parking the lead here by setting the standard for good sign
lot by car from a rear or parallel street), or could design and construction. The key principles at play
be a former building space that was used to create are providing location and navigation information.
improved access to the main street. Regulating private signs is legally complicated and
administratively complex for most communities.
Lighting is a safety component that is an important However, courts have provided enough guidance if
consideration. Maintenance is also a key aspect. If communities decide upon simpler regulations.7
the alley looks dirty and unkept, it will not be used,
because of the perception of crime. Beyond safety, street lights can add character and
color to an urban environment. With respect to
Alleys serve several key functions for form as well. See design, consider regional assets and a human-scale
Figure 5–15. With rear alley access, there is no need for environment. Keeping dark skies (the ability to
a lot to have a driveway entrance from the street. This see the stars at night) is a major goal in many rural
allows for narrower lots, greater density, less disjointed small towns; it is accomplished by directing lights
frontages, more usable space, and greater walkability. downward. Street lights need to be context sensitive
Street signage can serve several purposes. Defining in the amount of light produced. Generally, the
a brand or image for the neighborhood or 7. For information on regulating signs, see: Connolly, B.J., and M.A.
district is the primary consideration as it relates Wyckoff. (2011). Michigan Sign Guidebook: The Local Planning
to creating a sense of place. Paint and graphics and Regulation of Signs. Prepared for Scenic Michigan. Land Policy
Institute, Michigan State University, East Lansing, MI. Available at: http://
consistency, based on variations of color or design, scenicmichigan.org/sign-regulation-guidebook/; accessed January 24, 2015.
Part Two 5-25

Figure 5–15: Examples of Alley Types
Residential Commercial Pedestrian
Alley types in Lansing, Petoskey, and Ypsilanti. Source: Figure by Land Policy Institute, Michigan State University, 2015. Photos by the Land
Policy Institute (left), and Kurt H. Schindler, AICP, MSU Extension (middle and right).
Figure 5–16: Examples of Themed Community Infrastructure
PARK
AVE.
LAKE
ST.
E.
P STOP
WHEN PEDESTRIANS
ARE IN CROSSWALK
Post Office
North Central
HOWARD ST.
Michigan College
Arts Center
& Library
To US-31 Highway
P etoskey
Source: Inspired by themed community infrastructure in Petoskey, MI. Figure by the Land Policy Institute, Michigan State University, 2015.
greater the urban density, the brighter the light needs a public aspect due to their proximity to public space,
to be. Spacing is also important. If street lights are on transparency (of the façade), and open line of sight.
a human scale and along residential streets, the light Transparency is the ability to see through windows
post should be shorter and help to frame the space. into a building, while walking on a street. It is
This requires closer spacing of the street lights than important to the perception of safety and interest, and
along a commercial street—but not brighter lights. it extends the public/private realm from the building
Size, color, and design of the lighting can also help to out onto the street. Storefronts, ground-floor offices,
delineate and differentiate neighborhoods. and courtyards are semi-public space, as is the private
front porch in residential areas. See Figure 5–17.
The intersection of private and public space allows
for social interaction between the two and creates a The importance of these spaces, when it comes to
semi-public space. Because good form allows private placemaking, is the opportunity for added social
and public realms to overlap somewhat, semi-public interaction that results from the intersection of
spaces are those that are technically private, but have private and public space. Neighborhoods that lack

Figure 5–17: Semi-Public Spaces
Semi-public space in Lansing. Residential front porch in St. Johns.
Source: Figure and photos by the Land Policy Institute, Michigan State University, 2015.
these interaction points can become sterile and Like other public spaces, the focus with a new public
discourage pedestrian activity. market (beyond fresh food and mercantile business),
should be to enhance access and linkages, comfort and
For a neighborhood with few public spaces, a public image, uses and activities, and sociability. Choose a
market can become its de facto civic square—a place place for the market that has good form and existing
where people of diverse ethnic and socio-economic activity—and the space and potential for more—
backgrounds come not only to shop, but to meet, whether a park or small plaza, and which is adjacent
mingle and chat, and enjoy the overall atmosphere of to a busy bus stop, community institution, or retail
the market. In short, it can be a draw beyond simply shopping area. Access and linkages are developed
offering fresh, affordable, and nutritious produce. through signage, improving parking availability,
See Figure 5–18. This is important not just for the and creating linkages to existing retail, housing
activity, but because the character of the public space developments, or community institutions. Comfort
can change dramatically on those days and times that and image are enhanced by providing seating and
the market is active.
Figure 5–18: Public Markets
Farmers Market in Port Austin. Flint Farmers’ Market.

Source: Figure by the Land Policy Institute, Michigan State University, 2015. Photos by the Michigan Municipal League/www.mml.org.
Part Two 5-27

shelter for customers, and by beautifying the space good condition (i.e., without broken slabs or sections
with flowers and public art. Holding regular events uplifted by tree roots or frost heave, etc.). Third, it
can expand the uses and activities at a public market. must be maintained in all seasons.8
Music or other entertainment, such as a cultural arts
festival, serves to activate and diversify the market. Sidewalks should be supplemented with an
integrated system of pathways and bike trails
Taken together, all of these character elements can wherever feasible. But, simply providing sidewalks,
reinforce a sense of place within a neighborhood. pathways, and trails throughout the community is not
Longer term investments, such as changes to signs or enough to create quality places and encourage use.
burying utilities, can have an even more significant When people find themselves in an environment in
impact on the visual appearance of a place and, hence, which they feel exposed, vulnerable, or unsafe, they
on community character and its ability to attract usually try to get out of that environment as quickly
people to it. as possible. In order to be used, sidewalks, pathways,
and trails must be constructed at the pedestrian scale
Public art can also dramatically or subtly enhance and separate from automobiles. From 2003–2012,
the character of an area by drawing attention to it 1,373 pedestrians were killed in Michigan.9 A well-
in a prominent location, or by challenging thought, designed street goes beyond car traffic lanes and looks
or invoking emotion or humor. Neighborhoods that at all users within the entire ROW—think Complete
support public art are throwing out the welcome Streets (as discussed in Chapter 4).
mat to creative people and others who value art as
an essential element of everyday life. Chapter 11 on If sidewalks are designed poorly they will not be
Creative Placemaking addresses the value of public used. Most obvious are sidewalks that are too narrow,
art in more detail. making it difficult for two people to walk side-by-side.
There are multiple areas within a broad commercial
IMPORTANCE AND ROLE OF CONNECTIVITY sidewalk that have different functions and differing
Connectivity refers to the means by which people psychological responses that need to be taken into
get from place to place via various modes of travel. account. For example, people do not like to walk up
A high level of connectivity allows people to easily close to a building that has no windows or right next
access common places to meet their daily needs. Good to traffic and naturally shy away from these areas.
street design is the starting point for connectivity as Instead, people want a separation from each. The idea
it allows multiple modes of travel on a single street. is to take into account enclosure aspects, as well as
A well-connected network of streets both within a overall urban design when designing sidewalks.
neighborhood and between neighborhoods allows for
traffic of all modes to move freely and use multiple In a General Urban Neighborhood setting (T4), a
routes. To make these networks function there needs to 1/4 mile (or five-minute walk) is the average distance
be well-designed infrastructure to support the differing Americans will walk to complete an errand rather
modes of movement. Following is a brief examination than drive. However, recent research suggests that
of pedestrian, bicycle, transit, and finally, automobile and the distance Americans will walk also depends on
regional connectivity. Please keep in mind the special the urban context. A more appealing walk—one that
needs of people with disabilities whose needs must be 8. Beneficial Designs, Inc. (1999). Designing Sidewalks and Trails for Access.
reasonably accommodated in all of these travel modes. Part I of II: Review of Existing Guidelines and Practices. Federal Highway
Administration, U.S. Department of Transportation, Washington,
Meeting ADA requirements might not be enough. DC. Available at: www.fhwa.dot.gov/environment/bicycle_pedestrian/
publications/sidewalks/sidewalks.pdf; accessed April 14, 2015.

Sidewalks Beneficial Designs, Inc. (2001). Designing Sidewalks and Trails for Access.
All trips begin and end as a pedestrian, so we Part II of II: Best Practices Design Guide. Federal Highway Administration,
U.S. Department of Transportation, Washington, DC. Available at: www.
start the discussion focusing on pedestrian-scale fhwa.dot.gov/environment/bicycle_pedestrian/publications/sidewalk2/
infrastructure for connectivity. The built environment pdf/01a_tpack.pdf; accessed April 14, 2015.
is generally either supportive of walking or not, with SRTS Online Guide. (n.d.). “Sidewalks.” National Center for Safe Routes
to School, Chapel Hill, NC. Available at: http://guide.saferoutesinfo.org/
little in-between. The most essential connectivity engineering/sidewalks.cfm; accessed April 14, 2015.
element in quality neighborhoods is sidewalks. First, 9. SGA. (2014). Dangerous by Design 2014: Michigan. Smart Growth
the sidewalk system must be complete (without America, Washington, DC. Available at: www.smartgrowthamerica.
org/documents/dangerous-by-design-2014/dangerous-by-design-2014-
missing pieces or sections). Second, it must be in michigan.pdf; accessed September 25, 2015.

is accessible, convenient, welcoming, and safe—will foot minimum width requirement for sidewalks. This
invite longer walks. Fifteen- to 20-minute walks are is inadequate. The minimum should be five feet in
common in such interesting settings.10 width, because it is the space needed for pedestrians
to pass comfortably. If the sidewalk is against a fence
In a sub-urban setting, people are willing to walk very or wall, add an additional foot for passing space and
little to complete an errand. Even shopping within the to accommodate the “shy zone” (see below). If the
same mall, many people are more likely to drive across sidewalks are intended to also serve bicycles, they need
the parking lot from one store to the next, rather than to be wider (typically up to 10-feet-wide depending on
walk. Safety certainly plays a role here. But a bigger the amount of bicycle and pedestrian traffic). Adjacent
reason is that in the suburbs the distance between places to residential sidewalks, ideally there is also a planting
is long and walks are often very uninteresting, especially strip (grass, plant beds, trees, etc.) of seven feet
along major streets, through parking lots, or past strip between the edge of the sidewalk and the street. This is
commercial areas, which may not even have sidewalks. especially important in the winter for snow storage.
In these settings the form-activity relationship between
buildings and pedestrians has been disrupted. Commercial street sidewalks have several other
important dimensions, because they serve multiple
The 1/4-mile walking radius was established in purposes. For example, they may be used for display
a general urban setting, such as along a street space, gathering and resting spaces, and transition
in a traditional neighborhood. Fences, hedges, areas between cars and pedestrians. As a result, typical
and frontage walls all increase walk appeal in T4 commercial sidewalks should be 13- to 15-feet-wide
neighborhoods, because they are right beside the in order to accommodate the four sidewalk zones
sidewalk where the view changes fastest. (see Figure 5–19). Each of these zones is described in
According to Steve Mouzon, the principal elements more detail below.
of walk appeal are: Frontage or loiter zone: This is the area
A changing view, for retail pedestrian window shopping and
outdoor seating. The loiter zone provides
Street enclosure, an area out of pedestrian walking flow for
someone to stop or engage another.
Window of view—both horizontally and
vertically along store fronts, Throughway zone: This is the pedestrian
walking zone that allows for unimpeded
Shelter, and movement of pedestrians. This zone could be
Terminated vistas.11 at least five-feet-wide.
The more a neighborhood can increase the walk Furnishing zone: This is the area for street
appeal, the longer people will walk, on average, to furniture and pedestrian loitering. Street
complete an errand or to travel to a destination for furniture includes lighting, street trees,
purposes other than recreation. There are, of course, landscaping, trash containers, public seating,
tremendous health benefits from recreational walking art work, and more.
in any transect zone. The sidebar on the Benefits of Edge or buffer zone: This is a “shy zone” for
Active Living (pages 5-31 through 5-33) identifies pedestrians to create some distance from
some of the economic, environmental, and social motor traffic, parked cars, and walls.
benefits of designing active communities.
It can also be a mistake to make sidewalks too
Residential sidewalks are the first priority. They must be wide. If a sidewalk is too wide in a retail area it
properly sized, part of a large connected system, and can appear vacant or underused and present the
well-maintained. Many communities have a four- problem of pedestrians feeling uncomfortable in too
10. Mouzon, S. (2012). “Walk Appeal.” The Original Green Blog, July large of a space. This is most common where there
24, 2012. Available at: www.originalgreen.org/blog/walk-appeal.html; is no furnishing zone, so a street tree and furniture
11. See Footnote 10. improvement program should eliminate the problem
Part Two 5-29

Figure 5–19: Four Sidewalk Zones
Edge Zone Furnishing Zone Throughway Zone Frontage Zone

Source: Inspired by a graphic found in: Benfield, K. (2013). “Streets Can Be Public Spaces Too.” The Atlantic CityLab, July 17, 2013. Available
at: www.citylab.com/design/2013/07/streets-can-be-public-spaces-too/6235/; accessed October 30, 2015. For additional information, see ITE
and CNU. (2010). Designing Walkable Urban Thoroughfares: A Context Sensitive Approach. Institute of Transportation Engineers, Washington,
DC; and the Congress for the New Urbanism, Chicago, IL. Available at: http://library.ite.org/pub/e1cff43c-2354-d714-51d9-d82b39d4dbad;
accessed October 30, 2015. Figure and photo by the Land Policy Institute, Michigan State University, 2015.
and provide useful street furniture that is likely to Commercial district sidewalks can be places that are
attract more pedestrians and shoppers. This is a good quite barren, stark, hot or cold, full of barriers, and
situation to test with Tactical Placemaking. void of meaning. Or, they can be orderly, clean, with
adequate widths, and some building articulation and
Commercial sidewalks also need to take care regarding transparency. Or, they can also be chock-full of strong
enclosure ratios. If sidewalks make the right-of-way compelling edges, a sense of enclosure, and vibrant life.
appear too wide in relation to the adjacent building
height, then the sidewalk or entire street ROW may However, accessible designs are useless if
be too wide. In a commercial area, the distance from maintenance is neglected and sidewalks are allowed
the front of a building on one side of the street to the to degrade to a state where they cannot be used or
building face on the other side of the street should be must be avoided during travel. These design details
within the range of one to two times the building’s are important for creating a space that is welcoming
height. If sidewalks are too wide, some solutions to pedestrians, while providing a high degree of
include planting street trees, installing artwork, or connectivity at the pedestrian scale. Sidewalks in poor
banners in order to create a pedestrian enclosure that condition pose special problems for persons with
does not appear too wide. The location of trees or other disabilities and should never be allowed to deteriorate
objects should be placed so they do not block views of to the point they are unsafe.
retail signs, window displays, and entrances.

The Death and Life of Great American Cities: Eyes on the Street
I
n The Death and Life of Great American Cities, And, third, the sidewalk must have users
Jane Jacobs introduced audiences to the concept on it fairly continuously, both to add to the
of eyes on the street. number of effective eyes on the street and
to induce the people in buildings along the
“A city street equipped to handle strangers, street to watch the sidewalks in sufficient
and to make a safety asset, in itself, out of numbers. Nobody enjoys sitting on a stoop
the presence of strangers, as the streets of or looking out a window at an empty street.
successful city neighborhoods always do, Almost nobody does such a thing. Large
must have three main qualities: numbers of people entertain themselves, off
First, there must be a clear demarcation and on, by watching street activity.”i
between what is public space, and what While some may disagree with Jacob’s first point,
is private space. Public and private spaces the next two are directly on target. Many eyes deter
cannot ooze into each other as they do crime, and many bodies make for interesting watching.
typically in suburban settings or in projects. Over the years, a large percentage of our small town
Second, there must be eyes upon the street, downtown’s upper stories have become vacant or
eyes belonging to those we might call unused, reducing the number of eyes on the street, and
the natural proprietors of the street. The the number of people on the street during all hours
buildings on a street equipped to handle of the day and evening. Fewer eyes and the potential
strangers and to insure the safety of both for observance, along with fewer people on our streets,
residents and strangers, must be oriented to increases the opportunity for crime. It also results in less
the street. They cannot turn their backs or potential customers for the businesses on the street.
blank sides on it and leave it blind. i.Jacobs, J. (1961–2011). The Death and Life of Great American Cities.
New York, NY: Random House. Available at: www.randomhousebooks.
com/books/86058/; accessed July 10, 2015.
Benefits of Active Living
B The easiest way to

eyond the personal health benefits of physical within walking distance.
activity and recreation, there are economic, People are more likely to get
environmental, and social benefits associated exercise if opportunities for exercise is if daily
with designing active communities. recreation and non-motorized living involves
transportation are nearby
The Center for Disease Control (CDC) recommends and convenient. For example, significant walking,
that adults get 30 minutes of moderately intense a 2007 study found that because everything
physical activity at least five days per week (or 20 adults living within a half
minutes of vigorous activity three or more days per mile of a park visit parks and
needed is within
week), and that children get at least 60 minutes of exercise more often.ii Public walking distance.
moderate to vigorous activity every day. Active living places, including plazas,
is a way of life that integrates physical activity into school grounds (playgrounds), sports complexes,
daily routines. See, for example, the Active Living by trails, and pathways, that are part of the fabric of the
Design Primer.i community make recreation part of everyday active
The easiest way to exercise is if daily living involves living. These are places of recreation themselves and
significant walking, because everything needed is ii. Cohen, D., T.L. McKenzie, A. Sehgal, S. Williamson, D. Golinelli,
and N. Lurie. (2007). “Contribution of Public Parks to Physical Activity.”
i. Active Living Network. (n.d.). Active Living by Design Primer.”Robert American Journal of Public Health 97 (3): 509–514. Available at: http://
Wood Johnson Foundation, Princeton, NJ. Available at: www.activeliving. ajph.aphapublications.org/doi/full/10.2105/AJPH.2005.072447; accessed
org/node/765; accessed January 24, 2015. February 20, 2015.
Part Two 5-31

Benefits of Active Living (cont.)
can also be attractive destinations for walking or The fraction of 20- to 24-year-olds with a driver’s
biking. A greater number of facilities that support license has also dropped. Adults between the age
physical activity is directly related to increased 21 and 34 buy just 27% of all new vehicles sold in
physical activity and reduces the risk of being America, a far cry from the peak of 38% in 1985.v
overweight (see Figure 5–20).iii In cities with excellent public transportation, large
numbers of young adults are choosing not to own
Additionally, numerous studies have found that close cars, because their commutes can be more productive
proximity to open space and other recreational sites (socially or for work) on wireless devices.
are considered amenities by the real estate market.
These amenities contribute to higher residential In short, mixed-use neighborhoods with active
property values for homes near those sites. [See transportation opportunities like sidewalks, trails,
Footnote 18 in Chapter 3 (page 3–15).] bike lanes, and paths that are connected to plazas,
school grounds (playgrounds), sports complexes,
More importantly, recreational amenities are critical and shopping:
components of place that are essential to retaining
and attracting talent. A walkable/bikeable community Improve safety for all (pedestrians, cyclists,
with more active living opportunities has residents and drivers),
that spend less time in the car and that translates to
fewer pounds of carbon dioxide and other emissions Decrease emissions,
in the air each week. Improve mental health and social interaction,
When recreational opportunities are woven into the Increase physical activity that, in turn,
fabric of the community in the form of bike trails and reduces obesity, overweight, blood pressure,
pedestrian pathways, those without cars can more diabetes, asthma, and depression, and
easily access services and employment. Nearly 1/3 of
Michigan residents do not drive, because they are too Improve individual property values and
young, too old, cannot afford to, or do not want to. Less boost economies.
than half of potential drivers age 19 or younger had a
license in 2008, down from nearly two-thirds in 1998.iv For more information, visit:
www.activelivingresearch.org.
iii. Gordon-Larsen, P., M.C. Nelson, P. Page, and B.M. Popkin. (2006).
“Inequality in the Built Environment Underlies Key Health Disparities in
Physical Activity and Obesity.” Pediatrics 177 (2): 417–424. Available at:
www.pediatrics.org/cgi/content/full/117/2/417; accessed March 18, 2015.
iv. Chozick, A. (2012). “As Young Lose Interest in Cars, G.M. Turns to v. Weissmann, J. (2012). “Why Don’t Young Americans Buy Cars?” The
MTV for Help.” The New York Times, March 22, 2012. Available at: Atlantic, March 25, 2012. Available at: www.theatlantic.com/business/
www.nytimes.com/2012/03/23/business/media/to-draw-reluctant-young- archive/2012/03/why-dont-young-americans-buy-cars/255001/; accessed
buyers-gm-turns-to-mtv.html?_r=0; accessed February 20, 2015. February 20, 2015.
Michigan Fitness Foundation

“T
he Michigan Fitness Foundation (MFF) and the Governor’s Council on Physical Fitness, Health
and Sports work to bring about behavior change through programming, special projects, and events
that encourage citizens to build physical activity and sound nutrition into their daily lives. By
empowering, facilitating, and celebrating healthy choices, the Foundation works to foster prosperity for all.”
As a member of the Michigan Sense of Place Council, MFF advocates for placemaking as it relates to the
guiding principles of Active Communities.
For more information, visit: www.michiganfitness.org/.

Figure 5–20: The Role of Communities in Promoting Physical Activity
Source: Active Living Research. (2012). “Infographic: The Role of Communities in Promoting Physical Activity.” San Diego, CA. Available at:
http://activelivingresearch.org/communitiesinfographic; accessed June 18, 2015.
Paths, Trails, and Bikeways appropriate for a rural/sub-urban setting (T1, T2, or
Walking paths, bike trails, and bikeways are another T3), bike paths are for more sub-urban/urban settings
part of pedestrian connectivity. Designed for walking (T3, T4, and T5), and bike lanes can be found across
and biking, and separated from motor vehicle traffic, the transect, but dominate the urban core (T5 and T6).
paths and trails use different routes than roadways, such
as abandoned railways or utility lines, and often follow A bicycle trail is used mainly for recreational
waterways. By being separated from traffic, many types purposes, as fewer destinations exist along its route.
of users feel comfortable using such paths for recreation It may follow a former rail line, or take a more
and transportation. Walking paths and bike trails meandering, scenic route. It may also have a wider
should be at least 10-feet-wide to accommodate various variety of surface treatments (pavement or a more
users and create a clear sight path. pervious material, such as hard packed chipped
limestone or dirt) and typically intersects with fewer
Similar to neighborhood context for streets, context thoroughfares than an urban bike path. Some bike
is also important for bikeways. Bike trails are most trails are far off the beaten path and may be as narrow
Part Two 5-33

as a single-track mountain bike trail that runs over For more guidance with paths, trails, and bikeways,
rough terrain. in addition to the numerous resources found in the
Appendix 4 at the end of the guidebook, check out
Urban bicycle paths are used for commuting to the Fundamentals of Bicycle Boulevard Planning
employment, education, and commercial amenities, and Design by the Initiative for Bicycle and
as well as for recreation. Such paths are almost always Pedestrian Innovation at Portland State University.12
paved with asphalt or concrete and typically require
more intensive stormwater considerations, lighting, TRANSIT
and detailed pavement markings. When selecting a The intersection of transit service with heavily
bikeway type, existing vehicular thoroughfare width, used pedestrian and bicycle routes integrates key
traffic speed and volume, land use, urban form, etc. must transportation modes and allows users to take
all be taken into account. Connectivity of bikeways advantage of multiple modes on a single trip (walk,
across the transect, and to other forms of transportation bus, walk; bike, bus, bike; etc.). Transit stops must
(especially transit and commuter train), is key for be integrated into the urban form and not isolated
providing mobility/access and recreation. In rural and in a large parking lot or placed well away from
sub-urban settings, bike lanes assume the classic design pedestrian routes.
of separated space (six feet minimum) going with traffic.
In urban settings, the applications differ based on street In order for transit to be used it must be convenient
width and context. See Figure 5–21. and comfortable. The provision of clean and
safe shelters for riders (walkers and bicyclists) is
Thoroughfare design needs to take bicycles into account. important. Service needs to be friendly, on-time,
Separate bike lanes may be counter-productive to a safe and affordable as well. Routes need to be easily
pedestrian and bicycling realm, by widening the curb- understood and relatively simple.
to-curb crossing distance, as well as the sense of spatial
enclosure that slows down motorists. When bicyclists The Midwest, in general, and Michigan, in particular,
are not present, bicycle lanes may cause motorists to feel has considerable work to do to upgrade transit service
safer driving faster (they are farther from parked cars and better integrate it with pedestrian and bicycle
and trees), which in turn makes bicyclists less likely to modes. That said, important strides are underway with
use that thoroughfare for bicycling. Sharing traffic lanes the creation of a new Southeast Michigan Regional
with very slow-moving traffic is safer for bicyclists. But, Transit Authority; the new M-1 light-rail line along
when there is a lot of traffic, and street widths are wide, Woodward Ave. in Detroit; a new Bus Rapid Transit
a separate travel lane for bicyclists that is very clearly line in operation in Grand Rapids; and two others on
marked (often painted a bold color) is best. Complete the drawing boards in Grand Rapids and Lansing.
Streets design principles acknowledge these needs. AUTOMOBILES
Bicycle networks should include identifiable and Similar to the need for pedestrian connectivity with
safe connections to recreation facilities and other many other travel modes, the connectivity goal
transportation networks, especially transit. The goal for automobiles should be the creation of many
is to attract those who want to bike, but have been connections with other modes in the transportation
deterred by perceptions of unsafe conditions. To network. The (traditional) grid street pattern is capable
support bicycling as a means of transportation (not of spreading vehicles throughout the system such that
recreation), infrastructure beyond bike lanes has to be traffic volume on any given street is less than in the
incorporated. Bike parking is key as bicyclists require (conventional) hierarchy of streets. Therefore, streets
a secure place to park their bike at work, and at any can be narrower, thereby encouraging pedestrian travel.
stop along the way to meet daily needs. The curvilinear modern street (sometimes referred to
as a deflected grid) and cul-de-sac designs found in
Of course, sometimes people have to travel farther many sub-urban communities force all the traffic out
than it may be practical to bicycle, or they may have to the major thoroughfare on the perimeter. This can
too much to safely carry on a bike. Still, others with 12. Walker, L., M. Tressider, and M. Birk. (2009). Fundamentals of
mobility limitations may not be able to bike. So, where Bicycle Boulevard Planning and Design. Portland, OR: Initiative for
Bicycle and Pedestrian Innovation, Center for Transportation Studies,
density is high enough, connectivity must include Center for Urban Studies, Portland State University. Available at: www.
transit—certainly bus and, where available, rail. pdx.edu/ibpi/sites/www.pdx.edu.ibpi/files/BicycleBoulevardGuidebook%
28optimized%29.pdf; accessed January 24, 2015.

Figure 5–21: Example of Urban Bicycling Infrastructure
Source: The Street Plans Collaborative, and Zachary Adelson. (2011) “Biking Thoroughfares.” Center for Applied Transect Studies. Available at:
http://transect.org/thoroughfare_img.html; accessed March 18, 2015.
Part Two 5-35

leave an entire subdivision without access to a main however, when topographic variations or rivers or
road if there is only one major access point and it is streams create natural barriers.
closed for repair or an emergency. See Figure 5–22.
But, it is not just the design and location of streets
A robust transportation network links important that are important for connectivity. It is important
destinations through a variety of means and routes. to consider all of the infrastructure to support auto
Good connectivity encourages walkability by linking traffic. Limited access lanes, driveways, and parking
origins and destinations that are within short walking are all impediments to other forms of connectivity
distances. More connections means shorter distances within the community. There are numerous access
between places. Researchers continue to find additional management and parking strategies to mitigate these
compelling evidence that residents in a community impacts. Shared driveways and shared parking, or
with a traditional grid design are more likely to weigh placing parking behind buildings and waiving off-
less, walk more, and have lower blood pressure than street parking requirements for small commercial and
residents in the neighborhood with the curvilinear mixed-use structures, are just a few examples.
design.13 Regular walking has been shown to reduce
risks for obesity, diabetes, asthma, and depression.14 As neighborhoods aggregate, communities are
formed. Every neighborhood is also part of a region
The vehicular network need not be completely of communities, and regional connectivity must be
rectilinear. Deflected vistas and curves can be part of considered. The regional transportation system has
the grid. They increase variation and interest, thereby additional components of rail, airports, ports, and
increasing walk appeal. This should occur naturally, marinas. These are major regional transportation
13. Ewing, R., T. Schmid, R. Killingsworth, A. Zlot, and S. Raudenbush. infrastructure facilities and not every community
(2003). “Relationship between Urban Sprawl and Physical Activity, has all of them. For true connectivity from one
Obesity, and Morbidity.” American Journal of Health Promotion
18 (1): 47–57. Available at: www.arch.utah.edu/cgi-bin/wordpress- neighborhood to another to happen, it is important
metroresearch/wp-content/uploads/2013/09/Most%20Cited%20Articles/ to allow users to make use of multiple modes of
JournalArticle.pdf; accessed February 20, 2015. transportation to get from one location to another. Safe
Figure 5–22: Traditional Grid Street Network Compared to a

Deflected Grid or Curvilinear Network
Traditional Grid Design Curvilinear Network Design

Source: Walker, L., M. Tresidder, and M. Birk. (2009). Fundamentals of Bicycle Boulevard Planning and Design. Portland, OR: Initiative for
Bicycle and Pedestrian Innovation, Center for Transportation Studies, Center for Urban Studies, Portland State University. Available at: www.
pdx.edu/ibpi/sites/www.pdx.edu.ibpi/files/BicycleBoulevardGuidebook%28optimized%29.pdf; accessed January 24, 2015. Figure remade with

The Multi-Modal Corridor and Public Space Design Guidelines
A
report created for the Indianapolis Regional corridors to the accessibility and quality of life for the
Center & Metropolitan Planning Area entitled community and surrounding region.
the Multi-Modal Corridor and Public Space
Design Guidelines emphasizes the link between a Design guidelines are then detailed that describe the
balanced transportation system and quality of life concepts behind public, quasi-public, and private
for the region. The needs of pedestrians, bicyclists, spaces and the elements of the streetscape (referred
transit users, and automobile drivers must be valued to as component zones) that constitute the public
equally, with choices provided that promote safety and quasi-public space. These component zones are
and accessibility throughout the region. then classified and assigned specific design guidelines
aimed to create an active, accessible network of
The report focuses on identifying Multi-Modal nodes and streetscapes that enhance connectivity
Districts and Corridors within the region, the throughout the community. Based on character and
central areas within a community that are typified by function, the design guidelines explain connectivity
walkable districts and a greater intensity of people, requirements for a balanced system, and leverage
commerce, and transit. These districts consist of transportation infrastructure to concentrate intensity
nodes, or hubs of activity, that are connected by and economic development to these multi-modal
corridors that define the center and edges of the districts and corridors within the region. See the
district. Once these corridors have been identified, example illustration in Figure 5–23 on the next page.
they are classified as Placemaking Corridors running
through the central node, Thru Corridors along the To view the full report, check out the source link below.
district edges, and Connector Corridors that link Source: Storrow Kinsella Associates, Inc. (2008). Multi-Modal
the two and establish a balance within the district. Corridor and Public Space Design Guidelines: Creating a Multi-Modal
Region. Prepared for the Indianapolis Regional Center & Metropolitan
Assessing these typologies helps to better understand Planning Area, Indianapolis, IN. Available at: www.indympo.org/Plans/
the function, performance, and relationship of these Documents/MM_DesignGuidelines.pdf; accessed January 24, 2015.
and convenient connections between transportation delay, because the obligation of everyone must always be
systems and across municipal boundaries are necessary. achieving Complete Streets objectives where the needs
of users of all modes are adequately accommodated.
Regions can be composed of walkable neighborhoods
and towns around a center (downtown or city core) CONCLUDING OBSERVATIONS
of highest activity or intensity, corresponding to Neighborhoods are the building blocks of place. They
the highest buildings of the area. These areas can be are the basic structure on which communities are
framed and connected by a network of multi-modal built. Done correctly, quality places result. Together
corridors using both local and regional connectivity with the corridors that define and connect them, they
infrastructure. When done properly it enhances the provide housing, employment, retail opportunities, and
quality of life and sense of place throughout the civic spaces for enjoyment. Character elements serve
region and all of its neighborhoods. to reinforce the sense of place and unique identity
within each of the neighborhoods. Good connectivity
Changes to streets, sidewalks, trail systems, and other allows people to move freely and easily within and
physical infrastructure, must be done with careful between neighborhoods to meet their daily needs. This
planning before projects are initiated. Each segment chapter has briefly reviewed each of these and other
is a part of larger networks, and changes in one part
more specific neighborhood characteristics from the

can have a significant effect elsewhere. They also cost contribution they make to creating and sustaining
a lot, so the money needs to be spent wisely. All the quality places. Appendix 4 at the end of the guidebook
stakeholders and users of the infrastructure must be contains many other resources for the interested reader
involved in the planning. But, having a lot of people on the topics addressed in this chapter.
involved should not result in impasse or unnecessary
Part Two 5-37

Figure 5–23: The Multi-Modal Corridor
Source: Storrow Kinsella Associates Inc. (2008). Multi-Modal Corridor and Public Space Design Guidelines: Creating a Multi-Modal
Region. Prepared for the Indianapolis Regional Center & Metropolitan Planning Area, Indianapolis, IN. Available at: www.indympo.org/
Plans/Documents/MM_DesignGuidelines.pdf; accessed January 24, 2015.

1. “Urban morphology” refers to the form of daily needs of residents and creates a greater
human settlements and the process of their quality of life.
formation and transformation. Typically,
analysis of physical urban form focuses 4. From a traditional urban morphology
on street pattern, lot pattern, and building perspective, neighborhoods feature the
pattern. These are crucial to placemaking, as following four elements: 1) a clear center
good physical form contributes to positive or core; 2) civic and natural open space; 3)
social interaction and economic activity. a regular pattern of streets; and 4) a variety
of development patterns and land uses that
2. Looking at a quality neighborhood address community needs.
through the placemaking lens reveals a
number of important attributes. These 5. The neighborhood core serves as a gathering
neighborhoods are typified by the following space and hub of activity, whether it be a
10 Characteristics of Quality Places: 1) centralized green space, community center,
Centered (central public space, such as a or even a mixed-use development that has
school or activity center); 2) Civic (well- residential along with commercial space for
designed, prominent public buildings and residents to patron.
spaces); 3) Community (neighbors are actively 6. Development patterns within the
engaged); 4) Complement (new development neighborhood should have a balanced mix
aligns with existing historic structures, which of uses, ideally including large, small, and
are preserved whenever possible); 5) Contrast attached dwellings in various densities to
(humans are the focus over automobiles); 6) accommodate a wide range of income levels
Compact (generally a walkable area within a and meet local and regional demand. Edges
1/4-mile radius); 7) Complete (mix of private serve as borders or transition nodes of the
and public land uses that meets the needs neighborhood and are often delineated by
of nearby residents); 8) Complex (variety a major thoroughfare, rail line, or other
in civic spaces and thoroughfare types); 9) physical barriers; by a natural landscape
Connected (offers a range of mobility options feature like a river; or by a commercial area
with public spaces that perform multiple shared with another neighborhood.
functions); and 10) Convivial (friendly,
welcoming spaces that feature a variety of 7. Civic and natural open space can vary
gathering places). in size and shape (from pocket park to
greenway), but should be near the center of
3. Rather than isolating land uses from one a neighborhood, with meaningful edges and
another (as is done with conventional engaging activities that make residents feel
sub-urban subdivisions), planning quality safe and welcome. These natural areas provide
sustainable neighborhoods requires the central spaces for education, recreation,
ability to adapt to the changing needs of connecting with nature, socializing, and
a diverse array of lifestyles, incomes, and forming bonds within the community.
generations. This is accomplished through
an appropriate mix of land uses, housing
types, and a walkable design that meets the
Policy
LandLand
MSU Institute
Institute
Policy
Part Two 5-39

8. Development patterns and density will vary cottages. Commercial nodes are sometimes
from neighborhood to neighborhood, and shared with another neighborhood.
depending on where it is on the transect,
so will neighborhood form. For example, 12. The Sub-Urban Neighborhood (T3) is a
in the General Urban Neighborhood (T4) transitional area between general urban areas
a multifamily housing unit would take the and working lands or rural areas, featuring
form of a duplex or stacked flat, whereas in lower densities, larger setbacks, and less
the Urban Center Neighborhood (T5) it urban building types. Commercial design
might take the form of rowhouses. In either typically involves small retail strips with front
case, there is a mixture of housing types and parking that are less pedestrian-friendly and
prices with the goal of providing enough cater more to the automobile.
density and diversity to support commercial 13. A traditional neighborhood has balanced
activity within the neighborhood center. components of residential, employment,
9. The Urban Core Neighborhood (T6) commercial, and civic areas to serve the
contains only one building type—multistory needs of its residents. Depending on
buildings, which may function as a single- its total population, density, layout, and
use structure or host a variety of residential, physical composition, a neighborhood
office, and commercial uses, as well as could be considered a quasi-sustainable
parking. Most residents in the urban core unit of development and is likely a
do not own personal vehicles and rely on quasi-independent unit, not unlike a
alternate forms of transportation. village that exists as its own entity. Such
neighborhoods function much more
10. A neighborhood in the Urban Center Zone independently than a traditional single-use
(T5) contains several different building sub-urban neighborhood.
typologies and façades, with store frontages
that create an active commercial center in 14. The actual size of a neighborhood, the
the urban center, and is denser than the building types within, and the quantity of
neighborhood center of a General Urban open space and commercial development
Neighborhood (T4). is dependent upon its location along the
transect. Generally, one should be able to
11. The General Urban Neighborhood (T4) easily walk from the center to the edge of a
represents the traditional neighborhood form neighborhood, with distances varying from a
that comes to mind, with a mix of housing 1/5 mile to a 1/3 mile (radius). Commercial
types and frontages that range from higher nodes in dense areas are often anywhere from
to lower density patterns moving further a 1/4 mile to a 1/2 mile apart (either edge to
away from the center. These types range from edge or center to center) depending on the
large apartment buildings near the edges of density of population served.
a neighborhood center, to rowhouses, larger
single-family homes, and smaller scaled

15. Clarence Perry’s Neighborhood Unit infrastructure, including sidewalks, bikeways,
Theory of 1929, which attempted trails, and public transit, help reinforce the
to develop community life around a importance of access and connectivity within
centralized school or neighborhood facility a quality neighborhood.
and create a welcoming environment that
meets the “live, work, and play” needs of 19. The more a neighborhood can increase
all its residents, still resonates today and its walk appeal, the more people will be
reinforces the placemaking elements found encouraged to run an errand or travel to a
in quality neighborhoods. destination by foot. Principal elements of
walk appeal involve a changing view, street
16. The U.S. Green Building Council partnered enclosure, shelter, and terminated vistas that
with the Congress for the New Urbanism combine to make pedestrian travel more
and the Natural Resources Defense Council engaging and comforting.
to create LEED certified standards for
Neighborhood Development (LEED-ND). 20. Commercial street sidewalks may be viewed
These standards help assess the quality of by the four following zones: 1) frontage
a neighborhood from both a traditional or loiter zone (area for window shopping
form and function perspective and a green and outdoor seating); 2) throughway zone
development perspective. (pedestrian walking area that should be
at least five feet-wide); 3) furnishing zone
17. Character elements are items that are often (area of street lighting, signage, trees, trash
located in or adjacent to the right-of-way receptacles, and pedestrian loitering); and 4)
that make public spaces more inviting and edge or buffer zone (area for pedestrians to
strengthen sense of place. With proper create distance from traffic, parked cars, and
planning, these elements can reinforce the walls). Thinking in these terms helps create
unique character of a place and supplement a sidewalk that is welcoming to pedestrians
the built form in practical and creative and creates a higher degree of connectivity at
ways that encourage use and attract others the pedestrian scale.
interested in these amenities. Character
elements may include landscaping, on-street 21. The intersection of the transit service
parking, alleys, street signage, street lights, with heavily used pedestrian and bicycle
semi-public space, and public markets. routes integrates the various modes of
transportation and allows users to take
18. Good street design is the starting point advantage of multiple modes on a single
for connectivity as multiple modes of trip (walk, bus, walk; bike, bus, bike; etc.).
travel are allowed on a street. A well- A strong transportation network links
connected network of streets both within a important destinations through a variety of
neighborhood and between neighborhoods means and routes, encouraging walkability
allows for traffic of all modes to move freely by linking origins and destinations that are
and use multiple routes. Well-designed within short walking distances.
Policy
LandLand
MSU Institute
Institute
Policy
Part Two 5-41

STRATEGIC
Chapter 5 Case Example: Cherry Hill Village,

Canton Charter Township
C
herry Hill Village, established around one of
the last historical hamlets in Canton Charter
Township, MI, is the state’s first neo-traditional
neighborhood. Cherry Hill Village was planned with
“Traditional Neighborhood Development” or “New
Urbanism” principles in mind, and aims to give a
small town–feel to the community of more than 500
households, businesses, and entertainment centers.
The residential neighborhoods are formed by small
curvilinear streets that wrap around four public parks
to promote walkability and outdoor social interaction.
The largest residential lots are for Estate Homes and
measure 120+ feet by 80 feet; the Village Home and
Cottage Home options are on smaller lots measuring Residential neighborhood in Cherry Hill Village. Photo by the MSU Land
Policy Institute.
120 feet by 45–65 feet, with the smallest housing
option being a condominium.i All single-family future phases is at a standstill, due to the impact of
homes come with front porches and are built close the Great Recession.
to the streets, inviting residents and visitors to walk
throughout the neighborhoods and to the downtown Cherry Hill Village is considered a New Urbanist
area. A majority of homes have garage entrances on development in the sense that the streets offer a
the side or on the rear and there is on-street parking range of housing choices, the blocks are compact
that keeps speed limits low throughout the village. and walkable, and all nearby amenities can be
reached by walking or bicycling. The design
The historic Cherry Hill Schoolhouse and a large standards in Cherry Hill Village encourage good
fountain can be found in the Village Square, the form by ensuring that buildings are human scaled,
main public space, which is half enclosed by the the streets are narrow and have sidewalks, and
Village Theater and adjoining commercial space, that neighborhood blocks are not too large and
the Human Services Building, and a single retail expansive. Planning in Cherry Hill Village is meant
building. Parking lots were created on the West side to lead to a community where people are encouraged
of the Village Square to meet the demand for visitors to interact socially, play in the public parks, and
to the 400-seat Village Theater. The walkability of diminish their reliance on vehicular travel.
Cherry Hill Village is enhanced by miles of sidewalks
and pathways that connect the Village Square to the
residential neighborhoods. While the entire Cherry
Hill Historic District is 17 square acres, the village is
small enough so that it is not more than a half-mile
walk from any residence to the Village Square.
Cherry Hill Village is the result of intense

planning and careful decision making to capture
the feeling of small town America in a sub-urban
setting. Construction on Cherry Hill Village began
in 2000. More residences and parks are planned
in future phases. While about two-thirds of the
project is complete (see Figure 5–24), work on
i. CHVHOA. (2015). “Neo-Traditional Neighborhood.” Cherry Hill Cherry Hill Village features a variety of housing types like these rowhouses.
Village HOA, Canton, MI. Available at: http://mychv.com/traditional- Photo by the MSU Land Policy Institute.
neighborhood-development/; accessed October 23, 2015.

Figure 5–24: Plan Map of Cherry Hill Village
Napier Road
N. Ridge Road
N. Denton Road
Cherry Hill Road
Ridge Road S
Existing Buildings Civic Uses Village Lots Manor Houses
Existing Woodlands Open Spaces Estate Lots Townhouses

Mixed-Use/Commercial Cottage Lots

The lower half of the development is built out and the portion just northeast of Cherry Hill Road at N. Ridge Road is complete. The screened
areas have not yet been developed. Source: Biltmore Properties Corp. (n.d.). “Cherry Hill Village.” Grosse Pointe Farms, MI. Available at:
http://biltmoredevelopment.com/chv/#!prettyPhoto; accessed October 21, 2015. Figure supplemented with permission, by the Land Policy
Part Two 5-43

PART THREE
Chap ter 6: Collaborative Public
Involvement in Placemaking
Chap ter 7: Planning for Placemaking
Chap ter 8: Local
Regulation for Placemaking
P
lacemaking is about creating high-quality places for people. These places have
distinct characteristics: They are walkable, have mixed-use buildings, and offer a
variety of dwelling types. These outcomes are dependent on codes and regulations
that support good form, and the vision created in local and regional plans. Yet, many
communities find that the major impediment to building good form is their current
zoning ordinance, which may prohibit the very characteristics and design required
for successful placemaking. Part Three addresses how to create these places using
collaborative engagement processes that lead to a community vision and plan, and how
that plan is translated into reality through zoning.
Chapter 6 demonstrates how to meaningfully engage a community early on and

integrate engagement into the placemaking process. While multiple techniques for
public participation are reviewed, the importance of charrettes as one of the most
successful techniques is highlighted. The result and purpose of engagement is the
development of a plan of action for the community to realize its collective vision.
Chapter 7 describes the elements and characteristics of regional and local plans leading
to implementation of the community vision by means of quality placemaking projects
and activities. Chapter 8 turns to the zoning ordinance, which is the most important
tool for implementing the local plan as it strongly influences development patterns. If a
community wants to create or restore a walkable downtown or neighborhood, the zoning
standards need to support that pattern of development. The most likely zoning approach
to produce consistent results is the use of form-based codes, a means of regulating
development to achieve the kind of form elements described in Part Two. The elements
of form-based codes and the process usually followed to create them are reviewed.
WCAG 2.0
Chapter 6:
Collaborative Public
Involvement in
Placemaking
Participants in a charrette in Lansing begin creating a vision using map exercises. Photo by Dover, Kohl & Partners.
Part Two 6-3

INTRODUCTION
T
his chapter presents a framework for
meaningfully involving the public in
placemaking. The word “involvement” is
commonly understood in an historical context as
the means by which draft government policies
are reviewed by the public before adoption. This
approach has been mostly a passive one in which the
public is given a cursory opportunity to comment on
policy decisions and often at the end of the policy
development process. This is insufficient when it
comes to creating vibrant places where people want
to live, work, play, shop, learn, and visit. In order for Participants work at mapping assets during a 2012 charrette in Bay City,
MI. Photo by the Michigan Association of Planning.
placemaking to be effective, people must be actively
engaged from the beginning in creating the vision All of the techniques addressed in this chapter
and then carrying it through to action. are commonly used in community planning. The
With major placemaking projects, success in the engagement techniques that are covered have
eyes of all major stakeholders requires the kind particular relevance for placemaking. Certainly,
of broad public support that comes with effective there are additional techniques that are not covered.
citizen engagement and collaborative processes. That Community engagement that results in placemaking
means integrated participation by all stakeholders occurs at different scales and in specific geographic
in policy formulation throughout the process. In locations. Techniques, such as visioning sessions,
some instances, there is actual shared decision- general planning workshops, and surveys, are well-
making authority with local government officials. suited for discovering broad community goals and
This chapter reviews multiple approaches to public priorities early in the planning process, or for sorting
involvement, but stresses the importance of charrettes through alternatives once they have been identified.
as a successful technique for achieving this goal— The more important the location of the placemaking
especially when certain types of placemaking projects project (especially Strategic Placemaking projects),
are involved. the more robust the engagement techniques need to
be. Strategic Placemaking projects in downtowns, or
The first major section of this chapter highlights the in nodes along key corridors, are examples of projects
public involvement techniques commonly used in that require robust stakeholder participation, and are
community planning, ranging from the least engaging especially well-suited for use of charrettes.
to the most engaging. Charrettes are only introduced,
as they are the focus of the last half of this chapter. HISTORICAL CONTEXT
The second major section tackles engagement Public involvement in
strategies that, when implemented properly, will government decision-making Public involvement
is a fundamental element
create an environment for greater participation by
of democratic society. It in government
the public in placemaking. Nearly all of the last
half of the chapter addresses the specific elements has its origins in common decision-making
law in which the hearing
of charrettes, including planning, executing, and
was the sole opportunity to
is a fundamental
implementing decisions from these multiple-day

events. Chapter 6 merely introduces these concepts, present one’s opinion or case element of
before judicial action. The democratic society.
1
and people interested in utilizing the full potential
of charrettes are strongly encouraged to attend the concept of a fair hearing was
multiple-day certificate-based training offered by the of the utmost importance to American founding
National Charrette Institute (NCI) (see the sidebar 1. Common law is a system of jurisprudence based on judicial precedents,
rather than statutory laws. Its origins are in the unwritten laws of
on the next page). England and common law principles that are applied in most countries
settled or ruled by the British.

The National Charrette Institute
T
he National Charrette Institute (NCI) is a Community health,
nonprofit educational institution seeking to build
community capacity for collaboration to create Sustainability,
healthy community plans. The NCI accomplishes Zoning codes,
this by teaching professionals and community leaders
the NCI Charrette System™, a holistic, collaborative Intergovernmental projects, and
planning process that harnesses the talents and energies
of all interested parties to create and support a feasible School planning. ”
plan that represents transformative community change. The NCI Charrette is a tool available to ensure that
The NCI also advances community planning and a community’s vision is robust, realistic, and includes
public involvement through research and publications. all who can affect, and who are affected by, the project
“The NCI Charrette System™ is based upon the outcome. Founded in 2001, NCI is the foremost
practical experience of the NCI Board of Directors, organization promoting the use of quality charrettes.
faculty, and advisors. It is a design-based, accelerated The Michigan Placemaking Curriculum has a module
collaborative design process that can be applied to all that is based on the work of NCI and trainers are
types of community planning projects. It is a proven, required to be certified by the NCI. The Michigan
flexible three-step framework that can be adapted to State Housing Development Authority has supported
physical planning including: multiple NCI trainings, with about 230 people already
Revitalization and infill, NCI certified in Michigan.
Sustainable communities, The NCI Charrette System™ Certificate Training

teaches planners, designers, developers, and community
Regional plans, members the skills, tools, and techniques for planning
and conducting a project using a charrette. The training
Economic development, uses a set of case studies to teach how the process can
Comprehensive plans, be applied to a variety of project types.
Form-based codes, An advanced training option is also available. The

NCI Charrette Management and Facilitation™
New neighborhoods, and Certificate Training is a 1.5-day workshop for
directors, officials, and project managers who will be
TOD plans. overseeing their own charrette, providing them with
The process can also be used for policy the tools and techniques necessary for fast-paced,
projects including: constantly evolving multiple-day charrettes.
For more information, visit: www.charretteinstitute.org/.
fathers, and the U.S. Constitution was amended by In the field of planning, public involvement is a more
the Fourteenth Amendment to make this notion modern application. Planning grew out of the field
a fundamental right: “Nor shall any State deprive of design, particularly architecture and engineering.
any person of life, liberty, or property, without As expert disciplines, there was little room for public
due process of law.” Today, due process includes comment or critique. Even when zoning gained
procedural elements of a fair hearing and sufficient popularity in the 1920s and 1930s, and began to
notice of that hearing. limit designers’ creativity, the solution from within
Part Two 6-5

share their ideas. Regular dialogue between elected/
appointed officials and those they represent, also
helps to build trust in communications and decision-
making. Improved trust between the public and
local government will, in turn, reduce conflict. Public
involvement opportunities also allow business, social,
political, and environmental groups to interact with
each other to identify and share norms and values,
which can build the foundation for cooperation, rather
than confrontation.
Municipal planning or placemaking projects may

face public opposition, unless there has been broad
Public involvement during the Imagine Flint master planning process. Photo public engagement. The purpose of this chapter is to
by the City of Flint. help communities “raise the bar” with their approach
to public involvement. Initially, local governments
the profession was to rely on professional expertise in may have to work hard to broadly involve the
design to an even greater extent.2 public and stakeholders in the creation of plans for
Public involvement is central to contemporary theory quality places, as the public may not be accustomed
of the community planning process. Practitioners to such opportunity or understand the benefits of
offer data analysis and design alternatives to provide participation. Over time, the benefits of placemaking
a source of information to start the planning should become clear, and community stakeholder
process. It is the public, often represented by various groups should understand the placemaking process
stakeholder groups (like neighborhood associations, well enough that partnership in creating quality
business associations, etc.) that uses this information places becomes organic (the natural norm) that does
to help shape the preferred design or course of not have to be “led” exclusively by local government.
action. Contemporary planning theory teaches that Communities that have sustained civic engagement
only by involving people who will be affected in a have found ways to empower their citizens so that
collaborative problem-solving process, will the best they are routinely engaged without having to use
land use decisions be made. special techniques to reach out and engage them.
Often this is accomplished through planning and
VALUE OF PUBLIC INVOLVEMENT community development departments that build
Public involvement in the planning process is valuable formal and informal relationships with neighborhood
for a number of reasons. First, an involved public organizations and other related stakeholder
is an informed public, and an informed public can organizations, such as chambers of commerce.
better deliberate and formulate alternatives that are
workable and effective. In particular, involving diverse
public interests allows for a variety of perspectives
to be shared on the issue at hand. The public is not
monolithic in its views, and this diversity contributes
to the breadth of ideas and potential solutions within
policy development. Additionally, while professional
planners have no shortage of data at their fingertips,

the varied experiences of individuals constitute
another valuable “dataset” that is not available without
providing people the opportunity to participate and
2. Talen, E. (2009). “Design by the Rules: The Historical Interaction at the 2015 PlacePlans Charrette in Lathrup Village,
Underpinnings of Form-Based Codes.” Journal of the American MI. Photo by the Michigan Municipal League/www.mml.org.
Planning Association 75 (2): 144–160. Available at: www.tandfonline.
com/doi/abs/10.1080/01944360802686662#.VSRBROHGp1A;

as mentioned above). State statutes and local
The Value of Public Involvement regulations requiring public hearings only establish
the legal minimums for public participation. Yet,
Informing and educating
there is ample opportunity for government to utilize
the public, other means of public engagement throughout the
planning or policy development process.
Incorporating public values into
decision-making, BETTER METHODS OF PUBLIC ENGAGEMENT
Effective citizen engagement does not require
Improving the quality of decisions, government doing away with public hearings (it
Fostering trust in institutions, and cannot, due to legal requirements). Instead it involves
supplementing hearings by engaging citizens more
Reducing conflict. intentionally and much earlier in the decision-making
process. The goal is to empower people during the
development of public policy and work towards
THE PUBLIC HEARING
consensus throughout the process, so that by the time
In modern public policy development processes,
of adoption of a plan, policy, or regulation, when a
the public hearing is the most common means of
hearing must be held, understanding already exists and
involving the public. Typically, a public hearing is
comments offered at the hearing are constructive and
required prior to public adoption of an ordinance, and
not adversarial. Many communities today, design their
may be required prior to changes to administrative
public participation with the explicit goal to minimize
policy. This opportunity for public review is
or eliminate contention and avoid major new issues
important, as it allows those being impacted by the
being raised at the final required public hearing.
law or policy to review what is being proposed and to
speak directly to the body considering the decision. This chapter highlights numerous public engagement
For those reasons, public hearings are often seen as techniques that communities can add to their public
direct participation, because the individual can make involvement tool box. The different techniques
a statement directly to the decision body, as opposed yield different results and should be utilized at
to representative stakeholder groups presenting input. different times in the planning process. The different
techniques are presented in a particular order that
Requiring public hearings as part of the governing
ranges from “low engagement” to “high engagement”
process started in the 1920s, and gained widespread
(see Figure 6–1). It is important to note that this
application in the 1960s as governments recognized
hierarchy does not necessarily coincide with a scale of
the need for public participation in its affairs. Today,
increasing numbers of people involved in the process.
public hearings are required by law in many instances
Instead, the order in which the techniques are presented
to ensure public involvement in policy formulation.
is based on the extent to which the public is engaged in
Yet, ironically, the public hearing is usually the only
the decision-making process by government sharing or
legal requirement for public participation and it often
granting decision-making authority to the public. This
comes at the end of the policy development process.
arrangement follows the framework presented in
Further, the typical format of public hearings may
Figure 6–2 and is based on the “Locus of Decision-
create an adversarial context that may not be conducive
Making” work of Ronald Heifetz and Riley Sinder.3
to collaboration and problem solving. Citizens and
stakeholders have little or no input on the agenda, are The order of the techniques in Figure 6–1 are
given limited time to speak, and are not able to enter also not aligned with consideration of cost of
into dialogue with the decision makers. Often held as civic engagement via that technique. Some of the
one-time events, public hearings may also discourage techniques at the bottom and top are not very
busy and thoughtful individuals from participating.
3. Heifetz, R.A., and R.M. Sinder. (1990). “Political Leadership:
Among the many ways to involve the public, the Managing the Public’s Problem Solving.” In The Power of Public Ideas,
ed. R.B. Reich. Cambridge, MA: Harvard University Press. Available at:
public hearing is the least effective (although it is the
www.hup.harvard.edu/catalog.php?isbn=9780674695900&content=toc;
most structured and allows for direct participation, accessed October 30, 2015.
Part Two 6-7

Figure 6–1: Hierarchy of Public Engagement Techniques
Charrette
Delphi High
Technique Engagement
Visioning
Citizen Advisory
Committee
Visual Facilitation
Preference Survey
Focus
Negotiation Group
and Mediation
Opinion
Public Survey
Hearing
Public
Low Meeting
Engagement
Source: Figure by the MSU Land Policy Institute, and Brad Neumann, Michigan State University Extension, 2015.
expensive, whereas others in the middle can be hearing in that there are no formal rules for speaking
(such as surveying, if not done electronically). or making comment, although there very well
Since all planning projects involve time and money, could be a defined structure for gathering feedback
and the citizen engagement elements are often from the public. Further, where a public hearing
the most expensive part of the planning process, only provides for one-way communication from
careful consideration must be given to matching the public, a general public meeting is one that
available fiscal resources with the cost of broad public allows for two-way communication or dialogue and
participation. On the other hand, the broader and deliberation. Still, because it is not facilitated, it stops
more effective the citizen engagement, the deeper short of the kind of input and consensus that can be
the support will be for the final placemaking plan or achieved from a well-facilitated visioning session or
strategy, and the lower the risk of adversaries coming an interactive and collaborative design workshop.
in at the last minute to disrupt implementation of
the plan. So, it is a two-edged sword that cannot be A common pitfall of informal public meetings or
ignored. An effective balance between cost and broad open houses is “token” public involvement.4 If the
public participation should be sought. meeting planners are not clear about the purpose of
the gathering and the level of public participation to
In Figure 6–2, public engagement varies from very expect, a public meeting can be perceived as being
low on the left side to very high on the right. In far from genuine. Also, informal public meetings can
column one, outreach to the public is limited, and is fall into the trap of being poorly planned, without
based on one-way communication methods where a defined purpose, agenda, or roles for participants.
the goal is only to inform the public, while decisions Poor planning can result in a public meeting with
are made by the agency or governmental entity. outspoken individuals who are allowed to dominate
Conversely, in column five, the public is intimately the meeting or insult others, make accusations about
involved in the process and effectively shares the others, or simply get off topic. Plus, shy attendees
decision-making authority with government. may not participate without facilitators that make an
effort to include them in the dialogue.
PUBLIC MEETING (AKA OPEN HOUSE)
The public meeting, sometimes characterized as
an open house, consists of an informal process for
sharing draft plans/policies with the public and 4. Arnstein, S. (1969). “A Ladder of Citizen Participation.” Journal of the
American Institute of Planners 35 (4): 216–24. Available at: www.planning.
receiving feedback. It is different from a public org/pas/memo/2007/mar/pdf/JAPA35No4.pdf; accessed April 7, 2015.

Figure 6–2: Public Engagement Continuum
1 2 3 4 5
Press Releases Surveys Information Policy Dialogue Negotiated Rule
Direct Mailings Open Houses Exchange Roundtables Making (Leads to
Meetings Implementable
Informational Public Hearings Collaborative Decisions)
Meetings Advisory
Focus Groups Committees Problem-Solving
(Leads to Policy
Recommendations)
PUBLIC PARTICIPATION METHODS

Less Intense Public Involvement More Intense
Work Directly
Inform, Listen to, with the Public to Partner with Public
Keep the Ensure Concerns Implement What
Public Informed and Acknowledge in all Aspects of the Public Decides
Concerns are Understood Decision-Making
and Considered
INTERACTION WITH THE PUBLIC

Less Intense Public Involvement More Intense
Decision with
Decision with Repeated Decision Based on
Decision by Vested Minimal Input for Opportunities Recommendations Decision by
Power Alone Informed to Provide from Stakeholder Stakeholders
Consent Substantive Input Negotiations
LOCUS OF DECISION-MAKING
Source: Smutko, L.S., C. Perrin, P. Beggs, and North Carolina Cooperative Extension Service. (2004). Local Watershed Planning: Getting Citizens Involved.
Raleigh, NC. Available at: www.ces.ncsu.edu/depts/agecon/WECO/publication/LWPguidebook.pdf; accessed March 2, 2015. Figure remade with permission, by
the Land Policy Institute, Michigan State University.
Successful public meetings require planning.5 Below in a dialogue or deliberation? The purpose
are the various steps: should be shared with those in attendance at
the beginning of the meeting to establish a
1. Determine the purpose of the meeting: Is common set of expectations.
the purpose to inform the public about a
situation or upcoming community issue, 2. Build relationships with participants in
to consult with the citizens about major advance: A successful meeting will result
public perspectives, or involve the public from a diversity of perspectives being shared
5. Sharp, J.S., M.B. Smith, and D.B. Patton. (2002). “Planning and by those that have a stake in the outcome of
Conducting Effective Public Meetings.” Community Development Fact the planning process.
Sheet. CDFS-1555-02. Ohio State University Extension, Columbus,
OH. Available at: http://ohioline.osu.edu/cd-fact/1555.html; accessed
March 2, 2015.
Part Two 6-9

3. Have a draft agenda: The draft agenda should OPINION SURVEYS
be made available to participants prior to One of the more effective ways to gauge public
or promptly after the meeting begins. In opinion is the use of a public opinion survey. A survey
preparing the agenda, the meeting organizer can accurately represent the opinion of an entire
should consider the specific meeting elements community or a selected population when sampling is
or processes that focus on ensuring a quality representative of the population and questions are not
meeting that is useful for everyone. This leading or biased.
includes how the issue(s) will be addressed,
who will be presenting the issue(s), who will A survey is different than a questionnaire. A
make the related decision(s), when on the questionnaire is something distributed at places of
agenda the issue(s) will be discussed, and business, printed in the local newspaper, or conducted
what follow-up items should be addressed. using a web page where participants self-select as to
whether they participate. The responses to these types
4. Consider the meeting space: While often of questionnaires only reflect the opinions of those
overlooked as having much influence on who choose to answer it and cannot be considered
the success of a gathering, meeting planners representative of the community at large.
should identify an appropriate location and
arrangement for the meeting space. An Surveys are more reliable than questionnaires, because
arrangement that reinforces positions on an they are representative of the whole community or
issue or differences in decision-making power population sampled (such as a neighborhood). Two
should be avoided. types of sampling are commonly used to ensure
good opinion survey response rates: random and
5. Follow-up plan: Meeting organizers should stratified. A random sample is a method of sampling
have a follow-up plan for communicating a population in such a way that each person has the
with participants after the meeting or as same probability of being selected (such as 1 in 10
preparation for any subsequent meeting(s). people). A stratified survey is one where it is known
Participants should be provided with that subpopulations within an overall population vary,
the minutes and summaries of any other and the purpose of the survey would be enhanced
materials generated during the meeting, such by knowing survey results by subpopulation, such as
as anything written on flip charts, sticky responses by young and old age groups, or people of
notes, or maps. different incomes, races, or political party preferences.
NEGOTIATION AND MEDIATION Surveys only measure public opinion at one point
While not a traditional public involvement technique, in time. They allow no dialog, and provide little
negotiation or mediation may be needed at some opportunity for education on an issue before one
point in the planning process. Mediation is a formal expresses one’s opinion. There is no opportunity
dispute resolution process conducted by trained to explore the question more deeply nor to qualify
mediators, whereas negotiation is a more informal and answer.
process of working from divergent views towards
agreement. With either process, consensus is not It is important to phrase survey questions so they are
necessarily the goal. Instead, consent is a more likely clearly understood, not vague or misleading. One way
goal in which a solution is reached that all parties will of testing the survey is to have a small group of people
live with, even though it might not be ideal for any fill it out and talk about how questions are worded,
one party. what they understand the questions to be about,

and how long it took to complete. Once finalized,
A strong public participation process that begins there are a number of different ways to administer
early can reveal major disputes or differences of the survey. Each has positive points and negative
opinion. Most differences of opinion can be worked points, summarized in Table 6–1. It is also important
out with traditional public participation techniques. If to accurately report the results of the survey using
not, a process of mediation can be initiated before an appropriate summary statistics and statistical analysis.6
intractable or highly political conflict arises. 6. For more guidance on surveying, visit the American Association for
Public Opinion Research at: www.aapor.org/AAPORKentico/Standards-
Ethics/Best-Practices.aspx; accessed September 26, 2015.
Table 6–1: Types of Opinion Surveys
Survey Type Positive Points Negative Points
E-Mail or Web-Based Survey Easy, inexpensive to administer. Omits those without internet access
Allows respondents to answer when (thus, not a representative sample).
they want. Omits those with programs that block
e-mails sent to too many addresses at
the same time.
Mail Survey Allows respondents to answer when Response rate is often low (this may
they want. result in an inadequate sample size to
Can track responses and send reminders be statistically significant).
to those who have not responded. Postage costs for survey, return
postage, and reminder cards; but still
less expensive than survey types below.
Telephone Survey Relatively inexpensive. Training of interviewers needed so
Can be done relatively fast. questions are asked exactly the same
each time.
May exclude those without
phones, unlisted phone numbers,
or only cell phones (maybe not a
representative sample).
In-Person Interview Survey Very good for qualitative data (essay Training of interviewers needed so
response, perspectives, etc.). questions are asked exactly the same
each time.
Requires a lot of staff time/labor,
thus expensive.
Source: Schindler, K.H. (2011). “Gaining Information through Public Opinion Surveys.” Community Planning and Zoning Community of Practice,
eXtension, November 14, 2011. Table remade with permission, by the Land Policy Institute, Michigan State University.
VISUAL PREFERENCE SURVEY like Survey Monkey®. Visual preference surveys can
A visual preference survey is a specialized type also be administered at a public meeting where the
of public opinion survey. All of the principles audience can vote between pairs of images. This is
and protocols, as well as design, content, and best facilitated and most accurate if accompanied
documentation considerations for a public opinion by electronic voting (such as TurningPoint or
survey apply. With a visual preference survey, OptionFinder®), but it can also be achieved by use of
respondents evaluate photographs or drawings simple sticky dot voting techniques.
of various types of development or proposed
improvements to an area, and either share their FOCUS GROUPS
opinions on each image, or select images that A focus group is a small number of people that
they prefer (see Figure 6–3). There is little or no collectively provide specific feedback and problem
opportunity to explore variations in choices. solving on one or more complex issues. The number
of people and the target audience will depend on the
Often each visual image is rated by those taking type and purpose of the focus group. Usually it is a
the survey using a scoring system, such as a Likert group of under 15 people that are representative of a
scale (1 = strongly disagree to 5 = strongly agree), to range of interests or consumers of particular services.
indicate the design preferred for one’s community. Focus groups are often used for product testing,
Printing a visual preference survey can be expensive, advertising, and testing survey instruments. They are
especially with the need for color printing. A also used for topics that are technical in nature, or
relatively inexpensive alternative for the researcher, that require an in-depth level of understanding that
and easy for the respondent, is for the visual is not easily acquired in a large group setting. Often
preference survey (or a conventional survey) to be a guide or resource book is provided to members
administered via the Internet using online software to establish a common base understanding of the
Part Two 6-11
Figure 6–3: Example of a Visual Preference Survey
2.11
Source: NCI and Dover, Kohl & Partners. (2014). The Capitol Corridor: A Regional Vision for Michigan Avenue/Grand River Avenue. Prepared for
the Tri-County Regional Planning Commission and the Mid-Michigan Program for Greater Sustainability, Lansing, MI. Available at: http://migrand-
charrette.com/wp-content/uploads/2014/01/Capitol_Corridor_Draft_Summary_Report_Jan2014.pdf; accessed May 13, 2015.

issue and to set a structure for their investigation or The ability to include other diverse members
decision-making as a group. and expertise on an official planning commission
committee expands the reach of community land use,
Focus groups allow individuals to express their views transportation, and economic development issues that
in detail, to hear opinions of others, and collectively a planning commission might feel comfortable (based
develop resolutions to problems. In most cases, diverse on expertise) studying.
interests should be represented on a focus group, but a
group should generally not be larger than 15 people. FACILITATION
Facilitation is the use of structure and process to
In a community planning application, a focus group manage a group and help them meet their goals.
may be charged with responding to alternative While facilitated processes can take many forms, a
analyses of a problematic street intersection that is key component of any facilitated process is that the
difficult to solve with any single engineering solution. facilitator does not have a stake in the outcome and
Such a group would study technical data associated is neutral when it comes to any competing issues that
with the intersection, discuss issues and potential might exist.
solutions, and then share their opinions with the
group facilitator. This could lead to further clarity Effective facilitation uses appropriately applied
on the pros and cons of each option, or to further methods (tools) to help a group achieve tangible
engineering analysis, or to refinement of options if results through a process in which group members
the group did not coalesce around a single option. were actively involved and felt useful to the process/
outcome. A facilitated process helps to ensure that a
CITIZEN ADVISORY COMMITTEE select few individuals do not dominate the discussion,
Citizen advisory committees, blue ribbon committees, while eliciting responses from less-vocal participants.
or ad hoc task forces are a useful tool for involving a
broad cross-section of the community in the planning In the realm of community planning, there are a
process. They may also be created to gather a select number of facilitation tools that are appropriate to
panel of experts around a particular subject. In either use in different situations. The most important aspect
case, the committee has a specific charge to research of facilitation of a multifaceted issue is providing
an issue of local concern and report its findings. opportunity for clarification of misunderstandings,
When such a committee is created, the official or and if necessary, constructive conflict resolution. An
board/commission that created the committee should effective facilitator will be able to design a process to
explicitly state its purpose and whether the committee’s allow this discourse, while moving the group towards
findings and/or recommendations are advisory only, an agreed upon level of consensus.7
or will be accepted as the decision or recommendation
of the higher-level official/body no matter what the
findings. Clear purpose and expectations are essential
for focusing the committee’s effort.
In addition to any number of (sub)committees of

a planning commission, the Michigan Planning
Enabling Act (PA 33 of 2008, being M.C.L.
125.3801 et seq.) specifically provides for planning
commissions to create committees of people who
are not members of the planning commission, or to
create committees that are a combination of members
and non-members. The members of the committee
that are not planning commissioners do not have to

meet any residency, voting, or property ownership Michigan Municipal League (MML) staff facilitate an exercise with
Benton Harbor residents during a PlacePlan Charrette. Photo by MML/
requirements. The membership flexibility allows for www.mml.org.
committees that include people from neighboring
governments; key business people who might 7. Facilitation Resources: To learn more about facilitation and to find
reside elsewhere; or other state, county, or federal a trained facilitator to assist your community, visit the MSU Extension
website on Facilitative Leadership at: http://msue.anr.msu.edu/program/
government officials with certain skills or knowledge. info/facilitative_leadership; accessed January 24, 2015.
Part Two 6-13
DELPHI TECHNIQUE elements. Ultimately, common themes emerge
The Delphi Technique is a participation method and ideas are built upon one another until a draft
designed to gather information from multiple community vision emerges that represents the input
respondents within their area of expertise, while of all groups. Ideally, the resulting vision statement
limiting the influence or bias of any one respondent. reflects the consensus of the participants in the process.
The technique could be used with a focus group or
panel of community members in order to develop a The community vision comprises peoples’ values,
common view or opinion on a topic. wishes, fears, and desires, and the visioning process
has a tendency to produce an idealistic view of the
One by one, participants present their views to a future. Therefore, the process should be continued to
particular question. As each hears the responses link the present to the future vision by developing
of others, a participant may revise his/her initial goals, objectives, and strategies to achieve the vision.
response and share any revised views in a second See Figure 6–4. The community vision will have
round. The process is repeated with successive rounds individual components that lend themselves to
and the same question or a different question may individual goals. For instance, the City of Marquette,
be used in each round. The goal is to work towards MI, envisions itself as “A premier livable, walkable,
greater clarification and consensus on the issue. winter city.” Clearly, one component of the vision is to
better accommodate pedestrians throughout the City.
In a community planning setting, a number of This component of the vision becomes an individual
informed citizens and stakeholders may be asked to goal that is further defined with a set of objectives.
participate and sit on a panel (usually between 10
to 30 people). It is important to have a variety of By definition, objectives are narrower than goals, and
viewpoints, vested interests, and technical disciplines are considered to be achievable points of reference
represented on the panel. that describe what is targeted in order to achieve the
associated goal. Almost always an objective should
The strength of the Delphi process is that it be SMART—that is Specific, Measurable, Attainable,
incorporates individuals’ education, experience, and Realistic, and Timely. As a community progresses
resulting expertise with consensus building in such a from today to its future vision, the objectives provide
way that allows for greater understanding of diverse reassurance that the community is on the path to
perspectives and in a process intended to ultimately achieving that vision. An example objective from the
reach agreement. City of Marquette, related to the goal of improved
VISIONING walkability, is “Keep [streets] small and well-linked.”8
Visioning is a participatory process where For each objective there will be one or more
stakeholders and citizens develop a common view of strategies. A strategy is a policy statement, a method,
a future reality for the community. For community or a technique, an action item, or other means designed
master planning, this public participation technique to achieve an objective. Strategies are the actual ways
often happens at the beginning of the process and the objective is implemented. An example strategy,
can involve one or several public meetings. The again from the City of Marquette, is to “Integrate
process of visioning is a means for participants to citywide walkability concepts into [street] redesign
express what a desirable future would look like, based or maintenance projects.”9 Lastly, it is important that
on articulated community values. there is a government department, a nonprofit agency,
or a stakeholder group (or a combination), that is tied
There are many ways to conduct a visioning session.

Regardless of the approach, there are three general to each strategy and committed to carrying it out. In
components to the process. First, participants in small short, the goals, objectives, and strategies must result
groups must imagine the future. Meeting organizers in identification of who will do what, by when, and at
usually ask a question like, “What are people saying what cost.
about the community (e.g., What might the headlines 8. City of Marquette. (2004). Marquette. . . A Premier Livable, Walkable,
in the paper read?) in 5, 10, or 20 years?” Each Winter City: Community Master Plan. Marquette, MI. Available at:
participant identifies elements of their vision for the www.mqtcty.org/Departments/Planning/Files/master_plan.pdf; accessed
September 26, 2015.
future, and then other participants share additional 9. See Footnote 8.

Figure 6–4: Goals, Objectives, and Strategies
Strategy
Objective
Strategy
Goal Strategy
Objective
Strategy
The community vision is linked to the present with related goals, objectives, and strategies that provide achievable points of reference.
Source: Figure by the Land Policy Institute, Michigan State University, 2015.
CHARRETTE residents, developers, . . . The charrette

According to the National Charrette Institute, a and local government
charrette “is a multiple-day, collaborative design officials by actively
best supports many
workshop that harnesses the talents and energies of involving stakeholders in types of placemaking
all interested parties to create and support a feasible the planning or physical
plan that represents transformative community design of the community.
projects by engaging
change.”10 By definition, charrettes are intense, people in hands-
Charrettes are
multiple-day events involving a broad range of public
designed to maximize on design to create
and private stakeholders, as well as facilitators, and
design and development professionals. public participation quality places.
opportunities in a way
Of all the public involvement techniques presented that all stakeholders contribute to a team effort that
in this chapter, the charrette best supports many incorporates diverse perspectives. During the charrette,
types of placemaking projects by engaging people a team of professionals, including experts in real estate,
in hands-on design to create quality places. One of finance, engineering, land use planning, landscape
the biggest benefits of a charrette is that it promotes architecture, and architecture, convert the local
joint ownership of solutions to problems and ways knowledge, vision, and passion of community members
to seize opportunities in a manner that reduces (including neighborhood groups and local businesses)
the potential for traditional confrontation between into a design and implementation strategy. During the
multiple-day charrette, stakeholders and community
10. NCI. (n.d.). “The NCI Charrette System™.” National Charrette
Institute Portland, OR. Available at: www.charretteinstitute.org/.
members engage with the professional team through
Charrette
The term “charrette” comes from the French word for “cart.” It was first used in
this sense in the 19th century when students at the Ecole des Beaux-Arts would
feverishly work to finish their designs and artwork before a cart or charrette
would be sent to collect their assignments. As the story goes, students would
be on the cart (or “en charrette”) attempting to finish their work.
Part Two 6-15
a series of three validation reviews or feedback loops. Another reason charrettes are such an effective way
While the professional team is not at the charrette all to engage the public is that they rely on decision-
the time, they do present the evolving plan concepts making by consensus. Consensus means that
for community review at each validation review. In this members of a group accept a decision or solution as
way, the community is embedded in the design process. the best that can be made at the time with the people
and resources involved. It does not mean that people
Charrettes can be used for regional or community- will be equally happy with the decision, but it does
wide planning, but are especially well-suited for mean that everyone will live with the decision. Rather
district/neighborhood or specific development site than use a “yes”/“no” means of voting for a decision,
applications, such as in downtowns, or at key nodes reaching consensus requires a process of identifying
along key corridors. At the neighborhood scale or what the reservations of some in the group might
smaller, the results are often used as part of, or to be in order to address as many of those concerns
complement, an overall community planning process. as possible in the final decision/solution. In short,
For example, a charrette might be used to produce a through consensus-based decision-making comes
feasible plan/concept for an infill project or develop the true collaboration among diverse stakeholders.
design elements and districts of a form-based code.
This is not to say that all community planning
Instead of planning for development, charrettes projects are amenable to collaborative public
help a community engage in development planning. engagement like that of a charrette. Generally, the
The principal difference is that all stakeholders are following elements must be in place for effective
involved at roughly the same time and all are actively collaboration among diverse interests:
engaged in consensus building around development
planning. The result is that plans produced through Alternative approaches are not desirable
charrettes can go quickly into the adoption process or viable,
and actual development can start shortly thereafter.
When it comes to placemaking, no other public Status quo is not supported,
involvement technique is as effective as the charrette. Interest groups are independent,
This is because it integrates recognition and design
of urban form in an extensive public engagement Interests are able to be influenced,
process that involves those most affected throughout
the process. Interests are not overly polarized,
OTHER CONSIDERATIONS FOR ENGAGEMENT There are deadlines for finding a solution, and
People can sense when their participation is real External influences exist that create
and meaningful, and when it is not. Sherry Arnstein motivation for parties to work together.12
wrote about the “Ladder of Citizen Participation”
and how most public involvement in community Therefore, collaborative public engagement
planning amounts to little more than tokenism.11 If techniques rely on sharing and listening to diverse
the public believes that their time/input is not valued perspectives and information, so that parties
that will be the chief reason why many will choose participating in the deliberation have opportunities to
not to participate. If instead, people are empowered understand the reasoning behind others’ perspectives.
to actually be able to create the content of the plan, In turn, consensus is a more likely outcome.
many will choose to participate and stay with the
project to the very end. At the “citizen power” level

of participation, which Arnstein argues for, it is
implied that whatever the group of stakeholders
agrees to, that solution, strategy, or design will be part
12. NCSU. (n.d.). “Assessing the Issues: Elements that Make an Issue
of the plan. The charrette is one of just a few public Amenable to Collaboration.” In “Assessing the Issues” web page. Natural
engagement techniques in which the public has this Resources Leadership Institute, North Carolina State University, Raleigh,
NC. Available at: www.ncsu.edu/nrli/decision-making/IssueAssessment.
high-level power in decision-making. php#Elements; accessed March 2, 2015. Adapted from: Moore, C.W.
11. See Footnote 4. (2003). The Mediation Process. San Francisco, CA: Jossey-Bass.

Michigan State University Extension
“M
ichigan State University Extension (MSUE) helps people improve their lives by bringing the
vast knowledge resources of MSU directly to individuals, communities, and businesses. For more
than 100 years, MSU Extension has helped grow Michigan’s economy by equipping Michigan
residents with the information they need to do their jobs better, raise healthy and safe families, build their
communities, and empower our children to dream of a successful future. With a presence in every Michigan
county, Extension faculty and staff members provide tools to live and work better. From a personal meeting to
information online, MSU Extension educators work every day to provide the most current information when
people need it to ensure success—in the workplace, at home, and in the community.”
The MSUE Regional Land Use Educators are a valued partner of the MIplace™ Partnership Initiative,
delivering placemaking training and specialized consultation to communities throughout Michigan.
For more information, visit: http://msue.anr.msu.edu/program/info/land_use_education_services; accessed

January 17, 2015.
ENGAGEMENT STRATEGIES other community networks. If one or more of these

In community planning projects the term “stakeholder” indicators applies to a particular group, that group is a
is often used to describe anyone with a stake or stakeholder that should be engaged in the process.
interest in the planning outcomes. Since placemaking
is a process of development planning (see earlier The level of involvement will vary depending on
discussion), some stakeholders may have such a strong the type of stakeholder. Primary stakeholders will
stake in the outcome that they can make or break be involved more often and in more focused ways
a project by supporting or opposing it. Therefore, throughout the process. Conversely, general stakeholders
identification and involvement of key stakeholders is will be involved only at public events (see Table 6–2).
critical to effective placemaking. Primary stakeholders typically include the project
sponsor, key local government staff and advisors, the
There are various types of stakeholders in any given design team, elected and appointed officials, property
community. Consider stakeholders based on: owners, and possibly others based on the circumstances
at hand. Secondary stakeholders might include non-
Relevant sectors of the community (e.g., governmental organizations, such as business groups,
park users, bicycle commuters, residents of a environmental organizations, housing advocates, faith
particular street, etc.), institutions, and residents and businesses of neighboring
Agencies represented (e.g., housing districts. Generally speaking, the higher a stakeholder’s
commission, planning commission, state level of interest and influence in the planning project,
agencies, etc.), the more engaged the stakeholder must be in the
process. General stakeholders may only need to be
Local interest groups (e.g., environmental informed with balanced and objective information
groups, industry organizations, neighborhood to feel adequately involved in the process. Secondary
associations, etc.), or stakeholders may expect to be consulted at different
times with opportunities to comment on alternatives
Elected officials (e.g., mayor, council and provide feedback. Primary stakeholders will likely
members, school board members, etc.). expect a collaborative role in which they are actively
involved in each design decision.
When identifying potential stakeholders, think about
whether the individual or group has jurisdiction over Organizers will need to consider the relevant
the issue, has a knowledge base that could contribute stakeholders for a given planning project and design
to understanding of the issue, is party to a potential the engagement process accordingly.
conflict related to the issue, or is connected to
Part Two 6-17

Table 6–2: Stakeholder Level of Engagement
Stakeholder Level Example Positions Suggested Involvement
Primary Elected/Appointed Officials. Personal.
Agency Staff. Special Meetings for
Site Property Owners. Certain Interests.
Funders/Investors. All Public Events.
Secondary Non-Governmental Organizations. Special Meetings for

Neighboring Residents and Businesses. Certain Interests.
All Public Events.
General Other Community Members (including those that historically are left All Public Events.
out—who could be primary or secondary stakeholders depending
on the issue or location).
Source: Lennertz, B., A. Lutzenhiser, and the National Charrette Institute. (2014). The Charrette Handbook: The Essential Guide to Design-Based
Public Involvement. University Park, IL: APA Planners Press. Available at: www.planning.org/store/product/?ProductCode=BOOK_A01474;
accessed July 7, 2015. Table adapted by the Land Policy Institute, Michigan State University, 2015.
ENGAGEMENT FRAMEWORKS Engagement of underrepresented groups,

Effective stakeholder engagement results in better
plans and more informed policies, projects, programs, Development of staff capacity,
and services. While charrettes are designed specifically Coordination of framework with other
to meet the public engagement needs related to a jurisdictions, and
particular placemaking plan or project, communities
can apply this mindset to other aspects of local Evaluation of the framework.
government policy development. Some communities,
particularly in Australia,13 have gone to the extent The purposes for developing an engagement framework
of developing engagement frameworks for all local are to set an organizational expectation of the
government outreach to the public. importance of public involvement, identify stakeholders
in the community relative to the different facets of the
An engagement framework is a formal strategy on organization’s operations, describe suitable methods
how an organization plans to work collaboratively, and for engagement, and establish a process for evaluating
how it will form and maintain inclusive relationships effectiveness of engagement. Communities that take the
with stakeholders. It is a public commitment by a time to develop a public engagement framework will,
government to their community engagement process. over time, have more trusting relations with stakeholders
Engagement frameworks typically include: and more constructive involvement by the public.
Statements of commitment and a set of With an established engagement framework in
principles of community engagement, place, a local government can more easily design
any individual public engagement effort. The public
Details of the mechanisms or approaches to be engagement techniques and strategies will vary
used for types of decisions/policy formulations, depending on the public policy and its complexity,
Definitions of key terms, the number of people affected, the extent of the
geographic scale of the issue, the costs, the kinds of
Statement of the benefits of potential “spillovers,” and more.
community engagement,
Public and stakeholder engagement is too important
Commitment to diversity, to only be considered as a fringe element of any master
planning or placemaking initiative. Public engagement
13. Herriman, J. (2011). “Local Government and Community Engagement
in Australia.” Working Paper No. 5, Australian Centre of Excellence must be carefully considered and should be executed
for Local Government, University of Technology Sydney, Australia. with a public participation plan for each community’s
Available at: www.acelg.org.au/news/local-government-and-community-
engagement-australia-working-paper/; accessed September 16, 2015
planning, zoning, and/or placemaking project.
Most large public planning projects, and many common ground. It is about recognizing that final plans
large public infrastructure projects, have used public and projects must address the interests of all groups, or
participation plans for years, sometimes hiring public there will neither be consensus nor consent.
relations professionals to guide the process. In a
public participation plan, five key process elements The importance of social equity is often reinforced in
are typically addressed: the public administration and public policy arenas.
All government-related professional associations have
1. Identification of specific tasks in a work ethics codes that speak to social equity. For instance,
program for which public input is desired (by the American Institute of Certified Planners Code
type and when). of Ethics reminds professional planners that “We
shall seek social justice by working to expand choice
2. Identification of specific civic engagement and opportunity for all persons, recognizing a special
strategies with connection to specific responsibility to plan for the needs of the disadvantaged
components of the work program. and to promote racial and economic integration.”14
3. Assignment to an individual or entity However, this statement does not go far enough
of responsibility for implementing the to convey the importance of inclusive practices to
engagement strategies at appropriate times. involve the underrepresented. In community planning
4. Budgeting of funds for engagement. efforts, organizers must make a truly concerted
effort to involve those who are disenfranchised,
5. Execution of the plan. those traditionally underrepresented, and those
with minority viewpoints (including those that
In short, the public participation plan describes regularly disagree with local government). Since we
who should be involved, at what times, with what are designing places for people, placemaking must
techniques, and with what funds. It should be involve the very people that have and will rely on the
thorough and structured in order to ensure all place(s) being created, rehabilitated, or remade for
relevant stakeholders will be reached, yet flexible shelter, work, education, leisure, shopping, and play.
enough to allow for alternatives to be implemented
based on changing circumstances. There is no single formula that will work. If one
approach is not successful, then consider alternative
SOCIAL EQUITY methods. Thought and effort should take place to
All communities have underrepresented groups that reduce obstacles that may prevent or make it hard for
historically do not participate in local government people to participate. See the related sidebar on the
affairs, including but not limited to minorities, Native next page for ideas on ways to reduce obstacles for
Americans, immigrants, elderly, youth, disabled participation for some underrepresented people.
persons, displaced people, low-income individuals,
and single parents. It is not enough for government Stakeholder analysis and engagement frameworks
officials to simply say “we tried and they did not must address how to engage underrepresented groups
come.” The community exists for the benefit of before public participation begins. Identification
everyone, and all citizens deserve the same right of stakeholders includes pinpointing who has the
to participate in decisions related to changes in relationships with underserved groups to reach out
community design, development, or service provision. and make the engagement happen. Early in the
planning process involve various thought leaders of
Social equity in placemaking is about more than simply underrepresented groups as primary or secondary
knowing of public input opportunities and having the stakeholders. Then, fashion specific engagement
chance to participate. It is about serious efforts to get strategies with the stakeholders associated with
all voices to the table, and really listening to them. That underrepresented groups. For instance, minorities may
requires understanding, in advance, about historical feel uncomfortable coming to government buildings
contexts that affect perceptions and opinions, especially and planning project representatives may need to
where prior efforts created unmet expectations and
14. APA. (2009). “AICP Code of Ethics and Professional Conduct.”
mistrust. It is about separating differences of opinion American Planning Association, Chicago, IL. Available at: www.
on values from action on issues around which there is planning.org/ethics/ethicscode.htm; accessed February 9, 2015.
Part Two 6-19

Social Equity: Reducing Obstacles to
Participation for Underrepresented People
Provide childcare; Provide culturally appropriate food;
Use a barrier-free location; Consider meeting with underrepresented

neighborhood groups, special interest groups,
Consider the need for translators and sign- or citizen committees in a place convenient
language interpreters; to them; and
Hold multiple events at different times of Provide timely, adequate, clear, and accurate
the day; information on the process/purpose of
Promote with one-on-one contact; meeting(s) well in advance of those meetings.
go to them. Also, youth and working parents may people who may be displaced by placemaking projects
find it more convenient to participate in a planning (especially Strategic Placemaking), the result is likely
or placemaking project electronically through social to be gentrification. Potential negative impacts on
media or other online public involvement tools.15 people have to be identified and either prevented
or properly mitigated before placemaking projects
Social equity is perhaps the most important are initiated. The best way to ensure that happens is
consideration when formulating a public engagement to include the affected people in the planning long
framework or plan for placemaking. Inclusion has to before final decisions are made. See Chapter 13 for
be a bedrock principle and a fundamental element more discussion of gentrification.
of all public engagement for placemaking projects.
Placemaking is for people. By not including all those ELEMENTS OF CHARRETTES
that are potentially affected in the process, especially The remainder of this chapter examines the key
15. Carlisle Wortman Associates, Inc. developed the MiCommunity elements of charrettes in order to better inform the
Remarks tool to assist community planners with public engagement in an reader about the value of well-designed and executed
online environment, which is available at: http://micommunityremarks.com/
demo/; accessed September 25, 2015. Other non-proprietary software is also
charrettes for effective community planning projects
available online and being used by other firms. There are other social media– and, in particular, placemaking projects. The sidebar
based tools available as presented in the sidebar below on Social Media.
Social Media and High-Tech Tools in the Engagement Process
A
n important component of engagement common video outlets. Scribd and Slideshare are
processes is the exchange of information and commonly used to share a variety of documents.
ideas among stakeholders. Advancements in Blogs and websites provide expanded information,
technology have allowed for this to happen virtually, and widgets link websites to other social media
and practitioners are continuing to experiment with content. Geocommons is an open-source mapping
higher technology tools to expand their reach in terms website that allows users to tell a story through maps
of quantity, geography, and diversity of audiences. and can often be a simple and compelling resource.
Social media is a tool for online social interaction, For more advanced interactive participation,
allowing users to network with other online users, online tools, such as MindMixer, PlaceMatters,
while enabling them to self-publish content, such as and Michigan’s own MiCommunity Remarks,
text, photos, documents, and other correspondence. host community conversation forums and allow
Popular sites for sharing photos and commentary are for content and remarks to be shared about maps,
Facebook, Instagram, Twitter, Tumblr, Photobucket, policies, or projects.
Panoramio, and Flickr. YouTube and Vimeo are
Charrette Basics: The Charrette Handbook
R
eaders of this guidebook are encouraged
to obtain a copy of the National
Charrette Institute’s The Charrette
Handbook, 2nd edition, by Bill Lennertz and
Aarin Lutzenhiser, for specifics on the basics of
planning, managing, and following-up after a
charrette (Available at: www.planning.org/store/
product/?ProductCode=BOOK_A01474; accessed
July 7, 2015). The Charrette Handbook is a
complete resource that guides aspiring charrette
managers through the detailed process of planning
and conducting a charrette. The Handbook
provides detail on the individual elements that
comprise the typical seven-day NCI Charrette
System™ charrette. It also highlights the three
phases of the NCI Charrette System™ including
Front cover of The Charrette Handbook by the National Charrette
charrette preparation, the actual charrette, and Institute, 2014.
implementation. The new edition shows how to
leverage social media, conduct charrettes on a invaluable guide for anyone organizing a charrette
budget, and add public health partnerships to the to engage a community around placemaking.
planning mix. The Charrette Handbook is an
on Charrette Basics (see above) describes an excellent improved planning outcomes result from each
resource that provides considerably more background individual/interest having a unique and valuable
on charrettes than that which follows. contribution to the process. Sharing of diverse views
leads to shared knowledge and understanding, which
When it comes to placemaking, few public builds the foundation for collaboration and, in turn,
involvement techniques can produce the results that paves the way to consensus.
are possible with charrettes. A properly planned and
managed charrette will result in broad community Preparation is the key to successful charrettes, and
support for feasible development concepts that much of the preparation comes down to identifying
are superior in design and sustainability. A proper and engaging key stakeholders in the community
charrette process should save time and money to be involved in the process. Parties that must be
over the long term, and can move designs or plans involved in the collaborative process include those
quickly to adoption and implementation. Of course, that might build, use, sell, approve, or attempt to
not all charrettes produce the same results, and block the project. Additionally, key professionals
certain elements must be in place for a charrette (identified earlier, and discussed in more detail below)
to succeed in bringing about transformative need to join the collaboration to guide the process by
placemaking. The following elements of charrettes providing visuals of ideas and sharing parameters (i.e.,
are critical components that all charrette planners boundaries) as to the feasibility of various concepts
and managers must put in place for the process and that emerge. The collaboration across community
outcomes to be successful. members with local knowledge and experience, along

with professionals with design and market expertise,
Work Collaboratively is what allows charrettes to generate feasible and
The case was made previously that engagement with supported plans for placemaking.
many diverse interests using methods that genuinely
involve participants in decision-making produces Charrette managers must set the stage for
better plans that are more widely supported. Such collaboration to take hold. Again, this requires
Part Two 6-21

planning—in this case, planning which of the quickly get to consensus on a plan or project that will
various stakeholders and professionals should be greatly reduce the review and approval time so the
engaged at different points in the process. Certain community can quickly move from plan to action.
stakeholders that have the ability to block a
placemaking project should be involved early (and Work Cross-Functionally
more frequently) in the process, so that charrette In the conventional planning/permitting process,
managers can explore what constitutes a “win” each professional specialty focuses only on its own
for the individual or group represented. With the domain or area of expertise. Individual specialties
primary stakeholders feeling there is something in have their own rules and structure that may not
the process and outcome for them, there should be integrate well. Contributions to the plan or approvals
a willingness to collaborate with others to refine typically come in a sequential manner that does
ideas for the mutual benefit of all. However, it is not allow for collaboration. Conversely, during a
the charrette managers’ responsibility to foster this charrette, multiple disciplines are involved at the
collaborative working environment. same time as the collaborative design team. With this
approach, the process is one of development planning,
For example, a vacant site with redevelopment as opposed to planning for development.
potential adjacent to a faith-based institution
with numerous parishioners from the The specialties involved in any given charrette will
neighborhood requires representatives of the depend on the characteristics, scope, and complexity
faith-based institution be engaged early in the of the project. Specialties commonly involved in a
process to explore the receptiveness to various charrette include planning, architecture, landscape
redevelopment options. If there are certain land architecture, urban design, historic preservation,
uses or scales of development that faith-leaders engineering, transportation, and economics/market
feel are not compatible with their institution or the research. While not all of these disciplines are
neighborhood, the design ideas should account for necessary for every placemaking charrette, excluding
such concerns, otherwise the project is not likely to a discipline in the research or design process that is
reach the point of collaboration. critical to the project can result in infeasible design
concepts or costly rework of the project later.
With proper planning to set the stage for
collaboration to take place, charrettes can diffuse To work cross-functionally as a charrette design team
traditional confrontation between seemingly means to approach the design problem from different
diverse interests, and can foster joint ownership perspectives based on expertise. Each team member
of solutions to problems. By enabling interests to sees his/her place in the entire design solution, and
work collaboratively, charrette managers will more recognizes the limitations of his/her discipline, as well
Volunteer Recruitment for Charrettes
I
t takes a lot of people to successfully conduct a Create a “Hot Jobs” list of activities
charrette, including many volunteers. The more volunteers are needed for, then advertise it on
people who are actively engaged in helping to websites, social media, local newspaper, and
create a better community, the better the input, the via e-blasts.
easier it is to reach consensus, and the quicker ideas

can be moved into action. Building a strong volunteer Create partnerships with school
base is one way to help achieve these objectives. Some groups (including students and parent
ideas on how to do so include: organizations), colleges, corporations,
volunteer, and civic groups (Kiwanis,
Tell your story in every outlet possible, Rotary, Scouts, etc.) and other organizations
including social media. requiring volunteers.
If you don’t ask people to get involved, they

won’t. Ask them!
as the strengths of the other disciplines represented accelerates decision-making. Combined with
on the team. For example, where a traffic congestion the diverse opinions and group energy, time
problem cannot be solved by reengineering the compression helps to modify the perspectives and
right-of-way alone, a multi-modal land use and opinions of the parties involved, allowing design
transportation strategy may need to be part of the ideas to emerge that might not under a less-
solution. To accomplish this, urban designers need to contained time span. Such transformative change in
design the urban (built) form with a strong sense of perspectives and plans is typical of a well-planned
place that is desirable to and readily accommodates and facilitated charrette.
pedestrians, bicyclists, and bus riders.
Feedback Loops
Compression By now, readers will recognize that a basic element
Another element of a charrette is time compression. of a charrette is regular involvement of the public in
Applied in this setting, time compression refers to a formulating design alternatives and refining those
shortened period of time for the public, local officials, alternatives to a consensus plan. The opportunity
and design professionals to arrive at a feasible plan for stakeholders to examine a proposal and suggest
that can be accepted or subsequently approved without improvements is referred to as a feedback loop
extensive rework. The compressed time frame of a (see Figure 6–5). Regular stakeholder involvement
charrette can be as short as three days, but five to and feedback retains trust in the process, facilitates
seven days is more typical. This is not to say the total understanding, and builds support for the project.
charrette time is three to seven days. Considerable Minimally, a charrette should include three feedback
time is spent planning the event, but generally, the loops for the public to review and refine design
entire period of time is likely to be much less than that alternative(s), although more feedback loops are
of a conventional planning process (6 to 18 months), commonly necessary.
because of shortened feedback loops (see Figure 6–5).
The number of feedback loops planned for a charrette
Time compression stimulates creativity, minimizes will depend on the complexity of the project. The larger
unnecessary or unconstructive side-tracks, and the geographic area of the project, the more primary
Figure 6–5: Three Feedback Loops
Public Review
Concepts Alternatives Refinement Plan
Public Review Public Review

Feedback Loop
Source: Lennertz, B., A. Lutzenhiser, and the National Charrette Institute. (2014). The Charrette Handbook: The Essential Guide to Design-
Based Public Involvement. University Park, IL: APA Planners Press. Available at: www.planning.org/store/product/?ProductCode=BOOK_
A01474; accessed July 7, 2015. Figure remade with permission, by the Land Policy Institute, Michigan State University.
Part Two 6-23

and secondary stakeholders are involved. The more frame the public space and the streetscape elements that
facets to the placemaking project, such as transportation add function, comfort, and interest.
challenges, housing types to incorporate, uses to
integrate, and spillover effects to mitigate, the longer Typical products of a charrette include numerous
the charrette should be. With just three feedback loops, maps and renderings that detail oblique and street-
a charrette will need to be at least three days in length, views of the project area built as stakeholders
so designers will have enough time to make changes imagine. Smaller scale maps and studies of how
to the concepts and the public can see the refinement the project site interrelates to the surrounding
taking place towards a preferred alternative. community help to show the big picture. Each of
these scales of analysis is important, and each informs
Depending on the specifics of the project and the the next, thereby reducing the chances of oversight
stakeholders involved, individual feedback loops in a and rework on a project. See examples in Figure 6–7.
charrette might be tailored to different stakeholders.
For instance, an opening public meeting might be For larger projects, such as a long urban corridor or
scheduled to assemble many different concepts. The next an entire neighborhood or district, urban designers
day, a feedback loop involving just primary stakeholders often select a block, intersection, or property as a
might be scheduled to test the feasibility of the concepts test case to go into the street-level of detail needed
generated the night before. Then, after the design team to show sense of place. Also, detailed studies of the
has sketched some preliminary alternatives, another finances of developing a key property are conducted
feedback loop might be scheduled with all primary and with a complete shovel-ready pro-forma that will
secondary stakeholders. Alternatives are further refined work based on market research.16
and another feedback loop in the form of a public Importance of Visualization
meeting is scheduled with the public at large. The phrase “a picture is worth a thousand words” is
Obviously, feedback loops create a challenge for absolutely the case when it comes to planning for
scheduling all the work that must be done to make the placemaking. Most people are visual learners and
charrette a success. Figure 6–6 presents an example understand graphic images better than words. In
of a typical seven-day charrette schedule, as advanced order for stakeholders to get a sense of what it will
by the National Charrette Institute. It is important feel like to stroll along the redeveloped street or sit in
to note how long each of these days are. While the a new pocket park adjacent to bustling retail activity,
process is greatly compressed for stakeholders and a charrette team must include talented architects,
they must commit significant time to effectively landscape architects, and/or urban designers.
participate in a charrette of this length, that amount of Common visuals used during a charrette and
time pales in comparison to the amount of time that products coming out of a charrette include:
all the professionals and volunteers involved in the
process must commit. Plus, the professionals will have Generalized plan views,
considerable follow-up work to do in pulling all the
pieces together to move quickly from plan to action. 3-D imaging (e.g., CommunityViz®),
All professional and volunteer staff must be prepared Block or building form models (e.g.,
for this before committing to the charrette. SketchUp) (see Figure 6–8),
Examine at Various Scales Hand-drawn perspectives (see Figure 6–9),
Another unique aspect of a charrette is the variation in
scales at which the project area is examined. Planning Photo transformation images.
studies that only explore land use and transportation in a
generalized way with patches/bubbles of color denoting In addition to providing design talent, these
different land uses do not have the detail to delineate professionals must be able to work fast to produce and
specific building forms and streetscape elements that refine design concepts with subsequent stakeholder
are important to placemaking. What is needed is the feedback. The refined concepts must be ready for review
detail that helps people get a sense of how the street is 16. A pro forma is a detailed accounting of the costs of constructing a real
estate development and the revenue expected to be generated based on
experienced by pedestrians based on the buildings that rents/sales once the project is complete.

Figure 6–6: Example NCI Charrette Schedule
DAY DAY DAY DAY DAY DAY DAY
1 2 3 4 5 6 7
Breakfast Breakfast Breakfast Breakfast Breakfast Breakfast Breakfast
8:00 AM
Team meeting Team meeting Team meeting Team meeting Team meeting
9:00 Studio set up Team meeting
Stake-
Pref.
Alt. Preferred Stake- holder
10:00 Stake- plan
conc. plan holder Prod. reviews Production
holder synthe-
dev. synthesis review as
11:00 Tours Alt. concepts reviews sis
needed
development (tech.)
12:00
Lunch Lunch Lunch Lunch Lunch Lunch Lunch
1:00 PM
Stake-
Primary Alt. holder
2:00
Pref. Plan
stakeholder Alternative conc. reviews Stake- Production
plan development
meetings concepts dev. (tech.) holder Production
3:00 synthe-
development review
sis
4:00 Meeting Alt. concepts
Meeting
preparation development Optional
preparation
5:00 open house
Dinner Dinner Dinner Dinner Dinner Dinner Dinner
Optional
6:00 open house
7:00
Alternative
concepts Preferred
8:00 plan Optional night off Final charrette
Public meeting #1 development/ Public meeting #2
synthesis/ public meeting
team review
9:00 plan Production
development
10:00
Celebration
11:00
Source: Lennertz, B., A. Lutzenhiser, and the National Charrette Institute. (2014). The Charrette Handbook: The Essential Guide to Design-Based Public
Involvement. University Park, IL: APA Planners Press. Available at: www.planning.org/store/product/?ProductCode=BOOK_A01474; accessed July 7, 2015.
by stakeholders quickly, so that attention is not lost and Sometimes a rich resource exists nearby. Figure 6–10
the energy associated with the project stays high. was produced by landscape architecture students at
Michigan State University. Do not fail to look for
Illustrations have Illustrations have the such assistance near your community.
power to resolve conflict by
the power to depicting solutions to land use Measure Outcomes for Progress
resolve conflict by and transportation challenges Often overlooked during planning projects,
that may be difficult for measurement of outcomes that results from the
depicting solutions people to picture in their plan and planning process are also important to
to land use and minds. The visualizations consider. Of course, to measure progress, the point
transportation produced by the design of beginning or status quo must be known. The time
team foster imagination to think about measuring progress is not when the
challenges that and understanding of construction is complete, it should begin before the
may be difficult for new possibilities for the charrette even occurs. Since placemaking is all about
community that were once creating places where people want to live, work,
people to picture constrained by the bricks and play, shop, learn, and visit, many of the measures of
in their minds. mortar of the present day. outcomes for progress are related to people.
Part Two 6-25

Figure 6–7: Products of Charrettes – City of Marquette Charrette
Plan view of Third Street (top) and a drawing of the proposed Village Green next to Frosty Treats between downtown Marquette and Northern Michigan
University (bottom). Note: For the top illustration: Design Vision for block between W. Hewitt Ave. and W. Prospect St. 1 = Create seating at corner
with portable dining deck/parklet. 2 = Parklet with plants and benches for coffee drive-thru. Transition to multiuse building. 3 = Create “public” green
as temporary space first, then make permanent. 4 = Colorful signage, awnings, and paint. 5 = Parklet in front of professional office. Color, 3D signs, and
landscape could be added. Over time, 2- to 3-story building. 6 = Only traffic light in corridor—important point for directional information. 7 = Consolidate
parking to rear of lots, over time—remove driveways from Third St.—plant evergreen trees and install six-foot fence along lot lines to residential zone.
Source: Gibbs Planning Group, Inc., B. Dennis Town Design, D. Christopher, PlaceMakers, and Street Plans Collaborative. (2015). “Appendix G – Third
Street Corridor Sustainable Development Plan.” In City of Marquette Community Master Plan. Prepared for the City of Marquette and the Marquette
Downtown Development Authority, Marquette, MI. Available at: http://mqtcty.org/plan-master.php; accessed September 27, 2015.
Figure 6–8: SketchUp Showing Building Form, Placement, and Mass, Plus
Shadowing Effects – City of Marquette Charrette
Two-story Building Study for Transect Zone 4 (T4)
Three-story Building Study for Transect Zone 5 (T5) with Step Down
Source: Gibbs Planning Group, Inc., B. Dennis Town Design, D. Christopher, PlaceMakers, and Street Plans Collaborative. (2015). “Appendix G – Third Street
Corridor Sustainable Development Plan.” In City of Marquette Community Master Plan. Prepared for the City of Marquette and the Marquette Downtown
Development Authority, Marquette, MI. Available at: http://mqtcty.org/plan-master.php; accessed September 27, 2015. Figure remade with permission, by the
Elements to Measure Before a Charrette and

Creation of the Plan Begins
Volume of retail sales, The number of affordable housing units,
Occupancy rates, Walk Score® and LEED ND scores, and

Housing and office rental rates, Data should be most detailed in the area that
is the subject of the plan or project.
Pedestrian and bicycle counts,
Then, remeasure the same data a few years after the
Transit ridership, project is done to calculate the impact of the change.
Pedestrian/bicycle and automobile collisions,
Part Two 6-27

Figure 6–9: Before and After of Local Street on a Road Diet – City of Williamston
Before After
Designer’s perspective of a city street in Williamston, MI, after a road diet is placed to slow traffic through a residential area. Source: NCI
and Dover, Kohl & Partners. (2014). The Capitol Corridor: A Regional Vision for Michigan Avenue/Grand River Avenue. Prepared for the
Tri-County Regional Planning Commission and the Mid-Michigan Program for Greater Sustainability, Lansing, MI. Available at: http://migrand-
charrette.com/wp-content/uploads/2014/01/Capitol_Corridor_Draft_Summary_Report_Jan2014.pdf; accessed March 27, 2015. Figure by the
Land Policy Institute, Michigan State University, 2015.
Figure 6–10: Before and After Concept of Mixed-Use Redevelopment – City of Saginaw
Before After
Source: Landscape Architecture student’s perspective of a city street in Saginaw, MI, showing what it could look like after a mixed-use
redevelopment took place. A Small Towns Design Initiative project, School of Planning, Design and Construction, Michigan State University,
n.d. Figure by the Land Policy Institute, Michigan State University, 2015.
Still, other metrics can be generated during the charrette Feasibility Test
that can later be used to evaluate progress. For instance, Charrettes allow for very creative possibilities to
a Target Market Analysis of the housing market might emerge and be considered among stakeholders.
be prepared by a real estate economist to investigate Dreams and hypotheticals are good for brainstorming
missing housing types that the market is poised to and stimulating discussion, but the design alternatives
absorb.17 This analysis could later be compared to market that result from the collaborative process must be
trends (like occupancy rates after the construction of feasible. That is, legitimate design alternatives must
new housing types) to examine the success of various be able to be constructed within the legal parameters
projects/developments envisioned during the charrette. of the situation, at a cost that can be recouped with
rents/sales appropriate to the market, and in a time
17. For more information on TMAs, see the sidebar in Chapter 2
(page 2–22). frame that developers/investors will tolerate.

To produce a feasible plan, each alternative must have
a detailed review of all facets, especially legal, financial, Authentic Involvement Includes:
and physical engineering, to ensure legitimacy
Diversity of viewpoint,
and convey the motivation to fully implement the
project. This must be a shared expectation among Meaningful participation,
stakeholders, the private sector, and the local
Integration of
government(s) with approval authority. It is important
to establish this expectation and level of rigor at the stakeholder concerns,
beginning of the collaborative design process, so that Information exchange,
stakeholders do not feel disenfranchised.
Mutual learning, and
Authentic Involvement
It is worth reemphasizing the value of authentic public Mutual respect.
involvement during a charrette. Beyond feedback
loops, it is important to design a process that educates, Another fear is the length of time committed to
involves, and reinforces public participation such conducting a charrette. Compared to a single evening
that participants feel a sense of achievement and workshop, some local officials may feel that three,
empowerment. Authentic public involvement refers to five, or seven days is too much time to commit to a
participation by people, because they genuinely want to planning project. According to NCI, three feedback
be involved.18 Most people are not there, because they loops of public involvement are the minimum required
are afraid that if they miss out something they value to facilitate a change in participants’ perceptions and
will be tarnished, negatively impacted, or destroyed; and positions. Factoring in the time needed for designers
they are not there, because they have been coerced to to rework their concepts for another public review,
come as a token stakeholder of a particular type. Most three days becomes the minimum time needed for
people are there, because they want to be there as a conducting a charrette, and five is more common. Yet,
citizen interested in the betterment of the community. three to seven days is a small investment compared to
the benefit of changed perceptions and attitudes among
Decision Makers Fear of Charrettes some stakeholders who may have significant mistrust in
Earlier in the chapter it was described how a charrette government, or who have historically not participated
elevates the public to a level of citizen power where in community affairs—not to mention the benefits of a
there is minimally a partnership between stakeholders successful placemaking project.
and elected officials in decision-making related to
components of a placemaking project. It should Budgetary concerns are ever present in local
come as no surprise then that decision makers may government operations today, and charrettes are
fear a loss of control. For them, it may require a leap vulnerable to those concerns as well. While charrettes
of faith that the outcome will be better than that can be costly, the likelihood of reduced rework after
achieved through conventional means. The benefit the public involvement process and the shortened
from partnering with the public in this way is the time to implementation are noted as offsetting factors.
heightened citizen engagement and increased trust Rework refers to the staff time required to explore and
in local officials and the planning and development find a solution to an unforeseen problem that did not
process. No matter the public engagement technique, if arise during the public involvement process. Often,
a product reflecting citizen empowerment is produced, a key stakeholder emerges that was not part of the
there is a good chance there will be some elected and conventional planning process and his/her influence
appointed officials who will try to modify or change requires the final stages of the planning process to be
the final product. Some anticipatory effort should be halted for reexamination and mitigation, which adds
expended to prevent such a result. Review Figure 6–2 time and cost on the back end of the planning process.
for guidance on how to resolve or prevent the disputes In contrast, because a properly planned charrette
that flow from such actions. includes measures to engage all stakeholders in the
18. Lach, D., and P. Hixon. (1996). “Developing Indicators to Measure process in a meaningful way, consensus forms by the
Values and Costs of Public Involvement Activities.” Interact: The Journal last public meeting and a plan is ready for approval.
of Public Participation 2 (1): 51–63.
Part Two 6-29

Common Charrette Outcomes
Authentic public involvement, Consensus on a feasible plan of action, and
Maps, drawings, and other visual renderings Identified benchmarks and metrics for
that clearly show what the community wants measuring progress with implementation.
to see happen in particular places,
There may be concerns raised, because charrettes are project challenges, Too often the word
an unfamiliar process. This is a legitimate concern. exploring the options,
Planning staff should not attempt to manage a and arriving at a decision
“charrette” is used
charrette without proper training or use consultants on how to proceed, and for a shorter, less
that are not trained and experienced in planning may be appropriate in
and managing charrettes. A starting credential some situations, but
well-planned, less
is a certificate of completion from the National this is not the level of engaging process that
Charrette Institute. detail involved in a may only amount to
formal charrette, nor
Experience running a charrette is critical for does it typically produce a community design
large projects and week-long charrettes. For the
community that invests in training its staff in
consensus around workshop, and not
transformative change
charrette management, the rewards of increased staff that a proper charrette result in consensus.
productivity through improved project management will. A community design workshop will not
may be well worth the cost. Further, those new skills succeed the way a charrette can when controversy on
can be put to use time and time again in subsequent how to proceed with a planning project exists.
charrettes for districts throughout the jurisdiction.
This may seem like mincing of words, but it is
CHOOSING THE RIGHT PUBLIC important. The integrity of the word “charrette”
ENGAGEMENT SYSTEM FOR THE TASK is important to uphold. Those that use the word
A charrette is not always the best fit for the loosely are not likely trained in the planning and
particular design challenge at hand. This chapter managing of a charrette and, therefore, do not
reviewed numerous other techniques for public understand the amount of time and effort required
engagement that should be considered if it is to plan a charrette, and the many details that must
evident that a charrette is not the best technique be paid attention to when properly conducting
for a community. Perhaps the project does not rise one. For information on NCI-based charrettes
to the level of needing a charrette; maybe there that have occurred in Michigan, see Table 6–3 and
are budget or staff limitations that require the use the Case Example at the end of this chapter. In
of a different public involvement approach; the this guidebook, the authors have taken great care
time frame may not allow a proper charrette to in describing a charrette consistent with the NCI
be planned; existing plans may be adequate; or a Charrette System™. We encourage readers to obtain
form-based code may already be in place. For these further training from NCI in how to properly plan
reasons and more, a proper NCI Charrette System™ for and conduct a charrette so that broad stakeholder
process is not always the optimal public engagement
participation results in consensus on a plan of action.

technique to use for community placemaking.
CONCLUDING OBSERVATIONS
Too often the word “charrette” is used for a shorter, Government creates the environment for place-based
less well-planned, less engaging process that may success by the private sector through plans and codes/
only amount to a community design workshop, regulations. Broad public, private, and nonprofit
and not result in consensus. A community design involvement is essential in the process. It should
workshop can have phases of understanding the

Table 6–3: Examples of Charrettes in Michigan
Community Purpose Date Conducted By
Michigan Association of Planning, Land
Bay City Pre-planning or form-based code for downtown January 2013 Information Access Association (LIAA)
Part of a larger education and engagement initiative, this “Above PAR” project wove transportation, redevelopment, and
placemaking together. Project and City staff met with stakeholders, conducted asset mapping activities, held asset mapping
events, and provided trainings throughout the community. The project culminated with a three-day NCI-based charrette
where a vision for downtown was developed that would become the foundation for a form-based code for the downtown.
Source: MAP. (2013). Above PAR: Placemaking, Access, and Redevelopment – Bay City, Michigan. Final Project Report,
Michigan Association of Planning, Ann Arbor, MI. Available at: www.planningmi.og/downloads/final_report_bay_city.pdf;
Pre-planning in advance of master plan; Michigan Association of Planning, Land
Coldwater community vision; community engagement June 2013 Information Access Association (LIAA)
Part of a larger education and engagement initiative, this “Above PAR” project wove transportation, redevelopment, and
placemaking together. Project and City staff met with stakeholders, held asset mapping events, and provided trainings
throughout the community. The project culminated with a three-day NCI-based charrette developing a community-wide
vision that would become the foundation for the upcoming master plan update.
Source: MAP. (2013). Above PAR: Placemaking, Access, and Redevelopment – Coldwater, Michigan. Final Project Report,
Michigan Association of Planning, Ann Arbor, MI. Available at: www.planningmi.org/downloads/final_report_coldwater.pdf;
East Lansing Master Plan and future Form-Based Code October 2013 Williams & Works (lead), Nederveld, Viridis
A four-day charrette that included virtual tours, building type, street type, and local conditional analysis, ongoing design
iteration, stakeholder interviews, and a final presentation. The consultant team created conceptual design plans for
three nodes within the City, including the Grand River Avenue, Trowbridge Road, and Lake Lansing Road corridors.
For more information, visit: www.cityofeastlansing.com/comprehensiveplan; accessed February 4, 2015.
Note: All of the PlacePlans mentioned in Table 7–2 in Chapter 7 included charrettes as well. Source: Table by the Land Policy Institute, Michigan
now be clear that among all the different forms of process, including the master plan, development
engagement, no other technique offers a community regulations, and review processes, such that most
as many important benefits as a charrette does, from development becomes “by right” and guided by
heightening civic engagement, to producing a shovel- form-based codes. In other words, for a community
ready plan for placemaking (especially Strategic that changes policy to this extent, no special review
Placemaking), to reducing costly rework and time and approval process is needed, because the input
for approval. At the end of the charrette there will to get to that point was already achieved when the
be consensus that can be the basis for the plan to plan(s) and form-based code(s) were created through
be implemented. However, charrettes do not just charrette(s). In a community like this, charrettes
generate support for a project, they generate actual would only be used on an occasional basis for certain
enthusiasm to act and implement the project among projects. These ideas are explored further in the next
stakeholders, developers, and decision makers alike. two chapters. Chapter 7 examines the planning
process for placemaking at the regional and local
This guidebook and chapter also emphasizes the levels, and provides examples of recent plans, while
importance of bringing form into the public review Chapter 8 examines the value, benefits, and elements
and approval process, because of the connection of form-based codes.

between form, sense of place, and people. This is best
accomplished by reshaping the development review
Part Two 6-31

1. In contrast to the early years of the planning 6. The public meeting—also referred to as
field when it was viewed as an “expert” an open house—is another form of public
discipline, with little room for public engagement involving the sharing of draft
comment or critique, public involvement is plans/policies with the public and receiving
now a central component to contemporary feedback. Where public hearings provide
theory of the community planning process. only one-way communication from the
public, a general public meeting is designed
2. Public involvement has value in informing for more open dialogue and deliberation.
and educating the public, incorporating
public values into decision-making, 7. Public meetings run the risk of falling under
improving the substantive quality of “token” public involvement, where poorly
decisions, fostering trust in institutions, and planned goals and agendas for the meeting, or
reducing conflict. outspoken attendees that override the facilitator,
lead to unproductive meetings where public
3. Major placemaking projects are unlikely participation has not really occurred.
to succeed unless they have broad public
support. Communities should strive to 8. Successful public meetings require proper
engage all members of the community early planning. Preparation should include
on in the planning process. determining the purpose of the meeting,
building relationships with participants in
4. Public hearings have historically been the advance, establishing a draft agenda, considering
most common form of public involvement, the proper meeting space, and having a follow-
yet they provide limited opportunities for up plan for communicating with residents as
critical feedback and productive participation. the process develops.
These hearings typically are required prior
to public adoption of an ordinance and, 9. Surveys are more reliable than questionnaires,
therefore, are held towards the end of the because they can more accurately represent
policy development process, instead of the opinion of an entire community or a
enabling the community to have a say in the selected population. The most effective survey
process from the beginning stages. type to utilize will vary depending on the
needs and demands of the target audience.
5. A more effective strategy involves
empowering people during the development 10. Visual preference surveys are one type of
of public policy and working towards a public opinion survey that asks audiences to
consensus throughout the process, so that by evaluate photographs or other representative
the time of adoption, support already exists images or drawings of various types of
and discussions at the public hearing are development in an area, and then share their
well-informed and constructive. opinions or viewpoints by selecting or rating
the images they prefer.

11. In focus groups, a small audience provides 15. Visioning provides a foundation to begin
specific feedback on one or more complex forming goals, objectives, and strategies
issues. Individuals express their views, in for implementing a future vision of the
detail, while listening to the opinions of community. Key components of the vision
others. This can be very helpful to shaping become goals, which are further broken down
or refining ideas before sharing with a into a set of objectives that are achievable
broader audience. points of reference that describe what is
targeted in order to achieve the associated
12. The Michigan Planning Enabling Act goal. For each objective, there will be one or
authorizes planning commissions to create more strategies, which are policy statements
committees, such as citizen advisory of a government’s position that are designed
committees, blue ribbon committees, or ad to achieve an objective.
hoc task forces that bring together a broad
cross section of the community to research an 16. Charrettes are intense, multiple-day events
issue or local concern and report its findings involving diverse public stakeholders,
to the planning commission. facilitators, and design and development
professionals. In many ways, they incorporate
13. Effective facilitation uses appropriately nearly all of the other public engagement
applied methods to help a group achieve techniques. The charrette best supports
tangible results through a process in which placemaking by engaging people in hands-on
all group members were actively involved design to create quality places. Charrettes are
and each felt like they contributed to the designed to maximize public participation
process/outcome. The most important opportunities in a way that all participants
aspect of facilitation of a multifaceted issue and stakeholders contribute to an effort that
is providing opportunity for clarification incorporates diverse perspectives.
of misunderstandings and constructive
conflict resolution when necessary. Effective 17. An engagement framework is a formal
facilitators design a flexible process that strategy on how an organization plans to
allows this discourse, while moving the group work collaboratively, and form and maintain
towards consensus. inclusive relationships with stakeholders to
achieve a specific objective. These frameworks
14. Visioning is a participatory process where typically include: statements of commitment
stakeholders and citizens develop a common with a set of defining principles; details of
view of a future reality for the community. the approaches to be used; definitions of key
This process provides a means for participants terms; statement of the benefits of community
to express what a desirable future would look engagement; commitment to diversity;
like, based on articulated community values. engagement of underrepresented groups;
development of staff capacity; coordination of
the framework with other jurisdictions; and
evaluation of the framework.
Part Two 6-33

18. Social equity in placemaking is about more Working cross-functionally: Working
than simply making underrepresented groups cross-functionally as a charrette design
aware of public input opportunities and the team means approaching the design
chance to actively participate. It involves problem from different perspectives
serious efforts to make sure these voices have based on different expertise in the room
a place at the table and feel welcomed, and at the same time;
that their contributions will be treated as
having equal value and importance. Compression: Time compression
stimulates creativity, minimizes
19. Stakeholder analysis and engagement unnecessary or unconstructive side-tracks,
frameworks must address how to engage and accelerates decision-making; and
underrepresented groups before public
participation begins. Some of the obstacles Feedback loops: These provide the
that may be encountered in engaging opportunity for stakeholders to examine
such groups can be prepared for by taking proposals, and then offer comments
measures, such as: providing childcare; about how the concept could be
using a barrier-free location; being sensitive improved. A charrette should include at
to communication and translation needs; least three feedback loops for the public
holding multiple events at different times to review and refine design alternatives.
of day to accommodate different schedules; 21. Beyond feedback loops, it’s important to
promoting one-on-one contact; providing design a process that educates, involves,
culturally appropriate food; meeting with and reinforces public involvement such that
underrepresented neighborhood groups or participants feel a sense of achievement
citizen committees; and providing timely, clear, and empowerment. Authentic involvement
and accurate information on the purpose/ includes: diversity of viewpoints; meaningful
process of the meeting well in advance. participation; integration of stakeholder
20. The NCI Charrette System™ designed by concerns; information exchange; mutual
the National Charrette Institute emphasizes learning; and mutual respect.
the following key elements found in well- 22. Sometimes the word “charrette” is used
designed, successful charrettes: for a shorter, less well-planned, less
Working collaboratively: engaging process that may only amount to
Collaboration across community a community design workshop. This is not
members with local knowledge and the level of detail that a formal charrette
experience, and professionals along with achieves, nor does it typically produce
design and market expertise, is what stakeholder consensus around transformative
allows charrettes to generate feasible change that a proper charrette will. Authors
and supported plans for placemaking; of this guidebook have taken great care in
describing a charrette consistent with the
NCI Charrette System™.

STRATEGIC
Chapter 6 Case Example: The Capitol Corridor Charrettes
F
ar-reaching placemaking projects need to rely
on broad public support and engagement to
achieve their goals, and The Capitol Corridor:
A Regional Vision for Michigan Avenue/Grand
River Avenue, a planning effort for Mid-Michigan’s
main corridor is an excellent example. The Michigan
Avenue/Grand River Avenue Corridor traverses 10
jurisdictions and includes Michigan’s State Capitol,
four central business districts, regional health science
clusters, and many of the region’s largest employers in
the Lansing area.
Funded by the U.S. Department of Housing and Urban

Development’s Sustainable Communities program,
Charrette participants in Lansing consider alternative plans. Photo by
the Tri-County Regional Planning Commission’s Dover, Kohl & Partners.
(TCRPC) Mid-Michigan Program for Greater
Sustainability commissioned the National Charrette visualizations for local experts, officials, and community
Institute to conduct a two-part design charrette for stakeholders to review. The charrette concluded with
an in-depth community conversation about the future a Work-in-Progress presentation that displayed the
urban form of the corridor. The first charrette gathered concept designs and ideas for each area, more interactive
input from stakeholders from Lansing to Webberville polling, and 60-second shout-out sessions to gather
for a consensus-based vision for the corridor and more ideas. Final products from the charrette included
identified geographic areas for more intense design draft illustrations based on participant input and review,
consideration. The second charrette focused design future ideas from participants about how to improve
activities on three areas identified in the first charrette. each area, and the results from the interactive polling.
During the seven-day Vision Charrette in May 2013, Various other engagement techniques were deployed,
hundreds of people participated in various engagement such as using Word Clouds to express ideas, soliciting
activities. These events included group work during input on cards that posed specific questions, and
Hands-on Design Exercises, design drafting, and visual preference surveys. The Vision and Design
public viewing at an Open Design Studio, a Hands- Charrettes successfully engaged stakeholders to work
on Design Session, and a finishing presentation by collaboratively and cross-functionally, and contained an
Dover, Kohl & Partners (the design consultant) that ample number of feedback loops. The two charrettes
included interactive polling. Data gathered from the provided the foundation for the resulting corridor
Vision Charrette included maps drawn by participants plan, a vision for urban design, land use, transportation,
that led to vision cornerstones for the planning team, and economic development that was adopted by the
a plethora of potential improvement ideas for the area, TCRPC at the conclusion of the second charrette.
and the results from interactive polling.
The 150-page final report is an excellent example of
The planning team returned for a second seven-day what is possible with a full-scale charrette and includes
Design Charrette, in October 2013, to focus on applying numerous design sketches that are instructive in small
draft vision concepts to the three selected areas: 1) and large communities across the state. It is a large PDF
Institute
Sparrow Hospital and surrounding neighborhoods, 2) file that may be downloaded from the source link below.
Institute
the Frandor area (a suburban-style strip mall between Source: NCI and Dover, Kohl & Partners. (2014). The Capitol
Lansing and East Lansing), and 3) the Meridian Corridor: A Regional Vision for Michigan Avenue/Grand River
Policy
Mall area (a suburban indoor mall with extensive strip Avenue. Prepared for the Tri-County Regional Planning Commission
Policy
and the Mid-Michigan Program for Greater Sustainability, Lansing,

commercial around it). The planning team took input MI. Available at: http://migrand-charrette.com/wp-content/
LandLand
from Hands-on Design and Open House review uploads/2014/01/Capitol_Corridor_Draft_Summary_Report_

Jan2014.pdf; accessed March 27, 2015.
MSU
sessions and created plan drawings and photo-realistic
Part Two 6-35

Chapter 7:
Planning for
Placemaking
Birmingham’s form-based code increased permitted building heights from two floors to up to five stories, if the first floor was retail
and upper floors were residential. The code requires masonry elevations, square or vertical windows, and for the building to appear
only four levels high from the street. This five-story, mixed-use building was constructed in 2008 on a former surface parking lot on
Woodward Avenue in Birmingham, MI. Photo by the MSU Land Policy Institute.

INTRODUCTION
G
rowth, as reflected in new development, is
usually coveted for the new opportunities
and tax base it provides to a community.
But, sometimes new development is nothing more
than a cement block building on a parcel along a
busy thoroughfare. There is nothing memorable or
attractive about a nondescript building in a location
with no sense of place. However, new development
and redevelopment can be much more than that. The
site could be the home of a new Missing Middle
Housing project, along a major transit corridor, which
is likely to attract more well-educated and talented
workers to the community. It could be a unique While created from good design and quality materials, many of Michigan’s
destination location that adds considerable value to best downtowns (like Petoskey above) are supported by up-to-date local
developed land around it, like that of a major sport or plans and zoning. Photo by Kurt H. Schindler, AICP, MSU Extension.
entertainment venue. The Fox Theatre, Comerica Park,

Communities that seek to be sustainable, resilient, and
or Ford Field in Detroit would all fit this description.
efficient with limited resources often want more than
While location is a key part of their lasting value, so is
utilitarian design. They want quality places that attract
good design that uses long-lasting building materials
people and activity, and lead to commerce and good
in a way that complements the buildings on adjacent
memories. They want each new private sector land
blocks creating a strong and positive sense of place.
development, and each new building, not to simply
Too often new development is just about building fill space and add to the tax base. They want it to also
a serviceable or efficient structure with the lowest complement the public and private space nearby in
cost materials. It may have an exterior façade that is a way that adds value to everything around it, and
not indigenous to the area, or that is not compatible not “steal” value from neighboring properties. To
with it. It may represent a style unique to a particular really be a placemaking project,
brand (see the sidebar on the next page on Impact of each new private building has To really be a
Franchise and Corporate Designs on Urban Form). to be carefully and consciously placemaking
integrated with the public realm
Legally, it could be anything that meets minimum
around it and significantly add
project, each new
zoning and building code standards, and not much
more. Alternatively, it could be something very special value to it. This is so that the private building
new private building, the pre-
if a good architect and contractor are provided with
existing private buildings, the
has to be carefully
adequate funds for a building that will last 100 years
(or more). public right-of-way, public open and consciously
space, and any nearby public integrated with
Sometimes people want to call any conventional buildings, together, add up to a
development placemaking. However, much of the quality place where people want the public realm
time, it is not anything special; it is just utilitarian, to live, work, play, shop, learn, around it and
not memorable, and lacks the form, design, and and visit. This will likely require
function to create a sense of place. There is a lot of active community, private sector, significantly add
and nonprofit sector involvement value to it.
room between lowest cost and highest cost where

quality places with a strong sense of place can be in placemaking.
created. But, building quality places does not happen
by accident. It takes a deliberate effort by both the Unlike a century ago when public and private
public and private sectors. development often harmoniously occurred in parallel
with one another without special coordination
Chapters 4 and 5 focused on the importance of (perhaps because it was guided more by architects
good form and design in public places, and at the and skilled craftspersons than by landowners,
interface of private development with public space. businesses, or government regulators), quality new

Impact of Franchise and Corporate Designs on Urban Form
“M
uch of the commercial built retailers with ‘big box’ stores will often
environment today, is franchise- locate near each other to compete ‘head to
related and corporate-driven. head’ for a local market that will ultimately
Apart from suburban housing, the dominant only support one survivor. Older fast food
type of development activity during the restaurants are sometimes abandoned when
last 50 years is associated with regional, better locations could be found, thus leaving
national, and even multinational corporations vacancies and reuse challenges. The result of
competing to satisfy growing consumer these trends lead to commercial overbuilding
demand for retail, restaurants, commercial and moves a community further away from
services, etc. These corporations ‘generally’ being able to offer a high density of place-
have distinctive ‘franchise architecture,’ which based attributes. While some building reuse
expresses a commercial brand built with auto- does occur, often the second-generation
centric land development models focused use is lower quality and the building form
on vehicular movement and convenient remains auto-oriented, pedestrian-unfriendly
parking. Those two considerations represent and, generally, unsupportive of placemaking
the opposite of placemaking, as they place a without dramatic intervention. Coping with
premium on standardized experiences and the powerful forces of franchise-related and
auto-oriented convenience. Additionally, corporate-driven development models has
some perspectives toward land development shaped planning and zoning efforts in many
seem to have shifted more toward the notion communities (particularly suburban ones).”i
that real estate and the buildings themselves
are more ‘disposable.’ Some communities have A different planning model is needed. This chapter
experienced circumstances wherein the older presents a model that integrates regional and local
100,000 square foot ‘big box’ department planning with placemaking to get a result that
store has been replaced by the new 200,000+ better guides public and private development. It also
square foot ‘big box’ department store located integrates planning with form-based regulation and a
on a new site (often near the first). This project-ready review process that makes communities
essentially ‘doubles down’ on corporate-led better able to quickly respond to private sector
development patterns and often leaves the planning proposals, as well as move from public plans
smaller vacant store to sit empty for years to action.
with few reuse opportunities (and no place- i. Direct quote from one of the reviewers of a draft of this guidebook:
based attributes). In other cases, national Randy Mielnik, principal, Poggemeyer Design Group, 2015.
development today, does not typically occur on its Is it a small town or suburb directly abutting
own. Instead, quality development is a result that is many more similar communities at the
achieved only with good local planning that captures perimeter of a large- or medium-sized city?
a widely shared vision for an area, and zoning that
is implemented by private sector builders who also The location of the community and its unique assets
share in that vision. This is more than simply a good will dictate a large amount of what is possible in
master plan and form-based code. The master plan terms of future development or redevelopment.
needs to be both visionary and achievable. It also needs Standard, Creative, or Tactical Placemaking can be
to be based on a solid understanding of the municipality’s successfully used in every city or village, and in many
role within the region. For instance: townships, regardless of size, location, or unique
assets. But, Strategic Placemaking will principally
Is it a large or small Center of Commerce produce the desired results in targeted centers
and Culture, serving a population much (downtowns), and at key nodes along key corridors.
larger than its geography? These places can be in large or small towns, or urban
Part Two 7-3

townships, but most importantly the communities stimulate development to occur consistent with the
they are located in will serve as regional or sub- plan as quickly as is possible.
regional Centers of Commerce and Culture as
explained in a sidebar in Chapter 3 (page 3–10). This chapter focuses on the importance of planning that
leads to action. It differentiates placemaking from
All types of placemaking require some advance other public and private development projects.
planning, but the amount varies dramatically. A It examines an ideal hierarchy of local planning,
community does not need a formal plan for many beginning with regional plans, then local master
Tactical, Creative, and Standard Placemaking plans, then local subarea plans, and finally, where
projects. However, as size, scale, or cost of a warranted, local PlacePlans. Both plan content and
placemaking project or activity goes up, so does the process issues are addressed. The principal reason for
need for a good plan. In many cases it could be a this organization is so that communities will learn the
PlacePlan. These are site-specific, subarea plans for importance of being proactive and, hence, be better
the conversion of a particular site from what it is prepared for new development in ways that enable it
into something with a strong sense of place. It starts to ensure development is of an acceptable quality and
as a concept plan and, after a series of iterations, is compatibility. This is so the community does not have
converted into a “site plan” as required by most zoning to simply react to development and redevelopment
ordinances. The final site plan will have considerable proposals without a clear vision or standards to guide
detail, so that it can be quickly implemented. The very review and approval.
last section of this chapter provides some guidance on
project development review and approval processes. This approach carries with it the burden to also have
in place local codes, ordinances, and infrastructure
Large and important projects, especially those policies, so that new development and redevelopment
targeted to a particular location, require a local master that meets these standards is quickly approved.
plan or subarea plan to provide a clear indication of Communities not familiar with the Redevelopment
community forethought, in order to support future Ready Communities® Program managed by the
funding or grant requests, or a new local fee or tax Michigan Economic Development Corporation,
to implement the plan. In those cases there are may want to check out this program that is designed
some basic considerations that need to be taken into to help communities become “redevelopment ready”
account with regard to process and content of these (see the sidebar on the next page). Over time, land
local plans. What communities often fail to consider developers will realize that quality development with
when they start such planning, is the relationship good form is welcome, and citizens and businesses
of the community or target area to the region. As a will reap synergistic benefits from the concentration
result, there is considerable material in this chapter of quality development in places where people want
on regional planning and the relationship of local to be. Over time, everyone will better appreciate the
placemaking to regional strategic growth. There is important role of public spaces surrounded by quality
also material on strategic growth planning that can private buildings, and of keeping them both well-
be engaged in at the regional or local level, as well as maintained and safe.
material on integrating placemaking into local master
and subarea plans. The process elements of this chapter are based on
the rational planning model, which is pragmatic and
Placemaking depends not only on good local codes designed to fix an existing problem, prevent a future
and ordinances (as explained in Chapter 8), but one, or take advantage of emerging opportunities.
also on local plans that themselves should be nested The most fundamental steps in the rational planning
within regional economic prosperity plans, sometimes model are:
called regional strategic growth plans. But, effective
placemaking requires more than good planning; it is Define vision, goals, and objectives,
critical that the planning leads to action. That is, the Gather and analyze data,
planning needs to provide the kind of direct guidance
that not only encourages new infrastructure and land Develop alternatives,
development to implement the plan, it must also

MEDC: Redevelopment Ready Communities® Program
T
he Michigan Economic Development place. To be awarded certification, a community must
Corporation’s (MEDC) Redevelopment meet all RRC best practice criteria. The RRC Best
Ready Communities® (RRC) program assists Practices encompass the following categories:
Michigan communities seeking to streamline
the development approval process by integrating Community Plans and Public Outreach,
transparency, predictability, and efficiency into Zoning Regulations,
their daily development practices. The RRC is a
statewide program that certifies communities who Development Review Process,
actively engage stakeholders and plan for the future.
It empowers communities to shape their future by Recruitment and Education,
assisting in the creation of a solid planning, zoning, Redevelopment Ready Sites®, and
and development foundation to retain and attract
businesses, investment, and talent. Community Prosperity.
The foundation of the program is the RRC Best Redevelopment Ready Communities® certification
Practices. Developed by public and private sector signals that a community has clear development
experts, the best practices are the standard for policies and procedures, a community-supported
evaluation and address key elements of community vision, a predictable review process, and compelling
and economic development. The best practices are sites for developers to locate their latest projects.
designed to create a predictable and straightforward
experience for investors, businesses, and residents For more information, visit: www.michiganbusiness.
working within a community. In addition, the best org/community/development-assistance/#rrc;
practices challenge communities to be flexible, while accessed January 14, 2015.
seeking quality development that supports a sense of
Evaluate alternatives and select one or Since, nearly all planning processes are variations of
a combination, the rational planning model, the only optimum process
is that which is embraced by all the major stakeholders
Embody the preferred alternative in a plan, in the community and results in a consensus plan.
Implement using a mechanism to measure However, the authors of this guidebook believe one
progress and outcomes, and approach has special benefits. This is why in Chapter 6
we advocate for the use of charrettes as a key planning
Periodically revisit progress to achieving and consensus building tool. That said, we recognize
the goals and objectives and repeat process, that communities have followed many different
as needed. processes to get to the same product—local place-
specific plans—including master plans, subarea plans,
The strategic planning process presented later in and PlacePlans. So, instead of focusing on a model
this chapter includes additional elements beyond process for preparing these plans, we will present
those listed above. Notably it also focuses on summaries of recent local plans with significant
inclusion of who to engage (all major stakeholders), placemaking elements. In addition, is a discussion of
provides a special focus on regional and local assets, how combining the process for creating a local master
and emphasizes the importance of developing a plan and a form-based code at the same time through
small set of priority strategies. While these same charrettes, is likely to result in cost and time savings,
considerations are relevant in local-level planning, the and produce broad consensus for implementation.
emphasis will be different in each locality, because the
context is different. There are five major sections in this Chapter.
Following is a brief overview of each section.
Part Two 7-5

Section One provides background development, economic development, and
information related to the context for infrastructure development. While all placemaking
regional and local planning, and further will benefit from carefully prepared local master
differentiates placemaking from other related plans, or subarea plans, this section acknowledges
local government services and types of that project planning for placemaking can be done
development. It also explains the value and independent of local plans for many (if not most)
benefit of nested local and regional plans. Lighter, Quicker, Cheaper (LQC) projects, Tactical
Placemaking, and some Standard and Creative
Section Two focuses on regional plans Placemaking. In contrast, Strategic Placemaking can
whose focus is economic development at the receive important guidance and support from local
regional scale. These strategic growth plans master plans and regional strategic growth plans. This
should have a strong place orientation that is section also explains the value and benefit of nested
coordinated with local plans. local and regional plans.
Section Three lays out a strategic growth Comparison of Conventional Land
planning process. While the focus is on use Development, Placemaking, and Other
of this process at the regional or county level, Related Local Government Services
the same steps and considerations can also be There are three ways communities traditionally
utilized at the local level. have made incremental improvements to the
Section Four takes a look at different ways to built environment. They are known as: community
incorporate placemaking considerations into development, economic development, and infrastructure
existing local master plans and subarea plans. development (see Figure 7–1), while all of these ways
Examples from large and small communities in can be used to support placemaking, most of the
Michigan are offered. An alternative model for time changes to the built environment are a form of
creating local master plans at the same time as private land development or construction of public
creation of a form-based code is also presented. improvements, but are not placemaking. As explained
earlier, by no means is all development placemaking.
Section Five shifts the focus from the process To understand what placemaking projects are,
and contents of plans to the implementation compared to projects that are simply private
of regional and local plans via specific development or public improvement projects, it is
projects—particularly those that advance necessary to explain the latter in more detail. Three
local placemaking. A taskline of steps is approaches are common.
described that are generally followed by those
involved in creating quality land development 1. The first way that communities have
with a strong sense of place, along with traditionally made improvements to
common variations. the built environment is by means of
community development or infrastructure
It is the goal of this chapter to expose the reader development. The overall process involves
to a broader range of planning considerations for a variety of line-agencies (such as housing,
effective placemaking than are available from other parks and recreation, transportation, or
published sources. It is expected that the result will utility departments) and advisory boards/
be the development of future regional and local commissions/administrators within
plans that successfully incorporate placemaking in municipal government that are sequentially
a manner that makes it easier to move quickly from engaged in planning, then budgeting,
planning to action. and finally action. Time frames vary
tremendously depending on the activity. For
SECTION ONE: CONTEXT FOR REGIONAL example, a parks and recreation department
AND LOCAL PLANNING AND PLACEMAKING may identify the need for a large park for
Section One provides background information organized sports, such as baseball, softball,
related to the context for regional and local planning. or football, in an area of the community
It further differentiates placemaking from other experiencing population growth. The parks
related local government services, such as community
Figure 7–1: Comparison of Community, Economic Development, and
Infrastructure Services to Placemaking
Community Development Services

Human Expand Human Neighborhood Targeted
Services Economic Empowerment Conservation and Redevelopment
Opportunities Rehabilitation
Roads Change
Strengthens
Transit
Infrastructure Services
Quality of Places
Trails, Bikepaths Seizes Green
and Greenways Pedestrian-
Orientation and Blue
Sustainable Opportunities
Placemaking
Sewer and Water Mixed Use
Stormwater Management Quality Places Human- Optimizes

Scale Form
Infrastructure
with a strong sense of place rooted Safe,
Garbage Collection/ Investment, esp.
Recycling
in human-scale form that Comfortable, Complete Streets
attracts activity and talented workers Sociable,
Street Lights Green Enhances
and contributes to regional
Many Choices in Transportation
Police and Fire Economic Prosperity Recreation, Housing, Connections
Transportation and
Parks Entertainment Builds on
Respects Historic Arts and Culture
Schools Structures
Uses Tactical
Gas, Electric and
Activities for Civic
Other Utilities
Engagement
n
gy atio
c ing nolo n s ific tions tion p
va n ch d tio ve r c ac shi rce
Ad nd Te g an t t rac ss Di onne Attr on e n eur o r kfo ent Talent
a ti n lA in e l C es s nt i p r s W lopm
tion Marke otion apita Bus Globa Busin Rete Entre ervice ve Attraction
n n ova ro m C n d a n d S De and Retention
I P a
Economic Development Services

and recreation department documents improvement. When the project is complete,

the need in its five-year plan. It includes a new public improvement would be in place
identification of an area where land needs but, as described, it is what would typically
to be acquired for that purpose, as well as be called a community development project
the cost of improvements to convert the (or a public infrastructure project), not a
land into an outdoor sports park. Once the placemaking project. If it were a key part of
plan is approved by the parks and recreation a larger plan that sought to achieve other
commission, the department includes money placemaking objectives in the neighborhood,
in subsequent budgets to move from plan then it would be a placemaking project; but
into action. The commission must, of course, independent of that, it is not.
convince a series of decision makers of the

value of the plan before adequate funds 2. The second typical approach to development
are allocated. These decision makers could involves local political leaders proposing
include a budget director, municipal manager, a public project or infrastructure support
elected council, and potentially even the for a private project that is not in adopted
public at large, if new taxes must be raised capital improvement or operations plans. If
to pay off bonds for land acquisition and there were sufficient political support (which
Part Two 7-7
usually means broad citizen support or at is complete, a new development would have
least the support of key stakeholder groups) occurred. However, it is not a placemaking
the project may go to the front of the line project as described above, because it is
for funding. This could occur, because of a missing several key components that link to
grant opportunity, or a gift of land, or an the form and quality of abutting public space
opportunity to partner with a landowner or and character of new uses proposed in the
private developer on a project. For example, building compared to others in the area.
if a new federal or state grant program
offered the opportunity to tear down This “system” of public and private development
derelict industrial facilities on a brownfield is fairly dynamic, and in growing communities,
site and to clean the site in preparation for provides a lot of activity—and sometimes conflict
future development, and if the terms of and controversy when adjacent property owners or
the grant were attractive (such as a 75/25 other stakeholders in the area object to or oppose the
cost split), elected officials may jump at the project. Under this system, new development activity
opportunity to clean up a contaminated is widely spread throughout a community, unless
site in preparation for redevelopment. This there is new infrastructure like a sewer or water line
is especially true if it were in a key location that opened up an area on the urbanizing fringe for
with private developers interested in the site. development that previously was not available. This
may be a result of market forces. But, when it comes
3. The third approach is the most common. to infrastructure, the location of public improvements
A private sector developer or a non- (and subsequent development throughout the
governmental organization (like a foundation community) usually occurs, because of political
or a civic organization) comes forward with a concerns about equitable distribution of public
project that simply needs local development resources. It may also be because as a community
approval. For example, if a local developer ages, more public facilities need to be improved or
wanted to convert a privately owned parking replaced, and the action to improve or replace often
lot in the downtown to a new multistory attracts private development. This system can work
office building, the developer would bring efficiently in good economic times, as it is equally
the site plan and accompanying background market responsive, politically responsive, and subject
documents to the municipal planning and to rational planning and budgeting processes.
zoning review staff, and possibly the planning
commission to determine if the proposed However, in tough or soft economic times, or anytime
land use and building were consistent with that a community discovers deficiencies in the ability
the master plan and the zoning ordinance. of key places in the community to attract or retain
There may be a public hearing involved, and talented workers, new residents, businesses, or new
likely would be if a special land use permit development, then a different process is called for. In
was involved. There may be opposition from that scenario, a community needs to move proactively
abutting property owners, especially if the to make public improvements in targeted places.
new office building abutted single-family This is done to improve the quality of the place, and
homes and was proposed to rise more than make it more attractive for new residents, businesses,
two stories higher than those homes. Once and private land developers. These are situations
the land use was approved, the proposed where placemaking tools are especially suitable, since
project would, then, be reviewed by the all four types of placemaking have shorter and more
building staff to ensure conformance with the inclusive time frames for moving from planning to action
construction code. Other local entities may than traditional development approaches, especially
be involved in review and approval, including if charrettes are used (see Chapter 6) and form-based
officials administering separate sign codes, codes (see Chapter 8) are already in place. The result is
soil erosion and sedimentation codes, parking improvements that help turn an underperforming place
codes, etc. Once all permits were received, into something special with a strong sense of place where
construction could begin. When the project people want to be. If enough improvements are made,

sheds light on some of the benefits that are inherent
in placemaking approaches that are often not present
in most traditional private development, community
development, or public infrastructure improvement
review processes.
So, how do placemaking and traditional development

or public improvement processes differ?
First, the projects are usually different

in type—placemaking projects are often
narrower in scope.
Foot traffic is essential to commercial success. Allowing businesses
to have entrances in the Alleyway will encourage people to shop at Second, the placemaking projects often
small businesses in downtown Jackson rather than rely on malls and have a shorter time frame between proposal
shopping centers for goods and services. Illustration by students from
the MSU School of Planning, Design, and Construction from the Michigan and completion.
Municipal League’s 2014 Downtown Jackson Alleyway PlacePlan.
Third, the placemaking projects are always
and appropriate private-sector development follows, targeted to a small geographic area, whereas
achievement of other goals like talent attraction and other public infrastructure projects may
retention, new people and business attraction, and impact a larger area.
new private development are possible. These latter
results require a growing market, which can be self- Fourth, placemaking projects usually have
fulfilling if initial improvements are successful at significant direct input from affected
attracting the target market. stakeholders in the immediate area, even if
the project is initiated by the private sector.
Unfortunately, in communities that are desperate for new Traditional public improvements may have
development, the solution may be to accept any development more formal means of public input, such as
that comes along, or tinkering with the development public hearings, before action.
review process just to capture new tax base. That can be
counterproductive if the quality of the new development Fifth, placemaking projects, and important
actually diminishes the value of an area, because the infrastructure projects, usually have a more
form of the new development is inappropriate for its immediate and lasting impact on the area,
location on the transect, or its relationship to the public including attracting more quality private
space around the building is somehow diminished (such development and public activity to the area.
as being too short in height relative to surrounding Of course, these are generalizations that are not
buildings, is set back too far from the street, puts the true in every case, but hopefully they help to further
parking in the front, uses building materials that are differentiate placemaking from other types of typical
inferior or have a shorter useful life than the materials community development, economic development, and
used in other buildings in the area, etc.). Mistakes created public infrastructure development. They also illustrate
by low-quality development last a long time—sometimes how much more action-oriented placemaking projects
for many decades. That does not mean that improving and activities usually are, how most have less time
development review is not a good objective; it is often a between planning and action, and how they can precede
key part of a comprehensive solution, but it is rarely an or occur simultaneously with new private development.
effective primary or sole solution, especially if it is not
tied to good building form and construction. Conventional development and placemaking are both
important to the successful creation and functioning
Table 7–1 compares traditional and placemaking of a community, but they are quite different and
approaches to making decisions on new development should not be confused with one another, because
and public improvements. It helps convey some of doing so diminishes the integrity and importance of
the subtle differences between these approaches and
Part Two 7-9

Table 7–1: Comparison of Types of Development
Type of Activity Planning Budgeting/Approval Action
Traditional Private Area covered in local master Public capital improvements Approved if meets local zoning
Land Development plan or subarea plan. included in a Capital Improvement ordinance and building code.
Program (CIP) or made as new
development proceeds; in some
states, is paid by developer by
means of impact fees, in others as a
condition of development approval.
Community Usually guided by neighborhood Line-agency general fund Home rehabilitation,
Development conservation or stabilization plans. allocations along with grant funds. new low-income home
construction, sometimes public
improvements, as in parks.
Infrastructure Separate plans for each public Often tied to revenue streams Annual improvements based
Development infrastructure (water, sewer, provided by users, such as water on adopted CIP budgets with
storm sewer, waste disposal, etc.). and sewer bills, gasoline taxes, etc. maintenance based on general
fund or special operating budgets
to address immediate needs (line
breaks, severe potholes, etc.).
Economic There may or may not be an Specific agency general fund Often is demand-responsive
Development economic development plan. allocations, along with grant funds. to business inquiries from
May be planned efforts to retain businesses considering
existing businesses, support relocation to the area. May also
entrepreneurs, and market space involve prospecting to bring
in existing industrial parks. new firms to the area.
Tactical Little planning, moves quickly Very low cost, often done with Little time between idea and
Placemaking from idea to action. Usually in volunteer labor and contributions. action. Immediate effect, but
public spaces. change is often temporary as
ideas are tried out, or change is
incremental with LQC projects
over a period of time.
Standard Often these are larger projects The larger the project and greater Not unusual to have a 3- to
Placemaking than Tactical Placemaking. May be the expense, the more likely a 15-month time frame from idea
small or large in scale, physical- budget appropriation or grant is to action. Larger projects are
or activity-based, but usually needed, although many public- usually longer time frames.
permanent and targeted in key private projects involve donations
public places. Are usually guided and private contributions as well.
by a project plan or a PlacePlan.
Creative Could be large or small projects, The larger the project and greater Not unusual to have a 3- to
Placemaking many are activity-based, not the expense, the more likely a 15-month time frame from idea
involving physical changes. Is budget appropriation or grant is to action. Larger projects are
usually guided by a project plan or needed, although many public- usually longer time frames.
a PlacePlan for a physical project. private projects involve donations
and private contributions as well.
Strategic These are usually very targeted Most of the expense is often Not unusual to have a time
Placemaking physical projects (in centers borne by the private sector, with frame of 8 to 18 months, and
and nodes along key corridors) public dollars supporting public usually public involvement
designed to better attract or space improvements, residential precedes private development
retain talent that are included in subsidies, or other service of a site.
regional strategic growth plans, improvements, such as part of a
local master plans, subarea new or expanded transit service.
plans, and possibly PlacePlans.

Conventional each. If all place-based Construction of trails and pathways to
projects or developments connect activity centers;
development and are called “placemaking,”
Improving public access to waterways;
placemaking are both then placemaking is not
different than anything
important to the that has been done in the
Construction of transit stops that are
integrated with the surroundings, not simply
successful creation past and there is no reason a bus shelter in the middle of a block; or
to give it a different name.
and functioning of a But, they are different—as Conversion of an old public school building
community, but they described above and in into a community center that helps integrate
previous chapters.
are quite different many programs and activities into a new
neighborhood anchor.
and should not be The reverse is also true.
There are many common Perhaps, in this light, the principal differences
confused with one municipal projects that between placemaking and more conventional
another, because have been engaged in by community development, economic development, or
communities for decades infrastructure development include:
doing so diminishes that are placemaking
the integrity and projects, even if they were A focus on physical amenities in a place;
importance of each. not called that. They were A form and design that promotes more
often termed community physical activity in a place;
development, infrastructure development, or even
economic development. Examples of these common A narrower scope and time frame;
public placemaking projects follow:
Increased direct input from stakeholders
Downtown beautification, including façade, (especially those nearby); and
tree, landscaping, street furniture, and street
light improvements; Moving from planning to action more
quickly in order to create a quality place
Street reconfigurations to better where people want to live, work, play, shop,
accommodate pedestrians and bicyclists; learn, and visit.
Park design to create or expand multiple-
activity use spaces and better connect with
adjacent neighborhoods;
Michigan Association of Planning
T
he Michigan Association of Planning (MAP) is a nonprofit, member organization dedicated to
promoting sound community planning that benefits the residents of Michigan through provision of
education, information, and resources. Its members are professional planners and local officials (like
planning commissioners and members of zoning boards of appeals). The MAP is the Michigan Chapter of
the American Planning Association (APA). It exists so that Michigan will consist of healthy, safe, attractive,
equitable, and successful communities built first and foremost on quality community planning. The MAP was
an early member of the Michigan Sense of Place Council, and was also instrumental in the development of
the MEDC Redevelopment Ready Communities® Program.
For more information, visit: www.planningmi.org/.
Part Two 7-11

Nested Plans and Regulations codes (FBC) (see Chapter 8 for more information on
Help Move from Planning to Action FBCs and regulating plans). Examples of plans that
While Standard Placemaking, Creative Placemaking, do so are presented in Section Four (page 7–42).
and Tactical Placemaking can be effective in any
community without formally prepared local plans to Nested plans (like those described above) that are
guide specific projects, many Standard and Creative prepared with broad stakeholder representation,
Placemaking projects, and probably all Strategic such as those developed using charrette processes
Placemaking projects, will benefit from not only (see Chapter 6), not only identify regional and
advance project planning, but project planning local priorities, but also enjoy the clarity of thought
for the purpose of implementing an adopted local and built-in support of key groups. This makes it
master plan, subarea plan, and/or PlacePlan. In turn, much easier to move directly to implementation
Strategic Placemaking projects that are high-priority using FBCs and, where public improvements are
projects, because of their potential for significant necessary, using Capital Improvement Programs
talent retention and attraction, should be included in (CIP). Communities that are already certified as
certain regional plans, as well as in local plans. This Redevelopment Ready® will be best prepared to
kind of nesting of plans helps all the communities in move quickly from planning to implementation.
a region better understand not only the potential for Projects can, then, take a variety of forms. Most will
effective economic development, but also helps set be conventional private sector land development
both regional and local priorities for certain types of or redevelopment projects that are consistent with
Strategic Placemaking projects that can be catalysts the future land use map of the master plan, meet
for further growth and economic development in local zoning requirements, and are in places that
targeted locations (see Figure 7–2). are already served with adequate public facilities.
Priority local Strategic Placemaking projects should However, some will be Strategic Placemaking
be specifically included in the regional economic projects, such as transit-oriented development
development plan (may be called a regional strategic (TOD) along a new or improved transit line. Or, they
growth plan, or a regional prosperity plan), and will be Standard or Creative Placemaking projects
sometimes in regional infrastructure improvement that focus largely on public space improvements
plans (like transportation and utility plans). Certain in particular locations. Tactical Placemaking
Strategic Placemaking projects may also be relevant projects may also be involved where new ideas for
for inclusion in regional environmental or natural improvements to public spaces are tried out at low
resource protection plans, or in regional housing cost or phased over a period of time.
affordability plans. These plans cover a multicounty This also has to work the other way as well. To
region and typically have both short-term (five year) be globally competitive, key regional economic
and long-term (20+ years) components. development strategies must also be incorporated
In contrast, local master plans for an entire into local plans. If communities within regions
jurisdiction, and subarea plans (like those that address are not working together, then they are effectively
working against each other
a particular neighborhood, corridor, or smaller
as global economic activity is To Fail to Plan
geographic area), typically focus on land use and
infrastructure issues, along with the goals, objectives, regional; it is not local. In short, is to Plan to
at both the regional and local
levels: To Fail to Plan is to Plan to Fail in the
and policies necessary to achieve a particular vision
over a 20-year period (usually reviewed at least

once every five years, with updating if necessary). Fail in the New Economy! New Economy!
Increasingly, these plans include placemaking In time, this structure of nested regional and local
elements with specific recommendations for place-based plans and regulations is likely to be
improvements to public spaces, along with form viewed as a precondition to effective placemaking
elements for private buildings that abut public in downtowns at key nodes and along key corridors,
spaces. Sometimes these plans go so far as to include just as basic infrastructure and public services are to
regulating plans as the first element of form-based

Figure 7–2: Nested Plans and Regulations
Regional Plans
Local Master Plans

and Subarea Plans
Local Zoning
and CIPs
Projects
virtually all private land development. Such regional in a public park, to an extension of a public trail,
and local plans and local regulations should be to an enhanced neighborhood center. The more
reviewed and updated at least once each five years to development-ready a community is, the quicker a
ensure they remain current and consistent with other project idea can move from planning to action when
related public policies and priorities. the funding is available.
One of the principal benefits of this nested approach A nested approach to plans and regulations also
is the ability to move quickly from planning to makes it less likely that a community will be
action. If major placemaking projects are rooted in faced with, or feel compelled to approve, private
nested plans and regulations, then, when it is time to development projects that:
initiate a placemaking project, a detailed site-specific
PlacePlan can be prepared with bid specifications, so Are inconsistent with adopted plans
that the public placemaking project can be quickly or regulations.
implemented. For examples of recent PlacePlans Would place undue stress on
in Michigan, see Table 7–2. Projects could range municipal facilities.
from new municipal buildings, to improvements
Part Two 7-13

Table 7–2: PlacePlans in Michigan
Community PlacePlan Focus
Alpena 2013 Concept plan for a multiuse public plaza downtown. Continued development of housing within the
downtown area will ensure the plaza becomes a “third place” where people connect and spend leisure time.
Cadillac 2014 The Heritage Plaza plan concept for a lakeside block of downtown Cadillac envisions the site as a year-round
destination and downtown hub, hosting seasonal events and enhancing connections between main street
and Lake Cadillac.
Detroit 2014 The Vernor Crossing site in Southwest Detroit is underused and lacks connectivity with the adjacent
neighborhoods and business districts. The plan proposes a shared market space and a flexible public plaza.
Flint 2014 The Grand Traverse Greenway is a three-mile long former CSX railroad line with the potential to be an
inviting bike/walk trail. The design concept would strengthen connections between neighborhoods and the
downtown, and support recreational and safety needs.
Holland 2014 The Western Gateway area around the farmers market and civic center building could extend downtown,
link to the waterfront, and promote the local food industry. The plan outlines strategies for creating a
“food innovation district.”
Jackson 2014 The community aimed to improve a downtown alleyway between the farmers market, and the transit
center. Designs call for pedestrian connections that will support business along the route, as well as build
on recent streetscape efforts.
Kalamazoo 2014 An improved transportation network around Kalamazoo Valley Community College’s new healthy living
campus could balance the needs of biking, walking, transit, and traffic options. The plan recommends a
three-lane Portage Street and multiple transportation options for resident and visitors.
Midland 2014 The growth and success of the City’s farmers market prompted thoughts of creating a larger, more
robust market. The report recommends a community conversation about the farmers market’s role
and expansion options.
Benton Harbor Dwight Pete Mitchell City Center Park serves as the primary public green and community gathering
2015 space for downtown. The City used an inclusive civic engagement process to gather public input on new
park design concepts.
Boyne City 2015 A coordinated design plan for Sunset Park and surrounding spaces would create attractive connections
and paths to link parks, beaches, downtown businesses, and the historic walking tour.
Lathrup Village The City aims to create a true “village center” as a walkable destination. A new design for the public space
2015 in combination with a public/private partnership to examine redevelopment of the City Hall building will
help the entire parcel become a community hub offering both public services and private amenities.
Monroe 2015 Monroe is working to convert an underutilized alley into a pedestrian connector to unify the downtown
area. An inviting design recognizing the community’s history and culture would create an attractive
connection between museums, restaurants, and retail that enhances pedestrian activity downtown.
Niles 2015 Parcels along the Saint Joseph River were identified as opportunities for catalytic developments that
both take advantage of the river and enhance connections from the surrounding neighborhoods to
the downtown district.
Saginaw 2015 A Strategic Placemaking goal-setting process brought local stakeholders together to develop an action
plan for place-based investment in downtown, Old Town Saginaw, and adjacent neighborhoods.
Traverse City 2015 A new design plan for a vacant City-owned parcel along Kids Creek would transform the site into a true
community space, providing both a focal point for this emerging district and a connection to the heart
of downtown.
Source: For more information on these specific PlacePlan projects, visit: http://placemaking.mml.org/place-plans/; accessed June 9, 2015.
For additional PlacePlans projects featuring aspects of Strategic Placemaking, see Table 12–1 in Chapter 12 (page 12–20). Table by the Land
Policy Institute, Michigan State University, 2015.

Are inconsistent with principles of good SECTION TWO: REGIONAL PLANS
urban form. Section Two examines regional plans whose focus is
economic development at the regional scale. Regional
Are prepared without broad plans should have a strong place orientation that
stakeholder participation. is supported by and coordinated with local plans.
Are inconsistent with any recent target Key placemaking strategies in local plans also need
market analyses (and, thus, miss the market). to be integrated and prioritized in the regional
plan, so that the region can support local efforts to
Cannot demonstrate that they could produce implement placemaking strategies that have regional
desired economic and social activity. benefits. Similarly, local governments should support
the implementation of regional efforts to improve
Therefore, this proactive approach is designed to infrastructure that is critical to regional economic
more quickly move forward those public and private growth and prosperity.
projects that will create new quality places with good
form, and that are designed to achieve public and Context for Regional and Local Plans
stakeholder objectives embodied in a series of nested The notion of nesting local and regional plans is not
plans. It also permits focusing on outcomes and new, but is rarely practiced by local governments in
measuring progress with appropriate metrics. most Midwestern and Great Lakes states. As a result,
some additional explanation is necessary to set the
This approach is not necessary for those who live in context for both regional and local plans that are
parts of communities that already have many high- designed to be mutually supportive. The place to start
quality areas with a strong sense of place that create is by answering the following question: What have we
indelible memories and attract scores of residents learned from the economic stagnation and, in some cases,
and visitors alike. This approach is for neighborhoods severe decline in jobs, income, and population that began
that want to quickly make up lost ground in a cost- in the mid-2000s?
effective manner. This approach is for those who do
not want to have to rely on trial-and-error or chance The global New Economy is real.
in order to create new places where people want to Competition is now one economic region
live, work, play, shop, learn, and visit. This approach is of the world against another. We no longer
for those who understand the power of placemaking compete against neighboring communities
in providing these benefits. for labor and capital. The community down
the road is our regional ally; our competition
PlacePlans is also the name of a joint effort between is across the globe. It makes no sense to try
Michigan State University and the Michigan to get businesses and industries to relocate
Municipal League, funded by the Michigan State within the same region, as that simply
Housing Development Authority (MSHDA) moves the jobs around and does not make
through the MIplace™ Partnership Initiative, to the region any more competitive on a global
help communities design and plan for transformative basis. We need to understand our allies, our
placemaking projects. The PlacePlans process is global competitors, and our growing global
customized to each project and community, but customers better.
each involves an intensive community engagement
strategy, that includes a public visioning session, Each economic region has a common
several public meetings to provide specific input and geography of assets, culture, and competitive
feedback on plans and designs, and direct work with advantage in certain economic sectors. We
key community stakeholders along the way. need to understand these characteristics
better and exploit our strengths in sustainable

ways in order to remain globally competitive.
Regional hubs are the most effective

innovation and job creation centers when built
Part Two 7-15

on regional assets, and supported by targeted
resources and intergovernmental cooperation.
Places that are geographically authentic,

unique, interesting, and built with quality
materials are those that will be competitive
the longest. These places will also be the most
resilient in attracting and retaining the talent
necessary to remain globally competitive.
Effective Strategic Placemaking can help

create and maintain quality places that
support unique regional identities, attract and
retain talent, and spur population, job, and
income growth. Wayne State University in Detroit, MI, is an example of a key regional
stakeholder. Photo by the Michigan Municipal League/www.mml.org.
Business needs talent. Talent wants quality
places. Quality places need business. These To remain competitive, regions need to:
are mutually dependent and, when well- Attract knowledge (talented people and
integrated within a region, are most likely technology) as drivers of the New Economy.
to result in a region that is sustainable and
resilient in the face of global competition. Leverage green and blue infrastructure for
placemaking to attract and retain knowledge
Four Regional Strategic Growth Principles workers, tourists, and other visitors.
Most of the findings above, came from research by
Professor Soji Adelaja, PhD, founding director of Recognize that diversity and tolerance
the MSU Land Policy Institute, and his research promote the culture of innovation and
staff from 2004–2010. Adelaja also developed the knowledge creation.
concept of Regional Strategic Growth in 2007
around four principles: Effective regionalism:
1. Regions and Regionalism, Entails partnerships (private-public and

interjurisdictional);
2. Urban-Rural Interdependency,
Promotes intra-regional cooperation;
3. Strategic Assets Assessment, and
Tries to avoid unnecessary duplication
4. Targeting of Resources. of functions that tend to occur across
communities; and
Understanding each of these principles helps further
cement the importance of nesting local and regional Recognizes the premier role of talent
plans and the business-talent-place connection. (creativity and innovation) as the currency of
Following is a brief summary of each of these principles. the future.
1. Regions and Regionalism 2. Urban-Rural Interdependency
Since the smallest unit of sustainable economic The second principle addresses the geography of the
competitiveness is a region, it only stands to reason region. The classic economic region has one regional
that all local units of government, and all key regional core (central city, or a contiguous pair of cities, usually
stakeholders (large businesses, colleges, workforce surrounded by a suburban communities) that serves
boards, regional planning commissions, etc.), need to as the main hub of economic activity connecting sub-
work together in order to create a regional strategic regional centers throughout the region. In very rural
approach based on the unique assets of the region. regions without an urban core, several scattered small
towns may fill this role.

Prosperous regions with a thriving urban core have As illustrated in Figure 7–3, the classic medium-sized
enough economic strength and social attraction to city surrounded by rural areas, and occasional small
benefit surrounding rural communities and sub- towns, is usually very easy for people to conceive of
regional centers. However, without enough substance and relate to. For example, the factories in the string
in a hub (or in a rural area with multiple hubs), the of large cities and small towns across lower Michigan
region may not be competitive. Over time, this makes that produce vehicle parts and assemble automobiles
it very difficult to achieve the synergistic benefits are part of a network of “just in time” producers and
that can come from local governments and key suppliers that are interconnected and interdependent.
stakeholders working together with each contributing The failure of one cog in this wheel causes the entire
its strengths to the region. production machine to shut down. The same is true,
although usually less dramatically, when considering
Similarly, it is not enough to have a strong regional the economic interdependency of small towns and
core. There must be an effective symbiotic relationship surrounding rural areas. Following are two examples:
between the urban and rural places in the region, or
the region will underperform (from an economic 1. Think of a string of scattered small towns
. . .A core city cannot perspective). That means
a core city cannot prosper
that anchor a large rural agricultural region
that lacks a large or medium-sized central
prosper without a without a functional city. Most of the towns have a grain elevator
functional region region that includes and/or seed store, farm equipment sales
thriving suburbs and and repair, banks, a post office, drug store,
that includes thriving rural townships that grocery store, places of worship, taverns,
suburbs and rural value the city and its and restaurants. These towns provide critical
services/businesses, and support services for the farmers whose
townships that offer a wide variety of products fuel the small town economies.
value the city and its places to live. The same is true in rural areas that rely on
forestry as the principal economic base. Each
services/businesses, Rural areas provide the is dependent on the other.
and offer a wide variety natural resource base
and jobs in agriculture, 2. Similarly, this interdependency also exists in
of places to live. forestry, mining, and other rural areas without a strong agricultural
tourism, as well as help define the identity and character base, but that have many lakes, rivers, forests,
of the region. Rural areas typically will not thrive if the and public recreational lands that attract
core city or small town hubs are underperforming. tourists, hunters, fishermen, kayakers, hikers,
wildlife photographers, skiers, snowmobilers,
Worse, if parts of a region compete with each other, and a host of other recreationalists. Most
resources are wasted, and the region further under- visitors travel to the area to enjoy the splendor
performs. In effect, the region is busy competing of the natural landscape in these rural areas,
within itself rather than cooperating in order to but their travel needs are largely serviced in
better compete globally. the small towns with many small motels,
Placemaking improvements in the large cities and resorts, restaurants, grocery stores, souvenir
small towns help ensure that talented workers can shops, etc. Each is dependent on the other.
be attracted to and retained in the region. Multiple Regions are strongest when rural and urban areas
linkages between towns through rural areas by various understand their interdependence and work together
means, such as trails and pathways along rivers and to strengthen each to the betterment of all. In
streams, are key to strengthening the connections some cases that will mean that the most immediate
and illustrate the interdependence between these economic development priorities require Strategic
areas. In other cases, improvements to transportation Placemaking improvements in the downtowns
infrastructure to strengthen farm-to-market, rail, of large cities and small towns that serve as the
harbor, air, or road connections are the top connecting regional hubs. In other cases that means priority
improvements that may be needed.
Part Two 7-17

Figure 7–3: Economic Interdependence across the Transect
State Wildlife Area

Farm Equipment Dealer
Grain Elevator
River
Forest Product Auto Parts Plant

Manufacturer
Outdoor Outfitter Sub-Regional

(Canoes, Fishing, etc.) Shopping Downtown
Lake
Riverboat Ride
Resort
County
Park
Auto Parts Plant
Grain Elevator
Bed & Breakfast
Small Town Forestry
Medium- Farmland
Sized City
Antique Shop

Michigan Townships Association
T
he Michigan Townships Association (MTA) is a nonprofit, member organization that represents 1,240
local units of government that govern more than 96% of Michigan’s land area. The MTA advances
local democracy by fostering township leadership and public policy essential for a strong and vibrant
Michigan. It does this through representing members before state and federal lawmakers and regulators,
answering questions on statutory requirements, providing solutions to issues its members face, and education
that builds knowledge and skills related to the core competencies required of a township official.
The MTA is a member of the Michigan Sense of Place Council where it promotes interjurisdictional
cooperation in the preparation of regional and local plans and the setting of regional placemaking priorities.
For more information, visit: www.michigantownships.org/.
improvements must be made to rural-connecting region to clearly identify their assets and ask: What
infrastructure; or to protect green infrastructure, does this region have that is uniquely valuable? And
open space, agriculture, or forest assets that are what can we be the best at given those unique assets?
being threatened by inappropriate land division
or development. In still others it means some new Strategic assets are:
infrastructure must be built to benefit them all, such Unique resources that can make a region
as a new bridge, harbor, rail yard, airport, or high- distinct in attracting an effective mix of
speed broadband connection. resilient and sustainable growth and
3. Strategic Assets Assessment global opportunities.
Regions with economic development strategies Natural, environmental, community, and
that match their regional assets are best positioned quality-of-life related.
to prosper in the New Economy. This requires
communities within the larger region and each sub-
Michigan’s Critical Assets Atlas
M
ichigan’s Critical Assets: An Atlas for Institute, provides a comprehensive view of the
Regional Partnerships and Placemaking critical assets that Michigan has to offer in the
for Prosperity in the Global New creation of quality places. It can be a resource for
Economy, prepared by the MSU Land Policy communities seeking to identify their own assets and
understand their regional context. Critical assets are
assets that, with the right strategy, catalyze growth. They
are critically important in developing placemaking
and talent attraction strategies. Michigan’s Critical
Assets Atlas presents both traditional basic assets
required for success in the Old Economy, as well as
those necessary for the New Economy. They include
green infrastructure assets, quality-of-life amenity

assets, knowledge assets, renewable energy assets, and
New Economy-readiness assets.
To access this publication, visit: http://landpolicy.

msu.edu/resources/michigans_critical_assets_an_
Front cover of Michigan’s Critical Assets Atlas by the MSU Land Policy
atlas_for_regional_partnerships_and_placemakin;
Institute, 2010. accessed March 9, 2015.
Part Two 7-19
Once identified, it is important to nurture, exploit, Many regional assets are found in anchor institutions.
and market key regional assets, such as: Those are the ones that have been around for a long
time, and are likely to stay around. They usually
Cities (where walkable with dense mixed- employ the largest number of people. Anchor
use areas, connected parks and open spaces, institutions are typically in the educational, medical,
transit, etc.); industrial, and high-tech sectors, although sometimes
Talented workers and an innovative they are within the government, insurance, real estate,
business community; banking, or another service area. Certain churches
and nonprofit entities like United Way can be anchor
Natural resources, ecotourism, hunting, institutions in some communities. Understanding
fishing, etc.; where these anchor institutions are located,
where the people live that work in them, where
Regional transit system; these institutions buy products and services, what
Universities and colleges (for talent attraction opportunities exist for workers to live closer to their
and retention, innovative research, tech employer, and for businesses to buy locally are often
transfer, incubators, etc.); “low-hanging fruit” in developing regional strategies
that are tied to key assets. Anchor institution
Medical facilities and hospitals; reports have been prepared for most of Michigan’s
major communities in the lower half of the Lower
Other major employers, and smaller ones that Peninsula. The strategies that emerged from these
are uniquely connected in productive clusters reports should be incorporated into regional strategic
of businesses; growth plans.
Major transportation facilities (rail, air, ship) As public and private resources are limited, new
and good highway access (with proximity to development needs to be strategically placed. Target
major markets); and key centers, nodes, and corridors first. See Figure 1–8 in
Chapter 1 (page 1–33) and Figures 7–4 and 7–5 (pages
Lakefront/riverfront property (image,
7–22 and 7–23, respectively). Regions and communities
recreation, living opportunities, etc.).
within them must communicate effectively and work
The way to do so is to tie regional strategies to assets: cooperatively to target limited resources in locating new
growth that will benefit the entire region. Planning for
Know your region’s natural economic role inappropriate growth in the wrong place will result in
(based on its assets) in the global economy. wasted resources.
Pursue a great quality of life that matches the In short, when a region understands its asset
region’s natural economic role. endowment, it can leverage itself into global
competitiveness. Successful regions will build on
Improve the quality of downtowns and other
their unique assets, and create an entrepreneurial
key places to attract and retain knowledge
environment in which new ideas can flourish.
workers and entrepreneurs in order to propel
the region forward economically. 4. Targeting of Resources
This may be the hardest of the principles to accept
Create a knowledgeable workforce to achieve
for some, because it is not about equity; it is about
the region’s economic goals.

performance. The regional economy will perform
Invest in an infrastructure that supports better if the key hubs are places with a high quality
innovation consistent with the economic of life. That requires investing in those places for the
purpose of the region. benefit not only of those in the immediate vicinity,
but of the whole regional economy. This is where
Foster an innovative business climate tourists, businesses, entrepreneurs, capital investment
attractive to entrepreneurs and businesses. companies, potential new residents (especially
talented workers), immigrants, and others will visit

Where to Target?
Centers of Commerce and Culture – Especially downtowns,
Key Corridors that connect job centers,
Nodes along key Corridors (especially with quality transit routes) as these are opportunity areas.
when in the region. If the downtown of the central transform every place all at once. It must first target
city is not in good shape, or at least clearly on the way limited resources where the economic benefits will
up (i.e., shows signs of significant new investment), it be the greatest, and then as the economy improves,
suggests that the people of the city, in particular, and expand economic development efforts out to new
the region, in general, do not care about the central targeted areas. Strategic Placemaking projects should
city. The same is true in the nearby small towns in the occur in these targeted areas. In contrast, Standard,
region as well. Poor conditions in downtowns suggest Tactical, and Creative Placemaking can occur
that people and key institutions are unwilling or unable throughout the community on a continuing basis,
to work together on targeted investments that will since those efforts usually involve far fewer resources
improve the downtown and benefit the whole region. and can engage one neighborhood at a time, and can
This sends the wrong message, and may be enough build on each other over a long period of time. This
for prospective investors, visitors, new residents, or approach is equitable, over time, but it also results in
immigrants to decide to go elsewhere. complementary and synergistic benefits as all parts of
the community will improve.
Why should a business locate or relocate to an area
where it will spend significant funds to move existing Figure 7-4 shows targeted areas (center, nodes, and a
staff or attract key new staff if it is not a quality corridor) within a single jurisdiction. This is especially
Center of Commerce and Culture? A quality place important in a regional Center of Commerce and
has good schools and key amenities like bike paths, Culture. The top graphic in Figure 7–5 shows no
public waterfront access, museums, entertainment, targeting. Single-family, multifamily, and mixed-
good restaurants, sports venues, and the like. Why use infill and rehabilitation projects are scattered
should talented workers move there unless the place throughout the community. The bottom graphic
has attributes likely to attract other talented workers? in this figure shows targeting of projects in the
Remember, talented workers are in demand and can downtown, at key nodes, and along a key corridor.
move to places that have these attributes, and they want Targeting has the potential to dramatically increase
to be with other talented workers. other development in those areas, as well as expand
affordable units where there is available transit. It
The downtown, key nodes, and key corridors need to be also increases the likelihood of other private sector
good examples of what the community has to offer as a development in those areas. This will occur, because
quality place to live and do business. These are the places of the substantial investment in those areas, which
where Strategic Placemaking needs to be targeted. shows a local commitment to improve the quality of
Keep in mind the Project for Public Space’s Power of structures in those places where other infrastructure
10 when focusing on placemaking in these targeted (like main transit lines) is already present.
locations (see Figure 9–2 in Chapter 9 (page 9-19)).
It is also important to remember that, over time,
The logic behind a targeted strategy is not no part of a region can be left behind. If it is, from
complicated. It is illustrated in Figures 7–4 and a purely economic perspective, it will become a
7–5 using affordable housing improvements as the drag on the rest of the regional economy. So, while
example. Increasing density in a small area improves many strategies and investments will necessarily
the potential for commerce and pedestrian activity target the principal economic hub (and key centers,
that will occur if the new population is spread out. nodes, and corridors within it), they should not
No community has all the resources necessary to
Part Two 7-21

Figure 7–4: Target Areas for Strategic Placemaking in
Centers, Nodes, and along Major Corridors
State Highway
Minor Arterial
Major Arterial
CENTER
NODE NODE
State Highway
Downtown
CORRIDOR
do so all the time. Small towns in the region will economic development, particularly at the regional or
also need targeted investments in their downtowns county level. It is critically important for regions to be
and at transportation nodes. Neighborhoods not collaboratively working with all the major stakeholders
initially targeted will eventually need to be targeted. in a region to lay out a plan for continued economic
Similarly, some special rural places will also need to prosperity. Placemaking is an important consideration
be targeted (such as for harbor or rail development, in this process, but it is only one of several important
high-speed internet, or similar infrastructure) considerations. The critical significance of placemaking
when there are significant regionally beneficial job is most apparent at the community and neighborhood
opportunities associated with the investment, or level. However, if placemaking is not a priority in the
else the absence of such infrastructure will seriously regional economic plan, then regional goals for talent
hamper the people in those areas from seizing attraction and retention will surely fall short of the
emerging economic opportunities. regional vision, because regions cannot sustainably
attract and retain talented workers if the quality of
SECTION THREE: STRATEGIC places within the region for living, working, playing
GROWTH PLANNING PROCESS shopping, learning, or visiting are not of high quality.
Section Three lays out a strategic growth planning Local placemaking is the only way to ensure this.
process. This is unabashedly for the purpose of

Figure 7–5: Targeting Specific Places for Placemaking
Not Targeted
Minor Arterial
State Highway
Major Arterial
CENTER
NODE NODE
State Highway
Downtown
CORRIDOR
Single-Family Infill/Rehab
Multifamily Infill/Rehab
Mixed-Use Infill/Rehab
Targeted
State Highway
Minor Arterial
Major Arterial
CENTER
NODE NODE
State Highway
Downtown
CORRIDOR
Single-Family Infill/Rehab
Multifamily Infill/Rehab
Mixed-Use Infill/Rehab

Part Two 7-23
Targeting for Strategic Placemaking
T
he principal planning for and execution of has neighborhoods in poor condition, it is
Strategic Placemaking occurs at the local level. not going to thrive. The neighborhoods have
But within a regional context, it is most important to be fixed up, and public spaces need to serve
in those cities, villages, and portions of townships as activity attractors. Placemaking can help.
that serve as Regional Centers of Commerce and
Culture. As reviewed earlier in this guidebook, that While Standard Placemaking in
means those places with a density of 1,000 people/ neighborhoods does not contribute to job
square mile and contiguous areas of 500 or more creation in the same way that Strategic
people/square mile. These are the places that have a Placemaking does, it is still important to
density high enough to be walkable, and within which those living there and, over time, can result in
retail and entertainment services can be successful significant positive change in neighborhood
without automobile dependence. In a metropolitan quality of life, and rising property values.
area, the central city, portions of contiguous suburban Both targeted Strategic Placemaking and
communities along major connecting corridors, and neighborhood-based Standard Placemaking
the downtowns of some of the satellite small towns in (as well as potentially Tactical and
the region will comprise these Centers of Commerce Creative Placemaking) are needed. But,
and Culture. In a rural region with no large city, then generally speaking, local nonprofits, local
a series of small towns will serve this purpose, often in foundations, and neighborhood resources
a pattern reminiscent of a string of pearls. Following with limited federal, state, and local
are key considerations when targeting for Strategic resources, plus volunteer labor, would tackle
Placemaking (see also Chapter 12). the neighborhood placemaking projects. In
STRATEGIC PLACEMAKING FOR contrast, Strategic Placemaking projects are
ECONOMIC DEVELOPMENT guided by the municipal planners and, in
some cases, the economic development staff,
Is targeted to centers, nodes, and key corridors. and are usually implemented as private sector
development projects.
Has a physical form and level of activity
that fits within a regional plan designed to Why the Distinction is Important
contribute to improved quality of life in the
targeted location. Public investment resources are limited.
Communities need to get the most
Has mixed residential and commercial uses leveraging they can from available resources,
with (usually considerably) greater density while still guiding private investment. Often
than adjoining land. Strategic Placemaking projects include
other public investments, or significant
Has more measurable job, income, and commitment of public staff resources on:
population growth and associated impacts
that extend beyond the site than in lower yy Transit refinements,
density areas of the region.
yy Brownfield property cleanups and tax
Investments in Strategic Placemaking in credit approvals,
appropriate targeted places should stimulate

additional private investment and more public yy Complete Streets improvements, and
activity/gathering at those sites and nearby. yy Affordable housing subsidies in some
NEIGHBORHOOD-SCALE mixed-use, mixed-income projects.
STANDARD PLACEMAKING This requires concentrating Strategic
If a community has great public spaces with Placemaking projects in a few centers, nodes,
great buildings and lots of activity, but also and corridors of regional significance.

Importance of Corridors for Placemaking in Michigan
M
ichigan features many prominent corridors Building More Livable Communities:
that serve as “main streets” on a larger scale, Corridor Design Portfolio: http://landpolicy.
such as the Michigan Avenue/Grand River msu.edu/resources/mmpgs_corridor_design_
Avenue Corridor that traverses eight jurisdictions portfolio; January 19, 2015.
through the Greater Lansing Region (see the Case
Example in Chapter 6 (page 6–35)). Other notable Creating Successful Corridors (Woodward,
corridors include Woodward, Jefferson, and Gratiot Jefferson, and Gratiot Avenues): www.
Avenues in Detroit; Michigan Avenue in Grand semcog.org/redevelopmenttoolkit.aspx;
Rapids; Washtenaw Avenue between Ann Arbor and accessed January 19, 2015.
Ypsilanti; and Third Street in Marquette. All of these Reimagine Washtenaw Corridor Improvement
corridors have been the focus of recent plans funded Study: www.washtenawavenue.org/.
by HUD or MSHDA. More information for some
of these corridor plans and resources follow. See also Third Street corridor Sustainable
the sidebar on page 7–26. Development Plan: www.mqtcty.org/
Departments/Planning/Files/Marquette_
Third_Street_Report_3_9.12.13.pdf; accessed
January 14, 2015.
Eight steps are described in this Section along with all of these efforts should recognize the importance
several regional plan examples in sidebars. Local plan of better linkages between urban and rural places, and
examples are all presented in Section Four. The same build strategies that clearly benefit both, as described
steps and considerations laid out in this Section for in Section Two.
strategic growth planning can also be adapted for
incorporation into local plans. A regional Strategic Growth Plan focuses on
economic development and infrastructure. It
Strategic Growth Planning Process can be prepared at the regional or county level.
The strategic growth planning process in this section The process of Strategic Growth Planning is the
should be read as a continuation of a major point in same at the county level as at the regional level.
the first section about nested plans. Local economic The process is not much different than the typical
development should be structured within a regional process for preparing a local master plan. However,
strategic growth planning context. Key regional the products are different. A municipal master plan
priorities should be reflected in local master plans, has a stronger focus on land use and infrastructure,
and key local priorities should be reflected in regional because zoning and capital improvements are the
economic development plans. This is especially primary implementation tools. A county master
true with regard to regional and local Strategic plan tends to focus on land use in detail only if
Placemaking priorities in targeted centers, nodes, and there is county zoning; if so, it will also focus on
along key corridors. infrastructure. The actual infrastructure involved may
be different in each type of plan. For example, roads
Regional economic development plans should target and other forms of transportation will be addressed
strategies based on regional assets. They should also in regional and local plans, whereas regional plans
give special focus to targeting population growth, may also address broadband infrastructure, workforce
talent attraction and retention, and Strategic training infrastructure, and other bigger scale types
Placemaking projects. Local master plans should of infrastructure. Similarly, infrastructure at the local
focus on local assets in more detail, and identify the level includes a focus on sidewalks, sewer and water
local niche of that community within the region and lines and distribution systems, park infrastructure, etc.
the opportunities for it to capitalize on regional assets Of course, some counties provide these facilities, and
that extend beyond municipal boundaries. However,
Part Two 7-25

U.S. Department of Housing and Urban Development:
Sustainable Communities Regional Planning Grants
T
he U.S. Department of Housing and Urban support from TCRPC, MSHDA, and other local
Development’s (HUD) mission is to create partners, the Mid-Michigan Program for Greater
strong, sustainable, inclusive communities Sustainability (MMPGS) was created to oversee
and quality affordable homes for all. HUD works regional planning efforts to revitalize the Greater
to strengthen the housing market to bolster the Lansing three-county region.
economy and protect consumers, meet the
need for quality affordable rental homes, utilize The MMPGS was one of six projects in the state
housing as a platform for improving quality of life, funded by the HUD Sustainable Communities
and build inclusive and sustainable communities program, plus one project that was funded by
free from discrimination. MSHDA. The other projects are listed below:
HUD’s Sustainable Communities Regional Planning City of Grand Rapids Planning Department –
(SCRP) Grant Program supported collaborative Michigan Street Corridor Plan;
efforts that target housing, economic, and workforce Washtenaw County – Washtenaw County
development, and infrastructure investments to Sustainable Community project;
create more jobs and regional economic activity. The
SCRP program is a key initiative of the Partnership Northwest Michigan Council of Governments
for Sustainable Communities. HUD worked with – The Grand Vision to Grand Action:
the U.S. Department of Transportation and the U.S. Regional Plan for Sustainable Development;
Environmental Protection Agency to coordinate
these programs and investments with selected City of Flint – Imagine Flint: Master
communities. The partner agencies incorporate six Plan for a Sustainable Flint (as well
principles of livability into federal funding programs, as a new zoning ordinance and capital
policies, and future legislative proposals: improvements plan).
Provide more transportation choices. Southeast Michigan Council of

Governments – Creating Success: Sustainable
Promote equitable, affordable housing. Communities Regional Planning Grant; and
Enhance economic competitiveness. City of Marquette – Third Street
Corridor Plan.
Support existing communities.
For more information, visit: www.hud.gov/. For more
Coordinate policies and leverage investment. information on HUD’s Sustainable Communities
Value communities and neighborhoods. Program, click the source link below.
Source: HUD. (n.d.). “Sustainable Communities Regional Planning
In 2011, the Tri-County Regional Planning Grants.” U.S. Department of Housing and Urban Development,
Commission (TCRPC) worked with partners in Washington, DC. Available at: http://portal.hud.gov/hudportal/
HUD?src=/program_offices/economic_resilience/sustainable_
the Greater Lansing region to submit a proposal communities_regional_planning_grants; accessed January 14, 2015.
to the SCRP program. Through $3 million spread

over three years, along with additional funding

where they do, this infrastructure would be included As with most multistakeholder planning processes,
in county plans. Few regional economic development success will depend, in general, on:
or planning entities actually provide infrastructure
services, but are often instrumental in planning for it Identifying the key stakeholders and getting
at the regional level. them involved at the beginning;
Following is a brief description of an eight-step The amount and quality of background

Strategic Growth Planning Process. Note how similar work done before stakeholders are fully
it is to the rational planning model process described on engaged; and
pages 7–4 and 7–5. The purpose of this process is to The ability of the facilitator to focus the
identify where targeted public and private investment group on the most important elements of
will produce the greatest positive benefits over the the process at hand (strategy development
planning time frame, and what priorities are most and prioritization).
important to pursue from the public side. While
the primary focus is on economic development, the More particularly, success will depend upon:
focus can be broader, depending on the planning
principles selected to guide the process (see Step Educating stakeholders on relevant trends,
3). Following some overview comments, each step conditions, and comparative information
is briefly described. This section is followed with an concerning the region in question with other
explanation of the relationship of a Strategic Growth similar regions elsewhere in the country.
Plan to Strategic Placemaking. Creating a shared vision and strategies with
1. Identify and Involve Stakeholders; broad support.
2. Inventory, Identify Assets, and Analysis; Focusing strategies on a few key elements,
such as:
3. Select Guiding Planning Principles;
yy Unique local and regional assets
4. Develop a Shared Vision; (especially anchor institutions);
5. Develop Strategic Focus Areas; yy Placemaking activities to attract new
population, in general, and talented
6. Develop Action Items and Outcomes; workers, in particular;
7. Prepare Plan, Vet, and Adopt; and yy Developing and supporting entrepreneurs;
8. Monitor/Measure Results. yy Business attraction and job retention;
Overview Comments yy Coordinating with adjoining
This planning process can be conducted over a 3- to economic regions; and
12-month period of time depending on the amount
of work delegated to staff or consultants, and the yy Tackling mindset barriers.
number of meetings with stakeholders. The process
moves best if the largest number of stakeholders all Getting key stakeholder groups to take
participate at the same time. Summaries of Strategic ownership for implementation of key
Growth Plans prepared by rural counties in Michigan strategies moving forward.
using this process are found at Advantage Livingston
Educating many others about the

(www.advantagelivingston.com/) and Shiawassee in final vision and priority strategies, and
Motion 1.0 (www.shiawasseechamber.org/live-work/ offering them an opportunity to
sub_regional_plan.aspx; accessed January 14, 2015). participate in plan implementation.
Examples prepared at the multicounty regional level
are presented in sidebars throughout this section. Following is a brief description of each of the
eight steps.
Part Two 7-27

1. Identify and Involve Stakeholders yy Arts and cultural organizations,
Involvement of a diverse range of key stakeholders
is critical to the success of a Strategic Growth yy Historic preservation organizations,
Planning project. The first step is to identify the yy Environmental groups,
key stakeholders in the community and get them
engaged. These are usually the groups that serve yy Neighborhood associations, and
as gatekeepers to the community and can either
endorse, move a project forward, or block a project. yy Churches.
The key stakeholders are usually representative of Major players:
combinations of the following (see also groups to
engage in Chapter 6): yy Large landholders (and landholding
agencies in some cases like the Michigan
Anchor institutions: Department of Natural Resources, the
yy Colleges and universities, U.S. Forest Service, the U.S. National
Park Service, military, etc.),
yy Hospitals, and
yy Major developers, and
yy Biggest businesses and industries.
yy Bankers and other investors.
Stakeholder groups:
Elected officials:
yy Business groups (chamber of commerce,
tourist and visitors bureau, etc.), yy Mayors, village presidents, supervisors,
and elected municipal officials;
yy Industry organizations,
yy School board representatives;
yy Unions,
yy County board members; and
yy Civic organizations (rotary, lions, garden
clubs, etc.), yy Tribal leaders.
Michigan’s Regional Prosperity Initiative
M
any of Michigan’s regions and their various public planning and service delivery entities overlap
responsibilities, yet hold competing visions for their economic priorities. The absence of a broad-
based regional vision and coordination of services creates both redundancies and gaps, and confuses
local, state, federal, private, and nonprofit partners seeking to invest in a region’s success. Formalizing a
collaborative relationship among local and regional partners allows the State, as well as private and nonprofit
stakeholders, to recognize local efforts and work in closer collaboration with local and regional decision
makers to support their efforts for economic prosperity.
To address this need, the Regional Prosperity Initiative (RPI) was signed into law in 2013 (59 PA 2013) as
part of the 2014 Fiscal Year budget, and was continued in Fiscal Year 2015. The Regional Prosperity Initiative
is comprised of two parts: 1) an effort by the State to align agencies around a common set of service delivery
boundaries (see Figure 3–6 in Chapter 3 (page 3–12)) to create a better structure for collaboration, and 2) a local
voluntary grant initiative that supports collaboration for regional economic development and other shared local
priorities. Existing State Designated Planning Regions and Metropolitan Planning Organizations are eligible to
apply for annual grants ranging from $250,000 up to $500,000 depending on the level of their collaboration.
For more information, visit: www.michigan.gov/regionalprosperity; accessed January 14, 2015.

Agencies: yy Identify trends and compare data to
other similar regions (or communities)
yy Planning commissions (regional, county, around the nation.
and local),
yy What do comparable successful areas
yy Road/street departments, have that are missing in your area?
yy Transit authorities, yy What major assets does your region/
yy Non-governmental and cultural community have that are unique?
organizations, and yy Is the region/community happy with where
yy Foundations and other it is? If it is not, how bad is the situation,
philanthropic organizations. and how burning is the desire for change?
This will affect how bold the vision is, and
Traditionally underrepresented persons: how much commitment there is to action.
yy Young adults and empty nesters; Asset identification (This is where more detailed data
collection and analysis begins.):
yy Minorities and immigrants;
Assets are: The unique resources that can
yy Persons with disabilities; make a region/community distinct in
yy Low-income, single parents, and attracting the right mix of resilient and
jobless persons; sustainable growth and global opportunities.
yy Pedestrians and bicycle commuters; and Strategic assets are: People, natural,
environmental, creative, community, and
yy Others as pertinent in a quality-of-life-related resources that can
particular community. provide a competitive advantage. Identify
these from written data sources, and from
2. Inventory, Identify Assets, and Analysis interviews with local, regional, and state
As mentioned earlier, asset identification and analysis experts. Illustrate them on a map. Include
is critical to the success of regional or local plans. assets that are unique to the planning area,
Without it, communities can create an unrealistic as well as key regional assets that are just
vision that is not tied to their strengths, or they either outside of those boundaries.
overstate or undervalue assets. This step is not hard,
but can be time consuming if the data is not readily Identify quantitative assets, such as the
accessible. Each of the following tasks are written percent of the population with advanced
assuming the analysis is done at a regional level, but degrees, the number of patents or dollars
it is the same process (only easier) if done for a single invested in new start-ups, etc.
unit of local government.
Identify qualitative assets, such as business
Assess trends and conditions (This is the “big optimism about growth over the next two
picture” and can be done in the context of a SWOT years, high or improving scores on regional
(strengths, weaknesses, opportunities, threats) analysis health, high or improving scores on regional
with a specialized regional economic or local focus.): quality-of-life amenities, etc.
Identify all the anchor institutions, such as

Gather and examine vital statistics

(demographic, income, educational attainment, the educational and medical sectors, and
social, infrastructure status, poverty rates, crime, large businesses in the region/community.
etc.). Then, answer the following questions: Perform a more detailed analysis on anchor
institutions, and other very large employment
yy What are your strengths and weaknesses? sectors unique to that region/community.
Part Two 7-29

A Framework for Our Future: A Regional
Prosperity Plan for Northwest Michigan
M
ichigan’s Regional Prosperity Initiative
(RPI) focuses on realigning service delivery
in 10 regions throughout the state. The
RPI encourages local private, public, and nonprofit
partners to identify regionally aligned growth and
investment strategies for the State of Michigan to
support. The RPI promotes local and state partners
working in close collaboration toward a shared vision
of economic prosperity. The Initiative is incentivized
through State legislation and actions, and has a
growing significance in federal and State funding.
In the first funding year, 9 of 10 prosperity regions

across Michigan prepared plans. Region 2 was the first
to complete a plan. It is entitled Framework for Our
Future: A Regional Prosperity Plan for Northwest
Michigan. The Framework plan was built upon the
success of a prior six-year (2005–2011) regional land
use planning process that resulted in the Grand Vision Front cover of Framework for Our Future by
that was prepared with input by more than 12,000 Networks Northwest, 2014.
people in the region. It has been actively implemented
since 2011. For more information, visit: www. The Framework includes a number of goals,
thegrandvision.org/timeline; accessed January 13, 2015. strategies, and actions that were prepared based
upon the public input heard throughout the process,
Through an intensive community-driven process, the as well as on existing and adopted goals from other
Framework contains a wealth of information and local plans and planning initiatives. The vast amount
tools that all community members—including the of information found in this publication is intended
public, community leaders, businesses, nonprofits, to serve as a compilation of best practices that can
public agencies, and statewide stakeholders—can use help guide local decision makers and community
to address local community issues in ways that also stakeholders who would like to address the issues
support regional goals. identified within the publication.
Each chapter of the Framework features facts, goals, Resources found in the Framework include sample
strategies, and actions that illustrate the main issues language used in master plans from parts of the region
and solutions identified during its creation. The that communities can utilize when updating their
chapters are organized by the following topics: Growth own plans and ordinances, as well as an action guide
and Investment, Housing, Transportation, Arts with step-by-step planning and zoning guidance. New
and Culture, Recreation, Natural Resources, Talent, studies and current research involving commercial
Healthy Communities, and Food and Farming.
corridor inventories, county-based target market

analyses, county-based guides to permitting and zoning,
Goals focus on improving the knowledge and
and county-based housing inventories are also featured.
understanding of the needs, capacities, and opportunities
within each issue, while supporting plans, policies, and For more information, visit: www.
programs that help address these issues. The overarching networksnorthwest.org/userfiles/filemanager/3191/;
emphasis of the Framework incorporates three key accessed January 13, 2015.
areas of Talent, Community, and Business as the central
themes for communities to build upon, as they utilize
this publication in their future planning efforts.

This could include a more refined worker Trained labor force (but, there may be several
analysis and an analysis of out-of-area chronic hard-to-fill occupations, especially in
purchasing to identify opportunities to information technology, math, and sciences).
support more local businesses and keep more
money circulating in the local economy. Public sewer and water.
As explained in Chapter 3, relevant assets in the Old Variety in available land.

Economy are major manufacturers, low wages, low Existing businesses that compete globally.
taxes, sports stadiums, etc. Relevant assets in the New
Economy are talent (knowledge workers), quality of Schools that teach foreign languages.
life, creativity, green and blue infrastructure, etc. Both
sets are important. A local asset listing will be specific. Instead of just
“rivers and streams,” it will list the specific rivers
Only regions with strategies that match their and streams within the community and describe the
assets, and their vision, can prosper in the New special and unique characteristics of each.
Economy. Winners will be those regions that
leverage existing assets and build new unique and This is a rich asset base upon which to develop
resilient business opportunities. regional and local economic development strategies.
The detailed trends and conditions analysis and
Consider an example where the above analysis reveals the regional economic analysis will provide further
the region has the following community assets: insights into undervalued assets, and assets that are
being eroded.
Gateway location with great highway access.
Some communities have liabilities that are so
Medium-sized city that anchors the region and large they are effectively negative assets and have
has shown more resiliency than most with: to be targeted for correction/improvement. This is
yy Many recent downtown improvements, particularly true if the municipality that serves as
the Regional Center of Commerce and Culture has
yy Redevelopment Ready Community® a severe fiscal problem, or there is a rapid regional
status, and increase in out-migration, foreclosures, or abandoned
property. Some strategies will have to focus on these
yy Michigan Main Street community status. negative assets or they will pull everything else down.
Many small towns in the region are in Detailed economic assessment (These are specialized
good condition. analyses that are best performed at the regional level,
Strong agricultural sector. but useful to all communities within the region.):
Private college and hospital. Identify, inventory, and map major economic
sectors, along with productivity, changing
Established and diverse manufacturing base. markets, and related change, over time.
Identify the location of concentrations of
Large recreational lakes, and several rivers workers, where workers live compared to
and streams. where they work, and identify occupations
Thousands of acres of public land. and labor skills that are chronically hard to
fill, especially for innovation industries, etc.
Bikeways, snowmobile, and cross-country

ski trails. Perform various regional economic
analyses, such as:
Local civic foundations.
yy On existing and emerging
Balanced population from age, education, and economic clusters.
income standpoint;
yy Location quotient analysis of major
economic sectors.
Part Two 7-31
Anchor Institution Analysis
U 3 Ventures was commissioned by the organizations, focus on secondary school

Michigan Office of Urban and Metropolitan education, or other interventions.”
Initiatives to conduct an analyses of eight
cities to identify significant anchors and evaluate U3’s analysis determined that while there are
potential for anchor-based development opportunities. opportunities for anchor strategies in all cities, some
U3 examined data, held stakeholder meetings, and are better positioned for implementation, while the
conducted on-site research in Battle Creek, Benton rest will require further organization before an anchor
Harbor, Flint, Jackson, Lansing, Muskegon, Kalamazoo, strategy is implemented. Those better positioned
and Saginaw to understand the opportunity for for immediate action possess a combination of
interventions around three core strategies: strong anchor leadership, institutional buy-in for
anchor-based economic development programs, and
1. “Live Local Programs: The opportunity to leadership capacity to implement programs. The other
encourage employees and students to live close communities need to coalesce additional support
to and adjacent to the anchor institutions. from the anchor institutions and local partners, and
develop a shared vision and stronger organizational
2. Buy Local Programs: The opportunity to infrastructure before they are ready to implement
direct more purchases of goods and services anchor-based development strategies.
to local businesses.
Source: U3 Ventures. (2013). Michigan Anchor Institution Opportunity
Analysis. Prepared for the Michigan Office of Urban and Metropolitan
3. Local Opportunities: The opportunity to Initiatives, Detroit, MI.
leverage anchor research into commercial
enterprises, create community development
yy Shift share analysis of major Smart Growth,

economic sectors.
New Urbanism,
yy Gazelle analysis of emerging
economic sectors. LEED ND,
Perform gap analysis to identify barriers Complete Streets, and

and solutions for those barriers to improved Livable Communities.
economic growth.
There are many worthwhile resources and systems
Where necessary, perform feasibility analysis for assessing and certifying various quality-of-
of alternatives for filling key gaps. life and sustainability elements of communities.
3. Select Guiding Planning Principles See Table 7-3. Using these self-assessments and
There are some ways to create communities and resources is helpful both at the front end of a
regions that are more sustainable and resilient, planning process to guide and frame it, and also
less costly to operate, and have a higher quality of after implementation to evaluate progress.
life than others. Those that are more effective have This step involves examining quality-of-life sets of
been organized into about a dozen Quality-of-Life guiding principles, and choosing a set (or in some
Initiatives that are each based on different sets of cases two or three sets) that fit the character and
guiding principles. Five are summarized below aspirations, core values, and assets of the community
and more are identified at the start of Chapter or region. A list of the key guiding principles (in
13. Any of those listed below or in Table 13–1 in some cases they are best practices) of each of the five
Chapter 13 (page 13–3) are appropriate for guiding approaches identified above, follows.
the development of a Strategic Growth Plan
for a community or a region. The most common
initiatives include.

Opportunity Areas
A
report entitled Are We There Yet?: Creating Complete Communities for 21st Century America
may help identify opportunities that the community missed in its own assessment. A “Regions with
and without Opportunity Areas” map shows counties across America that are “Opportunity Areas”
according to the measures they have examined.i These include cleaner air, cleaner water, more walking, less
crime, higher graduation rates, more biking, and less diabetes and obesity. Well-conceived and executed
placemaking projects can help communities achieve these goals.
Reconnecting America has collected data to help improve understanding of the existing conditions of our
regions and to track progress at the regional level in all 366 Metropolitan Statistical Areas (MSAs) in the
country (as defined by the U.S. Census Bureau). The authors believe regional measures can be very useful in
capturing and compiling the impact of neighborhood change on regional performance.ii Reconnecting America
did NOT measure variables in communities in counties not in MSAs, so there may be many more opportunity
areas in rural parts of states as well.
i. Brooks, A., G. Ohland, A. Thorne-Lyman, and E. Wampler. (2012). Are We There Yet? Creating Complete Communities for 21st Century
America. Reconnecting America, Washington, DC. Available at: www.reconnectingamerica.org/resource-center/browse-research/2012-2/are-we-
there-yet-creating-complete-communities-for-21st-century-america/; September 30, 2015.
ii. See Footnote i.
Smart Growth
The 10 principles of Smart Growth are:
1. Create a range of housing opportunities

and choices.
2. Create walkable neighborhoods.
3. Encourage community and

stakeholder collaboration.
4. Foster distinctive, attractive communities

with a strong sense of place.
5. Make development decisions predictable, fair,

and cost effective.
6. Mix land uses.
7. Preserve open space, farmland, natural beauty,

and critical environmental areas.
Front cover of This is Smart Growth by
8. Provide a variety of transportation options. the Smart Growth Network, 2006.
9. Strengthen and direct development towards Congress for the New Urbanism
existing communities. The Congress for the New Urbanism (CNU) advocates
for the following policies as guiding principles:
10. Take advantage of compact building design.1

Neighborhoods should be diverse in use
1. Smart Growth Network. (2015). “What is Smart Growth?” Baltimore, and population;
MD. Available at: www.smartgrowth.org/what-is-smart-growth/; accessed
September 30, 2015. Communities should be designed for the
For more information, consult: www.smartgrowth.org and www.
smartgrowthamerica.org. pedestrian and transit, as well as the car;
Part Two 7-33

Table 7–3: Self-Assessments and Resources for Quality-of-Life and Sustainability Elements
Lowest
Geographic
Resource Level Description Website
LEED ND Parcel Rates projects' linkages, neighborhoods, www.cnu.org/our-projects/leed-
infrastructure, and design with an emphasis neighborhood-development; accessed
on environmentalism. September 29, 2015
Walk Score® Parcel Measures "walkability" on a scale from zero to https://www.walkscore.com/
100 based on access to amenities.
DC Vibrant Retail Street Set of tools for various user types to address www.downtowndevelopment.com/pdf/
Streets Toolkit issues that affect retail districts. Vibrant%20Streets%20Toolkit%20F.pdf;
accessed July 2, 2015
Irvine Minnesota Street Measures 160 built environment features that http://activelivingresearch.org/irvine-
Inventory affect physical activity levels. minnesota-inventory; accessed
February 4, 2015
Vibrant Streets Toolkit Street Helps communities create thriving retail http://vibrantstreets.com/
districts through technical expertise and
community engagement.
AARP Livability Index Neighborhood Scores communities on services and amenities http://livabilityindex.aarp.org/
that impact life the most.
Active Neighborhood Neighborhood Assesses key street-level, neighborhood http://activelivingresearch.org/active-
Checklist features thought to be related to physical neighborhood-checklist; accessed
activity behavior. June 23, 2015
H+T® Affordability Index Neighborhood Scores affordability of both housing http://htaindex.cnt.org/
and transportation.
HUD Location Neighborhood Data and resources on combined housing and http://www.locationaffordability.info/lai.
Affordability Index transportation costs. aspx; accessed June 23, 2015
Sustainable Neighborhood Works to coordinate federal housing, www.sustainablecommunities.gov/
Communities Indicators transportation, water, and other infrastructure indicators/discover; accessed June 23, 2015
to make neighborhoods more prosperous.
ADA Best Practices Municipality Teaches state and local officials how to identify www.ada.gov/pcatoolkit/toolkitmain.htm;
Tool Kit and fix problems with accessibility to local accessed April 29, 2015
government programs, services, and activities.
Aging in Place: A Toolkit Municipality A series of programs and zoning practices that www.aarpinternational.org/events/
for Local Governments expand alternatives available to older adults agefriendly2012; accessed July 7, 2015
living in the community.
Aging in Place Municipality Grades communities on how well they are http://livable.org/storage/documents/
Community Report Card performing in 11 components of agelessness. reports/AIP/City_Leaders_Institute_scorecard_
only.pdf; accessed June 23, 2015
Bike ScoreTM Municipality Measures bike accessibility on a scale from zero www.walkscore.com/bike-score-methodology.
to 100. shtml; accessed July 2, 2015
City Vitals 3.0 Municipality Scores a 130 cities’ comparative performances http://ceosforcities.org/portfolio/city-
in six key areas: Connections, Innovation, vitals-30/; accessed June 23, 2015
Talent, Your Distinctness, Core Vitality, and

Metropolitan Performances
Community for Municipality Ten domains of community livability that www.michigan.gov/osa/1,4635,7-234-
a Lifetime play a significant role in creating aging- 64083_64552---,00.html; accessed
friendly communities. April 29, 2015
Community Health Municipality A data-collection tool and planning resource for www.cdc.gov/nccdphp/dch/programs/
Assessment and community members who want to make their healthycommunitiesprogram/tools/
Group Evaluation communities healthier. change/pdf/changeactionguide.pdf;
accessed June 23, 2015

Table 7–3: Self-Assessments and Resources for Quality-of-Life and Sustainability Elements (cont.)
Lowest
Geographic
Resource Level Description Website
Green Communities Municipality Information on how to create a green community, www.mml.org/green/action.php; accessed
Challenge Action Guides as well as resources to help communities adopt June 23, 2015
the initiative.
Munetrix Municipality Generates a numerical value that provides a www.munetrix.com/page/site/static/home;
high-level look at a community’s fiscal health. accessed June 23, 2015
PlacePlans Municipality Tools and strategies to best leverage a http://placemaking.mml.org/place-plans/;
community’s place-based assets within core accessed June 9, 2015
quality-of-life measures.
Policy Guide on Planning Municipality Policy guidance and action for municipalities www.planning.org/policy/guides/pdf/
for Sustainability around issues of sustainability. sustainability.pdf; accessed June 1, 2015
Promoting Active Municipality Evaluates communities' built environments, http://mihealthtools.org/communities/;
Communities policies, and programs that support active living. accessed June 23, 2015
Assessment
Redevelopment Ready Municipality Certifies Michigan communities that actively www.michiganbusiness.
Communities® engage stakeholders and plan for the future. org/cm/files/fact-sheets/
redevelopmentreadycommunitiesprogram.
pdf; accessed September 29, 2015
Smart Growth Self- Municipality Compilation of strategies, organized by 11 www2.epa.gov/smartgrowth/smart-growth-
Assessment for Rural common "goal areas" to evaluate existing policies self-assessment-rural-communities;
Communities to create healthy, environmentally resilient, and accessed September 29, 2015
economically robust places.
Solar-Ready Municipality Ten steps to become Solar-Ready along with http://cec-mi.org/communities/
Communities resources to implement Solar Readiness. programs/michigan-renewable-energy-
tools/solar-ready-community/; accessed
June 23, 2015
STAR Communities Municipality A clear, data-driven approach to assessing www.starcommunities.org/
social, economic, and environmental progress.
Sustainable Cities Index Municipality Explores the three demands of People, Planet, www.sustainablecitiesindex.com/
and Profit to rank 50 of the world's leading cities.
The Creative City Index Municipality Assesses cities' creative abilities and potential as http://charleslandry.com/themes/creative-
a precondition for economic and cultural vigor. cities-index/; accessed January 7, 2015
Transit Score® Municipality Measures transit accessibility on a scale from www.walkscore.com/transit-score-
zero to 100. methodology.shtml; accessed July 2, 2015
Wisconsin Active Municipality Information on a five-step process to create www.dhs.wisconsin.gov/publications/p0/
Community community environments. p00036.pdf; accessed June 23, 2015
Environments
Resource Kit
Are We There Yet: Metro area Grades all 366 metro regions in the U.S. using http://reconnectingamerica.org/assets/
Creating Complete 33 indicators that measure a region's progress PDFs/20121001AreWeThereYet-web.pdf;
Communities toward becoming a complete community. accessed June 23, 2015
Kauffman Index of Metro area The earliest documentation of new business www.kauffman.org/microsites/kauffman-
Entrepreneurial Activity activity across the country. index; accessed June 23, 2015
Note: This table is in order by Lowest Geographic Level. Source: Table by the Land Policy Institute, Michigan State University, 2015.
Part Two 7-35

Cities and towns should be shaped by Transit users; and
physically defined and universally accessible
public spaces and community institutions; and The physically disabled of all ages.4
Urban places should be framed by The greatest impact of such an approach is in dense
architecture and landscape design that urban places where walkability is critical. Small
celebrate local history, climate, ecology, and towns, urban neighborhoods, and downtowns all
building practice.2 need to be very pedestrian-oriented. That means
sidewalks must be in good repair and ubiquitous.
LEED ND Also, the higher the density, the more basic retail and
The LEED (Leadership in Energy & Environmental service shops should be within a half mile of residents
Design) Neighborhood Development (ND) is a set (grocery store, pharmacy, bank, etc.). Online software
of building and neighborhood design standards that tools have emerged that allow communities and
are constructed on a strong energy efficiency and individual users to measure neighborhood walkability,
sustainability platform. They are promoted by the U.S. such as www.walkscore.com. Additional quality-of-
Green Building Council along with CNU and the life elements in urban areas that are closely aligned
Natural Resources Defense Council. They focus on with the Complete Streets movement include:
three priority areas:
Bikeability (separate bike lanes, trails,
Smart location and linkage; and pathways),
Neighborhood pattern and design; and Close access to parks and other green and
blue infrastructure, and
Green infrastructure and buildings.3
Convenient transit.
Since LEED ND is narrower in focus than most of
the other sets of principles, it could be strengthened Livable Communities
by being combined with Complete Streets principles, Another, lesser known quality-of-life movement
which themselves are too narrow a set of principles to that incorporates many of the characteristics of the
follow to guide a regional plan. above movements is called Livable Communities.
Characteristics of Livable Communities include:
Complete Streets
This is the name given to a growing movement in Neighborhoods where housing, schools, and
America to replan and rebuild streets so that they parks are within walking distance of transit,
safely accommodate all users. This principle is now law and link residents to job opportunities and
in a half dozen states (including Michigan, PA 135 of social services;
2010, MCL 247.660p), and in hundreds of individual
jurisdictions across the country. Under Complete Transit, pedestrian, and bicycle access at a
Streets, the public right-of-way must accommodate: level that permits the reduced dependence
on automobiles;
Motorists;
Mixed-use neighborhoods; and
Bicyclists;
Full community participation in
Pedestrians; decision-making.5
2. CNU. (n.d.). “The Charter of the New Urbanism.” Congress for the
New Urbanism, Chicago, IL. Available at: http://cnu.org/who-we-are/
charter-new-urbanism; accessed September 15, 2015. 4. Public Act 135 of 2010. “MCL 247.660p.” Available at: www.
For more information, visit: www.cnu.org; michigan.gov/documents/mdot/MDOT_2010-PA-0135_339674_7.pdf;
3. Welch, A., K. Benfield, and M. Raimi. (2012). A Citizen’s Guide to accessed September 30, 2015.
LEED for Neighborhood Development: How to Tell if Development For more information, visit the National Complete Streets Coalition
is Smart and Green. Raimi + Associates, Berkeley, CA; and the Natural at: www.smartgrowthamerica.org/complete-streets; accessed
Resources Defense Council, New York, NY. Available at: www.nrdc. September 30, 2015.
org/cities/smartgrowth/files/citizens_guide_LEED-ND.pdf; accessed 5. LGC. (1991). The Ahwahnee Principles for Resource-Efficient
January 24, 2015. Communities. Local Government Commission, Sacramento, CA.
For more information, visit: www.cnu.org/our-projects/leed-neighborhood- Available at: www.lgc.org/wordpress/docs/ahwahnee/ahwahnee_
development; accessed September 30, 2015. principles.pdf; accessed October 26, 2015.

There is a lot of overlap in the guiding principles of strengths. The degree of realism of the vision will
these five Quality-of-Life Initiatives (and the others ultimately be dictated by the commitment of
referenced on Chapter 13) and for good reason. All the partners to transfer the vision to operational
aim to create and maintain high-quality places where strategies for moving from planning to action.
people want to live, work, play, shop, learn, and visit.
Nearly all identify the need for regional cooperation 5. Develop Strategic Focus Areas
and/or a recognition of the importance of rural-urban With the completion of a comprehensive asset
interdependence when planning for the future of a assessment (including trends and conditions analysis,
community or a region. cluster analysis, gap analysis, etc.), the guiding
principles to follow, and a shared vision, communities
What is important for the purposes of this guidebook will have the information to determine the most
is not that one set is “better” than another, since effective and strategic next steps. It is important to
each will result in the creation and maintenance pick no more than 10 areas in which the region or
of high-quality places if they are followed. What is community will focus strategy development, and
important is that each region and community incorporate then draft specific strategies for each focus area.
at least one set of guiding principles into their planning. This is because available resources will be spread too
These principles are all based on best practices thin if more than 10 strategy categories are selected
that will help guide not only planning, but local (and fewer than 10 is better). In the end, it is very
placemaking as well. Some communities may be best important to have clear strategies. See examples in
served by combining elements from several sets of Figure 7–6.
guiding principles in order to best fit the needs and
aspirations of that community (e.g., LEED ND, This step often involves breaking stakeholders into
plus Complete Streets, plus Livable Communities). small groups to tackle the individual strategy areas.
A community can even give the hybrid set its own The small groups prepare initial drafts of refined
name, such as: “ANYTOWN’s Guiding Principles” strategies that are shared with everyone. Then, the
or “ANYTOWN’s Best Foot Forward.” What is most entire group goes through a process to prioritize the
important, is to study them all, make a choice, and most important strategies. Many questions are often
then “do it!” asked and answered before consensus is achieved on
operational strategies. These questions could include:
4. Develop a Shared Vision
Developing a shared vision of the future by all the Based on key assets and opportunities, what
key stakeholders is sometimes the most challenging strategies could be developed to:
step. Stakeholders may have a narrow view of the yy Strengthen or create new economic clusters
future colored by their own special interests, and (study the location quotient results)?
it is critical that stakeholders put aside selfish
interests to develop a common vision for the yy Exploit underutilized natural resources
region, community, or other target area. The vision in new ways (e.g., new forms of
should describe the characteristics of the future the environmental tourism, or use of wood
stakeholders want to see achieved, along with key stock from dead trees that may create
goals and some of the major benchmarks needed fuel for wildfires and could otherwise be
to implement the vision. The vision should be used for energy production, etc.)?
based on a set of guiding planning principles that
are rooted in core community values and assets What assets can be better leveraged, such as:
(described in the previous step). There are many yy Talent/expertise of business community?
different techniques available to develop shared

visions of the future. All require skilled facilitators. yy Existing talented workers
Charrettes are one of the most effective ways to and entrepreneurs?
accomplish this (see Chapter 6). The shared vision
needs to be driven by the region’s assets, as well yy Local institutions of higher education
as by its aspirations, and its unique economic (talent retention, tech transfer, incubators)?
Part Two 7-37

Figure 7–6: Examples of Strategies in Four Focus Areas
Promote Population
Retain Industry Entrepreneurism Attraction Redefine Image
Target: – Welcome – Attract Talent – Improve Streetscape

Education, Entrepreneurs Downtown
Healthcare, – Attract Immigrant
– Promote – Attract New
Manufacturing Entrepreneurs
in Schools Entertainment
– Expand to
New Markets – Provide – Provide Welcoming – Market as
Incubator Space Environments for New Gateway to. . .
– Attract Renewables Residents
– Attract – Retail Infill
– Workforce Local Capital
Reeducation – Become a
Green City
yy Lake/riverfront? This process will result in many draft strategies in

each category. But, ultimately, it will be important to
yy Regional transit? be selective. Strategies in use elsewhere may not apply
yy Public lands? (or are not a priority) for your area. That is okay.
yy Special and unique areas? Do not try to do everything. Tackle no more

than 10 focus areas (fewer is better), and no
yy Historic sites? more than five strategies per focus area.
What placemaking projects or activities are Pick and choose what fits your region’s assets
needed in which communities? Where in and vision.
those communities would they be located?
What purposes would they be targeted to Clearly identify where Strategic Placemaking
achieve? How will they better attract or fits in.
retain talented workers? As an example, following are the key elements of a
What cultural and attitudinal changes are People-Attraction Strategy:
needed or would be beneficial, such as: Target attracting new people to your
yy Be more welcoming to immigrants; area, because more people equals more
exercise more tolerance; be more customers, which equals more jobs and
inclusive of others? more economic activity.
yy Embrace a global mindset? Target more federally approved EB-5

Immigrants (investors), because more

yy Expand an entrepreneurial culture? entrepreneurs with venture capital to invest
in new jobs equals more economic activity.
yy Be small business-friendly?
More talented workers equals more
yy Initiate “buy local” programs? entrepreneurs, which equals more economic
yy Exhibit a willingness to streamline activity and more talented workers will attract
regulations and make faster decisions? even more talented workers; resulting in more
new businesses and jobs.

6. Develop Action Items and Outcomes the incubator is feasible, the chamber and
Once draft strategies have been developed for each arts council will create a joint oversight
of the strategy categories, it is time to prioritize and committee to guide implementation and
refine them with action statements and a description operation within three months of completion
of clear expected outcomes. Not all strategies and of the study.
action items should be equal. It is generally wise to
pick some easy, low-hanging fruit to do first, so a 7. Prepare Plan, Vet, and Adopt
pattern of success can be quickly created. Build each The contents of the Strategic Growth Plan will vary
subsequent project on the success of the last one. depending on stakeholder expectations. Some will
want key background data and analysis included,
Specific action items and desired outcomes for each others will only want the strategies, priorities,
priority strategy should be developed around key expected outcomes, and a timeline for action. Still
assets and vision elements. For each action under others may want a series of background working
each strategy, identify who (what group, agency, papers documenting all the key information gathered
or official) is responsible for doing what by when. and analyzed, and then just the final strategies,
Be clear with the outcomes. Explain what will be rationale, and timeline in the final plan. There is no
different as a result of the investment/activity. Identify “right way.” Do what fits the stakeholders’ desires
enough characteristics of each outcome so that people and staff capacities and resources. But, definitely
understand what success looks like and believe that document everything that was done, and make all
the community can get there. For example: background reports as easily available, in as timely a
manner, as the final report. If the final plan is long,
Category: Support entrepreneurs through a consider breaking it into different volumes, so those
new incubator downtown. that want more detail have it, and others can pick just
Strategy: Provide attractive, low-cost the parts they want.
incubator/shared space for arts and creative Two things are key. First, as with charrettes, Strategic
class people to be run jointly by the local arts Growth Plans need to have many feedback loops so
council and the chamber of commerce. everyone is on board with the final strategy categories
Action: Prepare a feasibility study that and the specific strategies, actions, and outcomes.
analyzes various options for creating and This is so that stakeholders have an opportunity to
operating shared incubator space, and then, both become familiar with, and object or support the
if feasible, secure funding and make it focus areas, strategies, actions, and outcomes as they
operational within 18 months. are developed. These priorities are meant to guide
implementation by a lot of different stakeholder
Desired Outcomes: 1) Provide space that groups, and there needs to be broad understanding
supports at least 15 entrepreneurs just getting and support. Once consensus is reached, the Strategic
started, 2) increase synergy and innovation by Growth Plan can be adopted.
putting business and arts creatives together
in the same space where they will have Second, create a summary “public relations” version
opportunities for a healthy exchange of ideas, of the plan that lists priority strategies and serves to
as well as access to resources to help innovative inspire participation by others in its implementation.
ideas resulting from their cross-pollination The summary version of the plan should be widely
to grow and multiply, 3) strengthen both the distributed in both print and electronic media.
arts council and the chamber of commerce by Use social media to help promote it. Keep it short,
concise, and easy to read, and be sure the budget
expanding the thinking of each organization

through in-depth interaction with each other permits a high-quality graphic design. Below is a
around a common objective. summary of contents for the “public relations” version
of the Strategic Growth Plan:
Next Steps: The chamber of commerce
will secure a consultant to undertake the A clear statement of vision for the region
feasibility analysis within three months. If (or community).
Part Two 7-39

A list of important assets. may need to be used, such as an increase in dwelling
units of different types in those areas, a decrease
A list of parameters or principles to link the in vacancy rates in those areas, a reduction in the
assets to the vision. average number of days that certain “hard to fill”
A list of not more than 10 strategies and jobs remain on regional job websites, or a decennial
corresponding actions to guide future increase in the number of people in an area with
economic development. List the expected higher education degrees. Actual indicators should
outcomes as well. be selected based on regional considerations, data
availability, and staff capacity. Common measures
See the sidebar on the next page for three examples based on available data include:
of key strategy categories from three Regional
Growth Plans prepared in Michigan from 2008–2011 Increase in population, and in target age and
that, generally, conform to this approach. education cohorts,
The method of adoption of the Strategic Growth Increase in jobs and decrease in unemployment,
Plan will depend on what entity prepared it, and what Increase in per capita income,
entity is adopting it. A regional planning commission
should follow the plan adoption procedures of their Fewer families in poverty,
enabling legislation. A county or municipal planning
commission should follow the adoption procedures of Increased education attainment,
the Michigan Planning Enabling Act.6 Increased sales of retailers,
8. Monitor/Measure Results Increase in new business starts,
Monitoring results and measuring progress, while
time-consuming and often more expensive than Increase in the number of rapidly growing
desired, is critical to determining if any progress is businesses/sectors (“gazelles”), and
being made in accomplishing the vision, one strategy
at a time. If progress on a strategy is not being made, Increase in the number of patents.
then the strategy should be adjusted, or dropped in Application to Placemaking
favor of another approach with more promise. The above strategic planning process can be used
Following are common measures; however, frequently at the regional or county level, or at the city, village,
data on what is most desired to be measured is not or township level. It can also be merged with a
available. For example, it is desirable to know if traditional land use planning process used to create a
there has been an increase in talented workers in an local master plan.
area, especially if they are in or near areas that have In every geography, however, place-based
had significant placemaking investments. However, considerations need to be a focus of the assessment
short of a detailed survey of people in each of these and strategy development, because this is where
areas, this data may not be available. Surrogate data placemaking potential will be the greatest.
6. For guidance, see the procedural guideline checklist referenced below: Placemaking should be identified as one of the priority
MSUE. (2010). “Checklist #1G; For Adoption of a Plan in Michigan.”
Land Use Series, December 23, 2010. MSU Extension, East Lansing, MI.
strategy areas, and it should focus on improvements
Available at: http://lu.msue.msu.edu/pamphlet/Bclsam/pamphlet1G%20 that will enhance the downtown and key nodes on key
adopt%20plan.pdf; accessed October 1, 2015.
Placemaking should be identified as one of the priority strategy

areas, and it should focus on improvements that will enhance
the downtown and key nodes on key corridors for new mixed-
use developments and related enhancements to the public
realm to make those places more attractive to talented workers.
Examples from Strategic Regional Growth Plans (2008–2011)
FROM THE LANSING ECONOMIC 3. Shaping Responsive Government.
AREA PARTNERSHIP (LEAP)
Pillars of Prosperity: 4. Diversifying and Globally
Connecting Business.
1. We must excel in entrepreneurship
and innovation. 5. Further Develop the Recreation/
Tourism Center.
2. We will place a high value on education
and knowledge. 6. Marketing Each Region.
3. We will be collaborative, flexible, and 7. Strengthening Quality of Place.

action-oriented. 8. Optimizing Infrastructure Investment.
4. We will be technologically savvy. 9. Educating our Future Workforce.ii
5. We will be focused on wellness. FROM THE NORTHWEST MICHIGAN
6. We will be green, environmentally clean, and COUNCIL OF GOVERNMENTS (NOW
energy efficient. NETWORKS NORTHWEST)
Grand Vision Guiding Statements:
7. We will be culturally rich and diverse.
1. Strengthen the local economy by training the
8. We will be welcoming to new people and workforce for Michigan’s New Economy.
new ideas.
2. Maintain and improve existing road
Categories of Action Strategies: system and invest in public and non-
motorized transportation.
1. Expand Business Assistance, Acceleration,
and Attraction Efforts. 3. Create a group of unique villages and cities
that are active and charming places with a
2. Expand Talent Attraction and main street or a downtown.
Retention Efforts.
4. Provide more variety in housing choices.
3. Support Placemaking Improvements.
5. Celebrate food, farming, and rural
4. Enhance Cultural and Creative Assets. development as a part of our economy,
5. Improve First Impressions. culture, and identity.
6. Expand Entrepreneurship and 6. Protect and preserve the water resources,

Innovation Services. forests, natural areas, and other scenic beauties.
7. Strengthen and Expand Our 7. Incorporate a sustainable energy focus into

Regional Mission.i economic development, transportation,
and building.iii
FROM THE EASTERN UPPER PENINSULA ii. RPDC. (2010). Regional Growth Strategy. Eastern Upper Peninsula
Categories of Action Strategies: Regional Planning and Development Commission, Sault Ste. Marie, MI.
Institute
Available at: www.eup-planning.org/PDF/ECON/RGS_lr.pdf; accessed

Institute
September 22, 2015.

1. Creating an Entrepreneurial Culture.
iii. TC-Talus, and the Grand Vision Coordinating Group. (2009). The
Policy
Grand Vision. Traverse City Area Transportation and Land Use Study,
2. Increasing Capital Funding. and the Grand Vision Coordinating Group, Traverse City, MI. Available
Policy
at: www.thegrandvision.org/local/upload/file/thegrandvision.pdf;
LandLand
i. LEAP. (2009). Greater Lansing Next: A Plan for Regional Prosperity. Accessed September 22, 2015.
Lansing Economic Area Partnership, Lansing, MI. Available at: www. These plans serve as a precursor to more recent Regional Prosperity Plans
MSU
inghamchange.org/uploads/Greater_Lansing_NEXT_2020.pdf; accessed that have been produced by most regions throughout the state in response
September 22, 2015. to the Regional Prosperity Initiative (see the sidebar on page 7–28).
Part Two 7-41

corridors for new mixed-use developments and related Because the traditional focus of local master
enhancements to the public realm to make those places plans is land use and infrastructure, and each of
more attractive to talented workers. This is because these is location-specific, inserting placemaking
of the importance of talent attraction to being considerations into the local master plan may
competitive in the global New Economy (remember seem somewhat easier than including it in regional
from Chapter 1: Business needs talent, talent wants economic development and infrastructure plans.
quality places, and quality places need business (see There are two major options (see Adelaide sidebar
Figure 1–1 (page 1–4)). on the next page for a third option). Placemaking
could be:
While all types of placemaking are not of the
same scale nor intended to produce the same Inserted as a separate section of the master
results, all placemaking will result in better quality plan, or
communities. This is perhaps most evident if your
community adopts one of the more complete sets Placemaking policies, strategies, and actions
of guiding principles listed earlier, and then uses could be integrated across many sections
them to prepare and implement a variety of plans of the master plan, such as within sections
and programs within the community. focused on specific geographic areas or
neighborhoods of the community, or
SECTION FOUR: INSERTING PLACEMAKING within the sections addressing land use and
INTO THE LOCAL MASTER PLAN infrastructure, or both.
Section Four looks at different ways to incorporate
placemaking considerations into existing local As the community and its planners think through
master plans and subarea plans. Examples from large the placemaking needs and opportunities to include
and small communities in Michigan are offered. An in the master plan, the following questions could be
alternative model for creating local master plans at asked to help guide the thinking. These questions are
the same time as creation of a form-based code is designed to integrate placemaking, as well as regional
also presented. thinking into the local master plan. These questions
will probably provide additional insights as well to
Note: Some communities may benefit from answering communities following the Strategic Growth Plan
the questions in the Placemaking Assessment Tool (see process discussed in the last Section.
the sidebar in Chapter 1 (page 1–28)) before beginning
the process of integrating placemaking into a local master Most of the unique placemaking elements in the rest
plan. The systematic nature of those questions may help of this Section are found in sidebars and in examples
sharpen the local planning process. from other master plans with placemaking elements.
Human-Scale Design
E
lements that should be incorporated into an Form that is appropriate for location on
urban master plan to reflect human-scale, the transect,
walkable design in interesting, efficient, and
functional surroundings: Neighborhood commercial and
entertainment venues,
Mixed use,
Green infrastructure,
Transportation choices in a Complete

Streets context, Recreation choices, and
Street furniture and amenities, Arts and cultural amenities.
Civic destinations,
Compact design and high density where

public services are adequate,

Australia: Adelaide Placemaking Strategy Plan
W
hile nearly all of the examples in this guidebook are Adelaide Strategic Plan 2012–16, the City of Adelaide
Michigan-based, this one comes from Australia. Smart Move Strategy, and the 30-Year Plan for Greater
Although it takes a different approach from the rest Adelaide. It will also link to the Adelaide 2050 Plan,
of this chapter, it is included to demonstrate that placemaking once developed.”
can be so important that instead of building it into the master
plan, it gets its own policy document. Directed by six Guiding Principles, the Strategy identifies
desired outcomes, the City council’s role, strategies,
The City of Adelaide created a Placemaking Strategy measures of success, key initiatives, and related projects.
that “provides the overarching framework to support the It is noteworthy that three districts were targeted for a
creation of ‘One City, Many Places’. The first stage of this handful of pilot projects to test placemaking approaches
strategy identifies the placemaking outcomes that will be using best practices. Table 7–4, from the plan, presents an
achieved for the City and the centrepiece initiatives that example of how stakeholders can work with the City to
will be progressed over the next two years.” The Strategy produce positive outcomes, including new unique districts
was “informed by other plans, including the City of and places that attract people to the area.
Table 7–4: Placemaking Strategy – At a Glance

Unique Districts and Places
Empowered Communities and that Attract People and Create
Strong Partnerships through Attachment to the City are Best Practice Organization
Strategy Outcomes Improved Place Governance Created through Placemaking through Better Governance
What Does This Mean Inclusive and open governance We work with a broad range of We are seen as a high-performing
arrangements encourage Adelaide people to create unique districts and benchmark organization that
community, business, and Internet places that attract more people to works collaboratively with
groups to work with us to produce spend more time in the City. others to build our own and our
positive outcomes for each party and communities’ capability, capacity,
the City, district, or place. and resilience.
Council’s Role Enable Facilities and Co-Create Lead and Facilitate
Strategies Inclusive governance arrangements Develop a shared understanding of Build talent and place leadership.
at a City, district, and place level. current districts and places. Benchmark against others.
Stronger community, business, and Co-create new visions for districts Share knowledge and expertise.
government partnerships. and places.
Develop and implement solutions, and
resolve conflicts together.
Measures of Success A well-resourced and inclusive model Increase in sustainability of our City Community, business, and
for district and place governance. (City Scorecard measures). industry groups tell us we are easy
Levels of co-contribution and Increase in the sustainability of a to do business with, and want to
participation increase. particular district or particular places partner and share knowledge with
(as measured through the Place us (through our Partner Survey).
Capital Inventory). Staff tell us they are inspired and
understand where the Council is
heading, and feel they are making
a difference to our City (through
our Culture Survey).
Key Initiatives District Plans.
Institute
Place Pilots.
Institute
Precinct and Resident Group Support.

Policy
Related Projects Development and Structure Plans; Jan Gehl Initiatives; Public Realm Incentive Scheme; Urban Design
Policy
Framework; City Activation; Public Art; Residential Street Development Program; Asset Management
LandLand
programs generally; Innovative Strategy; Digital Strategy; Customer Experience Strategy; Financial
Transformation Program; Organisational Culture; People Strategy; Prosperous City Strategy; Residential
MSU
Strategy; Retail Strategy; and Evening and Late Night Economy Strategy.
Source: Adelaide City Council. (2013). City of Adelaide Placemaking Strategy, Stage 1 – 2013–14 & 2014–15. Adelaide, Australia. Available at: www.
adelaidecitycouncil.com/assets/STRATEGY-placemaking-2013-15.pdf; accessed March 16, 2015.
Part Two 7-43
Questions to Consider when Adding
Placemaking to a Local Master Plan
Where is your community in the Region? What role
does it play? For example:
1. Look at a map of the region. Identify the

location of your community relative to all
other communities. Where does it fall on
the transect?
2. Examine the character of your community

(small town, large city, first-tier suburb,
surrounded by forests or agriculture, etc.).
Identify the spatial location of special and
unique features. Point out the forested areas, Connected trail and sidewalk systems in Marquette, MI, allow for
cross-country ski training year round. Photo by the Michigan Municipal
the different types of agricultural areas, the League/www.mml.org.
waterfront areas, the wetlands, rivers, the
densest urban areas, the major transportation iv. An historic commercial district and
corridors, other state highways, airports, train other historic assets; and/or
stations, ports, etc.
v. Major physical assets like a stadium,
3. Identify unique assets and how those assets large park, or excellent transit system.
positively contribute to the region.
C. In suburban communities it may:
A. Unique assets of a rural township
location may be: i. Be a combination of urban and
rural areas,
i. Open space/farm/forest,
ii. Share a major corridor with an
ii. Opportunities for special and unique adjoining city with some dense nodes
environmental area management, along the corridor,
iii. Summer or winter sports potential, iii. Have a regional shopping mall, and/or
iv. Recreational lands, iv. Have a good school system.
v. Homesite opportunities for people How do these features contribute to the region? Keep
who want solitude with nature, and/or the bigger region and sub-region picture in mind.
Remember: There is an urban-rural interdependency.
vi. A major rail trail, river, or natural
Every community should do their part to contribute to
area winding through the township.
the economic competitiveness of the region by building on
B. In a city or village unique assets their unique assets.
may include:
Has your community recently engaged in a broad
stakeholder vision development process? If not, use a
i. Serving as a Regional Center or sub-

Center of Commerce and Culture; charrette process to develop the vision.
ii. Urban infrastructure adequate to Develop a shared vision for the future rooted
accommodate growth; in specific goals. Be clear about what success
would look like at the end of the planning
iii. A complete sidewalk system, and is period. What would be visibly different about
very walkable and dense; the community if the vision were implemented?
Include text in the master plan addressing:

yy Globalization and the shift to the Add a new section or chapter on each of the
knowledge economy; following depending on the context:
yy The role of your community in helping the yy Regionalism, intergovernmental

region be more globally competitive; and cooperation, issues of greater than local
concern, and/or coordination with
yy The role of local placemaking in talent regional plan or sub-regional plan.
attraction and retention.
yy Placemaking (in large cities and
Include descriptions of the kind of quality small towns).
places that are desired to be created and
maintained in the downtown (or other yy Regional transit.
center), in key nodes along key corridors, and
specifically what placemaking improvements yy Entrepreneurship (e.g., incubators).
should occur in these places, as well as in yy Special and unique areas:
neighborhoods throughout the community.
–– Integration of green and
Which set of guiding principles and best practices is the blue infrastructure.
master plan rooted in? Examples include (plus others
in Chapter 13): –– Culture and arts expansion, and
integration of the arts throughout
Ten Smart Growth Principles, the community.
New Urbanism, –– Rural identity.
LEED ND, –– Areas with a concentration of
Complete Streets, and historic resources.
Livable Communities. –– Unique natural areas (sand dunes,

wetlands, high-risk erosion areas,
What strategic assets does your community have (some of steep slopes, etc.).
the above, plus anchor institutions, and unique attractors)?
Include sections and strategies to make the
Develop strategies around each of these assets; community a more desirable place to live,
for example, with regard to green and blue work, play, shop, learn, and visit, such as:
infrastructure assets, strategies may include:
yy Subarea plans for downtown, key nodes,
yy Improve connections between the and key corridors.
waterfront and downtown (if they
are close). yy Transit-oriented development or new
mixed-use developments downtown and
yy Include strategies to integrate and link at key nodes.
green and blue infrastructure throughout
the community, and where possible, with yy Affordable housing.
adjoining jurisdictions. yy Entrepreneur and small
yy Link to other parks and recreation business development.
and natural resources protection plans yy Supporting working lands (agriculture

if appropriate. and forestry).
yy Improve public access to lakes and yy Population retention and talent attraction.
rivers, and use them as focal points for
enhanced trails and sidewalk systems.
Part Two 7-45

yy Enhancing arts and culture and other Without a focus on form, communities will
special and unique areas. develop haphazardly and with uneven quality,
and subsequently will not be the kind of
yy Developing subarea plans for abandoned/ quality places necessary to attract and retain
unused industrial sites. talented workers, which is essential to be
yy Complete Streets and future use of competitive in the global economy.
public rights-of-way (ROW) with a Elements of form to address:
special focus on future:
Inventory key ROW, building footprints,
–– Use of roads and other modes height, and density in the center (downtown)
of transportation, and along all major corridors and nodes.
–– Public squares/parks, Examine existing uses in those places.
–– Use of public buildings, and Examine existing zoning regulations in
–– Use of schools and adjoining land. those places. Do the existing regulations
support mixed-use, middle-density housing,
yy Relationship of placemaking to walkability, upper-story residential, parking
neighborhood conservation and renewal. in rear and sides, and on street only, transit-
oriented development, and related New
yy New streamlined decision-making on Urbanist and Smart Growth principles?
development requests.
If not, what needs to be changed? Be specific.
Are any of these strategies already included in other
plans? Wherever possible, connect proposed strategies Discover community preferences:
with related strategies in other existing plans, such as
separate Economic Development plans, Downtown Since most communities have not addressed
Development Authority plans, Parks and Recreation form very well, it is not wise to assume what
plans, Arts and Cultural plans, etc. people want and where.
If a community is moving toward adoption of a form- Find out what the community wants in terms
based code for at least a part of the community (such of form:
as the downtown), then form elements to guide such yy Use visual preference surveys (online
regulations should also be included in the master survey, via electronic clickers, or by
plan, including a regulating plan for such a code (see traditional surveys),
Chapter 8).
yy Test options at community gatherings, and
Does the master plan include strong form recommendations?
Focus on the role of form in the master plan: yy Conduct a charrette.
Those master plans in Michigan that have Establish the basis for form regulations:
embraced a set of planning principles to guide
development are generally much better than Settle on the characteristics of form that are
desired and the locations for each. Include
plans without a root in such principles. Most

master plans, however, still have very little these in the master plan in a manner that
focus on physical form (this is not building provides an adequate basis for subsequent
style; rather it is building mass, density, and zoning regulations.
its relationship to public land—such as ROW, This could be a regulating plan for a form-
parks, adjoining buildings, the street, etc.). based code.
It could be a simpler approach (see Chapter 8).

Should have separate guidelines for public The examples in Table 7–5 are drawn from large
land and for private land. and small communities. Some have very specific
placemaking sections, others integrate placemaking
Examples of Placemaking in throughout the plan as an effort to improve the sense
Local Master Plans of place in many parts of the community, such as the
There are many other questions that could be asked, City of Lansing’s Master Plan guiding principles and
and even more ways various answers could be planning goals found in Figure 7–7 as referenced
integrated into the master plan. But, perhaps more within Table 7–5.
valuable than additional lists of questions are some
recent examples from local master plans in Michigan.
Figure 7–7: City of Lansing Guiding Principles and Planning Goals (Referenced in Table 7–5)
Source: City of Lansing, Michigan; SmithGroupJJR; and LSL Planning. (2012). Design Lansing: 2012 Comprehensive Plan. Lansing, MI. Available
at: www.lansingmi.gov/design_lansing; accessed March 17, 2015.
Part Two 7-47
Table 7–5: Some Large and Small Michigan Communities with
Placemaking Elements in their Master Plan or Related Plan
Jurisdiction and Geography Distinguishing Characteristics of Plan
Detroit Future City Strategic Framework Plan Most comprehensive legacy city framework plan ever prepared in America.
Population: 713,777 (2010) [In mid-1950s, Five Planning Elements with innovative content and placemaking features in the
was 1.8 million]. Framework Plan: Economic Growth, Land Use, City Systems and Environment,
Pop Density: 5,142/mi2. Neighborhoods, and Land and Buildings Assets.
Largest city in Michigan. For placemaking purposes, the Neighborhood Element is the most important with six
strategies to create a diverse range of neighborhoods:
Located in Southeast Michigan across the
river from Windsor, Ontario, Canada. 1. Address quality-of-life issues.
18th largest city in U.S. 2. Create dense, walkable, mixed-use neighborhoods.
Anchors the 13th largest Metropolitan 3. Fuse art and industry in “Live+Make” neighborhoods in functionally obsolete areas.
Statistical Area in U.S. 4. Repurpose vacant land to make Urban Green neighborhoods.
Available at: http://detroitfuturecity.com/ 5. Renew amenities in traditional, usually historic neighborhoods.
framework/; accessed January 15, 2015. 6. Use productive landscape as a basis for a sustainable city.
Imagine Flint Emphasizes placemaking in its guiding principles, goals, and objectives, with a Place-
Population: 102,434 (2010) [peaked at Based Land Use Plan identifying subareas throughout the City that target key centers,
200,000 in 1960]. nodes, and corridors. The Plan also addresses 12 Place Types that help guide future
development and reinvestment in these targeted subareas.
Pop Density: 3,065/mi2.
Placemaking is cited in numerous chapters as an approach to stabilize and strengthen
7th largest city in Michigan. quality of life in traditional neighborhoods, while introducing new housing options that
Centrally located between the City attract a broader range of residents.
of Saginaw and downtown Detroit. Linked to a new capital improvement plan and a form-based code, which will align with
Interstates 69 and 75 intersect here. the designated subareas and related place types to further promote placemaking.
Available at: www.imagineflint.com/ Based upon extensive (and award-winning) public engagement and community input.
Documents.aspx; accessed June 3, 2015.
Design Lansing Master Plan Illustrates the relationship between the City’s long-range goals and four guiding
Population: 114,297 (2010) [peaked in 1970 principles (Sustainability, Placemaking, Livability, and Stewardship). The principle of
at 131,536]. Placemaking relates to each of the City’s goals. See Figure 7–7 in this guidebook.
Pop Density: 3,170.5/mi2. Includes a useful and unique street classification system. Identifies centers, nodes, and
corridors to target. Strong character elements are based on a visual preference survey
5th largest city in Michigan. and set the stage for future form-based coding.
Centrally located between the Cities of Plan acknowledges challenges it faces in regard to Strategic Placemaking.
Detroit and Grand Rapids on Interstate 96
in the lower half of the Lower Peninsula.
Available at: www.lansingmi.gov/design_
lansing; accessed January 15, 2015.
Marquette Waterfront District Subarea Plan Street-frontage-based regulating plan for a form-based code. The foundations of the
Population: 21,355 (2010). code were established in the 2004 Master Plan. The Waterfront Form-Based Code uses
simple and clear graphic prescriptions and parameters to illustrate how height, siting,
Pop Density: 1,874.9/mi2. and building elements create and define good public spaces; and broad parameters
Most populated city in the Upper Peninsula. regulate use. Goals include:
Major port on Lake Superior. Connect the waterfront to downtown.

Available at: www2.epa.gov/sites/production/ Preserve water views and community character.
files/documents/marquette_waterfront.pdf; Creating streets that are comfortable for pedestrians.
Allowing flexibility through simplified codes.
Specific public realm (street) design requirements focus on street space, street trees,
sidewalks, on-street parking, and street type specification.

Table 7–5: Some Large and Small Michigan Communities with
Placemaking Elements in their Master Plan or Related Plan (cont.)
Jurisdiction and Geography Distinguishing Characteristics of Plan
Acme Township Master Plan The Plan started out as a citizen-driven strategy for the existing and newly acquired
Population: 4,375 (2010). shoreline park properties and shoreline corridor along U.S. Route 31. Goals of the
plan include:
Pop Density: 173.6/mi2.
Reduce vehicular traffic.
Located in Grand Traverse County in
Northwest corner of Lower Peninsula Increase amenities for pedestrians and bicyclists.
along east arm of Grand Traverse Bay. Improve errand-oriented commercial area.
Located where U.S. Route 31 and Make aesthetic enhancements along corridor.
M–72 intersect. Includes proposed U.S. Route 31 realignment to tie in with Mt. Hope Road.
Available at: www.acmetownship. In order to create a vibrant business district a new Waterfront Mixed-Use zoning
org/uploads/2/4/3/0/24300134/acme_ district is necessary. This district encourages more compact horizontal development
township_1012placemaking_web.pdf; and vertical mixed-use opportunities for multistory buildings. It would allow for shared
accessed January 15, 2015. parking, centralized low-impact design stormwater treatment, and encourage greater
flexibility in design.
Frankfort Master Plan Chapter 5 of the Plan aligns the human environment with the New Economy, tourism,
Population: 1,286 (2010). and improved quality of life to give the City a competitive advantage.
Pop Density: 925.2/mi2. Allows for new growth and development that is compatible with the traditional
neighborhoods, while encouraging variety within the framework of the historic
Located in Benzie County in the Northwest residential neighborhood; and includes standards to help maintain the overall
corner of the Lower Peninsula, along Lake appearance of the neighborhood.
Michigan and Crystal Lake, and scenic M–22.
The Master Plan presents a finished regulating plan for a form-based code. Each
Available at: www.frankfortmich.com/pdf/ district includes purpose and benefits, permitted land uses, compatible building types,
frankfort%20master%20plan%20as%20 architectural features, and parking requirements.
adopted%20051110_FINAL.pdf; accessed
January 15, 2015.
Source: Table by the Land Policy Institute, Michigan State University, 2013.
The first three of these plans had very extensive public spread the cost and time across two or more budget
participation (far in excess of what is usually attempted cycles). However, the result is often a time period of
and achieved), which gives these plans extra credibility. several years to fully complete the plan and adoption
Others used charrettes or form-based codes to guide of the zoning regulations. This period is so long that
implementation. At least two also focused on achieving “planning fatigue” frequently sets in among citizens
shorter review and approval periods for development and stakeholders involved in the sequential processes.
in conformance with the plan. These communities That results in less participation than desired, and less
understand their economic role in the region; they enthusiasm or energy for implementation as everyone
focus on key assets and attempt to preserve what is is “worn out” once adoption comes. Yet, that is when
important to them, while laying out goals, objectives, energy needs to be the greatest, or the plan risks
and strategies for improving local quality of life. They being shelved.
recognize that placemaking can play a very important
role in achieving those goals and strategies. Some communities in different parts of the country
have undertaken efforts to combine planning and form

Comparison of the Traditional and coding as a part of the same charrette-driven process in
Placemaking-Focused Planning Processes an effort to get all work done in a year. Following is a
Most communities engage in sequential processes for brief description of the traditional planning and zoning
preparation of a master plan and zoning regulations preparation process compared to a process that focuses
to implement the plan. There are often budgetary and on achieving placemaking planning and form-coding
staffing considerations inherent in such decisions (i.e., objectives in a shorter time period. Figure 7–8 was
Part Two 7-49

Figure 7–8: Conventional vs. Form Planning Process
7-50
Conventional Planning/Regulatory Process
Planning Zoning
Commission Amendment
Approval Adoption
Select and
Government Planning Gather and Goals Develop Develop Code Audit
Identify
Involvement to Plan Analyze Data Develop and Alternatives Preferred Adopt
Issues
Vision Objectives Plan Plan
Implement New Publc
Public Public Public Public Public
Permitting Process Meetings
Citizen Forum Forum Forum Forum Forum
Engagement
Planning Site Plan Special

Prepare Analyze Decide Adopt Prepare Analyze/Decide Appeals
Commission Role Review Uses
Resource $ $ $ $ $ $ $ $ $ $
Commitment
Workshop with
Adoption by
PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

P&Z and City City Commission
P&Z Board
Commission Hearings and Adoption
Government Gather and Market
Analysis Develop By-Right
Involvement Analyze
Introduce Alternatives Admin
Data Identify
Revised Review
Issues &
Identify Elements Identify
Public and Engage Create Focus Public Public
Citizen Forum Community Groups Remaining
Forum Forum
Stakeholders Issues
Engagement Charrette
Planning
Prepare Analyze/Decide Adopt Board of Review/Appeal
Commission Role
Resource
Commitment $ $ $ $ $ $
6 Months 1 Year 1.5 Years 2 Years
Form Planning/Coding Process

Source: Illustration by Roy Lash, MSHDA, 2015. Tischler, J. (2015). “The Benefits of Form-Based Planning and Coding.” Better Cities & Towns, February 2015. Available at: http://bettercities.net/
article/benefits-form-based-planning-and-coding-21462; accessed September 25, 2015. Figure remade with permission, by the Land Policy Institute, Michigan State University.
conceived by Jim Tischler, director of the community regulatory process is often redundant and
development division at the Michigan State Housing needlessly duplicates steps—hence, it takes
Development Authority (MSHDA), and was prepared a lot of time. Under a stakeholder-engaged
by MSHDA’s Roy Lash. An article by Tischler entitled charrette-structured process where both plan
“The Benefits of Form-Based Planning and Coding,” and regulations are tackled at once, it appears
describing this graphic was published in the Feb. that the process redundancy can be sharply
2015 issue of Better Cities and Towns. A portion of reduced, if not eliminated. Moreover, the
that article describing this figure is reproduced below. planning commission role could return to
Note: It also addresses the process of review and approval its historic roots as plan/code writer with a
of subsequent development proposals, and not simply the much-reduced role in review of development
consolidated adoption of a plan and regulatory code. proposals, since so much development is by
right. Planning and building code staff would
“[This] figure contains a large amount still do all the same administrative review
of information spanning five areas: 1) work (including site plan review).
government involvement; 2) citizen
engagement; 3) the role of the planning Furthermore, assuming effort is undertaken to
commission; 4) resource commitment; and solicit and actively engage ALL stakeholders
5) process time over which individual steps/ (including citizens, both individually and in
actions occur within the four areas. The groups), the consensus developed for planning
elements of the conventional planning/ goals, objectives, and future use(s) may
zoning/entitlement/permitting process are also include consensus on the form of said
presented on the top half. In the bottom half, objectives, goals, and future use(s). To this end,
the present form-based code development the basis has been established for simultaneous
process is appended in two key ways: coding, as well as moving entitlement/
permitting to the by-right/administrative
Master planning tasks are structure as previously described.
incorporated into the process “front-
end.” The preparation/outreach/ The comparison also represents the argument
engagement activities that are critical that while more intensive in-process actions
for development of FBCs can also are undertaken, the form-oriented process
play the same role for obtaining can actually reduce the time required to
consensus on the community’s vision, update a community’s master plan. The
goals, objectives, and the form of resulting time savings utilizes the same
future land use(s). basis as previously described; by combining
formerly separate (but similar) stakeholder/
A by-right entitlement/administrative engagement process structures, redundancy is
permitting function is incorporated eliminated and improved production for time
into the process “back-end.” Such spent is achieved. And, of course, the time
changes would provide the ability to savings appear to extend to resource savings
reduce or even eliminate the non-staff based on the typical hourly rate calculation.
site plan reviewing process for projects
where design and use dimensions It can be concluded that movement to
fall within the established code form a ‘form’-oriented model would have the
parameters, among other requirements. following benefits:
Juxtaposition of the processes reveals A reduction in time needed for

some clear distinctions. With government master plan revision or update.
involvement and planning commission roles
generally operating as a ‘prepare/analyze/ A corresponding reduction in
decide/adopt’ process, one could suggest resources needed to fund the process.
that the conventional planning/zoning
Part Two 7-51

Reduced staff time required for Placemaking Project Taskline Narrative
process support—both in plan/ The MIplace™ Partnership Initiative’s Municipal-
code preparation and entitlement/ Led Placemaking Project Taskline exists to help
permitting—would provide increased local communities understand the connection and
time for other important tasks. process between good placemaking principles and
the completion of a real estate–based placemaking
An appropriate amount/intensity project. It is intended to provide users with a basic
of public involvement, at the correct framework for the development of a placemaking-
time(s), would support obtaining input related real estate development project. While
and consensus, while allowing the presented as a step-by-step linear process, the authors
system to function at optimal efficiency fully acknowledge and support that some steps may
for relevant individuals and groups. be done at varying stages not consistent with this
The process offers a verifiable taskline. In addition, there is full recognition that
opportunity to demonstrate some steps may not be necessary at all or could be
predictability for all parties— repeated numerous times, such as the development or
both at the onset and in the refinement of the project pro forma and site plan.
continuity of process. Planning Stage
Because the process plans, codes, The clearest pathway to an efficient development
and sets permitting based on the process is to dedicate time to creating a thoughtful
form identified by consensus, the development or redevelopment plan. The planning
community’s desired outcome(s) is process must be inclusive and engage a diverse set
realized at all stages, and consistency of stakeholders (like residents, property owners,
with the form-based outcome(s) is and businesses) to build a unified vision for the
the metric by which the process is community. The single best resource a Michigan
organized and measured.”7 community can use to go through this process is
the Redevelopment Ready Communities® (RRC)
SECTION FIVE: PROJECT DEVELOPMENT Program (see the sidebar on page 7–5). This program
Section Five shifts the focus from regional and empowers communities to shape their future and
local plans to implementation of specific projects— maximize economic potential. The RRC assists
particularly those that advance local placemaking. communities in creating a solid planning, zoning,
A taskline of steps that are generally followed by and development foundation, which sustains vibrant,
those involved in creating quality land development thriving communities that attract business investment
with a strong sense of place is described, along with and talent.
common variations.
Pre 1: Master Plan Updated
Placemaking Project Development The master plan is reviewed and updated if
Once a consensus plan is prepared, it is important to necessary, at a minimum, every five years to provide
have it implemented—both quickly and steadily. One a community with a current and relevant decision
way to achieve that is through a thorough, consistent, making tool. The plan sets expectations for those
and efficient project development and approval involved in development, giving the public some
process. Figure 7–9 illustrates a generic project degree of certainty about their vision for the future,
development process that is focused on actions to while assisting the community with achievement of
implement an adopted plan. It was prepared by Jim its stated goals. An updated master plan is essential to
Tischler and Joe Borgstrom, and other staff from articulating the types of development the community
MSHDA, with assistance from staffers in other desires and the specific areas where the community
State agencies (especially the Michigan Economic will concentrate resources.8
Development Corporation).
7. Tischler, J. (2015). “The Benefits of Form-Based Planning and Coding.” 8. MEDC. (2015). Redevelopment Ready Communities® Best Practices.
Better Cities & Towns, February 2015. Available at: http://bettercities. Michigan Economic Development Corporation, Lansing, MI. Available
net/article/benefits-form-based-planning-and-coding-21462; accessed at: www.michiganbusiness.org/cm/Files/Redevelopment_Ready_
September 25, 2015. Communities/RRC-Best-Practices.pdf; accessed July 7, 2015.

Figure 7–9: Municipal-Led Placemaking Project Development Taskline
Planning Pre-Development Development
Master Plan Development RFQ Response, Identify Incentives to Fill

Gap (if Needed) Construction Begins Closeout of
Updated Processes Identified Evaluation & Selection Compliance
Compliance (If Needed)
Finalize Financing (If Needed)
Appropriate Districts
Aligned with Market Analysis Community Visioning
Priority Areas
Pre 1 Pre 2 Pre 3 Pre 4 Pre 5 Start Step 1 Step 2 Step 3 Step 4 Step 5 Step 6 Step 7 Step 8 Step 9 Step 10 Step 11 Step 12 Step 13 Step 14 End
Project Site Final Development

Identified for Reuse Agreement
Appropriate Site Plan Construction Complete
Zoning is in Place Pre-Development Agreement
Review/Approval
Redevelopment Request for Proposal Project Design & Pro Forma
Areas Prioritized (RFQ) for Developer Development Based on Visioning Monitoring
Source: Tischler, J., and J. Borgstrom. (2015). “Municipal-Led Placemaking Project Taskline.” Prepared by the Michigan State Housing Development Authority for the MIplace™ Partnership Initiative, Lansing,
MI. Figure remade with permission, by the Land Policy Institute, Michigan State University.
Part Two
7-53
Pre 2: Redevelopment Areas Prioritized Pre-Development
The redevelopment strategy/plan identifies priority The Pre-Development process is a critical time when
redevelopment sites, neighborhoods, and/or districts, all of the planning and preparation at the municipal
as well as Strategic Placemaking projects for each level is put to the test. Clear municipal processes
district/area. have been identified, zoning is in place, and now the
community wants to see something consistent with
Pre 3: Appropriate Districts the approved master plan happen with the site. This
Aligned with Priority Areas stage will ultimately determine what becomes of the
Once priority areas are identified, communities site, what it looks like, and how it impacts the rest of
should make sure the appropriate districts encompass the community.
the priority areas. Possible districts include historic
districts, downtown development authorities, corridor Step 1: Market Analysis
improvement authorities, principal shopping districts, During the master planning process the community
neighborhood enterprise zones, and obsolete property takes a “blue sky” approach to determining what they
rehabilitation districts. All potential redevelopment want the community to look like. Furthermore, the
sites should most likely be included in the planning process helps to determine if areas should
appropriate Brownfield Redevelopment plan. be primarily residential, commercial, mixed use, or
industrial. The market analysis helps to determine the
Pre 4: Appropriate Zoning in Place economic feasibility and demand for the expressed
The governing body has adopted a zoning ordinance desired outcome for potential uses. For residential
that aligns with the goals of the current master plan. units use a Target Market Analysis. As it applies
The community should review the master plan’s to a specific site, it helps to determine the types of
zoning plan to determine if changes to the zoning housing or business that could potentially inhabit the
map or ordinance text are necessary to implement first floor (and potentially subsequent floors), as well
the master plan vision. The zoning ordinance also as the types of the mix for housing on upper floors.
provides for areas of concentrated development in This helps the community to integrate economic
appropriate locations and encourages the type and reality with its vision.
form of development desired.9 A form-based code
may be appropriate. Step 2: Request for
Qualifications (RFQ) for Developer
Pre 5: Development Processes Identified This step involves development of the RFQ
The zoning ordinance articulates a thorough site document and scoring criteria. The subject site, at this
plan review process. Streamlined, well-documented point, has a number of unknown land, market, and
site plan policies and procedures ensure a smooth product elements, so it is difficult for a municipality
and predictable experience for a developer working to seek out a detailed proposal from interested real
with a community. Unnecessary steps and layers, estate developers, whose own due diligence has
or unclear instructions, increase time and expenses indicated the potential for a profitable and successful
associated with development. Community leaders project. Distinct from more traditional requests for
should look to simplify and clarify policies, operate proposals, an RFQ process can accommodate sites
in a transparent manner, and increase efficiency to with such unknown elements—and are especially
create an inviting development climate that is vital to useful for redevelopment projects. The RFQ process
attracting investment. To do this, sound procedures usually has three steps: 1) solicitation, 2) pre-
need to be in place and followed.10
development, and 3) development. The RFQ should

Start: Project Site Identified for Reuse highlight the desire for community participation
The site with either the highest priority or most in the visioning (or charrette.) See sample RFQ in
desirable for redevelopment is identified. For the Appendix 6.
purposes of this taskline, the assumption is made that
this site is owned by the municipality with clear title.
9. See Footnote 8.
10. See Footnote 8.

Step 3: RFQ Response, Step 7: Identify Incentives to
Evaluation, and Selection Fill Gap (If Needed)
This step involves development of, dissemination of, It is possible that a project would be proposed that
and review of responses to the RFQ. Often responders both the community and developer want to create,
are asked to provide their team organization and but a gap exists in the financial projections that
credentials, and demonstrate experience and financial make the project difficult to do. In these instances
capacity to undertake a project as described in the there are a number of local and state incentives that
RFQ. If asked for a site plan, the request is limited could potentially be brought to bear to fill this gap,
to broad vision(s) or a concept drawing, because depending on the specific situations. Most incentives
as indicated previously, there exist a number of address public infrastructure surrounding a project
unknowns for the site and little, if any, due diligence (like water and sewer capacity, parking lots, or
has been completed nor community input solicited. decks), but in some instances, can be used toward
A detailed site plan could undermine the local input the development itself. Appendix 3: State Agency
process. Based on submittals and/or interviews, a Assistance includes a detailed list of state incentives
developer is then selected. (and other resources) and their varying applicability.
Step 4: Pre-Development Agreement Step 8: Final Development Agreement

This step involves undertaking the market, site, At this stage, the end product is known in greater
community, and product due diligence actions needed detail, as are development costs, probable tenants, and
to convert the “unknowns” to “known.” Often these what incentives (if any) will be pursued. To formally
tasks are performed under a pre-development period/ enter into the next stage, the community will need
agreement, in which the developer and municipality to finalize the development agreement with the
have certain obligations. The main objective is developer. Both parties will be formally responsible
to generate a preliminary site plan that has all or for meeting respective deadlines and commitments,
most due diligence completed, and has preliminary with penalties for missing them. It is recommended
endorsement of the community stakeholders; as such, that a community require a developer to purchase
this is a good time to include citizen engagement a performance bond (or other acceptable form of
through the visioning process in the project design. performance guarantee) in order to help ensure
timelines and other commitments are met.
Step 5: Community Visioning
The community develops a vision for the priority Step 9: Finalize Financing
development or redevelopment site. The vision Once the development agreement is completed a
includes desired development outcomes and specific developer will then finalize financing with their
development criteria.11 The selected developer and financing partner(s). This finalizing could include
their team participates in this visioning process to formal awarding of various incentives, as well as the
understand the community’s desired vision for the closing of a bridge or construction loan, and a plan for
site. (This step may be repeated as needed in a loop permanent financing once the project is completed.
with Step 6.) Depending on the number of lending sources, this
could be a step that requires some time to complete.
Step 6: Project Design and Pro Forma
Development Based on Visioning Step 10: Site Plan Review/Approval
The selected development team begins to put This is the final step at the community level prior to
together a conceptual draft of the project and the start of construction. Preferably as established
associated pro forma to understand the estimated through sound Planning Steps (Pre 1–5), this step is
costs and revenues of the project. This step may completed through an administrative review process
require several iterations based on financial realities by planning staff if the site plans are consistent with
and community feedback. It is worth noting that even the local plans, the outcome of the visioning process,
if a financial gap exists it does not mean the project and local ordinances. Alternatively, this would be the
cannot move forward. formal public hearing stage in front of a planning
11. See Footnote 8. commission and local elected leaders. Pre-Step 1
Part Two 7-55

and Step 5 (and its various iterations as needed) will CONCLUDING OBSERVATIONS
be critical in showing community participation and Much has changed since private and public sector
support of the project. development occurred without apparent special
coordination as in centuries past. Today, Strategic
Development Placemaking efforts will be bolstered when projects
The Development Process is the last stage of the in local plans are also nested within regional
taskline where planning and pre-development pay off economic prosperity plans. Local master plans must
in the successful completion of a placemaking project. be both visionary and achievable, and guide the
However, while the major public hurdles have been community to implementation through quality codes
met, communication still is critically important between and ordinances. Communities must become proactive
the development team and the community. Regular and prepared for new development in ways that they
meetings should still take place during each of the never have been in the past. This is to ensure that new
steps to ensure all parties are meeting their respective development is of high quality and compatible with
obligations under the Development Agreement. the community vision and standards.
Step 11: Construction Begins This chapter explored how to accomplish these goals
This is the formal start of the construction phase. at the regional and local levels. Section One opened
Workers are on site and equipment is in use. with an explanation of the context for regional
Step 12: Monitoring and local planning and how this is different from
The development will need to be monitored on a conventional community development, economic
number of fronts, including making sure the project development, and infrastructure development. It
meets the development agreement and approved site emphasized the benefit of nested local and regional
plan, as well as any reporting that needs to be done plans. Section Two focused on regional economic
for various incentives as the project progresses. development plans. Section Three presented a
strategic growth planning process that is especially
Step 13: Compliance (If Needed) well-suited for application at the regional or county
Documentation for various incentives will need to level, but could be applied at the local level as well.
occur during this time and may affect the project’s Section Four described two ways to incorporate
standing with various partners. Needed documentation placemaking considerations into local master plans
will vary depending on what incentives, if any, are used. and presented five Michigan examples. It also
presented a parallel process for preparing a master
Step 14: Construction Complete plan and form-based code. Section Five shifted the
Once construction is complete a community focus to the implementation of regional and local
celebration is in order! A formal ribbon-cutting plans through specific placemaking projects. A project
ceremony and tours for members of the community are taskline was presented and explained.
recommended. It’s important to celebrate the success
of a development or redevelopment process done right!
End: Closeout of Compliance (If Needed)

Tying up the loose ends of any needed reporting for
various incentives will be needed by the development
team and community.

1. Quality development is a result that is often 5. The process elements of this chapter are
achieved only with good local planning and based on the rational planning model,
zoning that has considerable, broad public which is pragmatic and designed to fix an
and stakeholder input reflected in a widely existing problem, prevent a future one, or
shared vision, and that is implemented by take advantage of emerging opportunities.
private sector builders who also share in The most fundamental steps in the rational
that vision. The master plan needs to be planning model are:
both visionary and achievable. It needs to
be based on a solid understanding of the A. Define vision, goals, and objectives,
municipality’s role within the region, and B. Gather and analyze data,
tied to market realities.
C. Develop alternatives,
2. All types of placemaking require
some planning, but the amount varies D. Evaluate alternatives and select one
dramatically. A community does not need or a combination,
formal plans for many Tactical, Creative,
and Standard Placemaking projects. E. Embody the preferred alternative in a plan,
However, as size, scale, and/or cost of a F. Implement using a mechanism to
placemaking project or activity goes up, so measure progress and outcomes, and
does the need for a good plan.
G. Periodically revisit progress to achieving
3. Effective placemaking requires that planning the goals and objectives and repeat the
leads to action; that it provides the kind of process as needed.
direct guidance that not only encourages
new infrastructure and land development 6. In tough or soft economic times, if a
to implement the plan, but stimulates that community is failing to attract or retain
development to occur consistent with the plan talented workers, new residents, businesses,
as quickly as possible. or development, then it needs to move
proactively to make public improvements
4. Communities must learn the importance in targeted places. Improving the quality
of being proactive and prepared for new of key places makes a community more
development in ways that enable them attractive for new residents, businesses, and
to ensure it is of an acceptable quality land developers.
and compatibility. This is so they do not
have to simply react to development and
redevelopment proposals, because they don’t
have a clear vision or standards to guide their
review and approval. LandLand
MSU Policy
Policy Institute
Institute
Part Two 7-57

7. The principal differences between 11. There are four principles of strategic regional
placemaking and more conventional growth: 1) regions and regionalism, 2)
community development, economic urban-rural interdependency, 3) strategic
development, or infrastructure development assets assessment, and 4) targeting of
are a focus on physical amenities in a place, resources. Regional economic development
a form and design that promotes more plans should target strategies based on
physical activity in a place, narrower scope regional assets, but focus on efforts to
and time frame, increased direct input from target population growth, talent attraction
stakeholders, and moving from planning to and retention, and Strategic Placemaking
action more quickly. projects. However, all of these efforts should
recognize the importance of better linkages
8. Many Standard and Creative Placemaking between urban and rural places, and build
projects, and probably all Strategic strategies that, over time, clearly benefit both.
Placemaking projects, will benefit from not
only advance project planning, but project 12. The purpose of Strategic Growth Planning is
planning for the purpose of implementing an to identify where targeted public and private
adopted local master plan, subarea plan, and/ investment will produce the greatest positive
or PlacePlan. benefits over the planning time frame, and
what priorities are most important to pursue
9. Key regional economic development from the public side. While the primary
priorities should be reflected in local master focus is on economic development, it can be
plans, and key local priorities should be much broader, depending on the planning
reflected in regional economic development principles selected to guide the process. The
plans. This is especially true with regard to eight steps in the 3- to 12-month process are
regional and local Strategic Placemaking listed below:
priorities in targeted centers, nodes, and
along key corridors. A. Identify and Involve Stakeholders;
10. This structure of nested regional and B. Inventory, Identify Assets, and Analysis;
local place-based plans and regulations,
over time, is likely to be viewed as a C. Select Guiding Planning Principles;
precondition to effective placemaking D. Develop a Shared Vision;
in downtowns, at key nodes, and along
key corridors, just as basic infrastructure E. Develop Strategic Focus Areas;
and public services are a precondition to
virtually all private development today. F. Develop Action Items and Outcomes;
G. Prepare Plan, Vet, and Adopt; and
H. Monitor/Measure Results.

13. Placemaking could be inserted as a separate 15. Movement to a “form”-oriented planning and
section of the master plan, or placemaking coding model (as compared to conventional
policies, strategies, and actions could be planning and regulatory processes) would
integrated across many sections of the master have the following benefits:
plan. This could include sections focused on
specific geographic areas or neighborhoods A. Reduction in time needed for master
of the community, or within the sections plan revision/update;
addressing each land use and infrastructure, B. A corresponding reduction in resources
or both. If the community is moving toward needed to fund the process;
adoption of a form-based code for at least a
part of the community, then form elements C. Reduced staff time required for process
to guide such regulations should be included support—both in plan/code preparation
in the master plan, and there should be a and entitlement/permitting;
regulating plan for such a code. Michigan
has many examples of communities that D. An appropriate amount/intensity of
have recently included placemaking into public involvement, at the correct time(s),
their master plans, including Detroit, Flint, would support the obtainment of input
Lansing, Birmingham, Marquette, Acme and consensus, while allowing the system
Township, and Frankfort to name a few. to function at optimal efficiency for
relevant individuals and groups;
14. As the community and its planners think
through placemaking needs and opportunities E. Opportunity to demonstrate predictability
to include in the master plan, questions could for all parties—both at the onset and in
be asked to help guide the thinking, such as: the continuity of process; and
A. Where is your community in the region? F. Because the process plans, codes, and sets
What role does it play? permitting based on the form identified
by consensus, the community’s desired
B. How do these features contribute to outcome(s) is realized at all stages.
the region?
16. A parallel planning and form coding
C. Has your community recently process could dramatically reduce the total
engaged in a broad stakeholder vision time involved in making the community
development process? development ready.
D. Which set of guiding principles and best 17. Communities that complete the tasks in
practices is the master plan rooted in? the sample taskline will be well-prepared
to move efficiently and effectively from
E. What strategic assets does your planning through pre-development to
community have? actual development.
F. Are any of the key strategies already
included in other plans?
G. Does the master plan include strong

form recommendations?
Part Two 7-59

STANDARD STRATEGIC
Chapter 7 Case Example: Birmingham Downtown Master Plan
B
irmingham is Michigan’s best contemporary
example of planning and implementation
of Strategic Placemaking in a downtown by
using a charrette-based master plan, a form-based
code, targeted public improvements, and careful
approval of private projects. The result is a remarkable
transformation of the downtown into one that is
much more dynamic and people-filled.i
Birmingham’s 1929 plan commissioned a City

Beautiful design for a central civic square surrounded
by a library, city hall, and post office, resulting in more
than three million square feet of new commercial
development. In the 1960s, a master plan for the
Buildings that serve as terminating vistas or gateways should have distinct
downtown proposed five parking decks along a new and prominent architectural features of enhanced character and visibility
Ring Road, which circumscribed the downtown and like this building in Birmingham, MI. Photo by the MSU Land Policy Institute.
allowed for construction of high-rise buildings.
Adopted in 1996, the Birmingham 2016 Master
The next three decades saw 10-story buildings Plan was one of the first form-based plans in the
constructed according to the master plan, which resulted country and focused on policy revisions, streetscape
in a citizen backlash that repealed permitted densities, improvements, park expansions, traffic-calming
rendering new downtown development financially measures, and a form-based overlay-zoning district.
impractical. A 20% population loss, stagnant economic It provides increased density as a zoning option to
growth, declining retail sales, and competition from a encourage investment and development downtown.
new luxury mall two miles away caused leading retailers In exchange for this incentive, the City requires an
and large commercial tenants to move, and two major appropriate mix of uses, form, placement standards,
department stores and two cinemas to close. The Ring and architectural standards to ensure high-quality
Road system promoted high-speed traffic, isolating the materials and details. While these new standards
City’s downtown from surrounding neighborhoods and were optional, the majority of new developments,
creating an uncomfortable environment for pedestrians. since adoption, were built under the optional Overlay
Further, a lengthy approval process for new buildings District standards.
became a hindrance to development.
The Plan also recommended other improvements that
To confront these challenges, City officials targeted would enhance the pedestrian experience downtown,
creation of a 20-year master plan in 1996 to such as encouraging outdoor dining, public art, and
stimulate new commercial activity downtown and traffic-calming measures; setting standards for the
spur residential growth. The Birmingham 2016 design and color of street furnishings, light fixtures,
Master Plan was based on market research of the and new bike racks; and allowing construction of
City’s commercial and residential potential, extensive temporary platforms into the parking lane on the
traffic studies, and residential preference surveys. It street if there was not sufficient space on the sidewalk
also included extensive public participation, which for outdoor furnishings.
featured three months of community educational and

information-gathering sessions, as well as a seven- Birmingham is working on an updated plan to be
day public charrette at which about 2,500 people released in 2016.
attended more than 70 meetings.ii
i. This summary is drawn from a feature article by Robert Gibbs and
Jana Ecker. Gibbs, R., and J. Ecker. (2009). “Downtown Birmingham:
Thirteen Years of Implementation of Michigan’s First Form-Based Code.”
Planning and Zoning News 28 (1): 5–10.
ii. See Footnote i.

Chapter 8:
Local Regulation for
Placemaking
Marquette, MI, utilizes a form-based code to protect the historic form downtown and to guide new development on the waterfront.

INTRODUCTION
T
his chapter covers regulatory methods a local
government can use to ensure that design of
private and public placemaking projects are
effective in creating vibrant successful places. There
are a number of ways zoning can support effective
placemaking. The way to produce the most consistent
results is the use of form-based codes. A form-based
code (FBC) is a means of regulating development
to achieve a specific urban form. A FBC is not an
appearance code, design guidelines, or so-called
façade or building character ordinance. The objective
is achieving the kind of built form described in
Chapters 4 and 5. The reader may want to review Historic building in Fremont, MI, which utilizes a form-based code. Photo
the key elements of form in those chapters before by Kurt H. Schindler, AICP, MSU Extension.
proceeding further with this chapter. Following are
the principal topics covered in this chapter: There are less than a dozen form elements that
greatly affect the creation of quality places. This
Form Elements that Greatly Influence the chapter opens by briefly reviewing them. The
Quality of Key Urban Places, emphasis then shifts to the zoning ordinance, because
zoning is an important
Comparison of Traditional/Conventional tool for implementing . . .Zoning is an
Zoning and Form-Based Codes in Creating
Quality Places,
the local master plan. important tool for
Zoning standards
strongly influence
implementing the local
Place and Form Elements to Regulate in
All Codes, development patterns. master plan. Zoning
So, if a community
wants to create or restore
standards strongly
Overview of Form-Based Codes,
a walkable downtown or influence development
Steps to Prepare a Form-Based Code, and neighborhood, then the patterns. So, if a
zoning standards need
Administration of a Form-Based Code.
to support that pattern community wants to
Remember the important message presented in of development. create or restore a
Chapter 1, and reinforced in Chapters 4 and 5: Good
form and appropriate land uses/functions, leads to
In many places in the walkable downtown
Midwest, in general, and or neighborhood,
social opportunity and good activity, which leads to
Michigan, in particular,
a positive emotional response, which when felt in
common among many people, results in a strong sense
the major impediment then the zoning
of place, which leads, over time, to talent attraction
to building good form standards need to
is the current zoning
ordinance. That is because support that pattern
and retention, and more sustainable economic activity,
because the community is better able to be globally
competitive. These outcomes are dependent on good
zoning ordinances often of development.
contain standards that

codes and regulations that support good form and
do not allow for the mixed uses, variety in dwelling
the vision created in municipal and regional plans
types, quality design dimensions, and the kind of
described in Chapter 7. The importance of good
neighborhood characteristics presented in Chapters 4
codes cannot be overstated. The auto-dominated built
and 5. These are, however, characteristics that the market
environment we live in today is the result of the codes
is increasingly demanding as outlined in Chapter 2. For
and regulations adopted since the 1950s. If we want
example, conventional zoning (like that used in most
the benefits of walkable, mixed-use, urban places, we
communities today) usually requires separation of uses
have to change our regulations.

rather than allowing a mix of uses with an emphasis on could start by creating a FBC for just these areas,
form to create quality places. Often existing zoning is and then determine later if the benefits are enough
not flexible or responsive to changing community needs. to warrant a more substantial change to the rest of
It frequently has long and cumbersome procedures the ordinance. This incremental approach is most
(such as planned unit development (PUD) and special pertinent in those communities that are Centers of
land use reviews) for such use mixes, rather than more Commerce and Culture as identified in Chapter 3.
timely and predictable review and approval mechanisms.
Thus, updating the local zoning ordinance or code is a Many Centers of Commerce and Culture are small
critical step to achieving good form. communities with limited resources, and are not
facing much new development. By initially targeting
The reader may notice that many of the examples some zoning changes that
in this chapter are from Michigan’s smaller and will remove the biggest By initially targeting
northern communities. They demonstrate that impediments to mixed use some zoning
. . .Form-based codes form-based codes and improved walkability,
changes that will
are not just for the community is using
are not just for larger larger communities, its limited resources most remove the biggest
communities, a a common effectively. In contrast, in
impediments
misconception. It is large cities where talent
common misconception. typically easier to scale attraction and retention to mixed use
something up than to scale it down. By using smaller is critical to economic
communities as examples, it should be easier for sustainability, minor zoning
and improved
readers to consider how a larger community would changes are less likely to be walkability, the
scale up FBCs. enough to generate the type community is using
of development necessary
There are several different regulatory approaches that to be very effective at talent its limited resources
deserve consideration—not just form-based codes.
A community could make a few targeted changes to
attraction and retention. most effectively.
Thus, in large cities, moving
address impediments to good form in selected zoning to full form-based code standards in the community
districts that will make the most initial difference, center, and at key nodes, along key corridors, may
such as in the downtown, and in neighborhoods be the most immediate cost-effective solution.
that immediately surround it. Or, a community
Principles for Effective Codes

Place-focused and human-scaled.
Respect natural ecology by working with nature.
Purposeful, not reactive.
Connect urban form and land use.
Provide for development that is compact, mixed use, and pedestrian-oriented.

Appropriate for the particular location on the transect.
Graphic, easy-to-use, and understand.
Designed to be easily updated without upsetting the community vision.
Form-based codes are designed to implement all of these principles.
Part Two 8-3

For the reasons stated above, it is anticipated that Based Code section of Appendix 4: Placemaking
most communities will make the transition from Resource List) to guide readers on how to create
a conventional zoning ordinance to a form-based FBCs. It is also important for the reader to know that
ordinance gradually, by starting with the places where prior to preparing FBCs, the professionals involved
it can make the most difference—downtown. need special training. One of the best sources for
that training is the national Form-Based Codes
To assist with deciding among various regulatory Institute (see the sidebar below). Once the process
options, the first section of this chapter presents a begins, all the key stakeholders in the community
comparison of how conventional zoning and FBCs need to be fully engaged in creating the vision for
each address some of the key form elements of future land use and urban form, and in establishing
quality places. This comparison reveals some of the the parameters for good form. Chapter 7 describes
key impediments that local zoning puts in place for the elements and characteristics of regional and
achieving walkable urban places. The most important local plans to implement that vision by means of
of these impediments are singled out for further quality placemaking projects and activities. Chapter
discussion with an eye largely on the zoning changes 6 discusses the public participation processes (with
necessary to make the community more pedestrian- a particular emphasis on charrettes) that can help
oriented and welcoming to a variety of housing types achieve that goal. These activities are all critical to
and mixed uses that are necessary to better attract creating an effective form-based code.
and retain talent and improve the quality of places for
everyone in the community. The process of developing a master plan, a future land
use plan (illustrative plan in FBC parlance), form-based
The second half of this chapter focuses on the zoning regulations, and the zoning map (regulating
elements of FBCs and the process usually followed to plan in FBC terminology) takes time, has many steps,
create them. What is presented is just an overview, as and involves many people. Because many professionals
there are very good books available (see the Form-
The Form-Based Codes Institute
T
he Form-Based Codes Institute (FBCI) is a and the appropriate scale and types of streets and
nonprofit professional organization dedicated to blocks. Founded in 2004, FBCI is now the foremost
advancing the understanding and use of form- organization promoting the use of quality FBCs. The
based codes. The FBCI pursues this objective through Michigan Placemaking Curriculum has a module
three main areas of action: that complements the work of the FBCI, and the
MIplace™ Partnership requires its trainers have a
1. Developing standards for form-based codes, certificate of course completion from FBCI.
2. Providing courses, workshops, and webinars Each year, FBCI presents the Driehaus Form-Based
to advance knowledge of and experience with Codes Award to a deserving community, recognizing
form-based codes, and its efforts in the writing and implementation of a
3. Creating a forum for discussion and form-based code. Award winners include codes for
advancement of form-based codes. corridors, neighborhoods, and even entire cities and
regions, and provide exemplary models for other

One tool available to implement good form that communities to study and learn from as they move
allows for successful placemaking is FBCs. Unlike towards developing their own codes. The FBCI
traditional zoning that employs a separation of land website maintains a catalogue of previous award
uses, form-based codes establish regulations that winners and honorable mentions.
address the relationships in the built environment
between building façades and the public realm, the For more information, visit: http://formbasedcodes.org/.
form and mass of buildings relative to one another,

(planners, attorneys, consultants, charrette managers, has not been successful at achieving walkable urban
facilitators, etc.) are involved, it can be expensive. At the form because it is not specific enough on form. To
end of this chapter is additional guidance on getting understand this concept better, Table 8–1 lists form
this work done by leveraging a variety of resources and elements of commercial, residential, and mixed-use
dividing the work into manageable parts. areas that, when present, will positively affect the
enduring character of those areas. These elements are
FORM ELEMENTS THAT GREATLY INFLUENCE most evident in downtowns of large and small cities
THE QUALITY OF KEY URBAN PLACES and at key nodes along key corridors. However, the last
Form-based codes include some level of land use separation, column on mixed use provides insight into how the
but to a far less degree than under conventional zoning. form along major streets can change over time from
They focus on building form and imply building use, auto-dominated, to accommodate pedestrians and
whereas conventional zoning implies a building form significant new, higher density development as well.
by describing allowable uses. Conventional zoning
Five Essential Community Commitments to Walkable Places
E
ffective placemaking is built around walkable A. Retail and personal service uses should
places. While much can be done to activate be on the first floor (and sometimes the
public spaces in places with good urban form, second floor), with second and third
it is hard to sustain if the community does not have floors dedicated to residential in three-
a lot of people living there or a convenient way to story buildings; office uses can be on
get them there. Thus, following are five essential the second floor and upper stories if the
commitments that communities must make toward building is four or more stories tall.
walkable places. Without these, any amount of
placemaking will result in underperformance or less- B. No on-site vehicle parking requirement,
than-desired outcomes. The reverse is also true. Places but loading space in the back is fine.
that have these five components are much easier to C. Mixed-income residential units.
engage in placemaking that effectively activates the
spaces. Some of these commitments require planning; 4. Building form must be emphasized over use
others require regulation; some require investments; when it comes to regulation.
and some, combinations of all three. But, all are
essential to creating quality places where people want A. Except in very small villages, prohibit
to live, work, play, shop, learn, and visit. one-story buildings downtown and at
key nodes, and possibly prohibit along
1. The community must put people ahead of cars key corridors.
downtown, at key nodes, and along key
corridors (human-scale design). It must be: B. Downtown buildings should not be set
back from the front building line or
A. Walkable (with a complete and safe sideyard line.
sidewalk system), and
C. Prohibit parking in front of buildings (in
B. Bikeable (with a complete and safe bicycle what would normally be the front yard)
system; and slow auto traffic downtown in downtown, at key nodes, and possibly
with bike parking). along key corridors.

2. Residential density must be increased downtown, 5. As soon as it is feasible, an urban community
at key nodes, and along key corridors. with a compact form should have fixed-route
transit from the downtown to key locations.
3. Mixed uses must be allowed downtown, at key
nodes, and along key corridors.
Part Two 8-5

Table 8–1: Form Elements that Positively Affect Quality Urban Places
Downtown Commercial Mixed-Use Commercial/
Areas/Districts Residential Areas/Districts Residential Areas/Districts
Placement: It is important to have a Build-to Lines: This keeps the houses Focus Downtown and at Key Nodes: These
continuous block face with buildings of from being set so far back on the are the principal activity centers where
similar proportions, setbacks (usually lot that interactions from the front the widest variety of shops and modes of
none), orientation, and window and door with people on the street can transportation come together, and where the
door location. occur without being able to see facial largest amount of activity and entertainment
features and hear without shouting. occurs; each activity area should have its own
unique sense of place.
Context: Buildings need to fit Semi-Public Spaces: Link residences TODs: Transit-oriented development should
the context of the street and be to public space through use of porches, concentrate downtown and at key nodes, and
integrated into the surrounding stoops, and windows. is perfect for mixed-use buildings; over time,
neighborhood; this requires higher density can occur between the nodes
compatible building form. and farther from the main street, as transit
service improves and new businesses come
in.
Size: The building scale should be Density: Keep it highest along main Create Pedestrian Environment: Along
compatible with that of surrounding transit lines, at key nodes, and in urban and suburban strips served by transit,
buildings. centers. new mixed-use buildings can be built in
existing parking lots, and new parking can be
created behind existing commercial buildings
when space permits.
Windows and Doors: Need to be of Housing Variety: Provide for a variety Density: Build taller along major corridors
similar size, transparent, and occupy of different housing types within the with wide rights-of-way in order to help
a large portion of the ground-level same neighborhood, differentiated enclose the streetscape and make it more
façade; with less glass in upper by location, such as higher density comfortable for pedestrians.
stories. housing along main streets and transit
lines.
Materials: Building materials need Materials: Should be similar Create Frontage: By relocating parking to
to be durable, of high quality, and throughout a neighborhood. the rear or sides of buildings, the existing
natural; accent materials should frontage can be redeveloped for mixed-use
provide important detail and enhance buildings that, over time, will increase density
(not distract) from the overall building and activity.
design.
Vehicle Access: Parking should be Vehicle Access: Parking should be Enhance Pedestrian Space: Over time, these
on-street or in the back, but not in on-street, in a garage, in the back off changes will require enhancements to the
yards in front of buildings. the alley, or in the driveway, but not in streetscape with sidewalk upgrades, planting
front yards of buildings. of street trees, addition of street lights, and
other street furniture.
Pedestrian Infrastructure: Essential Pedestrian Infrastructure: Essential Pedestrian Infrastructure: When several
to provide sidewalk, benches, bike to provide sidewalks at least five feet mixed-use structures adjoin one another it is
racks, and places for pedestrians to wide to accommodate two people essential to provide sidewalks, benches, bike
stand and talk, look through windows, walking side by side. racks, and places for pedestrians to stand and
etc. talk, look through windows, etc.
Pedestrian Interaction: Pedestrian Interaction: Integrated Pedestrian Interaction: If the contiguous
Accompanied with the four sidewalk sidewalks are critical, but connections to mixed-use area gets large enough (more than
zones (frontage, throughway, other pedestrian pathways and bicycle one block or on both sides of the street) it
furnishing, edge (see Figure 5–19 in trails should be achieved wherever should be accompanied with four sidewalk
Chapter 5 (page 5–30))); large retail feasible. zones; large retail store windows, awnings,
store windows, awnings, wall and wall and column details, and projecting signs.
column details, and projecting signs.

COMPARISON OF TRADITIONAL/ ordinance to better support good form and the
CONVENTIONAL ZONING AND FORM-BASED creation and maintenance of quality places.
CODES IN CREATING QUALITY PLACES
As stated at the outset of this chapter, traditional Remove planning and regulation barriers
and conventional zoning focus on land use, in that prohibit mixed-use development
comparison to form-based codes, which principally (e.g., do not have all single-use districts,
focus on form. The main result is that traditional/ or not allow residential use in commercial
conventional zoning can result in an almost exclusive buildings, especially downtown and in
separation of land uses in order to prevent occasional adjacent neighborhoods).
incompatibilities. In contrast, FBCs focus on Reduce parking requirements that are
ensuring that buildings are constructed with a form designed to accommodate rare maximum
that promotes and supports a positive character and a parking demands (because these result in
walkable community. These buildings can be adapted massive asphalt that is rarely, if ever, full).
to fit a wide range of land uses, often within the same
building on different floors. The next point extends the observations in Table 8–2
to a wider range of changes (beyond zoning) in which
Form-based zoning is a type of land use regulation communities all along the transect could engage to
that can be adopted as a zoning ordinance. It achieve the benefits of effective placemaking.
can accomplish objectives that are difficult for
conventional zoning to accomplish. Table 8–2 Encourage government and other community
compares characteristics of a form-based zoning incentives to support mixed-use development
ordinance with those of a traditional/conventional by means, such as:
zoning ordinance.
yy Large city: Installation of public
Table 8–3 compares the relative strengths between land improvements, such as new
traditional/conventional zoning and form-based streetscaping, or improved transportation
zoning. Both types of regulations can be written to choices (like Complete Streets
create quality places. Either can also result in the improvements); or construction of
opposite if not done well. When deciding which parking garages paid for by users, instead
approach to use to accomplish particular objectives of requiring downtown businesses to
in a particular place (like downtown, or in an urban provide off-street parking (which spreads
neighborhood, etc.), it is most important to not an area out making it less walkable).
forget that the outcome needs to be a quality place
(see Chapter 1). So, the choice of preparing a new yy Small town: Installation of coordinated
form-based code, or a new zoning ordinance, or street furniture and lighting downtown;
modifying an existing zoning ordinance, so that public land improvements; and better bike
quality development is the easiest and simplest type and pedestrian connectivity to local parks,
of development to create, will often come down to waterways, and rural open space attractions.
practical considerations like staff capacity, resources yy Suburban: Greening of major streets with
for consultants, and property owner support. landscaped medians or street trees, parking
Regardless of which type of regulation is chosen, lot landscaping, and improved lighting;
there are certain important elements of quality making public land improvements, so they
places that need to be addressed in each type of are better activity centers; retrofitting strip
ordinance. Some of the most important ones are commercial and mall development by
listed in Table 8–4. adding dense, new vertical development out

at the street; increasing safe transportation
Based on Table 8–4, following in the first two options (especially bus, walking, and bike);
bullets are improvements that urban and suburban and improved connectivity to local parks,
communities could make to a traditional/ waterways, and rural open space attractions.
conventional zoning ordinance in order for the
Part Two 8-7

Table 8–2: Comparison of Form-Based Zoning with Traditional/Conventional Zoning
Element Traditional/Conventional Zoning Form-Based Zoning
Major Characteristics
Land Use Detailed list of various land uses, often Very general lists of land uses—often grouping them together in broad
carefully defined. This is the main focus categories. This is a secondary or tertiary focus of form-based zoning.
of traditional and conventional zoning.
Form No provisions about form; even as a Defines form for an area (community character) as its main focus.
secondary focus. Form focuses on buildings and how they relate to the public realm,
Architectural standards or design and focuses on the design of the public realm. This often includes
guidelines might be included (but, usually façade, encroachments, and fenestration (doors and windows)
in a separate code or as guidelines). But, standards. While the emphasis is on “form,” it is not as detailed as
these are often “band-aid” approaches architectural or design standards. (Sometimes form-based zoning
and not always effective, and they may have architectural or design standards, but not normally.)
introduce another layer of review and
bureaucracy to the approval process.
Public Realm Little or no attention. Emphasis is on the entire area, not just one specific development.
The regulation focus is on the impact and interface of a new
development with the public space (streets, parks, public/private
open spaces) that is there or to be modified.
Zoning Map The zoning map divides the zoning The zoning map (also called “regulating plan”) divides the zoning
jurisdiction into different districts based jurisdiction into different districts based on one of the following:
on land uses, often (but, not always) Street/frontage, where the segregation of form types is
segregating various land uses into different for different public realms (streets);
different zoning districts.
Transect, where the segregation of form types is matched to
the transect that occurs in the community; or
Neighborhood character, where the segregation of building

types is matched to the existing form and character of
identified areas within a community.
Minor Characteristics
Streetscape Little or no attention. (There is an issue Specific standards exist for street design and streetscape (including
of jurisdiction over street design with Complete Streets) for new development by the private sector. (When it is
a separate road agency not subject to a public sector development, there is an issue of jurisdiction over street
municipal zoning, and a municipality design with a separate road agency not subject to municipal zoning; and
not being subject to its own zoning, if it a municipality not being subject to its own zoning, if it so chooses.)
so chooses.)
Other Public Often covered in a land division/ Specific standards exist for other public realms (parks, squares,
Realms subdivision/site condominium plazas, greens, open space) for new development by the private
ordinance(s), rather than in zoning— sector. (When it is a public sector development, there is an issue
especially when new development. of jurisdiction over street design with a separate road agency not
Little or no attention. (There is an issue subject to municipal zoning, and a municipality not being subject to
of jurisdiction over street design with its own zoning, if it so chooses.)
a separate road agency not subject to
municipal zoning, and a municipality
not being subject to its own zoning, if it

so chooses.)
Blocks Often covered in a land division/ Specific standards exist for block dimensions (length, width,
subdivision/site condominium perimeter distance) and requirement for a grid street pattern.
ordinance(s), rather than in zoning. Block size and shape standards are included and keyed to transect or
frontage standards. Code is based on pedestrian shed.

Table 8–2: Comparison of Form-Based Zoning with Traditional/Conventional Zoning (cont.)
Element Traditional/Conventional Zoning Form-Based Zoning
Parcel Size and Addressed in the ordinance through Addressed in the Form-based Code.
Building Placement minimum lot sizes and yard setbacks in Parcel/lot sizes, including minimum and maximum frontage; and
the Schedule of Regulations. keeping density high in centers, at key nodes, and along key corridors
(especially those served by transit). Civic structures as terminating vistas.
Administrative More special uses and other special Still requires site plan review (as with traditional/conventional
Review review procedures, such as planned unit zoning), but form-based zoning is usually structured with more uses
development. However, can be structured by right and, hence, there is less need for special use permits or
to minimize the need for special use planned unit developments. A detailed site plan review is usually
permits, planned unit developments, performed by trained staff or consultants, resulting in less red tape
and detailed site plan reviews by a and faster review and approval times. It is easier to accomplish
planning commission, resulting in less streamlined development review with form-based zoning, because
red tape and faster review and approval to the extent there is controversy over particular standards, those
times. However this is harder to do with issues were addressed when the ordinance was created, rather than
traditional/conventional zoning than with debated during the development review and approval process for
a form-based code. each proposed development.
Table 8–3: Relative Strengths of Traditional/Conventional and Form-Based Zoning

Traditional/
Strength Conventional Zoning Form-Based Zoning
Existing Urban Places (Downtown, Urban Renewal, - X
Neighborhood, Adaptive Reuse of Buildings)
Greenfield Urban Development - X
Form Emphasis - X
Land Use Emphasis X -
Mix of Uses (Horizontally and Vertically) Tie Tie
Transparency of Buildings for Interaction with Public Realm - X
Integration with the Public Realm - X
Parking A Tie (but, often too much A Tie (often much less
parking is required) parking is required)
Affordable Mixed-Income Housing - X
Prevention of Nuisance Issues X -
Environmental Protection X -
Rural, Working Lands, Unbuilt Special and Unique Areas, X -
Undeveloped Areas Intended to Stay Undeveloped
Proscriptive X -
Prescriptive - X
- Not applicable. Source: Land Policy Institute, Michigan State University, 2015.
Part Two 8-9

Table 8–4: Important Elements to Address in Creating Quality Places
Human-Scale Form
Objectives to Achieve Quality Place Elements Role of Municipality
Close, Walkable; Comfortable Many different lots, Approves land subdivisions that must meet local
Neighborhood Scale with interconnected blocks of zoning and subdivision requirements that can establish
Boundaries (a 1/4 to a 1/2 Mile) different shapes. neighborhood standards (lot size, block shapes, grid
pattern streets, and pedestrian-friendly).
Pleasant Walk Many different stores, buildings, or Can regulate building form and land use, and through
homes, and focal point at horizon. street layout, focal points at the horizon. Parcel/lot
sizes, including minimum and maximum frontage; and
keep density high in centers, at key nodes, and along
key corridors (especially those served by transit).
Comfortable Places Benches, litter baskets, bike Streetscape requirements included in thoroughfare
along the Street racks, street trees, landscaping, standards of FBC. Facilities often provided
flowers, wayfinding signs, and cooperatively by municipality and downtown
street lights. development authority (DDA) or business association.
Shelter from the Elements Canopies, balconies, arcades, Provided for in frontage standards of FBC.
and bus shelters.
Street Enclosure (Frame the Street) Street and sidewalk dimensions, Sets building size and height, and street and sidewalk
and building height. standards; and can approve street redesign to
shorten distance between sidewalks at intersections
with bulb-outs. Minimum and maximum height and
location on lot; and one-story buildings in an area of
predominantly 3- to 4-story buildings dramatically
undermines the sense of enclosure.
Transparency of Buildings so Windows on the first floor in Addresses each in frontage and architectural
They are Visually Interactive with commercial areas, stoops in standards (in FBCs).
People on the Street townhouse blocks, and porches
in single-family detached
residential areas.
Privacy Stoops in townhouse blocks, Can regulate to achieve these objectives (easiest in a FBC).
and porches in single-family
detached residential areas.
Buildings with Good Form, Form appropriate for location, Can regulate to achieve these objectives (especially
Attractive, and Compatible contributes to sense of enclosure, minimum and maximum building setbacks, and build-
with Adjacent Structures and quality building materials. to lines); and easiest in a FBC through frontage and
and Shallow Yards architectural standards, including mass and scale.
Mix of Uses Commercial, office, or service Can regulate to achieve these objectives (specifically
(Horizontally and Vertically) on first floor (and sometimes permit a mix of uses).
the second floor) and residential
above that.
Mix of Building Types and Incomes Range of building types with Can regulate to achieve these objectives and can
in Each Residential Project different sized units targeted to do target market analyses (TMAs) to show market
different markets. potential by income (provide a range of building types
with different sized units, inclusionary zoning, and
incentives for differing income type housing).

Higher Density More dwelling units per acre, Can regulate to achieve these objectives (dwelling
often in mixed-use buildings. units per acre or floor area ratio (FAR); near total
lot coverage in zones with high density; and usually
a small density range). Density is addressed in the
regulating plan of a FBC.

Table 8–4: Important Elements to Address in Creating Quality Places (cont.)
Human-Scale Form
Objectives to Achieve Quality Place Elements Role of Municipality
Use Land in Dense Urban Reduce private parking and Change regulations to achieve these objectives, improve
Places for Residential and require parking in rear (or transit service, and work with DDA and business groups
Commercial Buildings sometimes side yards); and to build parking ramps (no on-site parking in some
Instead of Surface Parking improve transit service, and where locations, and only in rear in others). Shared parking
necessary, build parking ramps. standards in either traditional zoning or FBC.
Variety of Public Places to Sidewalks, parks, public squares, Ordinances to permit festivals and street performers;
Encourage/Permit Social around public buildings, etc. and work with DDA and business groups to regularly
Interaction and Provide a program activities in key public spaces.
Sense of Community
Improved Connectivity Facilities for pedestrians, Plan, design, and implement a Complete Streets
bicyclists, bus riders, persons with program; provide convenient connections to other
disabilities, and connections to air, transportation modes; and provide connections to
rail, and harbor transportation; green and blue recreation facilities nearby.
and recreation facilities nearby Thoroughfare standards in a FBC.
and connected to activity centers.
Faster Development Review Private buildings with the form Can regulate to achieve these objectives.
and Approval and materials that complement Use by right with site plan review done by administrative
public investments in quality staff in either traditional zoning or FBC.
public places.
yy Rural: Preservation of rural agricultural 2. Minimum and maximum setbacks and build-
and forested lands and open space to lines in the downtown, along key corridors
attractions; improved connectivity (especially those served by transit), and in
from those assets to cities, towns, and residential areas.
suburbs through trails and pathways;
prevention of sprawl and the high costs 3. Enclosure standards (minimum and maximum
of provision of public services to low- height, and building location on lot).
density development; and focus new 4. Parcel/lot sizes, including minimum and
development into and adjacent to villages maximum frontage, with density high in
and small cities. centers, at key nodes, and along key corridors
PLACE AND FORM ELEMENTS TO (especially those served by transit).
REGULATE IN ALL CODES 5. Increase lot coverage in zones with high density.
Adoption of a form-based code is not the only option
to improve zoning for enhanced placemaking. It is also 6. Establish minimum streetscape
possible to accomplish many (but not all) of the same requirements (e.g., trees, benches, bike
objectives using conventional zoning. Regardless of racks) and sidewalk widths.
what type of zoning is being used, following are form
elements that should be a part of every urban zoning 7. Limit parking by requiring no on-site
ordinance (T3–T6 transect zones). Each is described in parking in some locations (like downtown)
more detail on subsequent pages. or only in the rear in urban locations where
there is on-street parking.
1. Mixed uses in appropriate locations (especially
in downtowns and neighborhood commercial 8. Sign regulations that serve both people
areas), with commercial on ground floor and and vehicles (and not just vehicles), with
office or residential on upper floors. pedestrian-oriented signs in pedestrian areas.
Part Two 8-11

9. Establish requirements for a mix of incomes
in each new residential project.
10. Establish incentives for faster development

review and approval for projects using charrettes
and FBC options. Make development that
meets these new requirements (especially those
in FBCs), a use by right instead of approved
through some discretionary review and approval
process, such as special land uses or planned
unit developments (PUD).
Each of these additions or changes to an existing zoning

Downtown Manistee, MI. Photo by Kurt H. Schindler, AICP, MSU Extension.
ordinance needs to be consistent with the writing style
and terminology in the existing ordinance. If it is done C. No commercial or office use shall
incorrectly, it can lead to poor results and possible be located on the same floor as a
litigation. To ensure it is done carefully: residential use.
The language should be prepared using the D. No dwelling unit shall exceed a
services of a professional planner and an maximum of two bedrooms.
attorney very familiar with land use regulations.
E. Each dwelling unit shall have a
The language must have site plan review at minimum floor area of 500 sq. ft.
some level for all uses subject to form standards.
F. A basic site plan shall be required
Following is a greater explanation of each of these and reviewed by the Zoning
zoning changes intended to improve form and Administrator per Section 2201, A. ”1
support placemaking in the context of traditional or
conventional zoning, and how it might be addressed Note: Upper-story downtown residential regulations
in a form-based code. need to meet market conditions. A good case could be made
in the Manistee example above to allow some three-
Mixed Uses bedroom units for wealthier buyers, and some units a
Especially in a downtown district and neighborhood little less than 500 sq. ft. to provide more affordable units
commercial areas, allow a mix of residential, commercial, to young adults and single elderly people. But, given that
service, and office land uses. The commercial and service many small communities do not allow any residential
uses should be on the street-level or second floors of dwellings in upper stories of downtown buildings, the
buildings. The residential uses would be on upper floors. Manistee example is progressive—and very simple to
The Manistee downtown zoning district (C–3) is an incorporate into an existing zoning ordinance.
example, where dwellings are allowed on upper stories
with certain restrictions. In a FBC, land uses are expressed in more general and
inclusive terms, such as in categories of uses. A FBC
“Section 1504 Upper-Story Dwellings: might list “retail” as the permitted use for a zoning
district, whereas most zoning codes provide a long list
A. Upper-story dwellings are permitted
of specific land uses (such as clothing stores, pharmacies,
in existing structures within the C–3

book stores, art and art supply stores, and so on). The use
district. New structures proposing
of more general all-inclusive terms, by its very nature,
upper-story dwellings shall be
lends to a greater mix of uses—at least within the broad
governed as a mixed use.
category. A form-based code would also contemplate
B. Upper-story dwellings shall be different uses on different floors of a building.
accessed by a secure entrance
dedicated for the exclusive use of 1. City of Manistee. (2011). Manistee Zoning Ordinance. Article Fifteen C-3
Central Business District. Manistee, MI. Available at: www.manisteemi.gov/
building residents and guests. DocumentCenter/Home/View/338; accessed April 17, 2015.

Setbacks and Build-To Lines “1346.04 SETBACKS, (a) Front
Form characteristics are not easily accomplished with Setbacks – Building:
traditional minimum zoning setback requirements.
There should be “build-to” lines to require buildings to Two-and-a-half feet minimum, except existing
have a uniform placement relative to the public realm, buildings that have been damaged by fire,
such as a street, to frame the space. In some districts explosion, act of God, or similar causes, and
like a downtown, the setback requirement might be located closer than 2.5 feet may be restored
very small (or even zero) from the parcel’s front or or rebuilt at the same location using the same
side boundary. Maximum setbacks are also necessary foundation unless the foundation is located in
to keep a relatively common build-to line. See the the right-of-way. Eight feet maximum.”2
following examples: Figure 8–1 from the Grand Valley A typical form-based zoning code will illustrate
Metropolitan Council’s (GVMC) Form-Based Code setback and build-to lines, and may also show those
Study; and the downtown zoning standards in Traverse concepts on the zoning map. Building orientation is
City, MI. In both examples, having an 8- to 10-foot to the public realm, so as to provide an “edge” to the
maximum front requirement is greater than normal; street and create street enclosure.
however, standards must always fit local circumstances. 2. City of Traverse City. (2014). “Chapter 1346.04(a). C-4 Regional
It could be that existing sidewalks are too narrow and Center Districts. Zoning Code.” Part Thirteen Title Two – Zoning
there is a desire to increase them, over time. Code. Traverse City, MI. Available at: www.traversecitymi.gov/
downloads/1346.pdf; accessed April 17, 2015.
Figure 8–1: Example Illustrating Build-To Lines
In a FBC, the build-to line is shown by illustration. It is the line where a majority of the front of the building must be built. Source: Farr
Associates. (2005). “Residential & Streets.” In Form-Based Code Study. Prepared for the Grand Valley Metro Council, Grand Rapids, MI. Available
at: www.gvmc.org/landuse/documents/fbc_res_streets.pdf; accessed February 26, 2015.
Part Two 8-13

Enclosure Standards of large cities would have the highest density. Keeping
Zoning should include enclosure standards. Such density relatively high at key nodes and along key
standards include the minimum and maximum height corridors is similarly important. This is especially true
of a building. Many zoning ordinances only have a for corridors where there is a major investment in a
maximum building height. This can create a gap where fixed-route transit system. Figure 8–4 illustrates lot,
the enclosure is broken. Creating comfortable places density, and impervious surface provisions applicable
includes the “framing” of the public realm (street) to multiple-family structures in the City of Traverse
with building heights that are proportional to the City. In FBCs, the regulation of lot and density would
street’s width, so both the minimum and maximum be tied to building type and street characteristics as
requirement is needed. These standards will also affect will be described in more detail later in this chapter.
what building types may be erected in order to meet
the height restrictions. See Figure 8–2 Zoning regulations may include requirements about
the minimum width of a parcel or lot, as well as the
The Traverse City zoning ordinance for example, parcel’s minimum area. Zoning should also specify the
requires a minimum height of 30 feet downtown. density of dwelling units per acre; for example, 9 to
It also has a maximum height requirement of 45 29 dwelling units per acre. In zoning districts farther
feet; 60 feet, if 20% of the building is devoted to away from downtowns, and at key nodes, along key
residential use; or 85 feet, if 20% of the building corridors, the density and the intensity of use should
is devoted to residential use and the roof-top decrease (compared to the downtown) based on the
mechanical equipment is screened from view.3 capacity of the infrastructure in those areas, but still be
greater than in adjoining neighborhoods.
Zoning should also address the location of the
building within the parcel or lot. To some extent Lot Coverage
setbacks and build-to lines accomplish this. But, it The amount of a lot or parcel that is occupied by
may also be necessary to include requirements about a building usually increases the closer one is to
minimum and maximum parcel coverage, as well as downtowns, and at key nodes, along key corridors
the buildings’ position on the lot relative to the public (especially those with transit lines). This is regulated
realm. These standards should be set in light of other by lot coverage, or impervious surface regulations
public objectives, such as stormwater management. (see Figure 8–4). Some communities regulate this
If buildings are allowed to cover all, or nearly all, of a by means of floor area ratio (FAR) requirements,
lot, then the public will be burdened with the task of which is the gross floor area of all buildings on a lot
safely accommodating all the water runoff, which may divided by the total lot area. High or increased FAR
create the need to charge landowners for this service. means larger buildings on smaller parcels. This allows
placement of buildings and structures to be closer to
Figure 8–3 illustrates how these and related subjects the parcel boundaries. A FAR of 2.0 means that all
would be addressed in a form-based code. A the lot area can be covered to a height of two stories.
FBC might also use building height, fenestration A FAR of 0.5 means 50% of the lot area may be
standards, and building placement to further define covered by a one-floor building. Floor area ratios are
the enclosure of the public realm (street). typically much higher in cities than in suburbs (where
Parcel/Lot Sizes a tall building is commonly surrounded by large open
For downtowns, the goal is to keep the density of the yards or parking lots).
built environment as high as is appropriate for the When allowing high lot-coverage requirements
size of community, the market area it serves, and the
(such as FARs), the community needs to be aware

capacity of local services. So, small towns with lower of and address concerns with stormwater runoff, the
building heights downtown would have a much lower importance of having green space near residents, and
density there and in adjoining neighborhoods than providing connections to that green space. Responses
large cities. Downtowns and adjoining neighborhoods can involve use of various special design features, such
3. City of Traverse City. (2014). “Chapter 1346.06(a). C-4 Regional as permeable pavement, green roofs, and rain barrels.
Center Districts.” Part Thirteen Title Two – Zoning Code. Traverse City,
MI. Available at: www.traversecitymi.gov/downloads/1346.pdf; accessed
April 17, 2015.

Figure 8–2: Illustrations of Housing Types
Cottage Bungalow House House
Duplex Rowhouse Live-Work Courtyard
Mansion Apartment Apartment House Corner Store Mixed-Use Main

Street Building
The FBC will use illustrations to show the intended basic framework of the form of a building. These are not architectural requirements, such
as specifying a particular style, like Tudor or Victorian, but rather basic building types (such as duplex, rowhouse, live-work, etc.). Source:
Inspired by graphic found in: DPZ. (2003). The Lexicon of New Urbanism. Miami, FL: Duany Plater-Zyberk & Company. Available at: www.dpz.
com/uploads/Books/Lexicon-2014.pdf; accessed February 17, 2015. Figure by the Land Policy Institute, Michigan State University, 2015.
Figure 8–3: Example Illustrating Building Height and Other Dimensional Standards
4th Story An awning, balcony, or colonnade/arcade

(Top) 8’ min. fin. floor to fin. ceiling is required - See Section 3.01.03 EE 2.g(8)
for requirements.
3rd Story
2–4 Stories
8’ min. fin. floor to fin. ceiling

56’ Max
2nd Story 8’ min. fin. floor to fin. ceiling

Residential uses may not

1st Story 12’ min. fin. floor to fin. ceiling be placed in the 1st story.
Greater detail on height can be included in a FBC enclosure standard, as shown here with information on each floor. FBCs also illustrate placement
of a building on a lot, exterior frontage types, fenestration (doors and windows), encroachments (balconies and similar extending outward and so
on). Source: St. Lucie County. (2006). Towns, Villages and Countryside Land Development Regulations. St. Lucie County, FL. Available at: http://
formbasedcodes.org/content/uploads/2014/02/st-lucie-tvc-code.pdf; accessed April 17, 2015. Figure remade with permission, by the Land Policy
Part Two 8-15
Figure 8–4: Example of Lot, Density, and Impervious Surface Provisions
Source: City of Traverse City. (2013). “Chapter 1336. R-9, R-15, and R-29 Multiple-Family Dwelling Districts.” Part Thirteen Title Two – Zoning
Code. Traverse City, MI. Available at: www.traversecitymi.gov/downloads/1336.pdf; accessed April 17, 2015.
In addition to lot coverage, FBCs will also

include block standards—the size of blocks and
the positioning of parcels within the blocks. In
this part of a FBC, the key standards include a
maximum block length, and a maximum block
perimeter that varies depending on the transect
zone or the zoning district (whichever applies).
These standards would be coordinated with other
ordinances, such as land division, subdivision, and
site condominium ordinances.
Streetscape Requirements
In addition to placement, height, setback, and lot
coverage of buildings, the community’s regulations Uniform street furnishing in Petoskey, MI. Photo by Dean Solomon,
should also include streetscape standards to help MSU Extension.
frame the street. These standards can pertain to 5–26) and photo above. The uniform use of color is
things, such as placement of trees, benches, bike racks, very effective at defining the center city, and creating
the width of sidewalks, and more. These standards a recognizable sense of place for the City’s gaslight
also result in people-focused streets that are more downtown district. This theme is also coordinated
livable, a necessary element of placemaking. with adjacent private sector investment on parcels
For example, Petoskey has a City-sanctioned color fronting along those streets. One way to accomplish
green, which is used to paint public sign posts, street this coordination is through regulatory provisions in
light fixtures, waste containers, parking meters, the zoning ordinance.
drinking fountains, and street name signs in their
downtown (see Figure 5–16 in Chapter 5 (page

A FBC would go further by including standards
concerning the street itself. Standards would address
placement of trees, sidewalk width, quasi-private use
of the sidewalk, street lighting, and Complete Streets
characteristics (pedestrian, bike, multi-modal use).4
The FBC would also include requirements on street
right-of-way width, auto travel lanes, existence of
other lanes (bike, mass transit, etc.), planting area,
pedestrian walkways, and so on. Finally, a FBC would
include regulation about the public realm beyond
streets, such as standards for various park types (see
Figure 8-5).
Limited Parking
For more dense urban places like city cores,
downtowns, and key nodes, parking requirements for
private landowners should be very limited or non-
existent in order to maximize pedestrian and activity
space. In Traverse City, “no parking is required in Tip-of-the-Mitt Watershed Council’s parking lot sign in Petoskey,
this [downtown] district. . .”5 Of course, this does MI. Photo by Dean Solomon, MSU Extension.
4. For more information on statutory requirements related to

transportation in master plans, see the Michigan Planning Enabling
not eliminate the need to provide for automobiles, it
Act (excerpt), Act 33 of 2008: MCL 125.3833(3) and 125.3833(2)(b). just shifts the burden from the private sector to the
Available at: www.legislature.mi.gov/(S(yguejwev4b12btnsc32yiibb))/ public, or more often, to the creation of public-private
mileg.aspx?page=getobject&objectname=mcl-125-3833; accessed
April 17, 2015. partnerships to build downtown parking garages (as
5. City of Traverse City. (2014). “Chapter 1346.08. C-4 Regional Center in Traverse City). There are always hundreds of spaces
Districts-Parking, Loading, and Driveways.” Part Thirteen Title Two – for cars along city streets, and this is the first space to
Zoning Code. Traverse City, MI. Available at: www.traversecitymi.gov/
downloads/1346.pdf; accessed April 17, 2015. provide for parking (before creating surface parking
Figure 8–5: Park Standards – King County, Washington
Square Plaza
Playground
Green
Source: King County. (n.d). “Article 5. Civic Space Standards.” King County Form-Based Code Pilot Project. King County, WA. Available
at: www.kingcounty.gov/property/permits/codes/legislation/detail/FormBasedCodeProject/Code.aspx; accessed April 17, 2015. Figure
Part Two 8-17

or parking ramps). If that is insufficient and there is found it had been requiring three times more paved
a good transit system, then parking ramps may not surface parking lots than was actually needed. Such
be needed. Many communities require downtown an excessive requirement could result in considerable
landowners to contribute to the construction and expense borne by private landowners over many years,
maintenance of public parking ramps, in addition to and in a development pattern that spaced business
collecting fees from those who park there. Changing farther apart to make room for the parking lots. Such
to a no-parking requirement policy is always fraught a standard would severely curtail the community’s
with controversy and needs to be carefully considered, ability to create a walkable commercial area and
along with the myriad options that exist for making seriously hurt placemaking efforts.
such a change. Once a community moves down the
path to a walkable, pedestrian-oriented downtown, Parking in a FBC is addressed in much the same way
the opportunities and benefits of other placemaking as conventional zoning. However, form-based zoning
improvements will become clearer. may include more elements that separate the parking
from public space, such as parking in a structure, to
Use of shared parking between various land uses is the rear of the building, or maybe on the side.
another technique that can work in some situations.
For example, parking behind or alongside a building, Sign Requirements
or in an alley, can often help meet the needs of staff The community should include regulation of signs
parking. The same spaces can be used multiple times as part of its ordinances to help with placemaking.
where staffing levels peak at different times of day. Signs should serve pedestrians and vehicles, while
Local regulations should permit shared parking, and complementing the building on the site, not
where it is required, should include a minimum and a detracting from it. Sign regulation can be part of the
maximum number of parking spaces for a land use— traditional zoning ordinance, part of a FBC, or can be
taking into account the additional parking on the in its own separate ordinance.
street, alley, public parking decks, and shared parking. Signs can be regulated as long as the regulation
This will help reduce the number of spaces required does not depend on or is about the content of the
and permit that land to be used more intensively for sign. Regulation can address the placement, size,
residential or commercial purposes. illumination of signs, and more. How signs are
Another technique to discourage land downtown handled can be very significant for the look and
from being used for surface parking is to require a feel of a place. For example, small projecting signs
special use permit (with typical lengthy review) to over the sidewalk are very helpful for pedestrians,
have a private parking lot. Standards in the ordinance as are small window signs. However, most sign
would result in challenging approval conditions, regulations were created with vehicles in mind, and
such as required shared parking, screening from view, such regulations rarely work well in walkable urban
location behind the main building, setbacks with places. Figure 8-6 illustrates one way that signs may
landscaping or screening if on the side of the main be regulated in a FBC.6
building, a parking study with impact assessment, and Affordable Mixed-Income Housing
so on. Outside of downtowns, maximum off-street To avoid concentration of low-income dwellings,
parking requirements should be considered to help while providing an important dwelling type, it is
reduce land area used for parking. important to provide mixed-income housing. This
One thing a community should never do is simply is especially to meet the housing needs of talented
copy another community’s parking standards. What young workers who often start first jobs with a lot of
may be relevant in one community may not be the education debt and little income. One way to achieve
same for the community next door, let alone three this is by community regulations with requirements
counties away. In some cases it is critical to conduct for a certain amount of mixed-income affordable
a parking study before putting parking standards in housing in each development and redevelopment
place. For example, imagine one community copied 6. The topic of signs, and the regulation of signs, is a very large one, and
another’s parking standards. Upon being challenged, more than can be covered here. For guidance on sign regulation, see the
Michigan Sign Guidebook, published by Scenic Michigan. The book
the community did a very simple parking study and and training programs are available at: www.scenicmichigan.org/.

Figure 8–6: Example Illustrations of Sign Standards
Sign regulations in a FBC are a mix of illustrations showing the form of the sign with annotations. Source: Village of Suttons Bay. (2006).
“Article 47: Central Business Area.” Zoning Ordinance. Suttons Bay, MI. Available at: www.leelanau.cc/downloads/article_47_cba_1_1.pdf;
project. This ensures that mixed-income affordable Another approach is the inclusion of a paragraph
housing requirements would apply whether the like this one in the zoning ordinance for owner-
community regulates through traditional zoning or a occupied dwellings:
FBC. Traverse City devotes an entire article of their
zoning ordinance to “Affordable Housing Standards.”7 “A minimum of one (1) or twenty percent
Some communities use incentives—offering bonus (20%), whichever is greater, of the housing
density increases, allowing more impervious surface units in the development shall be offered for
or granting property tax exemptions in return for a sale through a standard mortgage at current
higher proportion of dwelling units available within a competitive interest rates and fees such that
defined affordable price range. the total annual payment to the homeowner
is equal to or less than one-third (1/3) of the
Other communities allow second dwellings on a annual median County household income,
parcel in single-family residential districts. Done as established by the most recent release of
carefully, this can increase density in a neighborhood, information by the United States Bureau of
over time, and this could be very helpful in walkable the Census.”
neighborhoods near downtowns or key nodes. The
second dwelling might be a small flat built above Finally, use of neo-traditional, compact design,
a garage or in the backyard (sometimes called cluster, conservation design, or smart growth zoning
concepts also helps keep housing costs down. These
“accessory dwelling units”), or an additional living

unit in existing dwellings (such as a second unit in a design concepts result in less up-front cost for
basement or attic). infrastructure that, in turn, can result in lower costs for
the developer, and for the buyer. Affordable mixed-
7. City of Traverse City. (2014). “Chapter 1376. Affordable Housing income housing should be easier to accomplish with
Standards.” Part Thirteen Title Two – Zoning Code. Traverse City, MI. a FBC, because more development is by right and
Available at: www.traversecitymi.gov/downloads/1376.pdf; accessed
April 17, 2015. handled administratively, and because much of the
Part Two 8-19

typical concern with affordable housing is what it meeting or open meeting in the community) before
looks like to the neighbors. Since a form-based code an application is accepted by the local government.
addresses the form elements and conventional zoning Having the discussion between residents and the
usually does not, it should be easier to accomplish developer, and having possible issues worked out
affordable mixed-income housing with a FBC than ahead of the application often streamlines future
with traditional or conventional zoning. discussion and approvals. If the project is very large or
design-intensive, conducting a charrette early in the
Faster Review Incentives process is an effective strategy. See Chapters 6 and 7.
For a developer, time equates to money. So, steps local
government can take to accelerate the process for An increasing number of Michigan zoning
review and approval of a development application are jurisdictions include a self-imposed deadline in their
important. Faster review time means less cost for a zoning ordinance for making decisions on cases
development project. that come before them. A number of communities
have deadlines like those that follow. The clock (to
One of the most effective techniques to accomplish measure when the deadline occurs) starts when the
this is to have more decisions made at an municipality determines the developer’s application is
administrative or staff level. That means having fewer complete. Examples follow:
land use decisions requiring special use permits,
PUDs, and fewer site plan reviews requiring review “A determination as to whether an
by the full planning commission. In those few application is complete shall be made within
situations, be sure the planning commission is the an annual average time of seven work days.”
final decision body. Do not have those decisions go
on to the additional step of legislative body approval “Permitted land uses (use by right), including
or the decision time frame will get very long again. the respective site plan or plot plan review,
shall be completed within an annual average
Form-based code regulations go a step further by time of 10 work days.”
making conforming applications uses by right that
do not require any special reviews and are approved “Site plan review for something other than
administratively by local planning, zoning, and building permitted land uses shall be completed and
staff. The same structure can be set up with conventional acted upon within 30 calendar days.”
zoning as well, but it is typically harder to get politically “Special use permits and administrative
enacted. This is because there is often not the necessary PUDs shall be completed and acted upon
degree of trust among the public and key stakeholders within 60 calendar days.”
for most decisions to be made by administrative
staff (as opposed to by the planning commission or There are generally not self-imposed deadlines for
legislative body) or it has become an unquestioned zoning amendments or PUDs handled as a zoning
norm. The reason it is easier with a FBC is the code amendment, because these relate to changing the
is prepared by a thorough public engagement process, basic policy of an area, and are (usually) of relatively
as with charrettes described in Chapter 6. When all large size, and may legitimately take a long time to
the key stakeholders are already engaged in creating the get through public review and approval meetings.
community vision, as well as the key form design standards,
administrative review and approval makes sense, because An effective way to reduce the number of land uses
all administrators are doing is carrying out the plan and requiring special use permits or PUD approval is to
regulations that the stakeholders already endorsed. allow more uses to be treated as uses by right. This
can be achieved by comparing a developer’s project
Another technique may seem counter-intuitive, against a list of criteria, such as below. If the project as
but is extremely effective at speeding up review submitted meets the first nine of the points listed, then
processes. That is to involve the public in the project it would be handled as a permitted use (use by right).
development process at the very beginning—even
before a formal application is prepared and submitted. “The application will be handled in an expedited
Some communities require a developer to meet with manner as a use by right if the application and
the neighborhood (at a neighborhood association site plan shows the development will:

1. Have mixed uses in appropriate a subsequent application that
locations (especially in downtowns satisfactorily resolves the identified
and neighborhood commercial areas) neighborhood issues.”
with commercial on the ground floor;
OVERVIEW OF FORM-BASED CODES
2. Complies with minimum and A form-based code is a relatively new style or way
maximum setbacks and build-to lines; of writing a zoning ordinance. There are three
older types of zoning ordinances and also various
3. Complies with maximum and combinations thereof:
minimum building height, and
other enclosure standards, as well as 1. Traditional, pyramid, or Euclidean zoning:
building location standards; There are three names for the same style.
Euclidean zoning is named after the U.S.
4. Complies with minimum and Supreme court case Village of Euclid v.
maximum parcel/lot sizes, and Ambler Realty, 272 U.S. 365 (1926), which
frontage requirements; established the legality of zoning. In this
5. Complies with lot coverage standards; approach, each zoning district builds on the
previous zoning district, including additional
6. Complies with the land uses to those in the previous zoning
streetscape requirements; district. Single-family residential is at the top
of the pyramid, and is an exclusive use in that
7. Complies with no parking in front of district. This is because each use is assumed
the building, and the minimum and to be largely incompatible with the others.
maximum amount of required parking See Figure 8–7.
is in the rear, and meets any applicable
shared parking requirements; 2. Conventional zoning: This is the most
common type of zoning found in Michigan.
8. Meets or exceeds minimum A community is divided into different zoning
requirements for amount of mixed- districts with similar uses. Not as rigid as
income affordable housing; and Euclidean zoning, but there is still little
9. Includes at least one neighborhood mixing of land uses. See the list of districts in
public involvement meeting with a typical rural zoning ordinance in Figure 8–8.
Figure 8–7: Representation of Traditional or Euclidean Zoning
Residential
Commercial
Industry
Source: Inspired by the McLean Zoning Pyramid found in: McLean, M. (1960). ”Zoning Buffers: Solution or Panacea?” Planning Advisory Service.
American Society of Planning Officials, Chicago, IL. Available at: www.planning.org/pas/at60/pdf/report133.pdf; accessed April 21, 2015. Figure
by the Land Policy Institute, Michigan State University, 2015.
Part Two 8-21

Figure 8–8: Sample Legend for a Conventional Zoning Map
Commercial River Corridor
Highway Commercial Forest Production
Developed Residential Natural Area
Residential Wetland Conservation
Rural Residential Industrial
Source: Inspired by a Conventional Zoning (exclusive district) map legend found in: Land Information Access Association. (2007). “Norman
Twp: Zoning Map.” Manistee County Equalization and Planning Departments, Norman Township – Manistee County, MI. Available at: www.
normantownship.org/wp-content/uploads/2011/01/Zoning-Map.docx; accessed April 22, 2015. Figure by the Land Policy Institute, Michigan
3. Performance zoning: This type of zoning “partial” FBC). The following communities
focuses on the impact of land uses, tries to in Michigan have adopted this type of
measure those impacts, and allows uses in FBC: The Village of Armada, the City
different zoning districts depending on the of Birmingham, the City of Farmington,
intensity of impact of a use. Fenton Township, the City of Grandville,
the City of Grand Rapids, the Village
4. Form-based zoning: A FBC places emphasis of Grass Lake, the City of Holland, the
on form more than on land use, and creates City of Hudsonville, Macomb Township,
zoning districts for different form types. See the City of Marquette, the Village of
Figure 8–9. Ontonagon, the City of Taylor, the City of
5. A combination of some or all. Tecumseh, the City of Walker, the Village
of West Bloomfield and Charter Township,
Remember that place and form elements (from the and the City of Ypsilanti.
first half of this chapter) can be incorporated into
each of the zoning types listed above. While FBCs 2. Parallel: This is where the traditional,
are relatively new, the sidebar on page 8–24 lists 35 conventional, or performance zoning still
communities in Michigan that already have some or exists, and there is also a FBC in place. The
all of their zoning ordinance in a FBC, or in a hybrid applicant chooses which set of regulations he/
zoning ordinance with form elements. she wishes to follow. There may be incentives
for the applicant to select the FBC, or the
There are four different types of, or approaches to, ordinance is written so that there is faster
a FBC. All need to be adopted consistent with the review and approval if using a FBC. The
requirements of the Michigan Zoning Enabling following communities in Michigan have
Act. See the sidebars on page 8–25. The safest way adopted this type of FBC: The City of
to accomplish lawful adoption is to ensure a solid Midland, Oshtemo Charter Township, and
relationship between the master plan, the zoning the City of Rochester Hills.
plan, and the zoning ordinance.
3. Floating: This is where the FBC is not a
1. Mandatory: In this type, FBC regulations are specific area on the zoning map, but is rather
structured to apply to all new development. done as a floating zone, which is added to the
There are two subtypes: zoning map when applied for and approved.
It is very likely this option is not legal
A. The FBC is the zoning ordinance and within Michigan, because there is no express
applies to all the zoning districts (a so- authority for floating zones in the Michigan
called “true” FBC). A Michigan example Zoning Enabling Act. However, it might be
is the Village of Suttons Bay and one possible to do something similar, if handled as
from outside the state is Tinley Park, IL. a PUD (but that is also counter to the goal of
B. The FBC applies to only select zoning a streamlined review and approval process).
districts, such as the downtown (a so-called
Figure 8–9: Sample Development and Site Standards from a Form-Based Code
Source: Village of Suttons Bay. (2006). “Article 40: Central Residential Area.” Zoning Ordinance. Suttons Bay, MI. Available at: www.leelanau.
cc/downloads/article_47_cba_1_1.pdf; accessed April 17, 2015.
4. Hybrid: This is where many place and words and clearly The characteristics of a
form elements are incorporated into the drawn diagrams and
conventional zoning ordinance (as discussed other visuals. The
FBC include the ability
in the previous section of this chapter) and FBC is based on to foster predictable
some other aspects of a FBC are also in the a plan (illustrative
ordinance. Traverse City is a community in plan, regulating
built results and a high-
Michigan currently using this approach. plan)—like all zoning quality public realm
The characteristics of a FBC, according to the

in Michigan should by using physical form
be—that designates
Form-Based Codes Institute, include the ability to the appropriate (rather than separation
foster predictable built results and a high-quality
public realm by using physical form (rather than
form and scale (and, of uses) as the
therefore, character)
separation of uses) as the organizing principle. of development, organizing principle.
They address the relationship between building rather than only distinctions in land use types.
façades and the public realm, the form and mass
of buildings in relation to one another, and the Of course, all of the place and form elements (from the
scale and types of streets and blocks. Form-based previous section of this chapter) are incorporated into
codes are drafted to implement a community plan a FBC—but in a different way than in traditional or
based on time-tested forms of urbanism. The FBC conventional zoning (which probably does not address
regulations and standards are presented in both them at all). In addition, some form-based codes
Part Two 8-23

Form-Based Codes
A
form-based code (FBC) is a means of regulating The City of Holland;
development to achieve a specific urban form. The
FBCs create a predictable public realm through The City of Hudsonville;
municipal regulations by primarily controlling physical The City of Jonesville;
form with a lesser focus on land use. The FBCs achieve
desired form; implement placemaking objectives; and Macomb Township;
result in more mixed-use, pedestrian-based (walkable)
development that enhances housing and transportation The City of Marquette;
choices. They also leverage public investments and can The City of Midland;
result in talent attraction and retention. The FBCs
provide more certainty in development outcomes for The Village of Ontonagon;
the community and developer, in part, because of faster
development review and approval procedures. Oshtemo Charter Township;
Following is a list of Michigan communities that The City of Oxford;

have some or all of their zoning regulations in the
Pittsfield Charter Township;
form of a FBC:
The City of Petoskey;
The Village of Armada;
The City of Rochester Hills;
The Village of Beverly Hills;
The City of Saline;
The City of Birmingham;
The Village of Suttons Bay;
The City of Farmington;
The City of Taylor;
Fenton Township;
The City of Tecumseh;
The City of Fremont, Dayton Township, and
Sheridan Charter Township; The City of Traverse City;
Genoa Township; The City of Troy;
The City of Grand Rapids; The City of Walker;
The City of Grandville; West Bloomfield Village and Charter
Township; and
The Village of Grass Lake;
The City of Ypsilanti.
The City of Grosse Pointe;
optionally include architectural, landscaping, and remainder of this chapter, attention will turn to
environmental resource standards. the various steps for preparing a FBC and the
parts of that code. This section is written with the

Much more information about FBCs can be found assumption that an illustrative plan has already
in the Form-Based Codes Institute’s award-winning been prepared and is a part of the community’s
codes. Formal training for planning professionals is master plan or subarea plan, has been adopted
also available. For more information, see the sidebar pursuant to the Michigan Planning Enabling
on page 8–4. Act,8 and contains the necessary elements of the
Next, we look at the regulating plan, so that the 8. Michigan Planning Enabling Act (excerpt), Act 33 of 2008: “MCL
reader can understand the basic structure that 125.3801 et seq.” Available at: www.legislature.mi.gov/%28S%282sfv0d2
uesdcp0n4x4cwo4ki%29%29/mileg.aspx?page=getobject&objectname=m
guides implementation of a FBC. Then, for the cl-125-3801; accessed April 22, 2015.

Definitions of Common Terms Used in Form-Based Codes
I
n this chapter we use some terms that are defined Form-Based Code (FBC) or Form-Based
below. Some can be used interchangeably with Zoning (FBZ): This term refers to a specific
terminology used in the Michigan Planning type of zoning ordinance that focuses on
Enabling Act and the Michigan Zoning Enabling Act. form instead of use.
Illustrative Plan: This is the FBC term for Optional Code: This term refers to a zoning
a map similar to, or the same as, the future district that offers two types of regulation,
land use map that is required in a master with the applicant choosing which to follow.
plan or a subarea plan. It shows the location One would be the existing zoning, and the
of streets and land uses proposed in areas of other would be along the lines of a FBC. To
the community subject to the FBC. minimize risk from a legal challenge, this
option would be offered by using the PUD
Floating Zone: A floating zone is listed in the technique in Michigan, with the default (i.e.,
zoning ordinance, but is not on the zoning easy) choice being the option the community
map. It is added to the zoning map when wishes to encourage.
applied for and approved. This technique is
used in many FBCs throughout the United Regulating Plan: This term refers to the
States, but is not likely legal to use in Michigan. zoning map in a FBC, or the zoning map
(One might accomplish a similar result through for a single zoning district when using FBC
use of the planned unit development (PUD) techniques in just select zoning districts.
technique in Michigan, but that is cumbersome
and may not be a viable alternative.)
Legal Issues
FORM-BASED CODE October 2015, legislation has been drafted (but not yet
F
orm-based coding or even “form” is not introduced) to amend the Michigan Zoning Enabling
specifically addressed in the purposes section of Act to specifically authorize regulation of form in local
the Michigan Zoning Enabling Act. However, zoning ordinances. If enacted, this would eliminate
attorneys that have examined the issue believe questions about the authority of local governments in
that there are several ways that FBC elements are Michigan to adopt form-based codes.
included within existing local zoning authority. The
most thorough, published legal analysis to date is by MASTER PLAN
H. William Freeman, Freeman, Cotton & Gleeson, In Michigan, a “plan” is not law and cannot be
PLC, in the December 2009 issue of Planning & enforced. It is a guidance document. The illustrative
Zoning News and the Fall 2009 issue of the Michigan plan (which may be one or several drawings/maps) is
Real Property Review. Freeman concludes that there one of the parts of a master plan that the form-based
is statutory authority to use form-based codes in code is based upon. The illustrative plan, in the master
Michigan.i There are similar opinions by municipal plan, leads to or is the basis of the regulating plan
attorneys for municipalities that have adopted a FBC, (zoning map). The regulating plan (zoning map) must
but there are also municipal attorneys that argue the be adopted as part of a zoning ordinance.
authority cannot be implied, it must be explicit. As of PREPARE TEXT OF A FORM-BASED CODE

i. Freeman, H.W. (2009). “A New Legal Landscape for Planning and If a community wants to regulate land and building
Zoning: Using Form Based Codes to Promote New Urbanism and
Sustainability.” Planning & Zoning News 28 (2): 3–6. form, then it must be part of the zoning ordinance.
Freeman, H.W. (2009). “A New Legal Landscape for Planning and Thus, all parts of a FBC must be put in the form of a
Zoning: Using Form Based Codes to Promote New Urbanism and zoning ordinance. It is not good enough to reference the
Sustainability.” Michigan Real Property Review. State Bar of Michigan
36 (3): 117. Available at: http://higherlogicdownload.s3.amazonaws.com/ requirements in the regulating plan in the ordinance.
MICHBAR/a3e3ec65-50c1-474f-a532-30197d2d7171/UploadedImages/ The regulating plan needs to be in the zoning ordinance.
pdf/newsletter/Fall09_newsletter.pdf#page=9; accessed April 22, 2015.
Part Two 8-25
zoning plan9 as required by the Michigan Planning Such assets can be green spaces, historic buildings
Enabling Act10 and Michigan Zoning Enabling and places, key parcels, businesses, and nodes of
Act,11 including the illustrative plan. activity. See Figure 8–13. These standards are
embodied in the text of the FBC, often as diagrams.
Regulating Plan
Like a traditional zoning ordinance, there are two key The regulating plan also documents how
parts to a FBC. One is the regulating plan, which is neighborhood blocks are designed. In the Village of
the equivalent to the zoning map. The other is the Berrien Springs and Oronoko Charter Township,
text to describe the regulations that are applied to for example, each neighborhood and activity center
the various properties on the map. The preparation is defined by a five-minute walking distance. See
of a regulating plan translates the future form-vision Figure 8–14. The regulating plan places emphasis on
(illustrative plan) into a map, which embodies the the neighborhood center, nodes, and corridors.
physical characteristics, and shows where different
code standards apply. It provides concept/content STEPS TO PREPARE A FORM-BASED CODE
of standards for each parcel and describes how The 10 steps to prepare a FBC are the same as they
structures on the parcel relate to the street and are to prepare any other type of zoning ordinance
adjoining parcels. or amendment to a zoning ordinance. This section
covers the preparatory, draft writing, and legal steps
There are three different general types of regulating for adoption. Our review of these steps is brief. For
plans that have been employed: 1) street or frontage- a more detailed treatment of most of these steps,
based districts, 2) building type-based code/districts, see Form-Based Codes in 7-Steps: The Michigan
and 3) transect-based FBCs. Examples are illustrated Guidebook to Livability, by the Congress for the
in Figures 8–10 through 8–12. New Urbanism, Michigan Chapter.12
Key Regulating Plan Contents 1. Identify Community Intentions

With all types of regulating plans there are certain It is important for the community to examine
elements that are contained on the map. First are existing conditions as they relate to achieving
the rules, or requirements, for new development that a different form for a new development. So,
include the shape and size of parcels and blocks. the community must take stock of its existing
The blocks are further defined by alleys and street conditions (land use, character, environment,
placement, including regulations on curb-cuts. walkability, infrastructure, parks, and
In either the regulating plan or in the text of the transportation). To do this, start by asking
FBC is an indication of building footprints, façade, questions, such as:
fenestration, and building envelopes.
What is desired to be achieved (e.g., compact,
The regulating plan also identifies key public spaces walkable, sustainable community)?
(roads, parks, squares, plazas, trails, public buildings,
parking areas, etc.). It may also include regulations What changes need to be made to
concerning the treatment of, or restoration of, those accomplish the goals?
public spaces. The regulating plan also identifies What is the desired physical design of the
(initially in the master plan or subarea plan) and community? Remember the principles of
includes standards for the preservation of key assets. good urban design from Chapters 4 and 5.
9. Michigan Zoning Enabling Act (excerpt), Act 110 of 2006: “MCL

125.3203(1).” Available at: www.legislature.mi.gov/%28S%28c5c4n1ptx Where do the following features exist in
vn5jo2d4ofugz1a%29%29/mileg.aspx?page=getObject&objectName=m
cl-125-3203; accessed April 22, 2015.
the community (or where would they be
10. Michigan Planning Enabling Act (excerpt), Act 33 of 2008: “MCL 12. The book, Form-Based Codes in 7-Steps, is available at: www.
125.3833(2)(d).” Available at: www.legislature.mi.gov/%28S%28c5c4n1p planningmi.org/downloads/fbc_guidebook_introduction_0.pdf; accessed
txvn5jo2d4ofugz1a%29%29/mileg.aspx?page=getobject&objectname=m July 10, 2015. Also, see Form-Based Codes: A Step-by-Step Guide
cl-125-3833; accessed April 22, 2015. for Communities, published by the Chicago Metropolitan Agency for
11. Michigan Zoning Enabling Act (excerpt), Act 110 of 2006: “MCL Planning, which is available at: www.cmap.illinois.gov/livability/land-use-
125.3101 et seq, specifically MCL 125.3203(1).” Available at: www. zoning/form-based-codes; accessed January 24, 2015. Finally, see a variety
legislature.mi.gov/%28S%28c5c4n1ptxvn5jo2d4ofugz1a%29%29/mileg.as of books from the Form-Based Codes Institute that are available at: www.
px?page=getobject&objectname=mcl-125-3203; accessed April 22, 2015. formbasedcodes.org/books; accessed January 24, 2015.

Figure 8–10: Street or Frontage-Based Districts – Farmers Branch, TX
Understanding the Regulating Plan

Havenhurst Street
BUILDING ENVELOPE STANDARD

(TYPE ‘A’ STREET FRONTAGE)
(RECOMMENDED FRONTAGE)
Havenhurst
Ha
H nhu
aven treeet
urstt St
Street This indicates the relevant Building Envelope
This indicates the relevant Building Envelope
Standard (BES) rules governing the site
d Street
Streeet
Goodland Place along a recommended new street REQUIRED BUILDING LINE
S
The red line indicates the RBL for the site.
Nestle Street
Goodland
nd
dlan
Street
et
B Stree
The building shall be built to the RBL along
odl
dl
Str
Goood
(TYPE ‘B’ STREET FRONTAGE) Type ‘A’ Street Frontages
This indicates the relevant Building Envelope
Bee
G
RECOMMENDED STREET ABANDONMENT
Denton Drive

Vintage Street The cross hatch over any existing street indicates
PARKING SETBACK LINE that the street may be vacated
Vehicle parking (above ground) not allowed Property lines
forward of this line along Type ‘A’ Street Frontages.
Jett Street
Local Frontage
Shopfront Colonnade Frontage
(Type ‘A’ Street Frontage)
General Frontage Local Frontage
Valley View Lane
(Type ‘A’ Street Frontage) (Type ‘B’ Street Frontage)
Rec. Pedestrian Prom

Powerline Utility Easement
ay
General Frontage
William Dodson Parkw

(Type ‘B’ Street Frontage) (Type ‘B’ Street Frontage)
I-35 Special Frontage Civic Buildings & Monuments
Recommended Recommended new street

Street Abandonment
enade
pperwoood
pper
Pepperw
P
Pepp Str et
treeet
d Street
Drive
ivee
t
riv
Stree
ay
Dri
Pike
Dr
Parkw
raa D
rive
Deme
eme tra
metr
ton D
e
C. Bir
enad
Prom
D
Den
et arkway
Stre oses P
rick
Carrick
C arrick Bill M
wy
d Pk
C. Bir
Fa r m e r s B r a n c h S t a t i o n A r e a
Regulating Plan
Amended March 2012
A Comfortable 5 minute walk

I-35E 100 400 800 1200
50 200 600 1000 1300 ft.

Drawing for coding purposes only. Dimensions are subject to change..
Farmers Branch Lane Consult Planning Division staff for specifications.
19
The FBC zoning district is based on which street(s) a parcel fronts—placing emphasis on the relationship of what happens on the private parcel and how it
relates to the public realm—the street. This example is from Farmers Branch, TX. Source: FBCI. (2012). Farmers Branch Station Area Code: Regulating Plan.
Form-Based Codes Institute, Chicago, IL.
located if there is potential for them to yy Pedestrian-friendly streets throughout

exist in the community)? the community (Complete Streets);
yy A center with stores, mix of uses, yy Walkable neighborhoods where young

jobs, institutions, public square, civic children can walk to and from school,
building/school; and adults of all ages have easy access to
green space and recreation;
yy Network of highly interconnected streets,
small blocks; yy Buildings close to the street with defined
frontages that relate to the thoroughfares;
yy Discernible edge between rural and
urban development; yy Streets used for parking, moving vehicles,
and bicycles; and

yy Common open spaces, such as parks,
squares, and plazas; yy Preservation of prominent sites, reserved
for civic buildings and monuments,
yy Good access to public transportation, preferably at terminating vistas.
designed to accommodate future public
transportation infrastructure;
Part Two 8-27

Figure 8–11: Building Type-Based Code – City of Birmingham, MI
This diagrammatic regulating plan shows one zoning district, but with more detail showing examples of building types, placement, and direct
labeling of land uses. This is the approach used for the Triangle District in Birmingham, MI. Source: LSL Planning, Kinzelman Kline Gossman,
Ferrell Madden Associates, Progressive AE, Anderson Economic Group, Carl Walker Parking. (2007). Triangle District Urban Design Plan. City
of Birmingham, MI. Available at: www.bhamgov.org/document_center/Planning/Master_Planning_Docs/Triangle_Distirct_Plan.pdf; accessed
April 15, 2015.

Figure 8–12: Transect-Based Form-Based Code – Metro Nashville
D District
T1 Natural
T2 Rural
T3 Suburban
T4 Urban
T5 Center
T6 Downtown
W Water
This looks more like a conventional zoning ordinance with zoning districts. But, the districts are drawn based on existing built form, not based
on existing land uses. It follows and uses categories similar to the transect. This is the map type (image from Metro Nashville) used in the
SmartCode™: www.smartcodecentral.org. A modification of this approach is used by the Village of Suttons Bay. Source: Metro Nashville/
Davidson County Planning Dept. (2012). The Community Character Manual. Community Plans & Design Division, Planning Department,
Nashville, TN. Available at: www.nashville.gov/Portals/0/SiteContent/Planning/docs/CCM/2012Certified/0_CCM_adopted%20Oct%2025%20
2012.pdf; accessed April 15, 2015. Figure remade with permission, by the Land Policy Institute, Michigan State University.
Does the community recognize and agree on Finally, there needs to be an assessment of what
positive and negative characteristics of the parts of the process, outlined above, the community
existing built environment? can do in-house, and what needs to be outsourced
(private consultants, county or regional planning
Is there an appreciation for development, staff, or other resources). All of that comes down, in
conservation, and opportunities that exist part, to what the community can afford. A complex
beyond built-up areas? and lengthy scope of work costs more. Extensive
Has, or can, the community clearly community involvement tends to cost more. But,
identify expectations for future land use those costs may be reduced by experience and
and circulation? expertise available in the community. That may be in
Part Two 8-29

Figure 8–13: Identifying Key Parcels – City of Birmingham, MI
In Birmingham, key assets were identified in their Triangle District: A. Kroger, B. Barclay Inn, C. New Residential Building, D. New AAA Building, E.
New Mayfair Building, F. Fire Department, G. Post Office, H. Adam’s Square, I. Borders, and J. Papa Joe’s Market. Source: LSL Planning, Kinzelman
Kline Gossman, Ferrell Madden Associates, Progressive AE, Anderson Economic Group, Carl Walker Parking. (2007). Triangle District Urban Design
Plan. City of Birmingham, MI. Available at: www.bhamgov.org/document_center/Planning/Master_Planning_Docs/Triangle_Distirct_Plan.pdf;
the form of staff or volunteers that can be recruited. 2. Establish Scope of FBC Coverage
Grants or other sources of local funding may also Establishing the scope of the project requires
be available. Plus, there is a much greater likelihood identifying the geography where the form-based code
of smooth implementation when more people are effort will be directed, or where the FBC should be
involved in creating the vision, and the regulations applied. Many communities decide on specific parts
to implement that vision. Besides, the higher costs of the community, such as the downtown, along key
may well be offset by long-term preservation of corridors, at key nodes along transit lines, etc. Others
good form. may be working throughout the entire community.

Figure 8–14: Example of Five-Minute Walking Radii –
Village of Berrien Springs and Oronoko Charter Township, MI
This map highlights existing networks of neighborhoods in the Village of Berrien Springs and Oronoko Charter Township, and their proximity to commercial
centers, along a key corridor, ideally within a five-minute walkable radius. Source: Andrews University. (2013). M-139 Corridor Improvement Plan. Prepared
for the Village of Berrien Springs and Oronoko Charter Township. School of Architecture, Art & Design, Andrews University, Berrien Springs, MI. Available
at: www.villageofberriensprings.com/site/1/M-139%20Plan%20-%20Spreads%20(high-res).pdf; accessed October 1, 2015.
3. Conduct Analysis of Parcels (lots): The shape of the parcels, range

Existing Form Conditions of setbacks that actually exist with each
Information about the existing form conditions in parcel, and so on.
the community should be collected before one can
determine what standards and regulations should be Building elements: The position and
created in a FBC. From this information decisions placement of balconies, stoops, and porches;
can be made whether the existing form, in particular the style of the roof; and the character of
areas, should be continued, extended to new fences and walls. Determine if there are any
geographic areas, or if the area should be retrofitted elements that are encroaching into the public
or rehabilitated. When gathering data for making realm, such as signs over sidewalks.
these decisions collect information on the following: Land uses: Identify and inventory each land
Blocks: The number of buildings per block, use for each floor of each building.
shape of the block, size of the block, etc.
Part Two 8-31

Cost-Saving Measures
A
ny one or combination of the following Consolidate charrette activities into less than
strategies can reduce the cost of planning and the typical period (such as three days, instead
developing a form-based code: of 5 to 7 days), if there has already been
extensive public input.
Do a FBC in a small area (e.g., target
downtown) instead of the whole community. Do planning and form coding at the
same charrette.
Engage in a reduced scope of work (e.g.,
focus just on transit-oriented development). POSSIBLE SOURCES OF FUNDS
Use skilled volunteers or in-house staff. Coastal Zone Management Program grants
for coastal communities,
Spread the cost and work over more than one
budget year. Local DDA or business association for a
downtown location,
Conduct an online Visual Preference Survey
to identify preferred building types. Local foundations,
Use focus groups instead of a full Special assessment district,

community survey.
Local tax, or
Local general funds.
Street: Measure the right-of-way width, the or other ordinances will not properly mesh with the
built street width, and sidewalk placement, new FBC provisions.
condition, and width.
5. Conduct a Vision-Based Planning Process
Public space: Where, what size, and how Public involvement is extremely important. This step
far apart are open spaces, parks, squares, should start with a community visioning process.
plazas, etc.13 The most complete method to accomplish this is by
conducting a charrette (see Chapter 6). A charrette
4. Perform Regulatory Audit is a very intense public-involvement operation,
Based on Planning Principles with established processes and procedures. It
Next, someone should collect information on the is particularly suited to developing community
existing regulations in a community; specifically consensus on a design, such as an illustrative plan
zoning, subdivision regulations, and any other and/or regulating plan.
related policy requirements (e.g., affordable housing
codes, green codes, site condo regulations, etc.). There are three phases to a charrette:
From this audit, decisions can be made as to
what can be done better with a FBC, and what 1. Charrette preparation (data collecting,
ordinances need to be modified (if any), so that the stakeholder ID, etc.; this takes several months);
new FBC does not conflict with them. It is seldom 2. Conduct the charrette (3 to 7 days); and
as simple as just adding a FBC district to the zoning
ordinance, or adopting a new zoning ordinance. It 3. Plan implementation.
is likely these actions will affect other ordinances,
There is a tremendous amount of work that goes into
13. To do this type of physical condition survey, the job will be easier preparing for a charrette long before it is actually
if one uses the Form-Based Codes Institute’s Synoptic Survey Sheet.
That sheet and other forms to help with this process can be obtained by held, and many people are involved in conducting
taking the FBCI online class entitled “FBC101: The ABC’s of Form- it as well. The end result is consensus on a common
Based Codes - Online,” which is available at: http://formbasedcodes.org/
courses/fbc101-online; accessed November 6, 2015.
vision for the future of the area being studied.

6. Prepare an Illustrative Plan engaging trained professionals to prepare a finished FBC
The final product of a charrette for a FBC is drawings, for a community.
such as illustrative plans and/or the regulating plan.
An example is illustrated in Figure 8–15. This is a The planning commission and the public should be
major undertaking that requires significant work from deeply involved in the process of preparing a FBC. A
qualified community planning, architecture, urban public hearing at the end of the process is insufficient.
design, and landscape architecture professionals in a That is why a full charrette is recommended.
combination appropriate to the task. The planning commission should also test ideas and
7. Adopt FBC Changes to the Master Plan various parts of a FBC before a draft is presented to
The legal process to adopt FBC provisions, including developers and the public. One means of testing a draft
illustrative plans in a master plan or subarea plan, is FBC is to take recent zoning permit applications (some
exactly the same as for adoption of any master plan, small minor projects, and some larger major projects),
subarea plan, or master plan amendment. That process and repeat the site plan review and permit review again,
must be followed.14 using the draft FBC regulations. Staff and planning
commissioners can “walk through” the process again
8. Prepare Text of the FBC (without the original applicant, of course). To some
The preparation of the text of the form-based code, extent it will be comparing apples and oranges, but the
or FBC amendment to an existing zoning ordinance, planning commission and staff then will have practical
is a major undertaking that requires significant work applied experience on how the draft FBC works, as well
from qualified community planning, architecture, as know what administrative and standards adjustments
landscape architecture, and legal professionals. need to be made before the code is adopted.
It would be unwise for one community to adopt a 9. Prepare the Regulating Plan
FBC prepared for another community. The mismatch The preparation of the regulating plan (FBC
of elements across related ordinances, and the zoning map), or a FBC amendment to an existing
mismatch to local form characteristics would result zoning map, is a major undertaking that requires
in legal problems where the new code could do significant work from qualified community planning,
more damage than good. However, using the model architecture, landscape architecture, and legal
SmartCode™ as a starting point may be a significant professionals. As with preparation of the text of the
time and cost saver. The SmartCode™ is structured so FBC, the planning commission and public should be
as to be adapted to fit different community situations deeply involved in preparing the regulating plan.
and has accompanying text to guide the adoption of
the code from one community to another. 15 10. Adopt the FBC Amendments to the
Zoning Ordinance
Form-based codes use extensive illustrations (see for Once the form-based code, or FBC amendment
example Figures 8–16 and 8–17). Many illustrations to an existing zoning ordinance, and the regulating
are already in draft form in the SmartCode™. Note: plan (FBC zoning map), or FBC amendment to an
Use of the SmartCode™ will not eliminate the need for existing zoning map is complete, then the process for
14. These two publications summarize the steps that should be followed.
formal adoption can begin.
They are not a substitute for reviewing and following the Michigan
Planning Enabling Act: MSUE. (2010). “Checklist #1G; For Adoption of a The legal process to adopt a FBC in the zoning
Plan in Michigan.” Land Use Series, December 22, 2010. MSU Extension, ordinance is the same as for adoption of any zoning or
East Lansing, MI. Available at: http://lu.msue.msu.edu/pamphlet/Bclsam/
pamphlet1G%20adopt%20plan.pdf; accessed January 24, 2015.
zoning amendment. That process must be followed.16
MSUE. (2010). “Checklist #1I; For Adoption of an Amendment to 16. Two publications summarize the steps that should be followed. They are
a Plan.” Land Use Series, December 22, 2010. MSU Extension, East not a substitute for reviewing and following the Michigan Zoning Enabling
Lansing, MI. Available at: http://lu.msue.msu.edu/pamphlet/Bclsam/ Act: MSUE. (2014). “Check List #2: For Adoption of a Zoning Ordinance
pamphlet1I%20amend%20plan.pdf; accessed January 24, 2015. in Michigan.” Land Use Series, January 14, 2014. MSU Extension, East
15. The SmartCode™ is a unified land development ordinance Lansing, MI. Available at: http://lu.msue.msu.edu/pamphlet/Bclsam/
template for planning and urban design, which is available at: www. pamphlet2zoneNewOrdChecklst.pdf; accessed January 24, 2015.
smartcodecentral.org. Originally developed by Duany Plater-Zyberk MSUE. (2014). “Check List #4: For Adoption of a Zoning Ordinance
& Co., this open source program is a model form-based unified land Amendment (including some PUDs) in Michigan.” Land Use Series, January
development ordinance designed to create walkable neighborhoods across 21, 2014. MSU Extension, East Lansing, MI. Available at: http://lu.msue.
the full spectrum of human settlement, from the most rural to the most msu.edu/pamphlet/Bclsam/pamphlet4zoneAmendmentChecklst.pdf;
urban, incorporating a transect of character and intensity within each zone. accessed January 24, 2015.
Part Two 8-33

Figure 8–15: Sample Illustration from an Illustrative Plan – Village of Berrien Springs, MI
Students from Andrews University drafted conceptual graphics illustrating potential housing and development types that could be pursued in various
study areas along the M-139 corridor in the Village of Berrien Springs. Source: Andrews University. (2013). M-139 Corridor Improvement Plan. Prepared
for the Village of Berrien Springs and Oronoko Charter Township. School of Architecture, Art & Design, Andrews University, Berrien Springs, MI. Available
at: www.villageofberriensprings.com/site/1/M-139%20Plan%20-%20Spreads%20(high-res).pdf; accessed October 1, 2015.

Figure 8–16: Height Standards
Source: LSL Planning, Kinzelman Kline Gossman, Ferrell Madden Associates, Progressive AE, Anderson Economic Group, Carl Walker Parking.
(2007). Triangle District Urban Design Plan. City of Birmingham, MI. Available at: www.bhamgov.org/document_center/Planning/Master_
Planning_Docs/Triangle_Distirct_Plan.pdf; accessed April 15, 2015.
ADMINISTRATION OF A FORM-BASED CODE many applicants—and especially for those with use by
In one sense, the administration of a FBC is not any right applications, which are common with FBCs.
different than the administration of other types of
zoning ordinances. Statutory zoning requirements have When to Use a Site Plan Review
to be followed. If there is a difference, it is typically due When using a FBC there needs to be an ordinance
to the streamlined application, review, and approval requirement to prepare, have reviewed, and approve a
system often embedded within FBCs. This stems site plan for proposed new development. The question
from the FBC’s emphasis on form, and how land use is, who reviews and acts on it? Consider the following
relates to neighboring parcels, and to the public realm. approach to answer that question:
Typically, with a FBC, fewer applications are treated as On small projects below ____ sq. ft. (a size
special land uses or planned unit developments. That established locally by ordinance), reuse of existing
means more decisions can be made by trained and structures (new use in an existing structure), or
skilled zoning administrators and less by a planning modification of existing structures: The zoning
commission or governing body. With fewer special land administrator should be authorized to review
uses, PUDs, or complex site plan reviews going through and approve the required site plan, because it
multiple public meetings by public review bodies, the would be a use by right situation.
time and complexity to obtain permits is reduced for
Part Two 8-35
Figure 8–17: Neighborhood Frontage Standards
Source: Genoa Charter Township/LSL Planning. (2006). Zoning Ordinance Article 9: Genoa Town Center Overlay District. Genoa Charter Township, MI.
Available at: www.genoa.org/contentfiledata/download/44; accessed April 22, 2015.
On bigger projects, or an infill (new or the required site plan. This would also be true
modified building) project under ____ sq. ft. whenever there are discretionary aspects to
(a size established locally by ordinance) in size: the development proposal. When this process
The zoning administrator and professional occurs, the body conducting the review and
planning staff should be authorized to review deciding upon the permit should be the
and approve the site plan. At the request of planning commission. Discretionary aspects
the planning and zoning staff, the planning include standards in the ordinance, which are
commission (after receiving a zoning not measurable or clearly black-and-white in
administrator’s staff report) could be asked to nature. When discretion is part of the decision,
review and comment on, or actually approve the process of notices, hearing, and action by a
the required site plan. public body (planning commission) should be
followed. Proposals that involve discretionary
On very large projects (e.g., subdivisions, aspects to the decisions of review could be
site-condominiums, PUDs, special land uses, handled as special use permits or PUDs in
etc.) above ____ sq. ft. (a size established locally which the site plan review is a part of the
by ordinance): The planning commission (after review and approval process. These should be
receiving a zoning administrator’s staff report) limited to as few a number of circumstances
should be authorized to review and approve
as possible under a FBC. All standards in the Mixed uses in appropriate locations with
ordinance must still be met. commercial on the ground floor and office or
residential on upper floors;
Results
One of the reasons such a streamlined approach is Minimum and maximum setbacks and build-
possible with a FBC is because many of the details of to lines;
site plan review are effectively completed prior to any
application review process by the community as they Building height and location on lots that
are embodied in the regulating plan. The result, with create appropriate enclosure for pedestrians;
a FBC, is a system where permits are predominantly
handled as uses by right or permitted uses. That Parcel/lot sizes that include minimum and
means more decisions are made through staff maximum frontage;
reviews and fewer cases are reviewed by the planning A focus on keeping density high in centers,
commission. Also, if the FBC is prepared properly, and at key nodes, along key corridors
the number of variances requested by developers (especially those served by transit);
should be reduced tremendously. This, of course, will
save additional time for the developer and result in Increasing lot coverage in zones with
less need for the zoning board of appeals to meet. high density;
The result with a FBC is that as the time and complexity Minimum streetscape requirements and
to obtain permits is greatly reduced, the cost (in time as sidewalk widths;
much as money) for the applicant is also greatly reduced.
Most important, the type of development a community Prohibiting on-site parking in some locations
desires as reflected in the master plan and zoning or allowing only rear parking where there is
ordinance is more likely to occur. on-street parking;
CONCLUDING OBSERVATIONS Employing sign regulations that serve people

Because zoning standards strongly influence and vehicles;
development patterns, it is imperative for Michigan Establishing requirements for a mix of
communities to encourage the good form that creates incomes in each residential project;
quality places through their use of appropriate
regulatory approaches. There are a variety of methods Devising incentives for faster development
local governments can deploy in designing private review and approval for projects by using
and public placemaking projects that create vibrant, charrettes and form-based code options; and
economically and socially successful places, but none
are likely to produce more consistent results than the Making development that meets these new
use of form-based codes. requirements (especially those in FBCs),
use by right instead of approved through
Historical approaches to zoning have focused on land discretionary review and approval processes.
uses, and primarily on the separation of uses. This has
created places that require the use of an automobile and Last, a FBC approach requires public involvement
are often contrary to what quality places historically during the development of the code. This begins
are like; that is walkable, with an array of mixed uses with identifying the vision of the community, the
and dwelling types, quality designs, and neighborhood targeted form(s), which the form-based code must
characteristics. Form-based codes focus on ensuring aspire to achieve, and continues through standards
development and adoption. Involving the public in
that quality buildings, which can be adapted to fit

a range of uses, are constructed with a form that the development of the FBC means more certainty
promotes and supports a walkable community. for future development projects and streamlines the
process for both the community and the developer.
Form-based codes typically address elements of place This creates a win-win situation for everyone.
and form, but regardless of the regulatory approach
used, the following elements are crucial for placemaking:
Part Two 8-37

1. There are a number of ways local 5. Regardless of the type of zoning that is
governments can utilize zoning to support being used, there are multiple form elements
effective placemaking, yet the use of form- that should be a part of every urban
based codes (FBC) is the most likely to zoning ordinance in order to help enhance
consistently produce the desired results. placemaking opportunities. These are broken
down in the list below.
2. For regulatory codes to positively impact
placemaking efforts in a community, they A. Mixed-use buildings that allows a mix
need to be: place-focused and human-scaled; of residential, commercial, service, and
respectful of natural ecology; purposeful, not office land uses to bring a diversity of
reactive; focused on connecting urban form people and activities together to create
and land use; serviceable to development engaging downtowns.
that is compact, mixed use, and pedestrian-
oriented; graphic-oriented and easy to use B. Beyond traditional minimum zoning
and understand; and designed so they may be setback requirements, there should also
updated consistently with ease. be “build-to” lines that require buildings
have a uniform placement in relation
3. Communities need to make the following to the public realm, such as the street,
essential commitments when attempting to to frame the space. Maximum setbacks
create walkable places, otherwise any amount are also necessary to ensure a relatively
of placemaking will still result in less than common build-to line.
desired outcomes: emphasize people over
cars downtown and at key nodes, along key C. Zoning should include enclosure
corridors; increase residential density and standards that specify both the
allow mixed uses in these same key areas; minimum and maximum height of a
place more importance on building form building. Having only height maximums
than building use; and employ fixed-route in place may lead to non-uniform gaps
transit from downtown to key locations in and uneven enclosure that disrupts the
communities where the scale is applicable. design aesthetics of the street façade
and its relationship to pedestrians in the
4. Conventional zoning results in an almost public realm.
exclusive separation of land uses, while
form-based codes focus on ensuring quality D. Placemaking emphasizes keeping
structures are designed with form that residential density relatively high in
supports a walkable community. downtowns, at key nodes, and along
key corridors. Parcel and lot sizes play a
significant role in this regard, and within
the context of FBCs are tied closely to
building type and street characteristics.

E. Lot coverages are included in FBCs, H. Sign requirements are also important
along with block standards that detail in regulating the placement, size, and
the size of blocks and the positioning illumination of signs, so that they do not
of parcels within the blocks. When negatively impact the look and feel of
allowing high lot coverage or floor area a place. Signs should serve pedestrians
ratio (FAR) requirements, communities and vehicles, while complementing the
should be aware of and address any building on-site, instead of creating an
concerns related to impervious surfaces eyesore that disrupts the design aesthetics
and stormwater runoff. of the community.
F. Uniform streetscape standards may I. Mixed use applies to more than just a
include items, such as placement of trees, mixture of residential, commercial, and
benches, bike racks, and trash receptacles, office uses; it means having a community
as well as sidewalk width, and more. diverse in ethnicity, age, income, and
Standards may also detail colors, patterns, other different demographic types.
or other design elements that combine to Community regulations should include
create a unique, consistent local identity requirements for a specified amount
in a community’s downtown or at key of mixed-income housing in each
nodes and along key corridors. development or redevelopment project.
G. In order to maximize pedestrian activity J. Faster review time means less cost
and space, surface parking requirements for a development project. Methods
for private landowners in dense urban that help reduce the time for approval
places, such as downtowns and at key include: making more decisions at the
nodes, should be very limited or non- administrative or staff level; requiring
existent. Requiring street parking, less process and review involving the full
shared parking between various land planning commission or governing body;
uses, and special use permits for private utilizing FBCs that make conforming
parking lots are other techniques that applications uses by right that do not
help discourage too much land in these require special reviews and may be
key urban areas from being devoted to approved by local planning and zoning
surface parking. A community should staff; involving the public in project
never simply copy another community’s development processes from the initial
parking standards, as each locale features stages through intensive community
its own unique demands and patterns engagement and design charrettes that
that require their own focus. start conversations and work out possible
problems early; and including deadlines
in the zoning ordinance for making
decisions on cases submitted for review.
Part Two 8-39

6. There are four different approaches to FBCs, 9. There are 10 steps to follow when preparing
including: 1) Mandatory (FBC regulations a form-based code, from the preparatory
are required to apply to all new development, phases to the writing stages, and finally the
whether in all districts or a select districts); legal steps for adoption. In brief, these steps
2) Parallel (conventional zoning still exists, include: 1) identifying community intentions,
but FBCs are in place for an applicant to assessing community assets, and developing
choose between, depending on incentives, common goals; 2) establishing a scope
time frame, and other needs); 3) Floating of the FBC coverage area; 3) conducting
(the FBC is not a specific area on the zoning analyses of existing form conditions, such as
map, but rather a floating zone which is blocks, parcels, building elements, land uses,
added to the zoning map when applied; streets, and public spaces; 4) performing a
however, there is no express authority for regulatory audit on zoning and subdivision
floating zones in the Michigan Zoning requirements, as well as other policy
Enabling Act); and 4) Hybrid (most place processes; 5) conducting a vision-based
and form elements are incorporated into a planning process through use of a charrette
conventional zoning ordinance, but FBC to encourage public involvement and create a
aspects are also included). community vision; 6) preparing an illustrative
plan highlighting aspects of the vision and
7. The illustrative plan is a map similar to a future future objectives; 7) adopting FBC changes
land use map found in a master plan or subarea to the local master plan; 8) preparing the text
plan that forms the future vision through of the FBC with help of qualified planning,
images, illustrations, and text. It provides the architecture, landscape architecture, and legal
basis for the FBC regulating plan. professionals; 9) preparing the regulating
8. Regulating plans are the equivalent of the plan; and 10) adopting FBC amendments to
zoning map, translating the form and vision the zoning ordinance by following required
into a map that shows where different code statutory procedures.
standards will be applied. The regulating plan
displays requirements for new development
that include shape and size of parcels and
blocks, while also identifying key public
spaces, such as parks, plazas, public buildings,
and parking areas, etc. Documentation
on neighborhood building blocks, such as
centers, nodes, and corridors, is also included
in a regulating plan.

STRATEGIC
Chapter 8 Case Example: Marquette Waterfront District FBCi
M
arquette’s waterfront district was long a
driving economic force in the Great Lakes
Region through movement of iron ore by
rail and water transportation. As the mining industry
declined, the rail yards were forced to close and
became vacant. The abandonment of Marquette’s
industrial waterfront further disconnected it from
downtown and decreased already poor access to the
water by its citizens. In 2000, the City of Marquette
set out to transform its former industrial Lake
Superior waterfront into a walkable, mixed-use zone
that was physically connected to the downtown.
Marquette developed a form-based code ordinance
that would help transition this area from abandoned
industrial land to a more desirable place where people
Harbor Ridge Townhomes in Marquette, MI. Photo by Dave Stensaas, City
want to live, work, play, shop, learn, and visit. of Marquette.
Adopting a form-based code became an effective The use of a form-based code ensured effective
way for the City to simultaneously protect one of its placemaking efforts by making the development
most valuable resources, while capitalizing on the place-focused and human-scaled, mixed use, and
economic and social gain of access to the waterfront. open to future change, while not infringing on the
By using a FBC, Marquette was able to keep its local waterfront. Marquette was careful to maximize
community identity by controlling development pedestrian activity by creating a space that encourages
for both physical form and land uses. The FBC for accessibility and does not have a high requirement for
the new Waterfront District has a set of guidelines surface parking. The Form-Based Code Handbook
for streets, alleys, blocks, buildings, and parking has been effective in creating form standards that give
in order to integrate roadway design and building developers precise parameters for building regulations
development, and create a compact mixed-use in the district. These include standards for building
district. The City created the Marquette Downtown materials, fenestration/façade composition, and
Waterfront District Form-Based Code Handbook separation requirements for vehicular parking areas
that specifically outlined building regulations for and street/pedestrian space.
areas in both the downtown and waterfront districts,
and set precise parameters for building elements to The FBC also embodied citizens’ requests for
help create good public space.ii However, there were redevelopment and created a plan to help realize their
broader parameters set for regulating building use, ideas. Citizens wanted more access to the waterfront
since the local economy may change, over time, and and opportunities for economic development,
the district needs to be able to reflect the demand while restoring and preserving the natural habitat
for different types of use. of the area. They have shown widespread support
for the redevelopment of the waterfront. To date,
implementing a FBC ordinance for the district
i. NWWN. (2010). “Case Study: Transforming Marquette, Michigan’s helped link the waterfront to the rest of the City,
Waterfront with Form-Based Code.” National Working Waterfront
and created a human-scale urban development that
Network. Available at: http://www2.vims.edu/bridge/wateraccess/case_

study.cfm?ID=43; accessed February 18, 2015. has brought more residents and visitors to the area.
ii. City of Marquette. (2014). Marquette Downtown Waterfront Downtown Marquette has become a premier place to
District Form-Based Code Handbook: Ordinance #554. Marquette,
MI. Available at: www.mqtcty.org/Government/Code/554downtown_
live, dine, shop, recreate, and attend events thanks to
waterfront_form_based_code.pdf; accessed April 16, 2015. the redevelopment of the “big lake” waterfront.
Part Two 8-41

PART FOUR
Chap ter 9: Standard Placemaking
Chap ter 10: Tactical Placemaking
Chap ter 11: Creative Placemaking
Chap ter 12: Strategic Placemaking
Chap ter 13: Mixing and
Matching, Barrier Busting, and
Preventing Unintended Consequences
of Placemaking
P
lacemaking is a process of creating quality places where people want to live,
work, play, shop, learn, and visit. It is about moving from planning to action in
comparatively short order to make place-specific changes that improve quality
of life. Part Four describes the four types of Placemaking in depth with one chapter on
each: Standard, Tactical, Creative, and Strategic. Chapters 9–12 present the importance
of each technique and examples of projects and activities to improve the quality of
places along the transect. Chapter 13 explains how to piggyback placemaking on existing
quality-of-life initiatives and when and how to combine each type. It illustrates how
to choose the type of placemaking approach to meet the objectives of a neighborhood
or community. It also identifies a series of common barriers to effective placemaking
along with suggestions for overcoming them. Last, it depicts some important unintended
consequences to consider when engaging in placemaking projects and ways to prevent
or minimize them.
WCAG 2.0
Chapter 9:
A busy day at food trucks in Ann Arbor, MI. Photo by Mark’s Carts, LLC.
Part Four 9-3

INTRODUCTION
A
s indicated in
Chapter 1,
“placemaking” is a
process of creating quality
places where people want to
live, work, play, shop, learn,
and visit. It is about moving
from planning to action in comparatively short order
STANDARD
to make place-specific changes that improve quality
of life in economically sustainable ways. This is often
accomplished by creating more opportunities and
choices for people. Most placemaking occurs as a
result of projects or activities that are deliberate, Active street life and pedestrian activity in downtown Grand Rapids, MI.
planned, and involve key players in creating a new or Photo by the Michigan Municipal League/www.mml.org.
revitalized place. That includes a project champion
or developer, representatives of the target market, of different purposes. It can be very site specific or
nearby residents, and a host of local stakeholders focused in multiple places in a neighborhood at the
that could be impacted by the project or activity. same time. Public spaces like sidewalks, street rights-
Depending on the placemaking project or activity, the of-way, plazas, squares, parks, waterfronts, greenways,
time between idea, planning, and action can be quite trails, natural areas, and rural scenic vistas are often
short, sometimes as short as a week for some tactical targeted, because of the high public gathering,
or Lighter, Quicker, Cheaper activities, and rarely amenity, and activity values inherent in such places.
more than a year or two for complex projects. These Any part of the community could be the place where
characteristics make placemaking different from Standard Placemaking projects or activities occur.
other community-based activities like traditional But, because placemaking can take place anywhere does
community development, economic development, or not mean that it is just any type of place-based project
infrastructure development that often have long time or activity. Placemaking is a specialized, deliberate
frames tied to bureaucratic processes. set of activities or projects that focus on improving
the quality of a place to make it attractive to people
Placemaking can be characterized as a set of where they can live, work, play, shop, learn, and visit.
approaches with three specialized subtypes:
Tactical, Creative, and Strategic Placemaking. The Three dimensions of Standard Placemaking are
principal differences revolve around the focus of discussed in this chapter: 1) geography (where on
the placemaking effort and the key objectives to the transect it occurs), 2) scale (the number and
be achieved. This chapter focuses on “Standard” magnitude of placemaking projects and activities),
Placemaking within which the three other subtypes and 3) concentration (the number of placemaking
exist. This may appear to be an odd relationship projects or activities within a geographic area). See
in that the specialized types of placemaking are Figure 9–1 for an illustration of this and the other
narrowly focused, while Standard Placemaking specialized types of placemaking.
usually involves parts of the three specialized types, This chapter opens with a brief description of
and is often more broadly focused. If a project or Standard Placemaking and important principles to
activity is placemaking, but does not fit the definition of keep in mind to ensure efforts are most effective. Then,
the specialized types, then it is considered to be Standard it dives into a series of transect examples illustrating
Placemaking. Chapters 10–12 will focus on each of how this type of placemaking can be used to improve
the three specialized types of placemaking. the quality of places all along the transect. A short
Placemaking can be used in any city, village, town, discussion on scale and concentration of placemaking
or township, but the activity or project should be projects and activities focusing on the Project for
appropriate for its place on the transect. Placemaking Public Spaces’ Power of 10 follows. Finally, a discussion
can be used at a variety of levels and for a variety on the culture of change closes out this chapter.

Project for Public Spaces: What is Placemaking?
“P
lacemaking is a quiet movement that For us, placemaking is both a process and a
reimagines public spaces as the heart of every philosophy. It takes root when a community expresses
community, in every city. It’s a transformative needs and desires about places in their lives, even if
approach that inspires people to create and improve there is not yet a clearly defined plan of action. The
their public places. Placemaking strengthens the yearning to unite people around a larger vision for
connection between people and the places they share. . . a particular place is often present long before the
word “placemaking” is ever mentioned. Once the
Placemaking is how we collectively shape our term is introduced, however, it enables people to
public realm to maximize shared value. Rooted in realize just how inspiring their collective vision can
community-based participation, placemaking involves be, and allows them to look with fresh eyes at the
the planning, design, management, and programming potential of parks, downtowns, waterfronts, plazas,
of public spaces. More than just creating better neighborhoods, streets, markets, campuses, and public
urban design of public spaces, placemaking facilitates buildings. It sparks an exciting re-examination of
creative patterns of activities and connections everyday settings and experiences in our lives.”
(cultural, economic, social, ecological) that define a
place and support its ongoing evolution. Placemaking For more information, visit: www.pps.org/reference/
is how people are more collectively and intentionally what_is_placemaking/; accessed January 24, 2015.
shaping our world, and our future on this planet.
Figure 9–1: Standard Placemaking and Three Specialized Types of Placemaking
Focuses on projects and activities
that create quality places to
attract/retain talented
workers—targeting centers,
nodes, and corridors.
Various incremental steps to Creative Placemaking
improve the quality of a place
over a period of time. These Activates spaces with art
steps have attributes related to: and culturally related
•Geography, projects and activities.
•Scale, and
•Concentration.
also includes three Deliberate, often temporary or

specialized types. phased approaches to physical
change (or new activation of spaces)
that can start quickly with low risk
and potentially high rewards.
Source: Figure by the Land Policy Institute, Michigan State University, 2015. Photos by the Michigan Municipal League/www.mml.org.
Part Four 9-5

STANDARD PLACEMAKING budget for priority projects in #2 above).
As stated in Chapter 1, on page 1–26: While not all development or civic activity is
placemaking, every development project or
“For the most part, the term ‘Standard civic activity has the potential to contribute
Placemaking’ is used in this guidebook to to placemaking, if the community has its eyes
describe an incremental way to improve open to the opportunity.
the quality of a place over a long period of
time with many separate projects and/or 4. The community uses specialized forms of
activities. Standard Placemaking can also placemaking to achieve those objectives that
be used to create and implement large-scale each form is best suited to achieve. Perhaps
transformative projects and activities that can Standard Placemaking can be likened to a
convert a place in a relatively short period favorite all-around horse that satisfactorily
of time to one with a strong sense of place performs many functions and is loved by
that serves as a magnet for people and new all. Tactical Placemaking is somewhat like
development. However, a quick transformation the sure-footed, quick-turning ability of
is the exception more often than the rule.” the American Quarter Horse. Creative
Placemaking has characteristics somewhat like
The key message here is that Standard Placemaking the crafty, opportunistic resilience of Mustangs.
is about building community, one project and activity Strategic Placemaking often requires the
at a time. That means it is a process that once started, careful breeding and endurance of an Arabian
will continue indefinitely. If there is a hypothetical Horse. Each horse, and type of placemaking,
end, it is when every neighborhood in the community has different strengths and weaknesses. As
is a “complete” neighborhood as defined in Chapter 5, with horses, where possible, use the type of
and there are “no” other actions that can be taken to placemaking with the right characteristics for
improve quality of life in the neighborhood. However, the task. See Chapter 13 for a comparison of
since standards on quality of life generally increase the different types of placemaking.
over time, it is not likely that communities will ever
stop placemaking once they have begun. But, even if The following is also excerpted from Chapter 1, on
they accomplished everything they set out to create, page 1–26:
there will always be tasks to maintain and periodically
refresh the design of the physical infrastructure that “Standard Placemaking will typically have
supports the quality places. economic development benefits, but that is
generally not the principal reason for which
Progress on using placemaking to improve quality of it is used. This is in contrast to Strategic
life will be most effective when: Placemaking where talent attraction for
economic development is a principal
1. The community begins with small reason for engagement. Like all forms of
placemaking projects and builds each placemaking, Standard Placemaking rolls
subsequent project on the last successful one. planning and implementation into the
2. The community prioritizes its efforts and does same process, so that one is not isolated
not try to do everything at once. Haphazard from the other. That requires engaging and
efforts tend to use up limited resources quickly empowering people to participate in both the
process of planning and of implementation.”
and to spread projects so far apart that there

are few, if any, synergistic benefits that come This is one feature of placemaking that makes it so
from concentration in a single neighborhood, different from community development, economic
downtown, or along a common corridor. development, and infrastructure development.
3. The community seizes emerging Placemaking is action-oriented. It is not just thinking
opportunities when it makes sense to do so about doing something, it is acting upon what is thought
(so, do not commit all operational time and about. That is why Tactical Placemaking is so well-

Placemaking is suited for short-term projects TRANSECT PLACEMAKING EXAMPLES
that often try out changes on Following are examples of Standard Placemaking
action-oriented. It an interim basis to see if they as it may be engaged in each transect zone. It is
is not just thinking will work permanently. It is hoped that these examples will help readers better
why Creative Placemaking understand its potential in different settings. The
about doing can not only add a new more closely a project or activity starts to look like
something, it is physical feature to a space that one of the specialized forms of placemaking, the
acting upon what provokes thought and action, more likely interested readers will benefit from the
such as a sculpture, but also greater detail provided on that type of placemaking in
is thought about. spark more creativity in how Chapters 10–12.
public and private space may be used to enhance
quality of life. It is why Strategic Placemaking so Transect: T1 – Natural Zone
often focuses on how new private development that is Natural areas perform a wide variety of functions
located in a targeted location, as with transit-oriented for the ecosystems they support. Wilderness areas
development at a key node, can produce immediate and protected habitat provide the home for flora
and lasting benefits in helping to attract and retain and fauna that characterize a particular ecosystem
talented workers to an area. (like prairie or upland hardwood, etc.), and may
The Grand Rapids Parklet Manual
T
he Grand Rapids Parklet Manual is a comprehensive
overview of the goals, policies, processes, procedures, and
guidelines for creating a parklet in downtown Grand
Rapids. A parklet is a portion of a street that is transformed into
a public space for people, while simultaneously providing an
aesthetic enhancement for the streetscape by providing seating,
vegetation, bike parking, and art. Downtown Grand Rapid’s
goals are to use parklets to reimagine the potential of its streets,
bring support to local businesses, encourage more pedestrian
activity, foster neighborhood interaction, and encourage more
non-motorized transportation. To create a parklet, businesses
need to hire a design professional to help create plans and oversee
installation, obtain an encroachment permit issued by the City
of Grand Rapids Engineering Department, schedule installation
between April and November, and ensure compliance with the
Americans with Disabilities Act.
Public outreach is an important part of creating a parklet, since

one of its primary functions is creating a gathering space for
pedestrians. The initial stakeholder should discuss plans with
neighboring businesses, property owners, and neighborhood Front cover of the Grand Rapids Parklet Manual by
Downtown Grand Rapids, Inc, 2014.
organizations to demonstrate potential community outreach. In
order to reduce the time for receiving a permit to create a parklet it is recommended that potential applicants
read through the Parklet Manual to understand the process and regulations for creating a successful parklet.
For more information, including where to apply, restrictions and costs, and what amenities should be included,
click the link in the source below.
Source: Downtown Grand Rapids, Inc. (2014). Grand Rapids Parklet Manual. Grand Rapids, MI: Downtown Grand Rapids, Inc. Available at:
http://s3.amazonaws.com/downtowngr.org/general/DGRI_Parklet_Manual_April_2014.pdf; accessed February 9, 2015.
Part Four 9-7

Examples of Natural Zone (T1): Good Harbor Bay in Leelanau County (left), and Weber Lake in Cheboygan County, MI (right). Photos
by Kurt H. Schindler, AICP, MSU Extension (left); and Tyler Borowy (right).
be home to endangered species. Wetlands provide 2. In some cases, placemaking could go further.
storage for flood waters and cleanse stormwater It could include wooden walkways into
of nutrients before being discharged into a lake or a unique portion of the ecosystem or to
stream. These areas also provide opportunities for an unusual viewing area. It could feature
hunting, fishing, bird watching, photography, hiking, small educational displays that help people
canoeing, kayaking, and a host of other recreational learn about the characteristics and value
opportunities. The land can be found in state or of these natural areas. It could offer kiosks
national parks, or consist of old growth forests, in the parking lot with directions to other
wildlife preserves, or a multitude of other smaller quality natural areas, local museums, and
natural areas. They are often characterized as being overnight accommodations and businesses
places that help “restore the soul” of those who visit that cater to tourists and naturalists. It should
there. A walk in the woods, mushroom hunting, or include litter receptacles and place-specific
watching a pair of any bird species defend a nesting toilet facilities, and where appropriate to
area can be exhilarating, and puts suburban and the setting, picnic tables. All facilities and
urban areas into a different perspective. Many people signage should be coordinated in color, style,
strongly value natural areas and their long-term and material to reflect the entity offering the
protection for all of these reasons and many more. facility and the unique character of the place.
Accordingly, appropriate placemaking in these areas
should be very limited, because they could undermine 3. If access to water is appropriate (i.e., will
the natural integrity of these places. Appropriate not undermine the integrity of the natural
Standard Placemaking projects in T1 areas include: area and can be safely provided), then well-
designed and convenient boat, canoe, or
1. Providing access to a wide variety of kayak launching and fishing facilities should
people, using means that do not harm be provided.
the quality of the natural area, is an
appropriate placemaking project in all but 4. To the extent reasonable and feasible, efforts
the most sensitive wilderness areas. This could be made to link the value and benefits
of the natural area(s) to economic efforts
means providing an appropriate location

for vehicles, bikes, and hikers to enter the on nearby growing lands (T2 zones), and
area, park vehicles, and walk to memorable the processing of food or timber and tourist
panoramic viewing locations without accommodations activities in nearby small
destroying the values that are sought to towns (T3 and T4 zones). This could be
be protected. A special effort is needed to accomplished by a regional trail system or
provide access to people with disabilities bike trail on a former railroad line that ran
wherever feasible. through the area. It might also be done by

Michigan Department of Natural Resources:
Michigan Natural Resources Trust Fund
T
he Michigan Department of Natural Resources needed for successful placemaking projects and can
(MDNR) is the State agency responsible complement other planning processes. There is an
for the conservation, management, and annual application process, and the MNRTF Board
use of Michigan’s natural and cultural resources. of Trustees makes a recommendation that is then
Understanding that these elements contribute to forwarded to the Governor and Michigan Legislature
placemaking, the MDNR is also involved with for final decisions. The amount of funding available
supporting placemaking at the State policy level and varies for each fiscal year, although it is estimated that
implementation at the local level. There are two key roughly $20 million will be available for these grants
tools that the MDNR uses to do this. annually for the foreseeable future.
The Michigan Natural Resources Trust Fund Another way the MDNR supports placemaking is
(MNRTF) is a recreation and conservation grant by making available a vast array of public, outdoor
program that supports state and local units of recreation facilities via State parks, State forests, and
government with outdoor recreation and land and State game areas. Possibly most relevant to attracting
water conservation projects. Both land acquisition and retaining talent is the Trails & Pathways
projects and development projects (includes outdoor Program, which communities can link into to create
recreational facilities, such as campgrounds, trails, the green infrastructure and connectedness that
etc.) can be eligible for funding under the MNRTF. makes placemaking successful.
There are no minimum or maximum grant amount
limitations for land acquisition projects; however, For more information, visit: www.michigan.gov/dnr/;
development grant amounts have a minimum of accessed April 21, 2015. For more information on the
$15,000 and up to a maximum of $300,000. To be MNRTF and the Trails & Pathways Program, click
considered for funding, the applicant must have the source links below.
an MDNR-approved five-year recreation plan. Sources: MDNR. (2015). “Natural Resources Trust Fund Grants.”
This supports placemaking in a couple of ways. Michigan Department of Natural Resources, Lansing, MI. Available at:
www.michigan.gov/dnr/0,4570,7-153-58225_58301-257945--,00.html;
First, it provides much needed funding for outdoor accessed April 21, 2015.
recreation projects that can attract talent, while MDNR. (2015). “Trails & Pathways.” Michigan Department of Natural
Resources, Lansing, MI. Available at: www.michigan.gov/dnr/0,4570,7-
serving recreation and open space needs of the whole 153-10365_16839---,00.html; accessed April 21, 2015.
community at the same time. Second, requiring
a recreation plan supports the forethought that is
Michigan Recreation and Park Association (mParks)
T
he Michigan Recreation and Park Association is the collective voice of the state’s parks and recreation
community. The mParks advocates, teaches, and inspires. “Founded in 1935, they provide advocacy,
resources, and professional development opportunities to a devoted and diverse membership of park and
recreation agencies, professionals, vendors, and advocates.”
The mParks is a member of the Michigan Sense of Place Council whose mission is to “instigate and lead
collaboration to plan and deliver the safe, clean, people-centric quality-of-life experiences that are the
foundation of the placemaking concept and the park and recreation profession.”
For more information, visit: www.mparks.org/.
Part Four 9-9

Examples of Rural Zone (T2 – Growing Lands): Rural farm in Linden, MI (left), and grazing beef cattle in Mid-Michigan (right). Photos by the
Michigan Municipal League/www.mml.org (left) and MSU Communications and Brand Strategy (right).
making this stop one of many on a 1- or 2. These place-specific activity sites could
2-day automobile trip through the area, which be expanded to link to bed and breakfast
are coordinated and marketed together. establishments in old farmsteads or on
working farms or ranches, and to restaurants
5. The allure of natural areas is very strong and in nearby towns that serve hearty, traditional
not much has to be done to attract people cuisine based on products grown locally.
to them. But, once visitors are in the area
regularly, placemaking in nearby cities (T4 3. Local agricultural-related festivals to
and T5 locations) is necessary to create the celebrate harvests of a specialty crop or fruit
kind of special places that people cherish and can be combined with old steam tractor
want to return to again. shows or music festivals to capture more of
the unique rural history and culture of an
Transect: T2 – Rural Zone (Growing Lands) area, adding to the local economy in ways
The Rural Zone encompasses our farms and forests that will help with sustainability.
and includes some of the processing of products that
are growing in these places. We often travel through 4. Extensive hiking and bicycle trails, and
these places without giving thought to their natural connecting waterways are assets that provide
and economic importance. Many people also live unique opportunities for hikers, bicyclists,
at a very low density in these areas on large parcels and kayakers between “trail towns.”
surrounded by farmland or forests, and want to keep
the area that way. Placemaking in natural areas within 5. Together these activities can be included in
growing lands could parallel those in T1, as well tourist brochures to advertise several types of
as build upon the unique attributes of the growing day trips that adapt to different seasons (like
lands. For example, Standard Placemaking activities the use of bike trails as snowmobile trails in
could include: the winter).
1. Value-added agricultural activities are 6. These place-based activities are interesting

examples of potential placemaking projects in their own right, but when properly
when appropriate to T2 transect locations. “bundled” they present unique placemaking

These could include farm produce stands, opportunities not only at each site, but for an
wine-tasting operations, U-pick fruit farms, entire rural region. This helps create a strong
Halloween pumpkin picking, corn mazes, sense of place and, hence, the emotional
and links to related activities nearby like attachment that keeps bringing people back
“haunted” houses or museums celebrating the and supporting the regional economy.
lumber era that preceded farming.

Michigan Department of Agriculture and Rural Development:
Farmers Markets and Value-Added Agriculture
T
he Michigan Department of Agriculture and enhance the state’s agriculture industry through
Rural Development (MDARD) is the State the awarding of grants that increase the role of
department responsible for protecting and agriculture in the applicant’s geographic area.
promoting agriculture, food, environmental, and Applicants can submit one proposal that, if accepted,
economic welfare for Michigan. The MDARD ranges from $20,000 to $200,000 for various
supports placemaking through its promotion and activities related to increasing their agricultural
licensing of farmers markets, and its Agriculture revenue or production. The funds from this program
Value-Added/Regional Food Systems Grant Program. cannot be used to purchase land, but may include
providing technical assistance, marketing, equipment,
Farmers markets are one way to promote local and innovation, as well as training and outreach.
agriculture by providing a venue for local food Programs like these are ways that MDARD can not
producers to reach out to consumers. They have only improve the agriculture industry in Michigan,
become a staple placemaking tool for communities but create a sense of community through the
across Michigan. The MDARD is responsible for agricultural industry as well.
the licensing and regulation of farmers markets to
ensure that consumers are receiving fresh and safe For more information, visit: http://michigan.gov/
products. Local MDARD food inspectors assure that mdard; accessed April 29, 2015. For more information
Michigan food laws are upheld at these markets. This on setting up farmers markets or Value-Added
supports placemaking at the local level, because these Agriculture, click the source links below.
markets create a place for community gatherings, Sources: MDARD. (2015). “Farmers Markets FAQ.” Michigan
as well as promotes healthy eating habits within Department of Agriculture and Rural Development,
the community. They also give an identity to the Lansing, MI. Available at: www.michigan.gov/mda
rd/0,1607,7-125-1568_2387_46671_46672-169336--,00.html;
community based on their agricultural industry and accessed April 29, 2015.
promote local economic growth. Nyquist, N. (2012). “Agriculture Value-Added/Regional Food
Systems Grant Program.” Michigan Department of Agriculture and
Rural Development, Lansing, MI. Available at: www.michigan.gov/
The MDARD’s Agriculture Value-Added/Regional documents/mdard/Agriculture_Value_Added_392254_7.pdf;
Food Systems Grant Program is another way to accessed April 29, 2015.
Transect: T3 – Sub-Urban Zone feature in large sub-urban zones. It is very difficult

(Sub-Urban Lands) to get around efficiently without a car in most sub-
Suburbs usually have the widest variety of landscapes urban zones.. There are few sidewalks, and often
and densities among community types—often none along the main highways where most of the
ranging from natural areas that are very low density, commercial development is located. More and more
to traditional urban density neighborhoods. However, greenways and trails are being built in sub-urban
in this case, we are not speaking of “suburbs” per se; areas, but biking and walking are still a limited means
we are speaking of sub-urban lands. That means low of transport in these areas. Urban form is rarely more
densities that are higher than those in the growing than two stories in height, except sometimes at key
lands, but less than those in urban neighborhoods, nodes (like the intersection of a main highway and
often ranging from one dwelling unit per 10 acres a freeway). Standard Placemaking examples that
to one dwelling unit per acre or half acre. There may communities in T3 can focus on include:
also be some urban style subdivisions with less than

four dwelling units per acre. Sub-urban areas are 1. Adding sidewalks wide enough to
also characterized by commercial strip development accommodate pedestrians and bicyclists,
and occasional regional malls. While these malls along key corridors, and linking schools,
may be considered special districts to strict transect parks, libraries, and other main activity
interpreters, they are probably the most common centers with non-motorized transportation.
Part Four 9-11

Examples of ranch homes on wide lots in a Sub-Urban Zone (T3 – Sub-Urban Lands): Watertown Township (left), and Bath Township,
MI (right). Photos by the MSU Land Policy Institute (LPI) (left), and LPI/MichiganView (right).
2. Converting commercial strips and large fronting on some blocks, along main streets,
parking lots (especially along main-line and usually within walkable distance of most of
transit corridors at key nodes) in front of the homes and apartments in the surrounding
large big-box stores and shopping centers neighborhoods. A wide variety of dwelling types
to new multistory multifamily residential is common, from single-family homes on small
dwellings. Note: This would likely be a Strategic detached lots, to duplexes, townhouses, and garden,
Placemaking project if the target market were mansion, and courtyard apartments. A variety of
talented workers. placemaking projects and activities are possible
in traditional urban neighborhoods. Standard
3. Rehabilitating historic structures located Placemaking examples include:
near main corridors or key nodes into
museums, apartments, or offices as focal 1. Adaptive reuse of historic mixed-use
points for new development. structures, which often have lost upper story
housing over the years, but whose form helps
4. Adding wayfinding signage to improve define the neighborhood. Restoring the
awareness of and access to interesting structures, as well as the population in upper
places that are near, but not on the story dwelling units, would help support
main thoroughfares. reestablished commercial uses on the first
5. Starting or expanding civic gatherings at the floor if population in the neighborhood
city or township hall, or creating a civic plaza increases enough.
or park adjacent to the hall. 2. Infill of residential detached housing on
Transect: T4 – General Urban Zone vacant lots. These units should match the
(Traditional Urban Neighborhoods) character of existing dwellings in the area and
The General Urban Zone is largely made up of can vary from single-family to duplex units to
residential neighborhoods, with densities of four three to four units in a structure, depending
dwelling units per acre and up. They make up on lot size and local regulations. If a number
most villages, small towns, and large cities, but are of these units were to be built in a small part
also common in the portion of first-tier suburban of a neighborhood in a short period of time,
communities surrounding an urban core city, along with other simultaneous residential
and even in some older parts of 2nd- and 3rd-tier clean up and conservation measures, whole
suburbs in some metropolitan areas. Commercial blocks could be rejuvenated and a stronger
development is often in mixed-use buildings sense of place established.

Examples of General Urban Zone (T4 – Traditional Urban Neighborhoods): Grand Rapids (left), and East Lansing, MI (right). Photos by
Hovercams, LLC. (left) and the MSU Land Policy Institute (right).
MSHDA: Community Development

Block Grant, Affordable Housing
T
he Michigan State Housing Development The MSHDA also tackles the problem of affordable
Authority (MSHDA) aims to create housing in the state for all residents, works to
safe, affordable housing in communities end homelessness, and finds ways to ensure safe
throughout Michigan through various forms of and adequate housing for the elderly. The Home
financial and technical assistance. The work that Ownership Program helps achieve this goal by
MSHDA does in the state addresses homelessness, working to increase minority homeownership
helps with urban redevelopment, and creates and inform citizens about loan opportunities. The
new economic development opportunities. The Affordable Assisted Living Pilot Program works to
MSHDA also supports placemaking at the state find apartments and homes for senior citizens that
and local level through various grant programs are both physically accessible and equipped with
and spearheading the coordination of other State supportive services. Affordable housing enhances the
agencies involved in placemaking. social welfare of communities, which is a first step in
creating prosperous and sustainable communities.
Administered through the Community Development
Division, the Community Development Block Grant For more information on these grant and affordable
(CDBG) consists of federal funds that help smaller housing programs, click the source links below.
communities to eliminate blight, provide rental Sources: The housing component to the State’s CDBG program
assistance, and more. In 2014, MSHDA granted is administered directly by MSHDA: MEDC. (2015). “Community
Michigan cities and counties more than $6 million Development Block Grants (CDBG).” Michigan Economic Development
Corporation, Lansing, MI. Available at: www.michiganbusiness.org/
in CDBG funds to help improve their communities.
community/development-assistance/#CDBG; accessed April 29, 2015.

The CDBG aids placemaking efforts by removing MSHDA. (2015). “Homeownership Resources.” Michigan State Housing
Development Authority, Lansing, MI. Available at: www.michigan.gov/
dangerous structures and assisting people in moving mshda/0,1607,7-141-45866---,00.html; accessed April 29, 2015.
back to urban areas. MSHDA. (2015). “Affordable Assisted Living (AAL) Pilot.” Michigan
State Housing Development Authority, Lansing, MI. Available at: www.
michigan.gov/mshda/0,4641,7-141-5587_50429---,00.html; accessed
April 29, 2015.
Part Four 9-13

3. Restoration of small parks scattered with large box buildings or empty parking lots,
throughout traditional urban neighborhoods results in a loss of identity in the downtown.
that may have been neglected. Depending Sometimes creating a well-designed and
on the characteristics of the population attractive entryway within the right-of-way, or
near those parks, it may be time for new restoring the quality of entryway buildings can
playground equipment, or a new baseball or be an important step in restoring identity.
soccer field. This is a placemaking project that
can build community identity and a stronger 2. Filling gaps in contiguous historic storefront
sense of place. buildings is important to maintain the
integrity of the form that defines the
4. Creation of new parks or playgrounds downtown. If the block is a long one and
on vacant lots in appropriate places in the gap is near the middle, a narrow park
neighborhoods with inadequate access to with trees, seating, and landscaping can
other parks and playgrounds. These could serve make the block more pedestrian-friendly.
multiple purposes if linked with efforts to If the buildings that were removed were 3
convert an old school nearby to a community to 4 stories tall like the rest in the block, a
center that serves the neighborhood. replacement one-story building will negatively
impact the visual appeal of the block and
Transect: T5 – Urban Center undermine the enclosure created by the
Zone (Downtowns) buildings on both sides of a street. An effort
The Urban Center Zone is found in nearly all small to amend local regulations to ensure at least
towns and large cities, and some suburbs are trying to two-story buildings in such places, along with
create them as centerpieces for the entire community targeted efforts to attract a new developer
to enjoy and to create a sense of identity. Many to build a mixed-use building with the same
Standard Placemaking opportunities commonly exist. form characteristics in the vacant space, will
For example: significantly restore the integrity of the block.
1. Entryway improvements may be a good target. 3. A street that is too wide is often unfriendly
The transition between neighborhoods and the for pedestrians, transit riders, and bicyclists.
downtown used to be quite distinct. However, Depending on the street width, traffic volume,
the conversion of mansions and single-family and traffic movements, several options
homes to office or retail uses at the edge of could be explored to improve the street for
downtown, as well as the destruction of multi- all users. These may include bump-outs at
story historic buildings and their replacement
Michigan Historic Preservation Network
“T
he Michigan Historic Preservation Network (MHPN) is the largest membership organization in the
state dedicated to recognizing and preserving Michigan’s rich cultural and architectural heritage. The
MHPN, a nonprofit organization, fosters the protection of the state’s irreplaceable historic buildings,
structures, sites, objects, features, and open spaces. The volunteer board of directors and staff help Network members
maintain the neighborhoods where they live and the downtowns where they work, build new in ways that respect
and reinforce local character, revitalize some of Michigan’s oldest urban centers, adapt all types of buildings for
current uses, and use to best advantage the rich rural, agricultural, and maritime heritage of Michigan.”
The MHPN is a member of the Michigan Sense of Place Council advocating for the adaptive reuse,
restoration, and preservation of historic downtowns and other historic structures.
For more information, visit: www.mhpn.org.

Examples of Urban Center Zone (T5 – Downtowns): Traverse City (left), and Charlevoix, MI (right). Photos by the Michigan Municipal
League/www.mml.org.
MSHDA’s Michigan State Historic Preservation Office:

Historic Preservation of Buildings and Sites
T
he Michigan State Historic Preservation Office protect them and preserve their character. Michigan’s
(SHPO), a part of MSHDA, was established Local Historic Districts Act of 1970 allows for the
in the 1960s to identify and protect the state’s creation of these districts and, thus, their protection
historic resources. To accomplish this, the SHPO from new construction or unnecessary modifications.
provides incentive programs, including tax credits Helping to generate the funds necessary to protect
at the State and federal level, and grants that are historic areas and registering local historic districts
available to local governments. Preserving historic are just a few of the ways that the SHPO helps local
spaces is an important aspect of placemaking, because communities maintain their character. This aids in
most of our historic structures already have elements placemaking efforts, since the historic character of
of good form that support quality places. Michigan’s streetscapes and neighborhoods will
continually mean the presence of people-friendly,
The Historic Preservation Grant Program provides great public places throughout the state.
funding to protect and restore historic structures and
districts. The U.S. National Park Service provides For more information, visit: www.michigan.
funds for Michigan to run their preservation gov/shpo; accessed October 30, 2015. For more
programs annually from the Historic Preservation information on the Historic Preservation Grant
Fund, which was established by the National Program and registering historic districts, click the
Historic Preservation Act of 1966. Examples of source links below.
projects that were recently funded by this grant in Sources: MSHDA. (2015). “Introduction to the Historic
Michigan include archaeological surveys, public Preservation Grant Program.” Michigan State Housing
education efforts, and the creation of historic building Development Authority, Lansing, MI. Available at: www.michigan.
gov/mshda/0,4641,7-141-54317_19320_61958-54145--,00.html;
restoration plans. accessed April 29, 2015.
MSHDA. (2015). “Local Historic Districts.” Michigan State Housing
The SHPO also registers local historic districts Development Authority, Lansing, MI. Available at: www.michigan.
gov/mshda/0,4641,7-141-54317_19320_62049---,00.html; accessed
throughout the state. This opens the door for national April 29, 2015.
protection programs and tax incentives to help
Part Four 9-15

Examples of Urban Core Zone (T6): Downtown Detroit (left), and Downtown Grand Rapids, MI (right). Photos by the Michigan Municipal
League/www.mml.org.
the intersection or mid-block crossings to from improvements in traffic signals that

reduce the distance for pedestrians to cross favor safe crossing for pedestrians, to adding
the street; a boulevard to create a safe place simple street furniture like benches and small
for pedestrians in the center of the street tables, to dividing the space into smaller areas
and to add greenspace; wider sidewalks with for a variety of different uses and activities.
street furniture and trees; or angled on-street The Case Example sidebar at the close of
parking. A placemaking project built around Chapter 1 on the Campus Martius project
a charrette involving all the key stakeholders in Detroit shows what can be done on the
and transportation professionals could result high investment end of placemaking projects.
in a major Complete Streets improvement However, even small improvements are likely
that works well for everyone. to draw positive attention, and increased use
of the space, over time, will make it even
Transect: T6 – Urban Core Zone more of a draw for people and their activity.
Very few cities in Michigan are large enough to At a minimum, the end result is improved
have an urban core. This is where tall buildings are access to and use of public open space, and at
found. These are major employment centers, and are a maximum, there is stimulus for significant
often the heart of a large region. They may have a new private investment in the area. The more
storied and colorful history that has shaped growth people making use of the area, the greater
and development for more than 100 years. Many potential there will be for even more street
Standard Placemaking opportunities commonly exist. side activity.
For example:
2. More residential housing may be possible. The
1. Many urban cores have a large urban square urban core is often comprised of first- (and
or plaza that may be underutilized and sometimes second) floor retail (even more
underappreciated. Usually, however, there floors in a department store), with offices
are thousands of people who live or work in for many floors above that. When the mix
buildings nearby. Sometimes the problem between office and residential becomes too
is street design for traffic around the plaza much non-residential, then the urban core has
that makes it difficult for pedestrians to get a tendency to become just a 9-to-5 location
to it. Sometimes the problem is nowhere to with not much life after offices close. This
sit once they get there. Sometimes there is situation presents a placemaking opportunity
nothing to do, because the area is designed focused on attracting significant numbers
for a single purpose, such as a public of people to live in the urban core, either
gathering on the Fourth of July. These and through substantial rehabilitation of existing
scores of other barriers to effective use of (usually historic) buildings or construction
such an important public space could be the of new high-rise apartment buildings with
focus of myriad placemaking efforts ranging
retail and personal services on the first floor.
Note: Depending on the target market for the
new or rehabbed residential units, this could be a
Strategic Placemaking project.
3. More green vegetation will probably help. A

challenge in many urban cores is the lack of
green vegetation. With so many tall buildings
and surface parking lots, the area often has a
distinctive gray and lifeless appearance. This
can be countered with an effort to introduce
substantial amounts of green vegetation along
public sidewalks, as well as in traffic islands Ballet valet parking garage in Miami Beach, FL, adds greenspace even in
and even on the side of tall buildings (as long an area of high-rises. Photo by Dan Forer©.
Michigan Department of Environmental Quality:

Brownfield Redevelopment, the Office of the Great Lakes,
and Coastal Zone Management
T
he Michigan Department of Environmental accomplish this is the Michigan Coastal Zone
Quality (MDEQ) is the State agency responsible Management Program (CZMP), which provides
for the protection and conservation of Michigan’s grant funds to coastal communities. The goal of
air, land, and water resources. The MDEQ also these grants are to protect the coastal industry
works to create healthy and economically sustainable and ecosystems, while providing public access to
communities. Their efforts contribute to placemaking the waterfront. These grants also contribute to
by supporting the creation of vibrant and healthy placemaking by utilizing and promoting Michigan’s
communities, with a special emphasis on coastlines. most important water resource: The Great Lakes.
Clean, thriving, coastal destinations are places that
The MDEQ helps to clean up the environment bring in tourism, help boost the state’s economy, and
and support local economic development through are valuable local placemaking assets. A new program
its Brownfield Redevelopment program that of the Office of Great Lakes focuses on harbor
awards grants, loans, and tax incentives to facilitate communities to help them plan for placemaking
brownfield revitalization. Brownfields are properties improvements that make them more competitive for
with known or suspected contamination. Funds talented workers, businesses, and visitors.
available from MDEQ go toward removing
contamination and assisting developers in the reuse For more information, visit: www.michigan.gov/deq/;
of existing infrastructure. Applicants can include accessed April 29, 2015. For more information on
local governments or other public bodies that meet Brownfield Redevelopment, the Office of the Great
the criteria, and funding is limited to up to $1 Lakes, and the Coastal Zone Management Program,
million per year. Brownfield redevelopment supports click the source links below.
placemaking by involving the community to reuse Sources: MDEQ. (2015). “Brownfield Redevelopment.” Michigan
buildings instead of adding more sprawl. Department of Environmental Quality, Lansing, MI. Available at: www.
michigan.gov/deq/0,4561,7-135-3311_4109_29262---,00.html; accessed
Additionally, the Office of the Great Lakes works April 29, 2015.
MDEQ. (2015). “Office of the Great Lakes.” Michigan Department of
to use coastal resources to restore degraded areas, Environmental Quality, Lansing, MI. Available at: www.michigan.gov/
protect ecosystems, and manage water quality. The deq/0,1607,7-135-3306_29338---,00.html; accessed April 29, 2015.
Office of the Great Lakes supports revitalization MDEQ. (2015). “Coastal Management.” Michigan Department of
Environmental Quality, Lansing, MI. Available at: www.michigan.gov/
of coastlines to ensure a strong coastal economy deq/0,1607,7-135-3313_3677_3696---,00.html; accessed April 29, 2015.
and environment for Michigan. One program to
Part Four 9-17
as care is taken not to damage the brick and community supporters to raise money for place-
mortar, especially if it is an historic building). based improvements, and when donations reach an
There can be substantial energy-efficiency established goal, the project receives a matching grant
benefits associated with such efforts, that from the sponsor organizations of up to $50,000.
when combined with colorful displays of civic See Table 9-1 for project successes that are examples
art, or neon lights, could transform an urban of Standard Placemaking. More projects from this
core that appears lifeless quickly into a verdant program that utilized Creative Placemaking are also
setting that brings nature into the city. referenced in Table 11–3 in Chapter 11 (page 11–18).
SCALE UNDERSTANDING THE CULTURE OF CHANGE

Placemaking can be effectively used at the lot, block, At the root of all placemaking processes as practiced
neighborhood, community, or regional scale, but the by PPS, tactical urbanists, creative place makers,
nature of projects change or those involved in Strategic Placemaking—is
Placemaking can as the scale changes, and meaningful engagement of those who would use or
be effectively used the focus changes more benefit from placemaking. In communities that are
than anything. At the lot stagnant or in decline, and where the only change
at the lot, block, level is where the change in the recent past has been negative change, it is
neighborhood, actually occurs. Either often difficult to inspire people to create a vision for
there is new construction, a different future. Yet, that is where it has to start,
community, or rehabilitation, or new even if that change is very limited, and in a very small
regional scale, but activity. Depending on location. Positive change can build on itself, one step
the nature of projects the nature of the action
and its location, the
at a time. It can begin with one person, but can only be
sustained when many are involved.
change as the scale impact could be purely
changes, and the local or neighborhood- One of the most One of the most
wide. When the change important activities to
focus changes more is very significant or in a engage in at the beginning important activities
than anything. very prominent location,
of a major placemaking to engage in at the
initiative is to get all the
such as downtown or
key players educated beginning of a major
on a major corridor, it could have a community-
wide impact. If a number of significant projects are on key concepts and placemaking initiative
processes at or near the
clustered near one another, especially if they are
same time. Placemaking
is to get all the key
downtown, at a key node, or along a key corridor,
then they could be regionally significant. For example, training can help ensure players educated on
the language of change
several transit-oriented development projects on a
is a common one, so that
key concepts and
corridor about to have a new bus rapid transit (BRT)
line would likely be significant enough to be of a culture of change is processes at or near
regional scale and worthy of inclusion in a regional sown, and then grown the same time.
economic development plan for a major metropolitan from a lot, to a block, to a
area. Much smaller scaled development could be neighborhood, to a city, to a region. The Placemaking
regionally significant in a rural region, such as a Curriculum established as a part of the MIplace™
coordinated trail towns initiative. Partnership Initiative is available to provide training
to all interested stakeholders. It can help create the
A recent initiative sponsored by the Michigan culture that supports positive change and that helps
Economic Development Corporation and the change the negativity associated with living for many
Michigan State Housing Development Authority, in years in stagnant parts of a metropolitan area.
partnership with the Michigan Municipal League,
showcases how placemaking can occur at various Chapter 6 focuses on a variety of engagement
scales, with communities of all shapes and sizes techniques that can be very helpful for successful
throughout the state participating in the Public community engagement. But, long-term change
Spaces Community Places grant program. Using the requires a permanent commitment of personnel and
Michigan-based crowdfunding platform Patronicity, resources. If the only source is volunteers, and the
this innovative program enables local residents and challenge is large, then there is no likelihood that

Concentration: Power of 10
T
he Project for Public Spaces (PPS) is well-known than the sum of its parts. A park is good. A park
for its “Power of 10” concept. See Figure 9–2. It is with a fountain, playground, and popcorn vendor
a helpful way of understanding how placemaking is better. A library across the street is even better,
that starts with activity at a particular place grows more so if they feature storytelling hours for kids
substantially in impact as the number of activities in and exhibits on local history. If there’s a sidewalk
proximity to one another grows. This aggregation creates café nearby, a bus stop, a bike trail, and an ice
a critical mass that makes a place very attractive to cream parlor, then you have what most people
people and businesses. As explained on the PPS website: would consider a great place.
“The Power of 10 is a concept PPS uses to start What if a neighborhood had 10 places that were
off a placemaking process. The idea is that it’s that good? The area would then achieve a critical
not enough to have just one great place in a mass—a series of destinations where residents
neighborhood—you need a number of them and tourists alike would become immersed in the
to create a truly lively city or town. It’s not life of the city for days at a time.”ii
enough to have only one superior neighborhood
in a city—you need to provide people all over This is the kind of quality places that placemaking can
town with close-to-home opportunities to take help a community achieve. The PPS focuses largely on
pleasure in public life. And, it’s not enough to making the public streets, sidewalks, plazas, waterfronts,
have one livable city or town in a region—you markets, public buildings, and parks the kind of public
need a collection of interesting communities.”i spaces that attract people and services that people enjoy.
There are many ways to improve the quality of spaces
“It really comes down to offering a variety of and activity in public places, and PPS is a valuable source
things to do in one spot—making a place more to help communities create such places.
i. PPS. (n.d.). “The Power of 10+: Applying Placemaking at Every Scale.” ii. PPS. (n.d.). “The Origin of the Power of 10.” Project for Public Spaces,
Project for Public Spaces, New York, NY. Available at: www.pps.org/reference/ New York, NY. Available at: www.pps.org/reference/poweroften/; accessed
the-power-of-10/; accessed January 24, 2015. January 24, 2015.
Figure 9–2: Power of 10+: How Cities Transform through Placemaking
Policy
LandLand
MSU Institute
Institute
Policy
A visualization of the Power of 10+ concept, using the example of New York City and Bryant Park. Source: PPS. (n.d.). “The Power of 10+: Applying
Placemaking at Every Scale.” Project for Public Spaces, New York, NY. Available at: www.pps.org/reference/the-power-of-10/; accessed January 24, 2015.
Part Four 9-19
Table 9–1: Examples of Standard Placemaking in Michigan
Crowd-Funding MEDC Grant Total Total
Community Public Spaces Community Places Projects Amount Amount Funding Donors
Adrian Heritage Room at the Croswell Opera House $54,047 $50,000 $104,047 176
Renovate and expand the Heritage Room, located inside the historic Croswell Opera House, into a new lounge space where
people can gather for entertainment, food, drink, and conversation.
Adrian Kiwanis Trailhead $26,105 $25,000 $51,105 120
Build trailhead park to provide a transition point from the Kiwanis Trail to downtown Adrian that showcases the western
entry to historic downtown and serves as a community meeting space.
Bloomingdale Kal-Haven Trail Pavilion $5,056 $5,000 $10,056 97
Construct a pavilion at Mitchell Park to provide shelter and new public space at the mid-point of the state’s Kal-Haven Trail,
and improve connectivity to downtown Bloomingdale.
Calumet Township The Drill Shop $33,005 $32,000 $65,005 139
Renovate the 1885 building that manufactured drilling equipment into a universal-access community sports center that
offers curling, hockey, and baseball activities, along with training and education.
Charlotte Community Tennis Courts $36,326 $35,000 $71,326 75
Restore popular tennis courts built in 1940 near Bennet Park for public recreational use, tennis clinics and lessons, high
school tennis programs, and other community functions.
Detroit Greenway Friendly Bus Stop $10,260 $10,000 $20,260 83
Transform an unsafe bus stop triangle, along a major corridor, into an inviting greenspace with low-impact design that
provides a safer, accessible space for users and employs green infrastructure amenities to divert stormwater runoff.
Detroit It Takes a Village Garden $27,585 $27,500 $55,085 21
Renovate the underused Votrobeck Playground into a dynamic community garden (and future urban farm) that provides
educational and recreational opportunities, addresses food security for low-income families, and improves access to fresh
food for surrounding neighborhoods.
Detroit Midtown Green Alley $52,290 $50,000 $102,290 136
Redevelop an underused alley with green infrastructure to promote walkability and community linkage, address
stormwater runoff, and connect future developments in the surrounding area.
Ellsworth Community Square $28,595 $26,000 $54,595 90
Turn a vacant parcel next to the Township Hall into a town square that replaces an eye sore with a public open space that
enhances the downtown corridor and creates a true community center.
Hamtramck Pope Park Renovation $31,307 $25,000 $56,307 307
Conduct renovations to this underused downtown park (including enhanced lighting, additional seating, regraded grounds,
and a restored mural) to make this centrally located public space more inviting for residents and visitors, while still serving
its original purpose as a place for reflection.
Imlay City Rotary Park Renovation $9,966 $9,200 $19,166 58
Renovate outdated, underused playground with new equipment to create an accessible public park, with amenities
designed for young children that provides a public green space for families to enjoy.
Lansing Beacon Soccer Field $70,277 $60,000 $130,277 190
Build a mini urban soccer field in Ferris Park near downtown for free public use to enhance recreational access for
residents, and also offer health and fitness education programs and activities.
Marquette Skate Park Improvements $12,470 $10,000 $22,470 86
Continue improvements to the newly created skate park, such as landscaping, additional seating, and public art, to provide
an active public recreational space for the community.

Table 9–1: Examples of Standard Placemaking in Michigan (cont.)
Crowd-Funding MEDC Grant Total Total
Community Public Spaces Community Places Projects Amount Amount Funding Donors
Milan Wilson Park Pavilion $11,289 $10,000 $21,289 114
Replace a small, deteriorating pavilion in a heavily used public park near downtown with a new structure to host
community events, public markets, organizational meetings, and private rentals.
Petoskey The Ultimate Trailhead $22,500 $20,000 $42,500 52
Repurpose an historic cottage into an information center, rest stop, and community space for the Little Traverse Wheelway
and North Western State Trail in the Petoskey/Harbor Springs/Alanson area.
Pontiac Saginaw Green $13,950 $12,500 $26,450 100
Transform a vacant lot downtown into a pocket park that features a gazebo, path, and movie screen to serve as a
community green space for the growing resident and business population in the area.
Portland Red Mill Pavilion $51,109 $50,000 $101,109 749
Construct a pavilion at the historic Red Mill site to enhance the farmers market and provide a public gathering space for
year-round activities, while also serving as a focal point to the local river trail and downtown.
Royal Oak Smart Park $100,003 $60,000 $160,003 409
Transform a worn-out pedestrian plaza on Center Street into an environmentally friendly “smart” park, with interactive
kiosks, public WiFi, mobile device charging stations, a rain garden, bioswales, covered parking for bicycles, civic art, and more.
Sparta Recreation Sports Complex $100,880 $100,000 $200,880 202
Design a centralized recreation facility featuring paved trail ways, nature trails, playground, pavilion, benches, and other
possible amenities, such as Frisbee golf, a giant sledding hill, and more.
St. Johns Community Spray Park $31,875 $30,000 $61,875 56
Renovate a closed pool property with the construction of a spray park in Main City Park, consisting of a concrete pad with
multiple spray fixtures and water jets for kids and adults to enjoy.
Traverse City TC Bumpout Project $5,030 $5,000 $10,030 271
Continue the Crosswalk Enhancement projects by creating "bump-outs" that provide safer pedestrian crossing and
enhance sidewalk activity, with new public seating, landscaping, and signage elements.
Union City Union City Park Pavilion $45,228 $45,000 $90,228 58
Convert a vacant parcel behind the public library into a central public space for community events and special functions,
while also improving access to the St. Joseph River.
Ypsilanti Farmers MarketPlace $86,600 $65,000 $151,600 283
Reclaim an unused warehouse and former bank drive-thru downtown for a year-round, indoor-outdoor, permanent
market that strengthens the local food economy and also commerce downtown.
Ypsilanti Ypsilanti Freight House $56,078 $50,000 $106,078 295
Restore and transform the historic 1878 Freight house in Depot Town into a community/educational facility and meeting
space for cultural events and civic celebrations.
Ypsilanti Cultivate Coffee & Tap House $69,045 $50,000 $119,045 206
Renovate a former auto electric shop in the heart of Depot Town to serve as the location for Cultivate, a nonprofit coffee
and tap house that provides a creative social space for the community.
These Public Spaces Community Places grant project successes are examples of Standard Placemaking. Sources: Patronicity. (2015). “New Public
Spaces Community Places Grant Incentivizes Vibrant Communities®.” Michigan Economic Development Corporation, Lansing, MI. Available at:
www.patronicity.com/puremichigan; accessed October 6, 2015. Table by the Land Policy Institute, Michigan State University, 2015.
For additional case studies in northern Michigan, see NWMCOG. (n.d.). Northern Michigan Community Placemaking Guidebook: Creating Vibrant
Places in Northwest Lower Michigan. Northwest Michigan Council of Governments, Traverse City, MI. Available at: www.createmiplace.org/
userfiles/filemanager/133/; accessed October 26, 2015.
Part Four 9-21

. . .Long-term change change will be CONCLUDING OBSERVATIONS
sustained. That is This chapter opened with a brief description
requires a permanent why it is especially of Standard Placemaking and four important
commitment of important for mid- principles to keep in mind to ensure that
sized and large cities placemaking efforts are most effective. Examples
personnel and resources. to think seriously of the kind of Standard Placemaking projects and
about long-term funding for personnel to support activities that could be engaged in within each of
effective placemaking. Similarly, in legacy cities the six transect zones were presented. This
struggling to keep police on the street and the lights discussion was then expanded in scope to
on, neighborhood organizations may need to be consider differences in scale, so that the benefits
tapped as long-term partners to help improve one of placemaking at different scales could be
lot, then one block, and finally one neighborhood at a described. This was highlighted by the PPS
time. But, even this will not be enough. Partnerships Power of 10 concept to drive the point home.
with private sector developers, bankers, realtors, and Finally, a brief discussion on the challenges
design professionals (including planners, landscape inherent in sustaining a Standard Placemaking
architects, architects, engineers, and others) is also program were identified and some suggestions
critical to long-term sustainability. No less important were offered for ensuring program sustainability.
is long-term partnerships with local nonprofit
stakeholder organizations and local philanthropic
foundations. In short, commitment needs to be broad
and deep across all those with a stake in the future of
the community. It cannot rest solely on the shoulders
of volunteers.

Key Messages in This Chapter
1. Standard Placemaking focuses on community 5. In the Rural Zone (T2 – Growing Lands),
building by incrementally improving the placemaking could parallel those efforts
quality of a place over a long period of time in T1, while building upon the attributes
with many separate projects and/or activities. of rural farm and forest land. Value-added
Three subtypes of placemaking (Tactical, agricultural activities, such as fruit stands,
Creative, and Strategic) are specialized corn mazes, U-pick farms, and wineries,
versions of Standard Placemaking. could be expanded to connect with bed
and breakfast establishments or farm-to-
2. Standard Placemaking can be most effective table restaurants in nearby towns. Extensive
in improving quality of life when the bicycle trails and connecting waterways
community: starts with small placemaking in the region can provide for unique “trail
projects and gradually builds each upon town” opportunities.
the last successful one; prioritizes efforts
instead of trying to do everything at once; 6. In the Sub-Urban Zone (T3 – Sub-Urban
seizes emerging opportunities when possible Lands), placemaking activities could focus
that have the potential to contribute to on: adding sidewalk infrastructure to better
placemaking; and uses specialized forms of accommodate pedestrians and bicyclists along
placemaking to achieve the objectives for a key corridors, converting expansive parking
given opportunity. lots in front of big box stores to new multi-
story residential development, rehabilitating
3. Standard Placemaking may be utilized in a historic structures as renewed focal points
number of ways that vary depending on the for new development in targeted locations,
community’s location along the transect. or expanding civic gatherings at the local
4. In the Natural Zone (T1), placemaking township hall or a newly created civic plaza.
activities should be limited to retain the 7. In the General Urban Zone (T4 –
natural integrity of these outdoor spaces, Traditional Urban Neighborhoods),
while promoting accessibility and connection placemaking projects could include infill of
to the region, linking their value and benefits residential detached housing on vacant lots
to economic efforts in neighboring towns. that match the character of existing dwelling
Once visitors are in these natural areas, units in the area, helping to rejuvenate entire
placemaking in surrounding communities blocks and restore a sense of place; adaptive
(T4 and T5 locations) should be present to reuse of historic mixed-use structures with
further attract and connect visitors to quality upper story dwelling units; or restoration of
places within the region they want to come small parks within traditional neighborhoods
back to. to build community identity and add
recreational space. LandLand
MSU Policy
Policy Institute
Institute
Part Four 9-23

8. Urban Center Zones (T5 – Downtowns) 10. Placemaking can be effectively used at the
feature many Standard Placemaking lot, block, neighborhood, community, or
opportunities, such as entryway regional scale, but the nature of projects
improvements that provide a clear transition change as the scale changes, and the focus
between neighborhoods and downtowns, changes more than anything.
and reestablish the quality of structures,
signage, and general form of these spaces to 11. The Power of 10 concept developed by
restore local identity; filling gaps in storefront PPS examines how scale starts with an
and street façades with additional seating, activity at a given place and then is
landscaping, park space, or development that further enhanced by the number of other
aligns with the existing form of historical activities nearby, combining to create a
structures; and making various modifications quality place that is more than the sum
to the street that create a more pedestrian- of its parts. This aggregation creates a
friendly space, such as bump-outs, center critical mass that makes a place very
boulevard greenspace, wider sidewalks with attractive to people and businesses.
furniture, or angled on-street parking. 12. Long-term success requires more than
9. In the Urban Core Zone (T6), underutilized volunteers. It requires permanent funding for
urban squares or plazas could be reimagined key positions that focus on placemaking, as
and restructured into an engaging space well as on the commitment of many public,
featuring diverse activities and amenities private, and nonprofit organizations that have
by starting with small improvements. More a stake in the future of the community.
residential housing could be integrated that
brings people back living in the downtown
instead of being oversaturated with office and
commercial uses. More green space could
be combined with public art along public
sidewalks, traffic islands, and on the sides of
buildings to infuse the urban core with more
color, energy, and life.

STANDARD TACTICAL
Chapter 9 Case Example: Mark’s Carts
M
ark’s Carts, LLC, offers residents of, and
visitors to, downtown Ann Arbor a place
to gather, eat, and socialize by creating a
venue that offers fresh, local food and entertainment,
while simultaneously activating nearby streets and
neighborhoods. Mark Hodesh, owner of Mark’s
Carts, created the project when he was looking for
a way to use the privately owned vacant lot behind
his business, and gathered inspiration from a food
cart he saw in Brooklyn. The lot, 40 feet by 75 feet,
that is located behind Mark’s Downtown Home and
Garden store and fronts W. Washington Street, now
houses eight seasonal food carts that are individually
owned by the operators and offer patrons unique A concentration of food carts/trucks can add significant activity to
underutilized space. Photo by Mark’s Carts, LLC.
types of cuisine. Mark built a prep kitchen in the
adjacent Union Hall Building for the vendors so that Mark’s Carts is an example of Standard Placemaking
they can legally serve food on the premises, and he is that creates an area for events in a previously
flexible with their hours, allowing them to stay open unused vacant space in the downtown area. The lot
longer to accommodate peak crowds. Mark’s Carts is slowly becoming home to a variety of different
has greatly increased the business and foot traffic projects, in addition to the food carts, such as the
in the area and creates a desirable destination for beer garden, live entertainment venues, and a well-
socializing by offering communal seating and picnic maintained place to sit and visit. Mark’s Carts may
tables in the lot. only be open from March to November, but the
off-season is valuable in planning for the next season
In addition to bringing activity to the surrounding
and reviewing applications for new vendors, which
neighborhoods and streets, Mark’s Carts has created
extends its impact over a longer period of time. A
valuable economic growth in the area. Mark’s
variety of vendors are encouraged to open in the
Carts itself has created 35 full- and part-time jobs
lot, and operating inside of the Mark’s Carts lot
when it operates at full capacity, which it has been
has shown to be successful in two different ways.
doing since its inception in 2011. The lot also acts
Two food carts that operated in Mark’s Carts lot
as an incubator for businesses who are looking to
have moved on to open permanent restaurants, and
test new recipes and marketing approaches before
two established restaurants have opened food carts
they decide to open their own brick-and-mortar
in order to reach new cliental, leading to continual
establishment. The creation of Mark’s Carts has also
success and development in the area. While the idea
started additional entrepreneurship on the lot with
for Mark’s Carts was created by one man, the result
a seasonal beer garden that opens adjacent to the
has been a new popular destination for Ann Arbor
food carts. Bill’s Beer Garden, which sets up after
residents and food enthusiasts statewide.
Downtown Home and Garden closes at 6:30 p.m.,
provides opportunities for live entertainment in the Source: MIplace™. (n.d.). “Mark’s Carts.” MIplace™ Partnership
Initiative, Lansing, MI. Available at: http://miplace.org/resources/case-
evenings and additional business for the food carts studies/marks-carts; accessed April 27, 2015.
when they stay open to serve beer garden patrons. In
addition to the cost of running a food cart (which
Institute
Institute
is estimated at $6,000 to $20,000), there is a fee to

operate in the lot which includes utilities, access
Policy
to the prep kitchen, a kitchen manager, cleaning

Policy
services and supplies, and four press releases. The fee

LandLand
was $9,500 for the 2013 season.

MSU
Part Four 9-25

Chapter 10:
A beer garden was created in a vacant space during a Build a Better Block event in Grand Rapids, MI. Photo by Nicole Gaunt. MSU Land Policy Institute
WCAG 2.0 Part Four 10-1

INTRODUCTION
T
actical Placemaking is
a name we have given
to two initiatives that
developed independently, but
have sufficiently common
characteristics to be included
under this title. They are:
TACTICAL
Tactical Urbanism and Lighter, Quicker, Cheaper
(LQC) activities. Tactical Urbanism is an assembly of
approaches that seeks to improve urban services and
functions by testing options on a low-cost, temporary
basis prior to investing large sums that may otherwise
turn out to be ill-advised, or which may not be
approved without a positive experience from a field
trial. Tactical Urbanism approaches are especially
useful in considering alternative transportation and
other infrastructure options, but can be used for other
purposes as well. In contrast, Lighter, Quicker, Cheaper
refers primarily to the introduction of new activities
in existing public places to give them more people,
vitality, or pizazz.
This chapter briefly summarizes the characteristics of

Tactical Urbanism and LQC activities and describes PARK(ing) Day in downtown Lansing, MI. Photo by the Michigan
the efforts of several groups, which promote the use Municipal League/www.mml.org.
of these effective placemaking techniques. Examples
of both sets of these techniques are also presented. to stage more substantial investments. This
approach allows a host of local actors to test
DISTINGUISHING TACTICAL new concepts before making substantial
URBANISM FROM LQC ACTIVITIES political and financial commitments.
Tactical Urbanism is most closely associated with Sometimes sanctioned, sometimes not, the
two books by the same name, prepared by the Streets actions are commonly referred to as ‘guerrilla
Plan Collaborative.1 It is a concept that embraces urbanism,’ ‘pop-up urbanism,’ ‘city repair,’ or
a number of related approaches used in isolated ‘D.I.Y. urbanism’.”2
activities around the world, in some cases for several
decades. In Chapter 1, on page 1–27: Lighter, Quicker, Cheaper activities are widely
promoted by the Project for Public Spaces (PPS). The
“Improving the livability of our towns and LQC refers to a set of small, short-term projects and
cities commonly starts at the street, block, activities that:
or building scale. While larger scale efforts
do have their place, incremental, small-scale Transform underused spaces into
improvements are increasingly seen as a way exciting laboratories,
1. Lydon, M., D. Bartman, R. Woudstra, and A. Khawarzad. (2011). Represent an “action planning process,”
Tactical Urbanism: Short-Term Action for Long-Term Change, Vol.
1. Street Plans Collaborative. Washington, DC: Island Press. Available at: Leverage local partnerships,
http://issuu.com/streetplanscollaborative/docs/tactical_urbanism_vol.1;
Lydon, M., A. Garcia, R. Preston, and R. Woudstra. (2012). Tactical
Encourage an iterative approach and an
Urbanism: Short-Term Action for Long-Term Change, Vol. 2. Street opportunity to experiment,
Plans Collaborative. Washington, DC: Island Press. Available at: http://
issuu.com/streetplanscollaborative/docs/tactical_urbanism_vol_2_final;
accessed April 24, 2015. 2. See Footnote 1 on Tactical Urbanism, Vol. 2.

A
s stated in Chapter 1 (pages 1–27 and 1–28): local partnerships in an iterative approach,
allowing an opportunity to experiment and
“Tactical Placemaking is the process show what is possible. Potential projects
of creating quality places that uses a include road diets (e.g., lane striping a
deliberate, often phased approach to physical four-lane road into a three-lane with bicycle
change or new activation of space that begins paths on both sides) and other Complete
with a short-term commitment and realistic Streets projects; a temporary conversion of
expectations that can start quickly (and a public storage facility into a boat rental
often at low cost). It targets public spaces facility along a river; or the planned iterative
(right-of-ways, plazas, etc.), is low risk, with improvement of a place where street trees
the possibility of high rewards. It can be are planted one year and benches are placed
used continuously in neighborhoods with the next.
many stakeholders. It includes a mix of small
projects and short-term activities. Over a Activities: Potential activities include
long period of time, Tactical Placemaking chairbombing (testing public use of cheap,
projects can transform an area. Positive low-cost chairs in underutilized spaces);
impacts may be slow to observe, but ‘steady as temporary activity spaces to try out a new
she goes’ still gets one to a destination—and idea; parking space conversions to support
often at a lower cost. Tactical Placemaking new activities; public gatherings to review
can also be used to build a constituency for new design options illustrated by temporary
more substantive or long-term Standard, storefront façades; self-guided historic
Creative, or Strategic Placemaking projects walks; outdoor music events in town squares;
or activities. or before-and-after photo renderings to
illustrate the potential of removing or adding
Examples of Tactical Placemaking include: buildings in certain places.”
Projects: Small, often short-term projects
that may transform underused public spaces
into exciting laboratories by leveraging
Shows what is possible, and and the spectrum of interventions should be

seen as an iterative means to build lasting
Employ a place-by-place strategy that, over change. We often start with Amenities
time, can transform an entire city. and Public Art, followed by Event and
Or, as described by PPS in Chapter 1, on page 1–27: Intervention Projects, which lead to Light
Development strategies for long-term
“‘Lighter, Quicker, Cheaper’ describes a local change. By championing use over design
development strategy that has produced and capital-intensive construction, LQC
some of the world’s most successful public interventions strike a balance between
spaces—one that is lower risk and lower providing comfortable spaces for people to
cost, capitalizing on the creative energy of enjoy, while generating the revenue necessary
the community to efficiently generate new for maintenance and management.”3
uses and revenue for places in transition. It’s

a phrase we borrowed from Eric Reynolds at
Urban Space Management. 3. PPS. (2011). “Lighter, Quicker, Cheaper: Transform Your Public Spaces
Now.” Sustainable Cities Collective, November 11, 2011. Project for Public
[The] LQC can take many forms, requiring Spaces, New York, NY. Available at: www.sustainablecitiescollective.com/
projectpublicspaces/31346/lighter-quicker-cheaper-transform-your-
varying degrees of time, money, and effort, public-spaces-now; accessed September 4, 2015.
Part Four 10-3

Michigan Department of Transportation:
Office of Economic Development
T
he Michigan Department of Transportation school. More than 470 elementary/middle schools
(MDOT) is the State agency that manages have registered their intent to complete action
Michigan’s state highways and other plans for this program. Safe Routes to School has
transportation programs. The MDOT Office positive effects outside of school hours as well, since
of Economic Development works to support the program aims to alleviate traffic congestion and
infrastructure development efforts to improve make neighborhoods surrounding schools a safe
citizens’ mobility, safety, and welfare statewide. The environment for outdoor physical activity.
Office of Economic Development contributes to
placemaking through four programs at the state level. The Office of Economic Development also offers a
loan program, the State Infrastructure Bank (SIB),
First, the Transportation Economic Development which finances up to $2 million of a transportation-
Fund (TEDF) provides funding to improve related project for any Act 51-eligible public
Michigan’s transportation systems in ways that entity. The SIB complements traditional funding
encourage economic growth and improve quality through loans that can help agencies avoid future
of life. There are two categories that the TEDF cost increases and construction disruptions, while
provides funding for: 1) projects that remove meeting urgent financing needs. Together, these four
transportation barriers to job creation and private programs work to help fund transportation networks
investment, and 2) projects that help grow or that will lead to the creation of safe, quality places
maintain urban road systems located in Michigan’s for Michigan residents.
rural counties. In addition, there are three other
categories of TEDF funding that are administered For more information, visit: www.michigan.gov/OED;
directly by local road agencies. accessed October 9, 2015. For more information about
the four programs mentioned above, click the source
A second program is the Transportation links below.
Alternatives Program (TAP), which focuses on Source: MDOT. (2015). “Transportation Economic Development
supporting place-based economic development Fund.” Michigan Department of Transportation, Lansing, MI. Available
through promoting alternative transportation at: www.michigan.gov/mdot/0,1607,7-151-9621_17216_18230---,00.
html; accessed October 9, 2015.
methods such as walking and bicycling. This MDOT. (2015). “Transportation Alternatives Program.” Michigan
program uses federal funds for projects, such as bike Department of Transportation, Lansing, MI. Available at: www.
michigan.gov/mdot/0,1607,7-151-9621_17216_18231---,00.html;
paths and pedestrian-friendly streetscapes. accessed October 9, 2015.
MDOT. (2015). “What is Safe Routes to School.” Michigan
Both of these grant programs can assist local Department of Transportation, Lansing, MI. Available at: www.
placemaking efforts by ensuring safe modes of travel michigan.gov/mdot/0,1607,7-151-9615_11261_41987---,00.html;
from place-to-place. With additional funding from
MDOT. (2015). “State Infrastructure Bank.” Michigan Department
these grants, communities can ensure that streets are of Transportation, Lansing, MI. Available at: www.michigan.
not just means for transportation, but also serve as gov/mdot/0,4616,7-151-9621_17216-22406--,00.html; accessed
October 9, 2015.
support systems for local communities.
A third competitive grant program is Safe Routes

to School, which helps create a safe and fun

environment for all children to walk or bicycle to

Tactical Urbanism, in most of its applications, One of the greatest benefits of each approach is the
and LQC activities involve the same basic process ease with which an organization or the community
used with placemaking in the same kinds of places can build on the success of a Tactical Placemaking
that leads to relatively quick action. An idea is first project with a follow-up Standard, Creative, or
generated by either a small group (that is advocating Strategic Placemaking project. By then, the key
for a particular type of change), or by a large group stakeholders are already in place, and they have had
that includes many stakeholders that would be an opportunity to learn how to successfully work
affected by the outcome. If initially advocated by a together. Others that had been standing on the
small group, other stakeholders are often brought sidelines watching to see what the outcome was,
in to flesh the idea out further and build support may now be ready to
for testing. The idea is then tried, and the results engage in something Nothing succeeds like
analyzed, sometimes more formally than others. more challenging. success, and that is
Often, in the case of Tactical Urbanism, the “powers Nothing succeeds like
that be” will make a decision about whether to success, and that is
why it is wise to build
consider the idea further, or to implement it on a why it is wise to build the next project on the
trial basis (perhaps with modification). In the case the next project on the
of LQC activities, the results are often quite evident foundation of the last
foundation of the last
and serve to motivate immediate action or refinement successful project. successful project.
of other approaches to stimulate new activity in a
particular place.
Michigan Realtors®: Lighter Quicker Cheaper Challenge
M
ichigan Realtors® (formerly known as Based on this success, seven more Realtor®
the Michigan Association of Realtors®) associations across the state participated in 2013, and
is a nonprofit trade association formed the program continued into 2014 and 2015.
in 1915 to advocate for the real estate industry
and private property rights. It is the recognized Michigan Realtors® is a state member of the
statewide resource (clearinghouse) for professional National Association of Realtors® (NAR). Inspired
development, knowledge exchange, and business by Michigan Realtors® success, NAR launched its
services for its 25,000 Realtor® members. own Placemaking Initiatives and added placemaking
tools to its resources.
Michigan Realtors® has been engaged in public
policy around land use for decades. In 2012, it In addition to its LQC work, Michigan Realtors® is a
launched the first ever Lighter Quicker Cheaper proud sponsor of a vibrant online Facebook dialogue,
Challenge, a DIY approach on taking incremental MI Great Places (www.facebook.com/groups/
steps, trying low-cost experiments, and tapping MIGreatPlaces/; accessed October 30, 2015), and is
into local talents (e.g., neighbors, entrepreneurs, a member of the Michigan Sense of Place Council.
community partners) to quickly translate a For more information, visit: www.mirealtors.com. For
neighborhood’s vision into reality and to build more information on the LQC Challenge, click on
momentum for further improvements. In 2012, the source link below.

Michigan Realtors®, along with eight industry Source: MAR. (n.d.). “Creating Great Places: The Lighter Quicker
partners, awarded $20,000 in placemaking grants Cheaper Challenge.” Michigan Home Owners Alliance, Michigan
Realtors®, Lansing, MI. Available at: www.michiganhomeownersalliance.
to nine award recipients of the Greater Lansing com/lqcchallenge.htm; accessed May 4, 2015.
Association of Realtors®–sponsored LQC Challenge.
Part Four 10-5

Tactical Placemaking is a more immediate version of “The Better Block project started in
Standard Placemaking with a public place focus. It April 2010, when a group of community
is locally targeted, and proceeds one step at a time. It organizers, neighbors, and property
can be used to build interest and support for Creative owners gathered together to revitalize a
or Strategic Placemaking and implementation, and single commercial block in an underused
it can be used continuously in neighborhoods. If neighborhood corridor. The area was filled
desired, it can be part of a deliberate, planned, phased with vacant properties, wide streets, and
approach, testing local ideas to solve local problems few amenities for people who lived within
on a short-term basis in a low-risk environment. But, walking distance. The group brought together
over time, and with realistic expectations, it presents a all of the resources from the community and
low risk of failure and a high probability for success. converted the block into a walkable, bikeable
neighborhood destination for people of all
The descriptions above may seem abstract to some ages, complete with bike lanes, cafe seating,
readers. The work of two notable organizations trees, plants, pop-up businesses, and lighting.
that routinely engage in Tactical Placemaking are The project was developed to show the
featured next. The remainder of this chapter presents city [Dallas, TX] how the block could be
examples in the form of tables of a long list of revived and improve area safety, health, and
projects and activities that fall under each of these economics if ordinances that restricted small
concepts. A few of the most common examples are business and multi-modal infrastructure
explained in more detail. were removed. Since that time, Better Block
THE BETTER BLOCK AND projects have been developed throughout
CITY REPAIR ORGANIZATIONS the World with many of the temporary
Organizations like The Better Block4 and City Repair5 infrastructure improvements and businesses
use ideas and variations from Tactical Urbanism and made permanent.”7
LQC very successfully at the block level, and their The City Repair Project is Portland, OR-based and
efforts are positively recognized: “Tactical initiatives focused, although they have online resources that will
like City Repair and Better Block provide a framework be useful by others throughout the country. Their major
for civic discourse through the planning and physical annual activity is the Village Building Convergence
building of temporary street improvements in a rapid (VBC).8 This is an annual 10-day placemaking festival
time frame, giving their communities the tools for in the spring that combines crowdsourced activism,
positive change in the long term.”6 creative community development, hands-on education,
The Better Block staff help grassroots groups and celebration. Their mission is to facilitate an annual
design and implement projects to show the collaboration and cross pollination of neighbors, groups,
potential to create a great walkable, vibrant block and civic partnerships to transform their City through
or neighborhood center. They often use pop-up village life patterns, education, and placemaking projects.
businesses and citizens as part of a “living charrette” During the VBC celebration, neighborhoods come
to show the potential for revitalized economic activity together to create benches, community kiosks, gardens,
in an area. They focus on safety, shared access, stay street paintings, tile mosaics, and more. Neighbors join
power, and amenities for those from age 8 to 80 (see together with people who want to help and learn skills,
the sidebar on the next page for more details on these while bringing to life the natural building, permaculture,
elements). According to The Better Block: and public art projects that they have been planning.
They focus on teaching and learning valuable skills

for urban sustainability and social regeneration, while
celebrating the creativity and diversity of Portland.
4. The Better Block Project. Available at: www.betterblock.org.
5. The City Repair Project. Available at: www.cityrepair.org. 7. Team Better Block. (2010). “How to Build a Better Block.” The Better
6. Silberberg, S., and K. Lorah. (2013). Places in the Making: How Block, Dallas, TX. Available at: http://betterblock.org/how-to-build-a-
Placemaking Builds Places and Communities. Department of Urban better-block/; accessed January 24, 2015.
Studies and Planning, MIT, Cambridge, MA. Available at: http://dusp. 8. City Repair. (2015). “About the Village Building Convergence.” City
mit.edu/sites/dusp.mit.edu/files/attachments/project/mit-dusp-places-in- Repair Project, Portland, OR. Available at: www.cityrepair.org/vbc-info/;
the-making.pdf; accessed October 9, 2015. accessed October 9, 2015.

How to Build a Better Block: Focus Areas
S
afety (Real and Perceived): First and foremost, Are there wayfinding signs that direct people
if an area feels unsafe, then everything breaks into and out of the area?
down. Whether it be businesses, schools, or
neighborhood revitalization, the key to changing Are there amenities that allow people to
a place is addressing its perceived safety. When linger in the space (seating, tables, etc.)?
approaching blocks, we ask the questions: Stay Power: How can we encourage people to visit
Does it feel safe to cross the street? the area and have them linger, and to also invite
their friends?
Does it feel safe to stand on the sidewalk?
Are there food options on the block?
Does it feel safe to linger in the area?
Are there places to eat outdoors?
Does the area have hidden corners or large
obstacles that reduce open sightlines? Are there maps, bulletin boards, games, or other
amenities that encourage people to linger?
Is the area filled with debris, graffiti,
overgrown landscaping, etc.? Is the identity of the area prominent (arts
district, cultural district, historic area)?
Do the businesses have bars on the windows
or opaque windows? 8–80, Dog Owners: Lastly, we look at amenities
that create invitations for children, seniors, and dog
The goal is to address each of these questions and owners on a block. These groups tend to be indicators
find ways to improve the area rapidly. of a healthy environment that feels welcoming and
attracts other people.
Shared Access: The next goal is examining ways to
bring more people into the area by various modes For more information on project examples, visit:
of transportation. http://betterblock.org/category/better-block-
projects/; accessed January 24, 2015.
Do pedestrians have easy and clear access to
Source: Team Better Block. (2010). “How to Build a Better Block.”
the area? The Better Block, Dallas, TX. Available at: http://betterblock.org/
how-to-build-a-better-block/; accessed January 24, 2015.
Do bicycles feel welcome in the area?
Is the area easily accessible

from neighborhoods?
TACTICAL URBANISM PROJECTS PlacePOP trailer, which contains a variety of necessities

The three photos on page 10-8 are examples of Tactical for LQC activities, to test activation of its public places.
Placemaking from around Michigan. The first shows
a portable parklet to demonstrate the possibilities of Table 10–1 summarizes other examples that are more
activating a public space that presently does not offer thoroughly described in Tactical Urbanism, Vol. 2.
any amenities. The second displays how a mural on LQC ACTIVITIES
a side or back of a building can be a cost effective The range of possible Lighter, Quicker, Cheaper
solution in moving a community toward achieving activities is only limited by your imagination.
the benefits of placemaking. Murals can also provide The purpose is usually to activate space, and to
transition or connections between community features. attract people to engage in various activities, such
The third photo shows the Michigan Municipal as conversation, game playing, window shopping,
League’s new PlacePOP trailer and staff gearing up coffee drinking, book reading, concert listening,
for a placemaking event. Communities may rent the
Part Four 10-7

Portable parklet at the State Capitol in Lansing, MI. Photo by the Michigan
Municipal League/www.mml.org.
Scenes painted on the side or back of buildings help improve interest
and if accompanied by activities can activate underutilized space. This
example from Ferndale, MI, is a pedestrian path between the downtown
and a public parking lot. Photo by MML/www.mml.org.
street entertainment, etc. Attracting people to a

site to engage in interesting activities, especially to
sites where there are multiple activities underway,
enhances our sense of place. The stronger the
emotional attachment by a large number of people
to a place, the more activity it will have, and the
common sense of place and caring about that place
will be stronger. The more people who care about a
place, the easier it is to gain support for permanently
improving or protecting the character of a place, and
Michigan Municipal League’s (MML) new PlacePOP trailer being set to attract more activity there. Table 10–2 presents
up for a Lighter, Quicker, Cheaper project in Boyne City, MI. Photo by
MML/www.mml.org. examples of 2012 LQC activities supported by small
Table 10–1: Tactical Urbanism Projects

Tactic/Technique Purpose and Example
Open Streets To temporarily provide safe spaces for walking, bicycling, skating, and social activities; promote
local economic development; and raise awareness about the detrimental effects of the
automobile on urban living. Ex. – Temporarily open streets used by cars for exclusive use by
bicycles and pedestrians.
Play Streets To create safe spaces for people of all ages to be social and active. Ex. – Temporary or seasonal car-
free areas for children’s play, farm markets, or civic gatherings.
Build a Better Block To promote livable streets and neighborhood vitality. Ex. – Temporarily activate vacant storefronts
and public space, such as by placing tables and chairs on the sidewalk in front of a faux café.
PARK(ing) Day To reclaim space devoted to automobiles, and to increase the vitality of street life. Ex. – Take parking
spaces on a street or in a parking lot and transform them into a park(let) for a day. Has become an
international day in 35 countries.
Guerilla Gardening To introduce more greenery and gardening into the urban environment. Ex. – An act of gardening
on public or private land without permission, such as street corners or in planters along parking
lots or fences.
Pop-Up Retail To promote the temporary use of vacant retail space or lots. Ex. – Could be the temporary use of a
vacant store for a start-up business, or a small movable kiosk-type structure in a parking lot.

Table 10–1: Tactical Urbanism Projects (cont.)
Tactic/Technique Purpose and Example
Pavement to Plazas To reclaim underutilized asphalt as public space without a large capital expenditure. Ex. – Conversion
of an existing intersection to a plaza, if only for a day (although Times Square was permanently
changed with significant reductions in injuries to motorists and pedestrians).
Pavement to Parks To reclaim underutilized asphalt as public space without a large capital expenditure.
Ex. – Same as above, only convert intersection or parking area to a park as a way to test
a more permanent conversion.
Pop-Up Cafés To promote outdoor public seating in the parking lane (during the warm months) and to promote
local businesses. Ex. – Put a floor and tables and chairs in a parking space to test use. Especially
useful in areas with significant shortages of public seating.
Depave To reduce stormwater pollution and increase the amount of land available for habitat restoration,
urban farming, tree planting, native vegetation, and social gathering. Ex. – Turn portions or all of an
underutilized parking lot into green space for expanded school yards, community gardens, pocket
parks, etc.
Chairbombing To improve social well-being of neighborhoods by salvaging and reusing waste materials to activate
the public realm. Ex. – Adding hand-made chairs from old pallets in places with inadequate public
seating and test the response.
Food Carts/Trucks To stimulate entrepreneurial activity and activate the public realm by the addition of food vending
activity. Ex. – Cluster food carts/trucks in areas with lots of people to increase the amount of
activity there.
Site Pre-Vitalization To temporarily activate a (re)development site. Ex. – Bring a variety of art, food, and retail uses to a
single location to raise awareness about the long-term potential of the site.
Pop-Up Town Hall To provide a temporary forum for discussions of civic importance. Ex. – Set up a vacant store front or
public space as a forum for dialogue or reaction to new ideas proposed in an area.
Informal Bike Parking To increase the supply of bicycle parking where needed. Ex. – Installation of low-cost bike parking
spaces to meet a need and draw attention to a wider need in an area.
Intersection Repair To repurpose neighborhood street intersections as community space. Ex. – Use chalk to “paint” a
bright artistic design in a neighborhood intersection to draw attention to the public space and for a
dialogue about its use and pedestrian vehicular issues.
Ad Busting To reduce visual pollution within the public realm. Ex. – Alter advertising space to reflect community
objectives rather than commercial products.
Reclaimed Setbacks To create a more engaging streetscape by activating the space between the structure and the
sidewalk. Ex. – Free poem or book exchange.
Park Mobile To add more neighborhood green space and to further activate streets with public seating. Ex. – Refit
brightly colored long garbage containers to include potted shrubs and seating to temporarily insert in
a parking space.
Weed Bombing To draw attention to blighted neighborhoods and incite action to clean them up. Ex. – Quickly spray
paint weeds on a blighted lot to look more like flowers and a work of art.
Mobile Vendors To offer needed commercial services, activate public spaces and help citizens earn income. Ex. – Set
up mobile stands to sell a variety of goods such as art, photographs, etc.
Micro-Mixing To incubate complementary new businesses and sustain existing ones through the co-location of
mutually supportive uses. Ex. – Coffee shop and newspaper or book stands co-located.
Park Making To increase the supply of park space by quickly reclaiming underutilized parcels of vacant land
and parking lots. Ex. – Take parking day and enlarge the scale so one gets bigger park space with
multiple uses.
Source: Lydon, M., A. Garcia, R. Preston, and R. Woudstra. (2012). Tactical Urbanism: Short-Term Action for Long-Term Change, Vol. 2. Street
Plans Collaborative. Washington, DC: Island Press. Available at: http://issuu.com/streetplanscollaborative/docs/tactical_urbanism_vol_2_final;
Part Four 10-9

Table 10–2: Lighter, Quicker, Cheaper Projects in Michigan*
Projects or Activities Description
Farmers Market Expansion The South Lansing Community Development Association expanded and enhanced a farmers
market with local performers, hot food vendors, interactive children’s activities, and local
business resources. These activities boosted social interaction at the already vibrant market.
Arty Party Promotion of the Lansing Downtown Neighborhood Association meetings and their new
website got a boost from handmade folk-art signs placed in front yards for a week each
month, thanks to the creative efforts of volunteers at “Arty Party” events.
Reutter Fountain Park Friends of Reutter Fountain Park in downtown Lansing are bringing back this historic treasure
Weekly Features by inviting the public to safely enjoy the park’s weekly entertainment like City residents did in
years gone by.
Neighborhood Art Installation The Genesee Neighborhood’s rich history was further embellished by the addition of six
concrete panel sculptures by renowned artist W. Robert Youngman, which were part of the
1972 Washington Square urban renewal project.
Historic Walking Residents and visitors alike can now take a walking tour of Dimondale and learn about
Tour of Dimondale historic places and events from new signs posted at half-mile intervals. New benches were
installed for walkers to rest and reflect.
Old Town Honorarium In honor of the late Old Town Mayor Robert Busby, the blighted Burchard Park area is now a
Sculpture Park beautiful sculpture park with flower beds and landscaping created by local volunteers.
Trowbridge Village Amidst the hustle and bustle of Michigan State University’s south campus, the Trowbridge
Neighbor's Station neighborhood built on past efforts to establish a little free library and comfortable place for
residents of all ages to relax, learn, and share.
Fab Acres Neighborhood, Barnes Leveraging help from multiple local groups and volunteers, a new community garden
Avenue Community Garden and gathering area enables neighbors to grow fresh produce and enjoy art in the
company of friends.
* A short video on each project is available for viewing (see source link). Source: MAR. (2012). “Lighter Quicker Cheaper Challenge Winners.”
Michigan Home Owners Alliance, Michigan Realtors®, Lansing, MI. Available at: www.michiganhomeownersalliance.com/lqcwinners.htm;
grants from the Michigan Realtors® (with support on the side of an adjacent building, and by making
from the National Association of Realtors®). modest landscaping improvements.
Five small town rural examples of LQC projects are

available for review in a 2012 blog posting from the
Citizen’s Institute on Rural Design.9
Figure 10-1 shows three examples of creative ways

to fill a narrow space between two buildings in a
small rural downtown. Filling gaps like this helps
to enclose the space and make pedestrians feel safer
and more welcome. The illustrations were made by
students from the Landscape Architecture Program
at Michigan State University.
Figure 10–2 shows an example of a vacant lot

beautification project involving painting a mural
9. Horose, C. (2013). “5 Small Town Stories of Lighter, Quicker, Cheaper Pop-up activities, like this Punch and Judy puppet show in Holland, MI,
Community Action.” Citizens’ Institute on Rural Design Blog, December help enliven downtown sidewalks and other public spaces. Photo by the
19, 2013. National Endowment for the Arts, Washington, DC. Available Michigan Municipal League/www.mml.org.
at: www.rural-design.org/blog/5-small-town-stories-lighter-quicker-
cheaper-community-action; accessed January 24, 2015.

Figure 10–1: Creative Examples of Filling the Gap Between Buildings
Before After After After

Source: The “after” images are creative artwork interpretations from students in the Landscape Architecture Program, in the School of
Planning, Design and Construction at Michigan State University. The “before” and “after” images appear courtesy of Warren Rauhe, professor
emeritus, MSU Landscape Architecture Program.
Figure 10–2: Vacant Lot Beautification Project
Before After
Source: The “after” image is a creative artwork interpretation from students in the 2010 Landscape Architecture Program in the School of
Planning, Design and Construction at Michigan State University. The “before” and “after” images appear courtesy of Warren Rauhe, professor
emeritus, MSU Landscape Architecture Program.
Michigan Environmental Council
T
he Michigan Environmental Council (MEC) is public health and faith-based communities, MEC
a nonprofit umbrella organization for a coalition promotes public policies to ensure that Michigan
of more than 70 organizations. It was created families will enjoy clear waters, clean beaches, beautiful
in 1980 to lead the state’s environmental movement landscapes, and healthy communities for years to come.
in achieving positive change through the political
process. The MEC combines deep environmental The MEC has been active in the land use public
policy expertise with close connections to key state policy arena for decades and is a founding member of
and federal decision makers, decades of experience the Michigan Sense of Place Council.
getting things done in the political process, and an For more information, visit:
ability to rally broad and powerful alliances in support www.environmentalcouncil.org/.
of reforms. With member groups and partners in the
Part Four 10-11
The Street Plans Collaborative
T
he Street Plans Collaborative is an urban 2. Urban Planning & Architectural Design,
planning, design, and research-advocacy such as master plans; and development,
firm that strives to create high-quality public building, street, and architectural standards.
spaces by promoting compact, walkable, mixed-use
neighborhoods. They seek to improve the quality 3. Public Outreach, such as web-based
and function of the built environment and “increase tools, marketing, PR, research, writing,
the effectiveness of multi-modal transportation as a and workshops.
means to creating more competitive and sustainable Some of their best known publications include The
21st century towns and cities.” Smart Growth Manual and The Open Streets
The Street Plans Collaborative utilizes “innovative Guide. Possibly their most popular series and most
web-based planning in conjunction with proven relevant publications to placemaking are the four
charrette and Tactical Urbanism methodologies volumes of Tactical Urbanism. These volumes
to help clients and partners advocate, plan, and provide emerging, practical and short-term examples
implement progressive planning and design projects. that demonstrate the need for long-term policy or
Founded in Miami Beach, FL, in 2009, The Street physical changes in urban areas.
Plans Collaborative now maintains offices in New For more information, visit: http://streetplans.org/.
York City, NY; and Miami.” Its core technical services
are divided into three categories:
1. Active Transport & Transit Planning, such

as bike, pedestrian, and transit plans; and
SmartCode Calibration modules.
BLOCK-LEVEL TACTICAL Restripe the road (white duct tape,

PLACEMAKING APPLICATIONS cornstarch, flour, etc.) to add a bike lane or
By now it should be apparent that to improve on-street parking (or if space, both);
appearance, function, and activity on a block, a
number of low-cost, low-risk activities can be Bring in temporary landscaping, street
attempted. To improve chances of success, chose a furniture, and sandwich signs;
block that has good urban form, some storefront Bring in street minstrels/artists and
vacancies, and a little activity that is still important children’s activities;
to people in the neighborhood. Engage interested
people, follow the Build a Better Block model, and Make a poster showing a photo sequence of
just dive in to one or more of the following activities transforming a place;
(with proper municipal approval):
Gather metrics like sales tax revenues before
Identify a couple of pop-up activities for and after, or net increase in sales after the
vacant storefronts—such as a coffee shop or demonstration activity to prove its success; and
magazine stand;
Demonstrate this works—one block at a time

Calculate the costs, revenues, and other benefits as has been done in Memphis, TN.10
of residential rehab of upper floors above retail 10. Barnes, E. (2014). “City of Memphis Supports Community-Led
in the block, and share with the landowners; Creative Placemaking as a Neighborhood Revitalization Tool.” ioby
Blog, January 22, 2014. Memphis, TN. Available at: http://ioby.org/blog/
city-of-memphis-supports-community-led-creative-placemaking-as-a-
neighborhood-revitalization-tool; accessed January 24, 2015.

Pop-Ups
T
raditional Pop-ups: According to Storefront, are other types of pop-ups that are tied to
Inc. (https://thestorefront.com/), pop-up shops art displays.iv
and pop-up retail are temporary retail spaces
that sell merchandise of any kind. Leases run from A variation is false façades and blight cover-up
one day to three months (often seasonal). They are projects. Creative examples of each follow:
usually located in high-foot-traffic areas, such as city Faux Façades: At various sites.v
centers, malls, and busy streets. The rent is usually
much lower than a traditional store; and is typically Blight Cover-Up: The Keep Cincinnati
paid up-front. Other characteristics include having Beautiful Arts program has painted more
a presence during holidays or events, launching new than 650 blighted buildings to make them
products, generating awareness, moving inventory, look occupied.vi
testing ideas or locations, and increasing a place’s
“cool” factor.i
Pop-Ups and Faux Storefronts in the Context of

Placemaking: The LQC and Tactical Urbanism
projects may create mercantile establishments
that last only 1 to 7 days, or create a false front iv. Chicago Loop Alliance. (n.d.). “Pop-Up Art Loop.” Chicago, IL.
on a vacant building and run an activity outside Available at: http://loopchicago.com/cla/projects-and-programs/pop-up-
art-loop; accessed January 24, 2015.
of it, such as taping paper or poster board over Empty Spaces. (n.d.). “In the Loop: Pop-Up Art Transforms and
a storefront painted with a new front like a café. Enlivens Chicago.” Empty Spaces, Sidney, New South Wales, AU.
Tables and chairs would then be put on the sidewalk Available at: http://emptyspaces.culturemap.org.au/page/chicago-loop;
outside, and perhaps food would be available from v. Kohlstedt, K. (n.d.). “Faux Façades: Fake Buildings Hide Trains, Power &
a nearby vendor. It is a way to test an idea and get a More.” Web Urbanist. Available at: http://weburbanist.com/2013/02/12/faux-
public reaction.ii facades-fake-buildings-hide-trains-power-more/; accessed January 24, 2015.
Rogers, S. (n.d.). “Buildings that Don’t Exist: Fake Façades Hide
Infrastructure.” Web Urbanist. Available at: http://weburbanist.
Some pop-ups fill empty storefronts with fake
com/2013/04/29/buildings-that-dont-exist-fake-facades-hide-
businesses that attract passersby, such as the infrastructure/; accessed April 27, 2015.
well-known Fraley’s Robot Repair Shop or Carr, N. (2013). “The 8 Best Fake Storefronts & Phony Building Façades
in New York City.” Scouting New York, September 9, 2013. New York,
Theater storefronts in Pittsburgh, PA.iii There NY. Available at: www.scoutingny.com/the-8-best-fake-storefronts-
i. Eliason, E. (2013). “What is a Pop-Up Shop?” Storefront Blog, 2013. phony-building-facades-in-new-york-city/; accessed April 27, 2015.
Available at: http://blog.thestorefront.com/what-exactly-is-a-pop-up- Dougherty, C. (2013). “Decorative Details Disguise Boarded-Up Houses.”
shop/#ixzz2zcxcppYw; accessed January 24, 2015. The Wall Street Journal, November 21, 2013. New York, NY. Available at:
Also see: McEnaney, L. (n.d.). “Pop-Ups: Here to Stay.” Build a Better Burb: http://online.wsj.com/news/articles/SB100014240527023046724045791
The Online Journal of Suburban Design. Available at: http://buildabetterburb. 86221544106890; accessed January 24, 2015.
org/pop-ups-here-to-stay/; accessed January 24, 2015. Clark, B. (2014). “Colorful Ashland Murals Depict Town’s History.”
ii. See also: Wikipedia. (2015). “Pop-Up Restaurant.” Available at: http:// Milwaukee Journal Sentinel, April 18, 2014. Milwaukee, WI. Available
en.wikipedia.org/wiki/Pop-up_restaurant; accessed January 24, 2015. at: www.jsonline.com/features/travel/colorful-ashland-murals-depict-
iii. Pittsburgh Art Places. (2012). “Fraley’s Robot Repair.” Office of Public towns-history-b99249255z1-255795191.html; accessed January 24, 2015.
Art, Pittsburgh, PA. Available at: www.pittsburghartplaces.org/accounts/ vi. Keep Cincinnati Beautiful. (n.d.). “Arts.” Cincinnati, OH. Available at:
view/301; accessed January 24, 2015. http://keepcincinnatibeautiful.org/programs/arts/; accessed January 24,
For photos and an explanation (About and Contact) as to how the 2015. This website includes great before and after photos; the same web
false storefront was created for Fraley’s Robot Repair Shop, see: www. page also includes examples of murals painted on blighted buildings and
pghrobotrepair.com/location.html; accessed October 30, 2015. vacant lot transformations.
Policy
LandLand
MSU Institute
Institute
Policy
Part Four 10-13

A growing number of communities are accelerating available documents designed to demonstrate
their progress through LQC strategies to transform the value of local placemaking. See Appendix 4:
the built environment by taking incremental steps, Placemaking Resource List for more information.
using low-cost experiments, tapping into local talent,
and paving the way towards longer term change. CONCLUDING OBSERVATIONS
Tactical Placemaking is a quick-start type of
The Center for Community Progress, a nonprofit placemaking that is often temporary to test the
focused on solutions for vacant properties, recently feasibility of an idea. It is a blend of two other
published Placemaking in Legacy Cities: approaches: Lighter, Quicker, Cheaper and Tactical
Opportunities and Good Practices.11 The report Urbanism, which tend to focus placemaking activities
explores how residents and leaders in Legacy Cities and projects in public spaces. It is often the perfect
have used placemaking principles to transform prelude to other types of placemaking and can
blighted public spaces into revitalized community be relatively low-cost ventures with potentially
assets.12 This report adds to the growing list of high returns on that investment. As with most
11. This 2014 report is available at: http://action.communityprogress. other placemaking, when located in streets/blocks
net/p/salsa/web/common/public/signup?signup_page_KEY=7615; with good form (see Chapters 4 and 5), Tactical
12. Telander, L. (2014). “Interview with the Authors: An Inside Look at
Placemaking projects are more likely to be successful
‘Placemaking in Legacy Cities’.” Center for Community Progress Blog, and sustainable.
January 28, 2014. Flint, MI. Available at: www.communityprogress.
net/blog/interview-with-the-authors-of-placemaking-in-legacy-cities;

1. Tactical Placemaking uses a deliberate, 5. A key benefit of these Tactical Placemaking
phased approach in creating quality places, approaches is the foundation they provide
starting with a short-term commitment that for building upon successes with follow-
can begin quickly and at a low cost, usually up Standard, Creative, or Strategic
focusing on public spaces, such as right-of- Placemaking projects.
ways, squares, or plazas.
6. A small sample of Tactical Urbanism
2. Tactical Placemaking is comprised of two projects could include: Build a Better Block
components: 1) Tactical Urbanism and 2) techniques that activate public spaces and
Lighter, Quicker, Cheaper (LQC) activities. promote neighborhood vitality; guerilla
Tactical Urbanism employs a variety of gardening on street corners and vacant
low-cost, temporary approaches that seek side lots that adds greenspace to the urban
to improve urban services and functions, environment; pop-up retail on sidewalks
and inspire possibilities for alternative with moveable kiosks; and food carts and
transportation or other infrastructure options trucks that attract more people and activity
that better activate the public space. The to public spaces.
LQC refers primarily to introducing new
activities in existing public places to infuse 7. The primary purpose of LQC activities
them with more life and activity. involves activating space and encouraging
people to engage in various activities.
3. Tactical Urbanism projects often follow a Attracting people to sites that offer multiple
process that permits the “powers that be” interesting activities also helps to enhance
an opportunity to clearly envision a sense of place within the community and is
change, and even test it out before good for the local economy.
spending significant money. Bad ideas
can be quickly jettisoned and good ones
can be improved before moving forward
with permanent implementation.
4. The LQC are small, short-term projects and

activities that experiment with underused
public spaces, leverage local partnerships,
encourage an iterative approach and
opportunities for innovation, represent an
“action planning process,” and employ a
place-by-place strategy that can gradually
impact and transform an entire community.
Policy
LandLand
MSU Institute
Institute
Policy
Part Four 10-15

TACTICAL
Chapter 10 Case Example: Build a Better Block;

Grand Rapids (re//STATE)
“B
uild a Better Block Grand Rapids
re//STATE is a citizen-driven City
improvement project focused on
reimagining State Street between Madison
Avenue and Jefferson Street SE. Using
building improvements, temporary traffic
changes, bike and pedestrian infrastructure,
pop-up businesses, and more, re//STATE
demonstrated what an underutilized block
can be with just simple improvements and
community input.
re//STATE was a demonstration project

that sought to showcase the economic A bus stop library in Grand Rapids, MI. Photo by Nicole Gaunt.
development opportunities on State Street and
promote multi-modal transportation solutions impactful improvements were planned to off-set and
to create a successful neighborhood business de-emphasize some of the urban blight of the area.
district that the nearby residents can enjoy.”i
The 10 interventions included a lending library at a
This Build a Better bus stop; bike rentals, a pop-up tune shop, and other
Block project in bike amenities and services; a protected bike lane;
Grand Rapids tree pruning and mulching workshops; simulated
occurred over two rain garden; a coffee station in a shipping container;
days in May 2013. parklets; transit use demonstrations; portable play and
Three organizers, 17 work stations; and infill gap boards.
committee members,
re//STATE’s three spaces focused on interactive
and more than 30
and underused places to highlight how to activate
volunteers committed
them. The Grand Rapids Public Museum installed a
200 volunteer hours
portable movie screen and bean bag chairs to create
to plan and conduct
a theater. The Historic Calkins Law Office was the
19 interventions
site of historic photo displays of the old State Street
Example of a sign from the project. Photo across an area of
corridor. An empty and gated alley transformed into a
by Nicole Gaunt. 18 acres. It took six
beer garden and vibrant destination for entertainment
months to coordinate and had a budget of $30,000.
and creative food sales.
Approximately 1,800 people participated across 10
interventions, 3 spaces, and 3 bases. The three bases included food trucks; pop-up shops in
empty buildings along State Street that demonstrated
re//STATE sought to foster a sense of community
the use of small, flexible spaces to gauge interest in
identity, and create interaction with the streetscape
business development; and wooden boxes affixed
and utilize existing infrastructure, while encouraging
to public spaces where artisans could sell local and

gathering in unlikely and underutilized places.
handcrafted goods.
The space and activities were intended for
multigenerational use and focused on equality, re//STATE is a great example of Tactical
safety, and access. Adaptive reuse of products and spaces Placemaking that utilized a variety of techniques
were designed to demonstrate portable, pop-up to pilot ideas for underutilized space and engage its
entrepreneurism and create a downtown vendor citizens in reimagining the State Street corridor. For
market that filled a need for food and goods. Visually more information and to view photos of the project,
i. Wells, L., and K. Gilbert. (2013). RE//State Build a Better Block: The visit: www.facebook.com/BetterBlockGR; accessed
Story of State Street Project Report. Williams & Works, Grand Rapids, MI. October 30, 2015.
Chapter 11:
A sidewalk art display outside the Grand Rapids Children’s Museum during the 2011 ArtPrize®. Photo by the Michigan Municipal
League/www.mml.org.

This scene from ArtPrize® in downtown Grand Rapids showcases the many features of a creative, vibrant quality place (pedestrian
accessibility, public green space, outdoor dining, seating, street trees, public art, uniform streetscape furnishings, enclosure, mixed-
use buildings, retail, and high residential density). Photo by the Michigan Municipal League/www.mml.org.
INTRODUCTION to sit, eat, and engage in conversations, as well as
W
hile it is important enjoy regularly scheduled or occurring outdoor
to have high- entertainment, creative activities, and access to a
quality public space variety of cultural offerings. These physical features
with good form attributes, so and activities rarely come all at once, but build
that it may resiliently serve upon each other over time.
for many generations, it is
equally important to animate Creative Placemaking is the Creative Placemaking
that space with activities, so that people may truly name given to placemaking
CREATIVE
value it and use it for more than simply passing projects and activities that is the name given to
through. This can be seen in the photos above and focus on arts, culture, and placemaking projects
creativity to help create a
on the next two pages. Lighter, Quicker, Cheaper
place where people want and activities that
(LQC) activities are a great way to animate
underutilized space, but such activities can be “one- to live, work, play, shop, focus on arts, culture,
learn, and visit. Ideally,
arts and cultural activities and creativity to help
offs” and usually do not include continuous regular
programming, which is essential to long-term
would be so ingrained in create a place where
activated spaces. This is where arts and cultural

the places where people
activities can help fill the gap in moving from the
spend leisure time, and
people want to live,
temporary to the permanent. That is not to say
that arts, culture, and creative activities cannot be in what they do that it work, play, shop,
LQC activities; they often are. But, the highest would not be necessary to learn, and visit.
quality public places often are characterized by focus on them separately
permanent public art and creatively designed places as residents would “naturally” incorporate them

T
he concept and definition of the term “Creative As stated in Chapter 1, on page 1–29:
Placemaking” are documented in a book by
the same name by Ann Markusen and Anne Examples include:
Gadwa. Creative Placemaking was sponsored by the Projects: Development built around and
National Endowment for the Arts and the Mayor’s inclusive of arts, cultural, and creative
Institute on City Design in 2010. thinking, such as museums and orchestra
“In Creative Placemaking, partners from halls, public art displays, transit stations with
public, private, nonprofit, and community art themes, live-work structures for creative
sectors strategically shape the physical and people, etc.
social character of a neighborhood, town, city, Activities: New arts, cultural, and
or region around arts and cultural activities. entertainment activities that add vitality to
Creative Placemaking animates public and quality places, such as movies in the park,
private spaces, rejuvenates structures and chalk art projects, outdoor concerts, inclusion
streetscapes, improves local business viability of children’s ideas in planning projects by
and public safety, and brings diverse people means of artwork, etc.
together to celebrate, inspire, and be inspired.”i
i. Markusen, A., and A. Gadwa. (2010). Creative Placemaking. Prepared
for the National Endowment for the Arts and The Mayors’ Institute on City
Design. Available at: http://kresge.org/sites/default/files/NEA-Creative-
placemaking.pdf; accessed April 29, 2015.
Physical design;
Accessory structures like sculpture;
Creative, cultural, and entertainment

activities; and
Performance art.
Creative Placemaking can be accomplished through

a placemaking plan for major changes in an area,
over time, or by Tactical Placemaking (such as LQC
projects) to test things out, with the benefit of an
Kids playing on park sculpture in downtown Grand Haven, MI. immediate start to a culture change.
For example, a community, neighborhood, or local
right from the outset. There are, of course, places in arts organization could contact local musicians to
which this seems to occur naturally, but it is not the help design a series of concerts/performances over
norm; if it were, there would be no need for Creative a six-week summer period in some underutilized
Placemaking. High-quality places are usually the public space, such as a park with a concert shell, or
result of deliberate action, such as those associated to raise interest in creating demand/support to build
with Creative Placemaking, either alone or in one. A local benefactor could be secured to cover
combination with other types of placemaking. marketing costs and introduce the public to a new
concert in the park series. It would be advertised heavily
Creative Placemaking is well-suited for introducing using storefront posters and social media. While
art and culture into a place through: conducting the concerts, donations and signatures
Part Four 11-3

BENEFITS OF CREATIVE PLACEMAKING
In addition to activating space, Creative Placemaking
can help shape the identity of a community. It can
do so through the types of arts and cultural places
and activities that exist in the community. It can
do so through the increased appreciation of arts,
culture, and creative activities that comes with shared
learning through doing. Stimulating interest and
attracting people to places increases social interaction
and civic engagement. Creative Placemaking can
attract people of all ages and interests, and has
the potential to strengthen a sense of connectivity
among members of the community. If a community
Concert at the World Friendship Shell in Wenonah Park, Bay City, chooses, it could use Creative Placemaking to shape
MI. Photo by the Michigan Municipal League/www.mml.org. and transform its identity around a public space, or
across its area as a whole.
on petitions would be collected to build support for
whatever goal was established. This could be one For example, the small cities of Saugatuck and
important piece of a broader plan for improving that Douglas in Michigan are known as strong art towns
public space or park. that share opposite banks of Lake Kalamazoo
near the mouth of the Kalamazoo River on Lake
This is not a new idea nor a new model. What is new
Michigan. In the 1870s, after all the trees were
is connecting this Creative Placemaking activity to
harvested, these communities began to lure summer
broader placemaking efforts, and to more placemaking
visitors from Chicago, IL, and Cleveland, OH, to
efforts in the same neighborhood, over time. By
their broad beaches, sand dunes, and bucolic small
connecting creative artists to local placemaking
town–setting. Artists flocked to the area and an art
efforts and using arts, culture, and entertainment to
school in the dunes was established. Dance and art
both activate and energize space, the community will
studios were created. Theaters were started. Creative
broaden and deepen its commitment to, and success
designers were attracted to life in the small towns
with placemaking, because this type of placemaking
and jobs in nearby cities that relied on their skills.
has a high probability of successfully engaging people
These are places where art and culture are not
in the process of community improvement. Over
afterthoughts or one-time parades or festivals. These
time, a critical mass of understanding and support
are communities whose identity is largely defined by
for placemaking will be ingrained into thinking and
art on the streets and creative activities in abundance
action around incorporating arts, culture, and other
through all seasons of the year. The total year-round
creative thought into the quality of public and private
population of both communities is only about 2,100
buildings, spaces, projects, and activities of all kinds.
people, but there are more than 20 art galleries in
National Endowment for the Arts
T
he National Endowment for the Arts (NEA) is an independent agency of the federal government that
was established by Congress in 1965. The NEA has awarded more than $5 billion to strengthen the
creative capacity of communities throughout the United States by offering diverse opportunities for
participation in the arts. It extends its work through various partnerships with local, state, and federal arts
agencies, as well as the philanthropic sector.
For more information, visit: www.arts.gov/.

The Public Art Project in downtown St. Joseph, MI. Photo by the Michigan ArtHop in downtown Kalamazoo, MI. Photo by the Michigan Municipal
Municipal League/www.mml.org. League/www.mml.org.
what is called the “Art Coast of Michigan,” and these economic development through use and reuse
communities have shown up on multiple “best small of vacant and underutilized land, buildings, and
towns in America” lists. infrastructure, and create new jobs in construction,
local businesses, and cultural activity along the
The same interest in the arts can be found in a way. By expanding the entrepreneurial ranks of
few neighborhoods and downtowns across the artists and designers, the next generation of cultural
Midwest, but many more could benefit from workers can be trained, and residents’ spending can
Creative Placemaking activities. According to be recirculated at a higher rate.
Markusen and Gadwa, Creative Placemaking
presents the opportunity to engage partners from A COMPREHENSIVE APPROACH
public, private, nonprofit, and community sectors to In order to be most effective, Creative Placemaking
strategically shape the physical and social character needs to be built on and honor community assets and
of a neighborhood, town, city, or region through identity (including historic and other architectural
arts, cultural, and creative experiences. With the assets). It needs to be generated by and with a
right strategies, Creative Placemaking can foster community, not for or in spite of the community.
Efforts need to be authentic and relevant to the
community by being part of a comprehensive strategy
with a long-term horizon. This is often accomplished
through a vision plan or arts and culture plan.
Markusen and Gadwa say:
“The creative city vision serves livability,

diversity, and economic development goals.
It addresses safety, aesthetic, expressive,
and environmental concerns of people
who live, work, and visit. Resident artists,
often traversing the neighborhood at all
hours, make the streets livelier and safer,
as do patrons of cultural venues and well-
designed streetscapes.”1
ArtWalk in downtown Flint, MI. Photo by the Michigan Municipal League/
www.mml.org. 1. See the Creative Placemaking sidebar Footnote i on page 11–3.
Part Four 11-5

MEDC: Michigan Council for Arts and Cultural Affairs, and
the Michigan Humanities Council
T
he Michigan Council for Arts and Cultural The Michigan Humanities Council connects citizens
Affairs (MCACA), a part of the Michigan and communities through advocacy, fundraising,
Economic Development Corporation and community engagement to bring the public
(MEDC), seeks to strengthen arts and culture in together to examine culture. Currently, MCACA is in
the state through increasing its visibility, supporting partnership with the Michigan Humanities Council
arts education, broadening cultural understanding, for the Arts & Humanities Touring Program. The
and encouraging new and creative works of art. The MCACA and the Michigan Humanities Council are
MCACA is a source of grant funding for arts and members of the Michigan Sense of Place Council,
culture to help facilitate an enriched artistic and recognizing the significant contribution of the
creative environment in Michigan. Grant activities creative industry to all forms of placemaking.
range from arts in education, capital improvements,
operational support, and services to the field. For more information, visit: www.
michiganhumanities.org/. For more information on
For more information, visit: www.michiganbusiness. the Arts & Humanities Touring Program, click the
org/community/council-arts-cultural-affairs/; source link below.
accessed February 27, 2015. Source: Michigan Humanities Council. (2015). “Touring Grants.”
Lansing, MI. Available at: www.michiganhumanities.org/touring-
grants/; accessed May 7, 2015.
SOME ASSETS MAY NOT BE OBVIOUS

Some communities may feel that they have little
to nothing to start from if there is not an
apparent focus on arts and culture in their area
at the present time. However, there may be
many more people already employed in creative
occupations than is realized. For example, as of
January 2015, there were 702,771 businesses in
the U.S. involved in the creation or distribution
of the arts, which employed 2.9 million people Village of Trufant welcome sign. Stump fences were a practical way to use an
(representing 3.9% of all businesses and 1.9% of all otherwise hard to dispose of waste product. But, over time, they became a
form of indigenous art. Photo by Kurt H. Schindler, AICP, MSU Extension.
employees nationally).2
Creative industry jobs include: News media,
Symphonies, Musical recordings and video,
Movies and theatre, Social media,

Broadcasting, Design services,
Publishing, Architecture,
2. Americans for the Arts. (2015). Creative Industries: Business & Video games, and
Employment in the Arts – Measuring the Scope of the Nation’s Arts-Related
Industries. Washington, DC. Available at: www.americansforthearts.org/
by-program/reports-and-data/research-studies-publications/creative- Museums.3
industries; accessed June 23, 2015. 3. See Creative Placemaking sidebar Footnote i on page 11–3.

Creative Many Michigan
C
reative Many Michigan (formerly known as 2015 Nonprofit Report details the impact of arts and
ArtServe Michigan) is a nonprofit organization cultural nonprofit organizations, and affirms the
that engages advocates and leverages resources creative economy as a significant financial contributor
to influence positive change for the creative sector at and strategic opportunity for Michigan’s economic
the federal, state, and local levels. It is also a member of development. The Creative State: Michigan 2014
the Michigan Sense of Place Council. Goals include: Creative Industries Report details the related impacts
educating policy makers, media, and the public on of creative industries on jobs, tax revenue, talent
the importance of arts, culture, arts education, and the attraction, and quality of life within communities
creative industries to the success of the state and local across the state.
communities; advocating for sustainable means to
support the creative sector; and equipping others to be For more information, visit: www.creativemany.org/.
advocates for this sector. For more information on the reports referenced above,
click the source links below.
Creative Many Michigan has conducted research and Sources: Creative Many Michigan. (2015). Creative State: Michigan
drafted a variety of reports illustrating the vital role of 2015 Nonprofit Report. Detroit, MI. Available at: www.creativemany.
the creative economy in the state’s reinvention. Two org/wp-content/uploads/2014/09/Creative-State-MI-2015-
Nonprofit-Report2.pdf; accessed September 10, 2015.
recent reports provide key information on Michigan’s ArtServe Michigan. (2014). Creative State: Michigan 2014 Creative
nonprofit arts and cultural sector, and identify prime Industries Report. Detroit, MI. Available at:www.creativemany.
org/wp-content/uploads/2014/09/Creative-State-Michigan-
growth opportunities within the state’s for-profit 2014-Creative-Industries-Report-20140127-E.pdf; accessed
creative industries. The Creative State: Michigan October 9, 2015.
Sometimes creativity leads to uniqueness around

an unusual asset, but not in a traditional arts or
cultural sense. For example, the small Village of
Trufant, MI, has fun celebrating being the Stump
Fence Capital of the U.S.A. Stump fences are very
distinctive and some farmers have been very creative
in building fences with them. Clearly creativity is
boundless, as there are endless opportunities to use it
in placemaking.
Not every community has people representative of

every arts discipline, but most communities have
music teachers, choral directors, band members, art
teachers, painters, dance instructors, and usually a
Outdoor performers at the Flint Farmers Market. Photo by the Michigan
host of children who have a natural proclivity to the Municipal League/www.mml.org.
arts, or retirees with a lifetime of experiences with it,
or both. “In addition, the lines are blurring between creative people will certainly do so.”4 There should be
art and technology, impacting how communities no shortage of interested and capable creative people
are using color, light, sound, motion, etc. as a part in any community, perhaps only a shortage of local
of Creative Placemaking. Creative people can be leadership and money.
found in factories, cafes, barbershops, retail shops,

churches, community centers, fire stations, schools,
corporations, and farms throughout Michigan. Artists
4. Paraphrased from notes by one of the reviewers of this guidebook chapter:
may not always lead Creative Placemaking, but Betty Boone, director, Cultural Economic Development, MSHDA, 2015.
Part Four 11-7

Michigan Film & Digital Media Office
T
he Michigan Film & Digital Media Office
(MFO) is overseen by the Michigan Economic
Development Corporation. The MFO was
created back in 1979 and serves the state in growing
the film and creative industries. It promotes
Michigan on a national and international level
through film, documentaries, TV series, interactive
web and games, mobile, and digital media projects. It
also serves the industries by acting as a liaison with
local and state government bodies and being a local
contact for neighborhoods and businesses.
The MFO administered the film and digital media

incentive program from 2008–2015 that encouraged
Film set for the movie “Transformers: Age of Extinction” in downtown
studio productions to choose Michigan as their Detroit, MI. Photo by the Michigan Municipal League/www.mml.org.
preferred location amongst other states. While the
incentive program ended on July 10, 2015, the MFO 2. Strengthens regional partnerships with
is still open and continues to support and grow the the private sector, cultural institutions, arts
film and creative industries through achieving three groups, and philanthropic communities; and
overarching goals:
3. Building collaborations with the education
1. Fostering a positive perception of Michigan community, including high schools,
as a place with a legacy of innovation and colleges, and arts-related programs, to retain
creativity that appreciates and cultivates the Michigan’s talent.
arts and culture;
For more information and to download the 2015
Strategic Plan, visit: www.michiganfilmoffice.org.
EXAMPLES OF CREATIVE PLACEMAKING

Table 11–1 lists a number of small- and larger-scale
examples of Creative Placemaking. A half dozen
others are described in some more detail in the pages
that follow.
Local examples include the following efforts from

Flint and Alpena.
City of Flint
“Flint, MI, is making a name for itself
around the country as a place where artists
are welcome to bring their ideas and execute

them in collaboration with local artists and
Award-winning Mark’s House art installation in downtown Flint, MI. Photo
organizations, thanks to Stephen Zacks, the by Gavin Smith, courtesy of the Flint Public Art Project.
Flint native responsible for the Flint Public
Art Project.

Table 11–1: Examples of National Creative Placemaking
Community Project Name Website
Cleveland, OH Gordon Square Arts District www.gordonsquare.org/capitol.html; accessed May 7, 2015
Three westside theatres comprise the distinctive anchor for the Gordon Square Arts District, a partnership of a community
development corporation and two theatre companies, in Cleveland. This lead to the arts remaking of an inner city
commercial corridor.
Buffalo, NY Artspace Buffalo Lofts www.ecidany.com/budc-south-buffalo-boa; accessed May 7, 2015
The Buffalo Mayor and a nonprofit arts developer transformed a vacant auto plant into 60 low-income artist family housing
units and six new fourplexes in a challenged neighborhood, infusing the area with creative and economic activity, and erasing
an old Main Street dividing line.
Portland, OR TriMet’s Interstate MAX Public Art Program http://trimet.org/publicart/; accessed May 7, 2015
Ethnic community challengers of a new public transit line in Portland become partners in the designing of stations and hiring
of artists whose public works reflect the neighborhoods’ histories and character. This increased ridership, while strengthening
community identity and addressing historic inequities.
San Jose, CA 01SJ Biennial www.zero1biennial.org/
San Jose’s 01SJ Biennial married art and technology to generate new products, bring people downtown, and showcase the
City’s diversity. The event now draws 55,000 people and generates millions in local sales, while creating jobs and nurturing art/
technology projects that grow future cultural industry businesses.
Source: Markusen, A., and A. Gadwa. (2010). Creative Placemaking. Prepared for the National Endowment for the Arts and The Mayors’ Institute
on City Design. Available at: http://kresge.org/sites/default/files/NEA-Creative-placemaking.pdf; accessed April 29, 2015.
The Project invites some of the most Up to 50 different projects were sponsored
visionary and celebrated practitioners of through the Flint Public Art Project. All of
contemporary art, design, architecture, and them are being produced in collaboration
urbanism around the world to participate with local artists, community advocates,
in a series of socially engaged programs in cultural institutions, neighborhood
the city. These programs are designed to associations, businesses, real estate developers
contribute new sources of inspiration to and political leaders in the City.
the local culture, attract revenue to small
businesses, draw activity to disused sites, ‘Through these collaborations, we are
support community organizations, and producing new images of the City, public
reinforce connections to the metropolitan, art events, urban interventions, small-
regional, and global economy. scale design installations, and permanent
projects at strategic sites in Flint in order to
In the effort to bring enough artists into the transform those places,’ Zacks said.
local scene, Zacks put together a proposal for
ArtPlace [America], a collaboration of 10 The project kicked off in 2011 by changing
leading national and regional foundations and the conversation about one of Flint’s biggest
eight federal agencies that invests in art and landmarks, the condemned 19-story Genesee
culture’s role in creating vibrant communities. Towers building. Zacks helped turn it into a
In applying for funding, his goal was to find public art installation that came to life with
a way to structure the process of bringing music, performances, light installations, video
a large group of artists from New York and projections, and a parade to the river.
other cities around the world to Flint to carry ‘We tried to create a spectacle and draw
out his plans for the Flint Public Art Project. revenue to the local businesses,’ Zacks said.
Part Four 11-9

‘It’s activating public space in a way that
creates a dynamic experience of urban space.’
While the Flint Public Art Project will go on

for the next 10 years, Zacks noted that the
project is not just about Flint.
‘A project like this can happen anywhere. I see

the project as a model, not a one-off,’ he said.”5
For more information on the Flint Public Art

Project, visit: http://flintpublicartproject.com/.
City of Alpena
The City of Alpena partnered with the Michigan
Arts and Culture Northeast (MACNE) in order to
become the arts and culture hub of Northeast Lower
Michigan. Support has come from many places,
including the Michigan Municipal League (MML)
as an MML 21c3 pilot project.6 The partnership has
led to:
ARTown website: A communication hub for

myriad arts, culture, humanities, and history
organizations in the region, and a mechanism
to collectively promote programs and events.7
Map of U.S. Route 23 ARTrail destinations. Image by the

Michigan Arts and Culture Northeast – ARTown Michigan.
Passport to the Arts: The MACNE’s

flagship project is a passport that serves
as a comprehensive regional arts/culture
calendar for nearly 200 events/activities in
the summer season.
Route 23 ARTrail: A user-friendly regional

roadmap and reference guide highlighting
Washington sculpture can be found along the U.S. Route 23 ARTrail.
Photo by Moran Iron Works, Inc. arts, culture, natural resources, historical sites,
and related attractions along the U.S. Route
5. Baum, J. (2012). “Flint Draws in Artists from Around the Country.”
23 corridor.
Creative Impact Michigan, July 26, 2012. ArtServe, Detroit, MI.

6. For more information on The Center for 21st Century Communities,
visit: www.mml.org/pdf/resources/21c3/21c3_brochure.pdf; accessed Community Expressions: A variety of
May 5, 2015. hands-on creative and cultural experiences
7. For more information on the ARTown Michigan & Michigan Arts
and Culture Northeast, visit: www.artownmichigan.org. for the community, including the installation

of building scrims (art and photography In 2013, three Detroit projects received support
is printed on all-weather fabric to create from ArtPlace America. A brief summary of those
enormous outdoor displays). The scrims are projects follows.
displayed on a downtown building to give
people a glimpse of the past so they might Detroit’s Avenue of Fashion
dream of what the future can be. The Detroit Economic Growth Corporation
received $200,000 from ArtPlace America to
For more examples of Creative Placemaking in match world-class designers and artists with local
Michigan, see Table 11–2. university students, residents, and entrepreneurs
in order to activate vacant storefronts and public
USING ART AND ARTISTS TO spaces with pop-art installations along Livernois,
SPARK REDEVELOPMENT Detroit’s historic “Avenue of Fashion.”9 Since then,
ArtPlace America Grants considerable additional investment and energy is
ArtPlace America is a large, 10-year collaboration of being directed to this part of Livernois.10
leading national and regional foundations, banks, and Artists bring a tremendous amount of creative
federal agencies, committed to accelerating Creative energy and often “staying power” to neighborhoods.
Placemaking—putting art at the heart of a portfolio One of Detroit’s long-time assets is the Eastern
of strategies designed to revitalize communities. Market, a regional food hub that brings in fresh
ArtPlace America awarded more than $50 million food daily. Eastern Market is a six-block area of
in grants to organizations in communities across old warehouses and vacant lots on the east side of
the U.S. (and a statewide project in Connecticut). downtown Detroit.11 It is experiencing a renaissance
Inquiries have come from all 50 states, as well as the of interest in conversion of warehouses into new
District of Columbia. Grant amounts typically range lofts, businesses, and work spaces. Artists have
from $33,000 to $750,000, with an average grant size concentrated in the upper-floor rehabilitation of one
of just more than $280,000. block in the neighborhood, many of whom work in
ArtPlace America believes that “successful Creative the lower-floor space and sell artwork there as well.
Placemaking applicants do four things: These are original and authentic live-work spaces.
These historic structures already have the correct form
1. Define a community based in geography, such for this adaptive reuse, making it an easy upgrade. The
as a block, a neighborhood, a city, or a region, creative energy of this block contributes to the efforts
of others in the neighborhood, and creates another
2. Articulate a change the group of people anchor around which new arts and creative activity
living and working in that community would can be established.12 See Figure 11-1.
like to see,
9. ArtPlace America. (n.d.). “Revolve Livernois.” ArtPlace America.
Available at: www.artplaceamerica.org/grantee/revolve-livernois; accessed
3. Propose an arts-based intervention to help September 8, 2015.
achieve that change, and 10. See for example: Hackney, S. (2014). “Livernois’ Avenue of Fashion
District Overcomes Hard Times.” Crain’s Detroit Business, October 19,
4. Develop a way to know whether the 2014. Detroit, MI. Available at: www.crainsdetroit.com/article/20141019/
NEWS/310199988/Livernois-avenue-of-fashion-district-overcomes-
change occurred.”8 hard-times; accessed January 24, 2015.
11. Eastern Market is a very complex and special place that provides a
wide range of products, services, and opportunities to many throughout
Southeast Michigan. For more information, visit: www.easternmarket.com.
8. ArtPlace America. (2015). “Program Details.” National Grants 12. Zemke, J. (2012). “The Artist’s Touch: How Creatives’ Investments in
Program, ArtPlace America, Brooklyn, NY. Available at: www. Upper Floor Housing Built a Neighborhood.” Model D, December 17,
artplaceamerica.org/our-work/national-grants-program/program-details; 2012. Available at: www.modeldmedia.com/features/MSHDA1214-1.

accessed October 22, 2015. aspx; accessed January 24, 2015.
Part Four 11-11

Table 11–2: Examples of Creative Placemaking in Michigan
Detroit The Alley Project (TAP) http://miplace.org/resources/case-studies/alley-project-tap; accessed
February 4, 2015
The TAP is a garage studio and alley gallery that showcases legal street art produced by local youth and community members in
Detroit. Professional artists, teens, and neighbors have worked together to build an infrastructure for creative expression and
community responsibility in a neighborhood that is diverse and thriving, but also sees a high rate of illegal activity.
Detroit Artist Village Detroit http://miplace.org/resources/case-studies/artist-village-detroit; accessed
February 4, 2015
Artist Village Detroit is a creative enclave in the Old Redford neighborhood in Northwest Detroit.
Detroit Dequindre Cut http://miplace.org/resources/case-studies/dequindre-cut; accessed
February 4, 2015
The Dequindre Cut Greenway is a 1.35-mile in-town recreational path developed through a public, nonprofit, and private partnership
that offers a pedestrian link between the Detroit Riverfront, Eastern Market, and many residential neighborhoods. Originally, the
abandoned rail corridor had become an underground hotspot for illegal activity, including graffiti art. Eventually, this project was able
to turn that art into a public asset.
Detroit Detroit SOUP http://miplace.org/resources/case-studies/soup; accessed
February 4, 2015
A monthly public dinner event and presentation series where attendees vote to fund small- to medium-sized arts and community projects.
Detroit Inside|Out http://miplace.org/resources/case-studies/insideout; accessed
February 4, 2015
Inside|Out brings 80 reproductions of masterpieces from the Detroit Institute of Arts Museum’s collection to the streets and parks
of Greater Metro Detroit, pleasantly surprising and delighting residents of the participating communities and engaging them in
dialogue about art.
Detroit Ponyride http://miplace.org/resources/case-studies/ponyride; accessed
February 4, 2015
Ponyride is a creative incubator that provides artists and socially conscious entrepreneurs with an affordable space in a hip environment
to work on their craft in Detroit. The low purchase price of the property and the generous outpouring of community support means
tenants can rent studios for as little as a dime or a quarter per square foot. At these rates, artists and small businesses can thrive.
Frankfort Frankfort Historic Landmarks Art Center http://miplace.org/resources/case-studies/frankfort-historic-landmark-
arts-center; accessed February 4, 2015
The Elizabeth Lane Oliver Center for the Arts (ELOCA) is a repurposed Coast Guard Station and serves as a popular community hub for
residents and visitors in Frankfort.
Ludington Mason County Sculpture Trail http://miplace.org/resources/case-studies/mason-county-sculpture-trail;
accessed May 2, 2015
What originally started out as a sculpture park on the shores of Lake Michigan in Ludington has now expanded as a regional sculpture
trail, which includes Scottville, Custer, Freesoil, and Fountain. Visited by thousands of tourists every year, it has become a catalyst for
multiple downtown events.
St. Joseph St. Joseph Public Art http://miplace.org/resources/case-studies/st-joseph-public-art;
accessed February 4, 2015
With unique sculptures from the area’s artists, the St. Joseph Public Art project has helped turn the West Michigan lake community
into a tourist destination.
West Branch Fabulous Fridays http://miplace.org/resources/case-studies/fabulous-fridays; accessed

February 4, 2015
To create a more vibrant downtown, a group of West Branch business owners worked with local officials and residents to create
“Fabulous Fridays.” They created a weekly destination and cultural event, revitalizing the streets of downtown after hours throughout
the summer months.
Source: MIplace™. (n.d.). “Case Studies.” MIplace™ Partnership Initiative, Lansing, MI. Available at: http://miplace.org/resources/case-studies; accessed
May 5, 2015.

Another Detroit example is the arts colony to our community.”14 Deborah Mikula, executive
near Hamtramck that is described in two director of the Arts Council of Greater Lansing,
locations online.13 further elaborates: “There’s a healthy movement here.
When your community reflects the authentic and
LEAP’s Public Art for Communities Grant unique things like that, it becomes more attractive to
The Lansing Economic Area Partnership (LEAP), those who want to work or visit there.”15
the region’s economic development entity, believes
that investing in public art is necessary in creating a Since 2012, 11 communities have received $10,000
new image for the area, as outlined in the regional in funding from LEAP for the placement of art
arts and culture plan described in the sidebar on within their downtowns. The 2014 awards went
the next two pages. “Arts and culture permeating to Delta Township for a sculpture placed in front
throughout a region show vitality and a progressive of the Township offices, and Delhi Township for
nature to residents and visitors in that community,” a sculpture placed in front of the Holt Farmers
said project co-chair Julie Pingston of LEAP. “The Market building. East Lansing has placed six artistic
sense of place that is created will translate into job bike racks in various places in the downtown and
opportunities, workforce attraction, and new visitors along Grand River Avenue with the City on one
13. Plockova, J. (2011). “Power Meets the Arts in Detroit.” Next City, 14. Wolkow, K. (2013). “Funding Public Art.” Lansing City Pulse, June
June 24, 2011. Philadelphia, PA. Available at: http://nextcity.org/daily/ 4, 2013. Available at: http://lansingcitypulse.com/article-8916-funding-
entry/power-meets-the-arts-in-detroit; accessed January 24, 2015. public-art.html; accessed January 24, 2015.
Next American City. (2011). “Artist Colony Successfully Reseeding 15. Palmer, K. (2014). “Public Art Helps Define Lansing Communities.”
Detroit.” Sustainable Cities Collective, June 27, 2011. Available at: http:// Lansing State Journal, November 16, 2014. Available at: www.
sustainablecitiescollective.com/nextamcity/26440/power-meets-arts- lansingstatejournal.com/story/news/local/2014/11/15/public-art-helps-
detroit; accessed January 24, 2015. define-lansing-communities/19121753/; accessed October 21, 2015.
Figure 11–1: Timeline of Rehabs in Detroit’s Eastern Market - Artists Block
Source: Graphic by Model D, with all photos by Marvin Shaouni Photography. Zemke, J. (2012). “The Artist’s Touch: How Creatives’ Investments in Upper
Floor Housing Built a Neighborhood – Special Report.” Model D, December 17, 2012. Available at: www.modeldmedia.com/features/MSHDA1214-1.aspx;
Part Four 11-13

Arts Council of Greater Lansing
F
ollowing is a description of the planning
and implementation of efforts to improve
and support arts and cultural offerings in the
Greater Lansing Region.
“With a network of creative practitioners,

cultural organizations, and smart young talent,
Greater Lansing is becoming the Midwest’s
most welcoming and supportive destination
for creative innovators and entrepreneurs. Our
road map? ArtWorks: Creative Invention/
Reinvention, A Collaborative Cultural
Economic Development (CED) Plan for
Greater Lansing’s Urban Center. The CED
Plan is a 10-year plan aimed to grow creative Art District sign in Old Town, Lansing, MI. Photo by the Michigan Municipal
enterprise, attract and retain talent, and League/www.mml.org.
enhance the value of place through the arts.
CED GOALS
Launched in October 2009, the creation of the
CED Plan was a year-long process engaging 1. Lead and Coordinate Cultural
more than 500 individual artists and creative Economic Development:
practitioners, arts and cultural organizations Sustained leadership and support
leaders, civic and business leaders, young advances cultural economic
professionals, and the general public through development in the urban center
a series of individual and focus group to build jobs and strengthen the
meetings, steering committee meetings, public economy of Greater Lansing.
meetings, surveys, and case study research. 2. Encourage, Support, and Invest
The process—led by planning consultants, in Creative Enterprises: Lansing
Creative Community Builders of Minneapolis, and East Lansing become the
MN, and its core partners, the Michigan region’s acknowledged center of
Office of Cultural Economic Development, knowledge, services, capital, space,
the Michigan State Housing Development and recognition for innovators and
Authority, the Arts Council of Greater creative entrepreneurs.
Lansing, the Lansing Economic Development
Corporation, the City of East Lansing, and 3. Attract and Assist Workers and
Michigan State University— builds on other Businesses: A vital, culturally rich
regional plans and studies in order to help and creative environment attracts and
achieve cultural economic development goals. retains innovative workers, business
owners, and young people.
Recognizing that multiple and significant
activities are already underway in Lansing 4. Enhance the Value of Place: Residents
and East Lansing initiated by many different are proud and others attracted as
players, and that these efforts all contribute Greater Lansing’s urban center
to cultural economic development, there becomes a geographically integrated
is minimal need to create new programs, arts, entertainment, and knowledge
but rather to understand how these efforts economy, and a business destination.”i
fit together within a larger context, and to i. Arts Council of Greater Lansing. (2009). ArtWorks: Creative Invention/
connect these existing initiatives with each Reinvention, A Collaborative Cultural Economic Development Plan
for Greater Lansing’s Urban Center. Lansing, MI. Available at: www.
other, and with the creative and cultural sector. lansingarts.org/Resources/CulturalEconomicDevelopmentPlan.aspx;

FUNDING administered by regional regranting agencies
The Arts Council of Greater Lansing has several across the state. The Arts Council of Greater
funding mechanisms that support artists and Lansing administers the program for Ingham,
Creative Placemaking. Eaton, and Clinton counties. In 2015, the
Minigrant program offered two opportunities:
“Ingham County Hotel/Motel Funds for 1) Arts Projects, and 2) Professional or
Arts & Tourism: Established to support the Organizational Development grants.
production of publicity and promotional
materials utilized to attract out-of-county yy Professional or Organizational
visitors into Ingham County. Awards up Development Minigrants: Provide up
to $11,500 are funded by 5% of Ingham to $1,500 in financial assistance, with a
County hotel/motel revenues. Nonprofit 25% match requirement, to assist arts
organizations located in Ingham County organizations, administrators, and artists,
established primarily for cultural, educational, with opportunities that specifically
artistic, historical, or entertainment purposes improve their business management
are eligible.”ii and/or bring the artist or the arts
organization to another level artistically.
“Program for Young Creatives: Provides Eligible applicants are nonprofit arts and
arts scholarships up to $1,500 for youth in cultural organizations, and professional
the Lansing area (age 5 to 17 with financial artists, located in Ingham, Eaton, and
need) to attend arts-related classes and Clinton counties.
programs. Local nonprofit organizations,
which provide programming dedicated to yy Arts Projects Minigrants: Provide up to
arts and cultural projects are eligible.”iii $4,000 in financial assistance, on a 1:1
matching basis, for locally developed,
“Michigan Council for Arts and Cultural high-quality arts and cultural projects.
Affairs Minigrants: Funded by the State of These are special opportunities to address
Michigan through the Michigan Council local arts and cultural needs, as well as
for Arts and Cultural Affairs and are increase public access to arts and culture.
Eligible applicants include nonprofit
organizations, schools, colleges/
universities, and municipalities located in
Ingham, Eaton, and Clinton counties.”iv
“Individual Artist Grant Program:

Competitive awards were established
to honor artistic excellence, advance the
professional work of individual artists in the
Greater Lansing Region, and to provide the
public with access to regional artistic talent.
The Arts Council provides $1,000 grants
to individual visual, performing, or literary
artists in two categories: 1) Emerging Artists,
Children being exposed to creative expression. Photo by the MSU

Community Music School. and 2) Established Artists.”v
ii. Arts Council of Greater Lansing. (2015). “Ingham County Hotel/Motel
Funds for Arts & Tourism.” Lansing, MI. Available at: www.lansingarts. iv. Arts Council of Greater Lansing. (2015). “MCACA Minigrants.” Lansing,
org/Funding/InghamCountyHotelMotelFundsforArtsTourism.aspx; MI. Available at: www.lansingarts.org/Funding/MCACAMinigrants.aspx;
accessed January 24, 2015. accessed January 24, 2015.
iii. Arts Council of Greater Lansing. (2015). “Young Creatives v. Arts Council of Greater Lansing. (2015). “Individual Artist Grant
Program.” Lansing, MI. Available at: www.lansingarts.org/Funding/ Program.” Lansing, MI. Available at: www.lansingarts.org/Funding/
YoungCreativesGrants.aspx; accessed October 12, 2015. IndividualArtistGrantProgram.aspx; accessed January 24, 2015.
Part Four 11-15

The City of East Lansing received funding from the Lansing Economic Area Partnership for the placement of six artistic bike racks in their downtown.
Photos by the MSU Land Policy Institute.
side and Michigan State University on the other Commercial Association (OTLCA) decided to make
(see above photos). The 2015 grant recipients lemonade out of lemons. The OTLCA’s mission is
include Grand Ledge, St. Johns, and Lansing. community and economic development in Lansing’s
historic and artistic Old Town. It raised $6,400 with
Other communities receiving grants since the the debut of the Old Town Scrapfest in 2009.
program began include: the City of St. Johns,
Meridian Township, the City of DeWitt, the Selected teams have an hour to collect up to 500
City of Mason, and DeWitt Township. Also, pounds of scrap metal from Friedland Industries
since Fall 2012, seven other greater Lansing and only two weeks to create a masterpiece made
communities have adopted public art policies exclusively of scrap metal. Finished sculptures are
as a direct result of LEAP’s Public Art for displayed in conjunction with Old Town’s annual
Communities grant program.16 Festival of the Moon and Sun in a silent auction.
On the next page are three photos of winning
Lansing Old Town Scrapfest entries from the 2015 Competition. For more
Expansion of a 20-year rejuvenation of Lansing’s Old information on the Old Town Scrapfest, visit:
Town (the original downtown of Lansing) appeared www.oldtownscrapfest.org/#2015nav; accessed
to be threatened by a major scrap metal company October 12, 2015.
adjacent to Old Town. The business has been there
since 1887 and is loud, attracts large heavy trucks, For more examples of Creative Placemaking in
and occasionally has high piles of old appliances and Michigan, see Table 11–3. These arts-related projects
other scrap metal. However, when it was clear that were made possible through the Public Spaces
Friedland Industries was not going to be moving, Community Places grant program, which was
enterprising place makers at the Old Town Lansing sponsored by the Michigan Economic Development
16. LEAP. (2015). “Placemaking and Public Art.” Lansing Economic Corporation and the Michigan State Housing
Area Partnership, Lansing, MI. Available at: www.purelansing.com/ Development Authority, in partnership with the
publicart; accessed January 24, 2015.
Michigan Municipal League.
See also Footnote 14.

First place winner of the 2015 Old Town Scrapfest (a whale, complete with Second place winner of the 2015 Old Town Scrapfest (a lighthouse). Photo
wheel, to simulate motion). Photo by the MSU Land Policy Institute. by the MSU Land Policy Institute.
CONCLUDING OBSERVATIONS
Arts, culture, and other creative works and activities
can make any place unique and help transform
it into an interesting and exciting place. Creative
Placemaking is focused on helping transform public
places into not merely more attractive and interesting
places, but also to help economically rejuvenate them,
and to spur further adaptive reuse, investment, and
new development in an area. The key is collaboration
among place makers and arts and cultural groups
around implementation of a common vision in which
arts and culture are a primary focus, and not an
afterthought. Efforts can often begin modestly with
LQC and Tactical Placemaking projects, and then Third place winner of the 2015 Old Town Scrapfest (a Praying Mantis). Photo
build upon those successes with larger projects that by the MSU Land Policy Institute.
help institutionalize the arts and culture into broader
Creative Placemaking efforts.
Part Four 11-17

Table 11–3: More Examples of Creative Placemaking in Michigan
Public Spaces Community Places Crowd-Funding MEDC Grant Total Total
Community Projects Amount Amount Funding Donors
Detroit Alger Theatre $25,910 $25,000 $50,910 258
Restore a local theatre as a community destination for arts, entertainment, and education; and create rooftop
patio for public gatherings and live music events.
Detroit Brightmoor Maker Space $31,700 $25,000 $56,700 147
Transform a vacant building on the campus of the Detroit Community Schools into a creative arts and
business incubator for both youth and adults.
Detroit The Harrowing $5,457 $5,000 $10,457 74
Perform site-responsive theater pieces in community gardens throughout the City that bring more attention
to the local food movement and its relationship to the arts community.
Detroit House Opera/Opera House $10,935 $10,000 $20,935 49
Transform a vacant house in Southwest Detroit into a new performance and arts space that focuses on
community engagement and storytelling.
Detroit Mosaics in the Park $15,061 $13,000 $28,061 88
Add eight large art mosaics to Stoepel Park in Northwest Detroit that reflect community history and aspirations,
and promote community pride.
Detroit Quarter Pop on Grand River $30,745 $30,000 $60,745 23
Establish arts incubator on Grand River Avenue that provides pop-up retail spaces at quarterly intervals to a
host of creative businesses to strengthen the surrounding neighborhoods.
Grand Rapids Avenue for the Arts [work] Space $11,765 $10,000 $21,765 116
Establish the headquarters and gallery for the Avenue Arts Council to serve as a public space that meets the
multilayered needs of the community.
Grand Rapids Urban Institute for Contemporary $10,315 $10,000 $20,315 113
Arts’ Exit Space Project
Install murals in currently blank urban spaces to increase vibrancy and build creative sense of place downtown.
Ironwood Ironwood Art Park $15,711 $10,000 $25,711 118
Transform a vacant parcel into public space with performance area/art displays that can be used for
various community events.
Lansing Expanding our REACH $49,365 $48,000 $97,365 289
Rehab the community art and education center in REO Town, along a key corridor of redevelopment.
Lansing Michigan Avenue Under the Bridge $50,995 $50,000 $100,995 118
Add lighting and murals underneath the U.S. Route 127 overpass to enhance accessibility and linkage at this
key gateway between East Lansing and Lansing.
Lincoln Park Kennedy Memorial Band shell $15,051 $15,000 $30,051 56
Repair an historic band shell to revitalize the public park with music and creative programs.
St. Clair Plaza Park $69,225 $62,500 $131,725 98
Transform an outdoor public space in an underused St. Clair Courtyard into a true City center for musical/
theatrical performances, seasonal use, and other community events.

Tecumseh Downtown Movies in the Park $16,811 $14,650 $31,461 76
Purchase a projector and inflatable screen to host community movie nights in Adams Park adjacent to City Hall.
Three Oaks Art and Education Center $21,848 $20,000 $41,848 193
Repurpose the former Village Hall as a community arts and education center operated by the School of
American Music.
These Public Spaces Community Places grant project successes are examples of Creative Placemaking. Sources: Patronicity. (2015). “New Public
Spaces Community Places Grant Incentivizes Vibrant Communities®.” Michigan Economic Development Corporation, Lansing, MI. Available at:
www.patronicity.com/puremichigan; accessed October 6, 2015. Table by the Land Policy Institute, Michigan State University, 2015.

1. Creative Placemaking involves projects and 5. Creative Placemaking efforts should be
activities that focus on arts, culture, and organized by community members, and
creativity in ways that help shape a place honor the existing community assets
where people want to live, work, play, shop, and local identity. Working together as a
learn, and visit. community to create a joint vision plan or
arts and culture plan helps ensure effective
2. Creative Placemaking has the power to placemaking efforts that infuse new life into
introduce art and culture into a public space public spaces and promote the local heritage
through physical design, accessory structures and culture of the region.
(such as sculptures), creative cultural and
entertainment activities, and performance art. 6. While some communities may feel they
lack the arts and culture assets necessary to
3. Creative Placemaking can help shape the initiate Creative Placemaking, they may have
identity of a community through the types of hidden expertise. Cultural industry jobs apply
arts and cultural places and activities found to everything from movies and theatre to
there. By stimulating interest through the architecture and museums, not to mention
arts and attracting people to these places, music teachers, art instructors, dance studios,
social interaction and civic engagement local bands, and other artistically inclined
grows throughout the community. These members of the community. All these local
activities and places should strive to attract all players have the power to engage in Creative
ages in order to fully realize the potential to Placemaking and create more vibrant, artistic
strengthen connectivity amongst all members public spaces within their downtowns,
of the community. neighborhoods, and community.
4. With the right strategies, Creative
Placemaking can foster economic
development through use and reuse of
vacant or underutilized land, buildings,
and infrastructure, and create new job
opportunities in construction, local
commerce, and cultural activities.
Policy
LandLand
MSU Institute
Institute
Policy
Part Four 11-19

CREATIVE STRATEGIC
Chapter 11 Case Example: ArtPrize® in Grand Rapids
“A
rtPrize® is a radically open,
independently organized
international art competition
and a 501(c)(3) nonprofit organization. For
19 days, three square miles of downtown
Grand Rapids, MI, become an open playing
field where anyone can find a voice in the
conversation about what is art and why it
matters. Art from around the world pops up
in every inch of downtown, and it’s all free
and open to the public.
It’s unorthodox, highly disruptive, and

undeniably intriguing to the art world and
the public alike.”i
ArtPrize® offers open calls for participating artists

and venues, is independently organized, and utilizes
public votes and juried awards. These features help
encourage active participation that welcomes all
types of registrants and incorporates a variety of
local businesses, organizations, and facilities to serve
as exhibition spaces. The event effectively takes over
downtown Grand Rapids for almost three weeks each
year in late September/early October, and energizes
the community with a colorful variety of artistic
expression on almost every downtown sidewalk and All ages take in the outdoor exhibits at the 2011 ArtPrize®. Photo
by the Michigan Municipal League/www.mml.org.
street corner.
Prize winnings are awarded in the following and statistics from ArtPrize® 2013 and illustrates the
categories: two-dimensional, three-dimensional, impact the event has on the community each year. In
time-based, and installation, with the jury also 2013, there were 1,524 entrants, $560,000 in awards,
awarding an Outstanding Venue prize. The info- and 446,850 votes cast.
graphic (Figure 11–2) highlights some key numbers Research conducted by Anderson Economic Group,
LLC, illustrates the immense economic impacts
ArtPrize® has on the City and surrounding region.
Their reports on the 2011ii and 2013iii ArtPrize® events
provide an economic analysis and attendee profile
that highlight the event’s power to draw hundreds
of thousands of visitors to Grand Rapids each year.
ArtPrize® 2013 attracted more than 225,000 total
attendees, with almost 8% traveling from outside the

state, and more than 49% traveling from outside of
ii. Watkins, S.D. and T.M. Theile. (2011). The Economic Impact of ArtPrize
2011. Anderson Economic Group, LLC, East Lansing, MI. Available
at: www.andersoneconomicgroup.com/Portals/0/upload/EcnImpct_
Indoor exhibitions at the 2011 ArtPrize®. Photo by the ArtPrize2011_AEG122011.pdf; accessed October 14, 2015.
Michigan Municipal League/www.mml.org. iii. Watkins, S.D., L.E. Branneman, and T. M. Theile. (2014). ArtPrize
2013: Economic Impact and Attendee Profile. Anderson Economic Group,
i. ArtPrize®. (2015). “Welcome to ArtPrize®.” Grand Rapids, MI. LLC, East Lansing, MI. Available at: www.andersoneconomicgroup.com/
Available at: www.artprize.org/about; accessed May 5, 2015. portals/0/artprize_2013econimpact_aeg010914.pdf; accessed May 5, 2015.

Figure 11–2: Data from the 2013 ArtPrize®
Source: ArtPrize®. (2013). Curiosity Rewarded. ArtPrize 2013 Annual Report. Grand Rapids, MI. Available at: http://s3.amazonaws.com/ap_production/assets/
uploads/ArtPrize_2013_Annual_Report.pdf; accessed May 5, 2015.
dollars going towards local shopping, dining, lodging,

and other goods and services. Overall in 2013, the
economic impact from ArtPrize® was more than $22
million in net new output, including $6.3 million
in earnings and 253 jobs. The report concludes that
along with these immediate economic impacts, an
annual event such as ArtPrize® contributes positively
to the culture and reputation of a locale, with long-
term intangible benefits such as cultural enrichment,
Street performers fill the streets during the weeks of ArtPrize®.
increased social capital, and awareness of the region.iv

The ArtPrize® website offers a wealth of resources on
the county. Visitors and local attendees combined to the event, including a history of past contest winners,
generate more than $11.5 million in net new spending, key dates, ArtClub and ArtFan membership options,
with local expenditures from event operations also as well as an official ArtPrize® blog. For further
generating $1.2 million in new spending. The average information, visit: www.artprize.org/.
spectator spent $30 per day that otherwise would
not have been spent in the Grand Rapids area, with iv. See Footnote iii.
Part Four 11-21

Chapter 12:
Historic automotive showroom and repair center was converted into lofts to meet the growing demand for housing in Midtown, Detroit,
MI. Photo by the MSU Land Policy Institute.

INTRODUCTION
M
ichigan’s
contribution to
placemaking
has been defining the
characteristics of a targeted
form of placemaking.
Economic development,
in general, and talent attraction and retention, in
STRATEGIC
particular, is the ultimate objective of creating quality
places by means of Strategic Placemaking. There are
some outstanding successes, such as Campus Martius
and Midtown in Detroit (see the Case Examples at Access to transit options plays a key role in Strategic Placemaking, such
the end of Chapters 1 and 13). Strategic Placemaking, as the People Mover in downtown Detroit, MI. Photo by the Michigan
as the name indicates, is intended to be used Municipal League/www.mml.org.
strategically to achieve specific economic development
ends, such as to create the kinds of places that are apply it. Examples are provided to help illustrate
attractive to talented workers. Once talented workers the opportunities. One of the most common
start to aggregate, new businesses (and jobs) follow. examples follows.
Imagine a medium- to large-sized city that is

Strategic Placemaking Strategic Placemaking
very walkable with a high-density node along an
requires focusing on a
requires focusing on few specific places within existing transit route (or a planned new higher
speed line, such as Bus Rapid Transit) is targeted for
a few specific places a metropolitan area, and
development of new Missing Middle Housing (see
then concentrating a
within a metropolitan relatively narrow range of Chapter 2 (pages 2-23 and 2-24)). The preferred
area, and then projects in those areas— market is Millennial talented workers and Baby
Boomers that want to live with convenient access
concentrating a such as transit-oriented
to downtown and its world-class arts, culture, and
development (TOD)
relatively narrow at key nodes on a key entertainment options. The node should be on a
corridor that is already focusing on this type of
range of projects in transit corridor. These
development. This would be shown in the local
could be large or small
those areas. . . projects in a targeted master plan and recognized as a target area for
area, and they could be initiated at the same time, Strategic Placemaking in the regional economic
or be spread out over time. Small projects might be development plan. There should be a Target Market
stand-alone Standard Placemaking projects, but when Analysis (TMA) already completed that identifies
implemented over a short period of time, they can the specific characteristics of this market and
assist with talent attraction or retention and, hence, helps define the physical features to be provided
with economic development. For example, a mixed- in the units to be constructed. The units should be
use low- to moderate-income housing rehabilitation affordable for the target market and adaptable to
project, a new green pathway project, or improvements upgrading over time. The project site should be on
to a public square for musicians or dancers to perform land that is affordable and not more than a 1/4 mile
on, would normally all be Standard and/or Creative from a transit stop. Neighbors should have been
Placemaking projects/activities. However, if they involved in the creation of the local neighborhood
were part of a local plan, were executed in a small plan and a form-based code (FBC) for the area
geographic area, and took place in a simultaneous through a charrette. The project design should be
time frame, they could be considered Strategic consistent with the plan and FBC.
Placemaking when used to attract talented workers. This kind of project is an example of Strategic
This chapter explains what Strategic Placemaking Placemaking, because it targets the creation of a
is, why it is important, and how and where to quality place in a location desired by talented workers

S
trategic Placemaking is a process involving Strategic Placemaking embraces a wide range of
projects/activities designed specifically to projects and activities, and is pursued by the public,
attract or retain talented workers in targeted nonprofit, and private sectors on a targeted basis for
locations that presently are, contribute to, or result as long as it is beneficial.
in: quality, sustainable, human-scaled, pedestrian-
oriented, bicycle-friendly, safe, mixed-use, broadband- Examples include:
enabled, green places that feature many recreational, Projects: Mixed-use developments in key
arts and culture, transportation, and housing options, centers (downtowns), at key nodes, along
and that show respect for historic buildings, public key corridors (especially bus rapid transit
spaces, and broad civic engagement. (BRT) lines). Can include rehabilitation and
Strategic Placemaking aims to create places that new construction; green pathways to parks
are especially attractive to talented workers and and watercourses; entertainment facilities;
entrepreneurs, so that they want to be there, and social gathering places.
and live there, and by so doing, they establish
circumstances for substantial job creation and Mixed-use developments can include
income growth. But, many communities in the rehabilitation of historic or obsolete
Midwest and the Great Lakes states are not structures, as well as new construction.
competitive in the place amenities necessary to A common target area for Strategic
attract and retain talented workers. This means Placemaking is a high-volume, or BRT
revitalization must increase population density, corridor with key nodes at major stops
housing, and transportation choices, as well as in a dense part of a city (e.g., Woodward
urban amenities like mixed uses, and improved Avenue in Detroit, Michigan/Grand River
streetscapes, with outdoor seating, connected green Avenues in Lansing/East Lansing, and
spaces, and improved walkability and bikeability. Michigan Street in Grand Rapids), or
The main goal of Standard Placemaking is to within a metropolitan area (e.g., downtown
create quality places throughout a region. Strategic Ferndale and downtown Birmingham are
Placemaking has an additional goal of attracting important connecting nodes on a future
and retaining talented workers in targeted Woodward high-volume transit line).
locations. There is a secondary benefit of this focus. Mixed-use, transit-oriented development
Places that attract talented workers also tend to be of (TOD) would be the project type of most
interest to people of nearly all ages. value for Strategic Placemaking, as it would
provide housing for talented workers near
Strategic Placemaking has grown out of the these major transit stops where a wide range
efforts of the MIplace™ Partnership Initiative (see of land uses and entertainment businesses
the sidebar in Chapter 1 (page 1–9)). Strategic would be located.
Placemaking has become one of Michigan’s
primary economic development tools that is Activities: Frequent, often cyclical events
directly tied to a host of other talent attraction and (e.g., every quarter) targeted to talented
retention programs run by the Michigan Economic workers, as well as other arts, cultural,
Development Corporation (MEDC), in cooperation entertainment, and recreational activities that
with regional and local partners across the state. See add vitality to quality places and attract a
wide range of users.
Institute
the sidebar on the next page.

Policy
LandLand
MSU Institute
Policy
Part Four 12-3

Michigan Economic Development Corporation
W
ithout vibrant places to live and play, of transformational community projects and be backed
Michigan’s businesses would be challenged by the State, dollar for dollar, up to $50,000. The
to attract and retain the talented workforce program is available to municipalities with projects that
they need to grow. The “Community Vitality” pillar focus on the “activation of public spaces and community
of the State’s economic development strategy deploys places,” such as an outdoor plaza or park enhancements,
programs to facilitate the reinvigoration of cities and and that have established public awareness and
villages across Michigan. The Michigan Economic local momentum. The PSCP can greatly influence
Development Corporation’s (MEDC) placemaking community placemaking efforts by partnering with local
efforts are focused on optimizing federal and state efforts to transform public spaces in their community.
funding sources to spur private investment for For more information on project examples, see Tables
community revitalization, and delivering services 9–1 (pages 9–20 and 9–21) and 11–3 (page 11–18).
to help municipalities adopt best practices for
redevelopment readiness. Finally, through the Community Revitalization
Program (CRP) the MEDC promotes the revitalization
The MEDC administers the Redevelopment Ready of brownfields and/or historic resources that are located
Communities® Program (RRC) that assists Michigan in traditional downtowns. The program is designed to
communities seeking to streamline the development provide gap financing in the form of a grant, loan, or
approval process by integrating transparency, other economic assistance. The level and form of support
predictability, and efficiency into daily development is determined based on a financial needs analysis.
practices. The RRC is a statewide program that The CRP ensures that underutilized properties are
certifies communities who actively engage stakeholders transformed to productive use.
and plan for the future. The RRC empowers
communities to shape their future by assisting in the For more information, visit: www.michiganbusiness.
creation of a solid planning, zoning, and development org/. For more information on the RRC Program,
foundation to retain and attract businesses, investment, the PSCP Program, and the CRP, click on the
and talent. Community placemaking efforts are source links below.
supported through RRC, by encouraging a strong Sources: MEDC. (2015). “RRC Communities.” Michigan
foundation of community development practices, Economic Development Corporation, Lansing, MI. Available
at: www.michiganbusiness.org/community/development-
creating attractive places throughout the state. assistance/#communities; accessed April 29, 2015.
MEDC. (2015). “Public Spaces & Community Places” Michigan
More recently, the Public Spaces Community Economic Development Corporation, Lansing, MI. Available at:
www.michiganbusiness.org/community/public-spaces-community-
Places Program (PSCP) was designed by MEDC in places/; accessed April 29, 2015.
collaboration with the Michigan Municipal League, MEDC. (2015). “Michigan Community Revitalization Program.”
and provides matching grants for crowdfunded Michigan Economic Development Corporation, Lansing, MI.
Available at: www.michiganbusiness.org/community/development-
public space projects through Patronicity, an online assistance/#mcrp; accessed April 29, 2015.
crowdfunding platform. The first of its kind in the
country, local residents can be part of the development
and others who desire the same type of location. opportunities will arise, and new businesses accessible
These projects are not yet widespread in the Midwest by transit will be created.
and the Great Lakes states.
This sequence of events begins with significant public
These projects initially need to be aimed at just a forethought and planning. It is best accomplished in
few locations at a time, otherwise the benefits of a community with the following interconnected and
concentration of new people will not work. These consistent plans already in place: a comprehensive
projects must result in the desired new activities that local master plan, a neighborhood plan, or other
further stimulate additional development and attract subarea plan (such as a corridor or node plan). The
more talent. As the talent aggregates, new business target locations for talent attraction and retention

Following is a discussion of this material in more
detail, so the reader can more clearly see what is
meant by Strategic Placemaking, and why certain
types of development projects do not qualify as this
type of placemaking project.
TARGETING A FEW LOCATIONS

Unlike all other types of placemaking, Strategic
Placemaking is specifically targeted to a few locations
within a city or metropolitan area. The reason is
very simple: Unless the community has a large and
Brighton, MI, has focused on attracting investment in its downtown and rapidly growing population, a great abundance of
main street. Photo by the Michigan Municipal League/www.mml.org. quality places, and a culture supportive of developers
building high-density development along transit lines,
through Strategic Placemaking should be clearly a community will not have the necessary staff or fiscal
identified in these plans, and those locations and resources to provide adequate support for Strategic
the type of development should also be reflected Placemaking projects. This characterization applies
in regional plans, such as land use and economic to mid-sized and large communities in most of the
development plans. A TMA should have already been Midwest and the Great Lakes states. This part of the
performed. The community should be certified by the country is barely experiencing population growth.
State as a Redevelopment Ready Community® (see Many communities are struggling to attract and retain
the sidebar in Chapter 7 (page 7–5)) or already on the talented workers, because they do not have many of the
path to achieve that certification. If target areas for kinds of quality places these workers are looking for.
Strategic Placemaking include the downtown, then There are exceptions like Minneapolis, MN; Chicago,
the community should participate in the Main Street IL; Grand Rapids, MI; Madison, WI; Ann Arbor, MI;
program (see the sidebar on the next two pages). and parts of Detroit, MI, but these are a fraction of all
A few characteristics are common to many Strategic the cities in each of these states. Other legacy cities
Placemaking projects: around the nation suffer from similar challenges.
Should be located in a place that is already If state and local resources are to be leveraged for
walkable (or is receiving improvements) with maximum employment and income generation benefits,
good transit; that means it has good existing then target areas need to be small, and new development
density and vacant land, or land or buildings of the type desired must be constructed over relatively
that could be redeveloped for more density. short periods of time. That means much of the market
for new construction and rehabilitation must take
Should be in targeted centers (downtowns), place in these target areas . . .Much of the
and nodes on a few key corridors. and not be scattered or
spread across the city or market for new
Transit-oriented development is a common
Strategic Placemaking development type.
over the metropolitan area. construction and
Fortunately, as most of
the TMAs are showing, rehabilitation must
Projects are often more connected to private
new development or redevelopment than the market for rental and take place in these
owner-occupied housing
other types of placemaking that focus more
is in a few downtowns, target areas and
on public spaces.
not be scattered
and at nodes, along key

Standard, Creative, and Tactical corridors. Much of this
Placemaking projects could proceed, follow, demand can be met with
or spread across
or occur at the same time as Strategic Missing Middle Housing the city or over the
Placemaking projects (see Chapter 13). in places where there is a metropolitan area.
growing market. The result
Part Four 12-5

of success will be more and more young adults staying in usually have higher educational attainment and
Michigan after college or trade school education. As this higher incomes. Talented workers also often have
talent concentrates, more businesses will locate here or higher disposable incomes, because while housing
expand existing operations. While it is traditionally the costs are higher, transportation costs are much lower,
case that jobs are there first and workers are attracted to due to the availability of good public transit and
them, as noted in Chapter 2 that is increasingly not how private transportation choices. Add to that the higher
the contemporary global economy works. Now talented density of the housing and there will be more money
workers are often attracted to an area first, because of circulating in that area, this stimulates even more new
the quality of a place, and then businesses and jobs business activity and jobs. Property values will also
follow, or entrepreneurs among the talented workers rise, helping municipalities meet the associated public
create their own jobs. service costs and even begin improvements in the
next area desired for targeting.
As more talented workers and jobs aggregate in
a particular small area, even more private sector The narrow focus of Strategic Placemaking projects
investment in that area (and elsewhere) will be more readily permits measuring impact and more
stimulated. This is partly because talented workers timely adjustment of strategies. Figure 12–1 illustrates
Michigan Main Street Program
T
he Michigan Main Street (MMS) Program
evolved out of the National Main Street Program
and has focused on many elements associated
with creating quality places that endure. One of the
most important elements is the recognition that
historic buildings have good form that warrants
preservation. Historic buildings frame the public realm
and make unique places for human-scale business
transactions, social gatherings, and other activities.
The MMS Program works to sustain quality

downtown buildings, businesses, and activities through
a four-part program that focuses on Organization, Boasting small town charm, Portland’s main street is an example of
Promotion, Design, and Economic Restructuring. a traditional main street that is also part of the Michigan Main Street
Program. Photo by the MSU Land Policy Institute.
Each of these program elements is described in more
detail below. Volunteers are coordinated and supported by a paid
program director. This structure not only divides the
ORGANIZATION workload and clearly delineates responsibilities, but
An organization establishes consensus and cooperation also builds consensus and cooperation among the
by building partnerships among the various groups various stakeholders.
that have a stake in the commercial district. By getting
everyone working toward the same goal, a MMS PROMOTION
Program can provide effective, ongoing management Promotion takes many forms, but the goal is to create
and advocacy for the downtown or neighborhood a positive image that will rekindle community pride
business district. Through volunteer recruitment and and improve consumer and investor confidence in the
collaboration with partners representing a broad cross- commercial district. Advertising, retail promotions,
section of the community, the local MMS Program special events, and marketing campaigns help sell the
can incorporate a wide range of perspectives into its image and promise of Main Street to the community
efforts. A governing board of directors and standing and surrounding region. Promotions communicate
committees make up the fundamental organizational the unique characteristics of the commercial district,
structure of volunteer-driven revitalization programs. draw attention to business establishments, and

the difference between Standard Placemaking projects Which centers, nodes, and corridors should be targeted
and activities, and Strategic Placemaking activities. for Strategic Placemaking within the T3–T6 zones in a
metropolitan area? This question is easy to answer, but
Strategic Placemaking projects that receive public somewhat abstract. Figure 12–3 attempts to illustrate
support will be limited to places where they have the answer. It depicts a portion of a metropolitan
the greatest potential to attract or retain talented area. The large city (in blue), in conjunction with
workers. This means in the T5 and T6 zones, and to three adjacent suburban townships (in light green),
a lesser extent in the T4 and T3 zones, respectively. serves the region as a Center of Commerce and
See Figure 12–2. There is little potential to attract Culture. The red squares represent downtowns (in the
or retain significant numbers of talented workers in large city, as well as in small towns), and the yellow
the T1 and T2 zones, notwithstanding the enormous areas are key nodes, along key corridors (red lines),
importance of those areas for food production, and which connect the centers and nodes.
for recreation and leisure activities, especially for
urban dwellers in the T4–T6 zones. Standard Placemaking could take place anywhere in
these communities. Strategic Placemaking would take
place in the centers, and within key nodes on selected
provide activities to shoppers, investors, potential and merchandising skills of business owners, and
business and property owners, and visitors. attracting new businesses that the market can
support. Converting unused or underused commercial
DESIGN space into economically productive property also
Design means getting the Main Street into helps boost the profitability of the district. The goal
top physical shape and creating a safe, inviting is to build a commercial district that responds to the
environment for shoppers, workers, and visitors. It needs of today’s consumers.
takes advantage of the visual opportunities inherent
in a commercial district by directing attention to all The MMS Program has an impressive record of job
of its physical elements: public and private buildings, and economic impacts, as documented by Donovan
storefronts, signs, public spaces, parking areas, street Rypkema from PlaceEconomics in a recent study. More
furniture, public art, landscaping, merchandising, than $200 million in buildings, infrastructure, and public
window displays, and promotional materials. An improvements have been invested over the first 10 years
appealing atmosphere, created through attention of the program. Nearly 250 new businesses have opened
to all of these visual elements, conveys a positive and more than 1,300 new jobs have been created. Plus,
message about the commercial district and what it $6.6 million has been put back into the state through
has to offer. Design activities also include instilling the rehabilitation and preservation of 700 buildings.i
good maintenance practices in the commercial
district, enhancing the district’s physical appearance For more information, visit:
through the rehabilitation of historic buildings, www.michiganmainstreetcenter.com.
encouraging appropriate new construction, Oakland County has its own Main Street Program
developing sensitive design management systems, and that has operated since 2000 with very impressive
educating business and property owners about design outcome measures. For more information, visit: www.
quality and long-term planning. oakgov.com/advantageoakland/programs/Pages/
ECONOMIC RESTRUCTURING main-street.aspx; accessed October 15, 2015.

Economic restructuring strengthens a community’s
existing economic assets, while diversifying its i. PlaceEconomics. (2014). Ten Years of Excellence: The Economic Impacts of
economic base. This is accomplished by retaining and Main Street in Michigan. Prepared for the Michigan Main Street Center
and the Michigan State Housing Development Authority, Lansing,
expanding successful businesses to provide a balanced MI. Available at: http://michiganmainstreetcenter.com/LinkClick.
commercial mix, sharpening the competitiveness aspx?fileticket=RdM1-KJsL0k%3d&tabid=83; accessed January 26, 2015.
Part Four 12-7

Figure 12–1: Differences between Standard and Strategic Placemaking
Means Goal
Placemaking projects and

activities using primarily local
and private funds, and possible
state and federal funds. Quality Places
Throughout
Targeted Region or
Strategic Placemaking Locations: Community
projects and activities using •Centers,
local, private, and targeted •Nodes, and
state and federal funds. •Corridors.
Figure 12–2: Target Locations for Strategic Placemaking

Strategic Public Actions*
to Support Placemaking
SUB-URBAN
*Actions: Key Employment/Transit Corridors

Planning
Regulation
Nodes Nodes Center Center
Investments
Thicker the arrow
the greater the
focus/emphasis in
this zone
Source: Figure by the Land Policy Institute, Michigan State University, 2013. Transect graphic by the Center for Applied Transect Studies, 2008.

Figure 12–3: Centers, Nodes, and Corridors
Village
Small
Town
Freeway
Small
Town
Small
Town Large City
Center of
Suburban
Village
Commerce
Township and Culture
Center
Suburban
Township Key Corridor
Village Key Node
Small
Town
corridors. Target areas for Strategic Placemaking need Targeting in the . . .Targeting Strategic
to be much more refined than just in the downtown or adjoining suburbs will
on key corridors. There is inadequate private or public likely be in even fewer
Placemaking in a large
money to support or service new development or places initially. The city that serves as a
redevelopment in all of the land within these areas. If challenge there is that
the resources are not concentrated in small areas at first, the target locations
regional center would
then there will not be enough activity to get the desired must be very walkable occur at and very near
result. Only when the concept has been successfully with an existing key nodes with major
demonstrated in a metropolitan area will the private dense (or soon to be
sector largely take over and the public role on Strategic dense) population. transit stops along
Placemaking diminish (although the public role will The location must the key corridors, and
probably increase in Standard, Creative, and Tactical be on a major transit
Placemaking projects in other places to stimulate the line. These parameters in a few opportune
private sector to make more investments in those areas). alone will dramatically locations downtown. . .
reduce possible target
So, targeting Strategic Placemaking in a large city locations in second-tier suburbs around a major city
that serves as a regional center would occur at and like Detroit, or in first-tier suburbs around a smaller
very near key nodes with major transit stops along city like Kalamazoo or Lansing. In addition, first-tier
the key corridors, and in a few opportune locations
suburbs like Ferndale and Wyandotte would be prime

downtown, such as on major transit lines very near targets, because they were largely built with T4 and
to major anchor institutions like universities and T5 densities around a traditional neighborhood model
hospitals, or emerging high-tech centers. Target areas with commercial at key nodes, along major streets.
are unlikely to extend more than one block from these
points initially, but gradually would be expanded out as Targeting for Strategic Placemaking in small towns
successful projects are completed and demand grows. is more straightforward. It occurs on the blocks that
comprise the central part of main street, downtown.
Part Four 12-9
. . . Target locations It would focus first on an improved or heightened sense of place. Enhancing
retrofitting mixed-income the emotional connection to a place for a large number
[in suburbs] must be housing in the upper of people by unlocking some of the potential of a place
very walkable with an stories of downtown through efforts to improve its form and amenities, and
buildings with ground- by activating the public spaces, contributes to a stronger
existing [or expected] floor retail. This is done in desire on the part of many to be there. It is then easier
dense population. . . large old brick buildings for public, private, and often nonprofit entities to invest
with no setback from there in helping to create an even higher quality place.
on a major transit the sidewalk. On the
line, [preferably] . . . backs of these blocks By targeting within a metropolitan area in this fashion,
new talented workers attracted to this place will
a traditional it could involve a new
have multiple housing and transportation options all
multistory residential
neighborhood model building, or rehabilitation within walkable, mixed-use environments. Residents
in low-density neighborhoods that do not support
with commercial at of warehouses or other
new higher density residential development nearby
buildings into mixed-use
key nodes, along development (with retail will not be affected, as it will be constructed in places
already served by infrastructure adequate for the higher
major streets. on the first floor, possible
density. In contrast, all the residents of the adjoining
offices on the second floor,
and residential above that). The building heights for neighborhoods will benefit from the new retail and
new buildings would be at least two stories tall with service opportunities that will follow new dwellings and
final height depending on what is already present and residents in the area. As more workers move into the
appropriate among the area, more money will circulate, businesses will improve,
Targeting for Strategic existing building stock, incomes will rise, more investment will be made, and
additional workers will be attracted, continuing to
Placemaking in small and capped by the height support the cycle. Property values will also start to
towns . . .would focus of existing buildings
unless the demand was rise, as will city general funds, with the additional tax
first on retrofitting so great that additional revenues available to continue to improve public places
height was warranted. and public services. See Figure 12–4 for examples of
mixed-income projects that could be considered Strategic Placemaking
housing in the upper Strategic Placemaking projects if based on a local plan with broad civic
projects in smaller engagement and deliberately implemented.
stories of downtown communities could
buildings with also be created by the Creating quality places in targeted locations is not
deliberate concentration new, it has been done in downtowns for a long time.
ground-floor retail. of multiple Standard As a major job center, the retail heart of many cities
Placemaking projects in the same small area within (and sometimes of whole metropolitan regions),
a short period of time. An example would be a major as well as the civic heart of most communities, the
effort to improve a key downtown street with new downtown is the most logical and first place to begin
street trees, street furniture, improved signage, and Strategic Placemaking. This is easiest to accomplish
historic façade restoration, along with construction if the community already values the downtown, and
of new dwelling units above retail stores on the main along with the private sector, has invested in assuring
street and connecting streets. If spread over time, these its future success. Aggressive and consistent support of
would be Standard, Creative, or Tactical Placemaking the downtown through engagement in the Michigan
projects. They are not likely to have the same talent Main Street (MMS) Program will pay off handsomely.
attraction and retention benefits if spread over a long If your community already has an MMS Program it
time, but they certainly will still improve the quality is a great place from which to build a placemaking
of the downtown to the benefit of everyone who lives initiative. If a community is not a participant in the
there and should still be supported. MMS Program it should seriously consider it.
Coordinated placemaking activities in public spaces, Because Strategic Placemaking projects often have
especially over a short period of time, can contribute to a cross-functional reach (housing, multi-modal

Figure 12–4: Examples of Strategic Placemaking in Michigan – Before and After
Before After
Green space connection between high-activity Dequindre Cut, Detroit.

nodes, Dequindre Cut, Detroit.
Undersized transit station, East Lansing. Larger multi-modal transit station, East Lansing.
Historic brewery abandoned for Redeveloped building into apartments

decades, Escanaba. and commercial uses, Escanaba.
Sources: Figure by the Land Policy Institute, Michigan State University, 2015. Photos by the Community Foundation for Southeast Michigan
(top row left), the Michigan Municipal League/www.mml.org (top row right, and bottom row left and right), and the MSU Land Policy Institute
(middle row left and right).
Part Four 12-11

Michigan Land Bank Fast Track Authority
T
he Michigan Land Bank (MLB) Fast Track sprawl and allow for the rehabilitation of homes and
Authority works to restore property throughout businesses in neighborhoods throughout the state.
the state to a functional, productive use,
consequently stimulating Michigan’s economic Thanks to a $1 million loan from the Brownfield
growth. There are several ways that the MLB Revolving Loan Fund through the EPA, the MLB
accomplishes its goals, including demolition funding, also can give aid for the cleanup of brownfield sites
Expedited Quiet Title and Foreclosure Actions, throughout Michigan in the form of loans and
and various U.S. Environmental Protection Agency sub-grants. The redevelopment of these brownfields
(EPA) grants. The MLB aids in placemaking is supported with hopes that they will become
efforts through clearing away blighted structures, successful commercial enterprises that can create
encouraging developers to utilize the properties at a jobs and revenue. This also would increase the value
reduced expense, and creating marketable places that of surrounding properties and aid in the creation of
people want to visit. more complete city business districts.
The MLB has several demolition funding programs, For more information, visit: www.michigan.gov/
including the Neighborhood Stabilization Program, landbank; accessed April 22, 2015. For more
the Blight Elimination Program, and the Hardest information about the programs and funds mentioned
Hit Fund Program. These programs offer various above, click the source links below.
amounts towards the demolition and removal Sources: MSHDA. (2015). “Neighborhood Stabilization Program 2.”
of blight throughout the state, which allows for Michigan State Housing Development Authority, Lansing, MI. Available
at: www.michigan.gov/mshda/0,4641,7-141--217713--,00.html;
the redevelopment of foreclosed properties and accessed May 13, 2015.
increases land bank capacity. Expedited Quiet Title MLB. (2015). “Blight Elimination Program.” Michigan Land Bank
Fast Track Authority, Lansing, MI. Available at: www.michigan.gov/
and Foreclosure Actions are ways for the MLB to landbank/; accessed April 29, 2015.
stabilize neighborhoods, and allow for redevelopment MLB. (2015). “Hardest Hit Fund (Reprogramed Funds).” Michigan Land
of certain properties. The MLB initiates these actions Bank Fast Track Authority, Lansing, MI. Available at: www.michigan.
gov/landbank/; accessed April 29, 2015.
to clear the title on properties, which then creates
EPA. (2010). “Brownfields 2010 Revolving Loan Fund Grant
a marketable title on the land. This service can be Fact Sheet Michigan Land Bank Fast Track Authority.” Region 5
provided at a reduced cost to local governments, Brownfields Team, U.S. Environmental Protection Agency, Chicago,
IL. Available at: http://cfpub.epa.gov/bf_factsheets/gfs/index.
developers, and nonprofits to ensure timely cfm?xpg_id=7310&display_type=HTML; accessed May 13, 2015.
redevelopment of the land. These programs eliminate
Example of a town center rendering in the suburb of Macomb Township.

Illustration by Gibbs Planning Group, on behalf of Macomb Township.
Example of neighborhood commercial and mixed use in Howell’s
Town Commons. Photo by the MSU Land Policy Institute.

transportation, economic development, etc.), they are prevent it from losing its value/meaning by others who
often larger, more complicated, and involve investments are attempting to call everything placemaking.
of private, public, and sometimes nonprofit funds. In
part, this is why there are higher levels of community Strategic Placemaking is place-based economic
planning involved (projects should be consistent with development not only because of its talent attraction
neighborhood, local, and regional plans, as well as with and retention focus, but also because of the amenity
statewide talent attraction and retention priorities). improvements that are typically present, or made
The broad public involvement that should be a part coincident with related projects in a particular
of the development of these plans helps to build deep location. But, not all place-based economic
community support once a few of these projects are development is placemaking, let alone Strategic
approved and constructed. But, the process is likely to be Placemaking. For example, a tool and die company
of better quality with less uncertainty in the outcome if locating in an established industrial park is not a
the actual project design is not finalized by the developer Strategic Placemaking project—but it is an economic
until after robust stakeholder involvement—usually development project that has its own set of goals
through a formal charrette process. It is critical to build and benefits. Traditional economic development and
the proper form, as well as the right mix of land uses and placemaking each needs to be pursued in communities,
functions for the place on the transect, or the right mix but they should not be confused with one another
of social opportunity will not result in quality activities. nor should the term “placemaking” be distorted by
applying it to every economic development activity,
The sidebar on the next two pages restates the formula because it will not fit most of them.
for effective placemaking presented in Chapter 1
and lays out what this formula requires in order to be To further clarify this distinction, let’s examine some
successful. It also provides some of the key reasons examples of projects that are not considered to be
why the formula leads to economic prosperity. Strategic Placemaking. In some cases, these projects
could become Strategic Placemaking if they were
EXAMPLES THAT ARE NOT CONSIDERED TO revised in the manner indicated. Many of these are
BE STRATEGIC PLACEMAKING examples of Standard Placemaking, but they are not
There is a strong tendency for some people to try to examples of Strategic Placemaking.
stretch the newest approach to community betterment
in order to apply it to a lot of projects and activities Typical Economic Development
that are already underway. In this case, that means Projects that are NOT Considered to be
using the word “placemaking” to reference projects that Strategic Placemaking
really are not considered to be placemaking. This may Strategic Placemaking is distinguished from typical
be done as a way to try to “belong,” or to not be “left economic development projects that are, at their
out” from the allocation of any resources or benefits core, job-creation developments, because such
that may help a project. It may be done as a marketing projects rarely focus on improving the quality of the
ploy “to stand out,” or to shift attention away from place. Where they do, they even more rarely focus
controversial elements of a project. However, if this on improving the form of the place and making
happens too often, then the technique loses much of it walkable and connected to other contiguous
its value, because in this case, “placemaking” is not a term properties. To be considered Strategic Placemaking,
that covers everything that a community does, and is not an economic development project needs to:
intended to replace existing tools. Rather, it is intended Be in a targeted area for placemaking (that is
to supplement those tools when used in the right place at identified in a plan);
the right time. Remember Figure 1–8 in Chapter 1
(page 1–33) on the Application of the Four Types of Have the proper physical form for the area
Placemaking, placemaking is not a typical community in question; and
or infrastructure development, nor exclusively economic
development—although it has elements that overlap all Directly and significantly contribute to new
three of those areas at some point. The authors of this public activity in the area after construction of
guidebook are using a purposely distinct definition of the economic development project, and lead to
placemaking (and its various subtypes) in order to help the desired public activity response in that place.
Part Four 12-13

How to Create Economic
Prosperity through Strategic Placemaking
FORMULA FOR CREATING QUALITY 5. Requires involvement of public and key
PLACES WITH A STRONG SENSE OF PLACE stakeholders in the creation of these strategies.
T
o capitalize on scarce resources, targeting
Strategic Placemaking projects in centers 6. Requires integration of these strategies
(downtowns) and within key nodes along key into local master plans and economic
corridors will be most effective for the creation of development plans.
quality places. The formula below is a good reminder 7. Requires understanding that “the
of the elements needed to create a strong sense of competition” is not nearby communities, but
place and why those elements work. others far away, and that success depends on
Proper Mix of Land Uses and Functions working collaboratively on a regional basis.
+ Proper Physical Form 8. Requires a commitment to implementation,
+ Proper Mix of Social Opportunity over an extended period of time, where each
_________________________________________ stakeholder group does their part.
= Quality Activities in Quality Places and a WHY THIS FORMULA LEADS TO
Strong Sense of Place ECONOMIC PROSPERITY
WHAT THIS FORMULA REQUIRES TO BE 1. Rising population, employment, and incomes
SUCCESSFUL IN TARGETED CENTERS, leads to economic growth.
NODES, AND CORRIDORS
2. Economic growth can only occur by
1. Requires the use of placemaking techniques increased consumer spending, private and
in a particular way, called “Strategic public investment, or both.
Placemaking,” in order to make targeted places
more attractive to people and businesses. 3. The biggest attractor to new and
expanded businesses is the availability of
2. Requires targeting of resources to a few a talented workforce.
locations in each economic region: Certain
centers (especially downtowns), and at key 4. As jobs have increased in complexity and
nodes, along a few key corridors. amount of education and training required;
competition has grown (globally) for
3. Requires targeting specific populations for talented workers.
their job-producing benefits, particularly:
Talented Millennials, special skilled workers 5. Talented workers are mobile and
needed by local anchor institutions, well- increasingly choose to live in locations with
educated immigrants, entrepreneurs, and in many amenities.
some cases Baby Boomers (especially those
who want to start businesses, and those who 6. Attractive locations for talented workers
can be served by educational and medical tend to have a wide range of arts, cultural,
anchors (eds and meds)). entertainment, and recreational options. They

have unique physical characteristics and are
4. Requires strategies that are built on local built on the assets of the community and
assets; particularly important are anchor region in which they are located.
institutions (like eds and meds); innovative
technology companies; and local natural and
cultural resources.

7. Communities without these characteristics 9. Placemaking is the process of creating quality
run a great risk of falling further behind places where people want to live, work, play,
the competition by not improving the shop, learn, and visit. Placemaking is an
quality of key places in the community, intentional action on the part of the public,
consequently decreasing opportunities for nonprofit, and private sectors working
social engagement and new investment. together. Strategic Placemaking is a type of
placemaking designed to attract and retain
8. The physical form of development is critical talented workers to/in quality places.
to creating places that can attract and retain
quality workers. Historically, cities were 10. Successful placemaking also has the benefit
pedestrian-based with human-scale building of improving the quality of life for everyone
and street form. The older parts of many that already lives in a community. It may
cities still have these characteristics—and can help stem the loss of local children after
be used to build around again. graduation from high school, trade school, or
college/university, and will help attract new
young workers from outside the area. Over
time, average educational attainment and per
capita incomes will rise. See Figure 12–5.
Figure 12–5: Benefits of Targeted Placemaking Projects
2
Targeted
Placemaking
Projects
1
Regional
Economic
3
Attracts and
Development Retains
Strategic Results in Quality Talented
Planning Places, More Jobs & Workers
Greater Economic
Competitiveness
5 4
Institute
Raises
Institute
Raises per
Capita Educational
Incomes Attainment
Policy
Policy
LandLand
Source: Wyckoff, M. (2011). “Income Improvement Requires Talent Attraction & Retention.” Planning & Zoning News, November 2011. Lansing,
MI. Figure remade with permission, by the Land Policy Institute, Michigan State University.
MSU
Part Four 12-15

Prima Civitas
P
rima Civitas is a nonprofit economic and community development organization that strives to
improve the state by connecting, convening, collaborating, and adding expert capacity to projects
that support Michigan’s economic growth. It works to promote relationships between government
agencies, nonprofits, and the private sector. Their work currently focuses on four key drivers of economic and
community development, including talent development, international connectivity, regional collaboration, and
emerging markets. Prima Civitas is a member of the Michigan Sense of Place Council.
For more information, visit: www.primacivitas.org/.
Some economic development projects could be reshaped Examples of Streetscape Projects that are
to be Strategic Placemaking. For example, if the NOT Considered to be Strategic Placemaking
project cleans up a brownfield in a targeted Strategic All of the following are projects that improve the quality
Placemaking location, was tied to transit service, and of particular places and provide benefits in a particular
included mixed use with a housing component or location. But, some do not contribute to stimulating
business incubation services that target talented workers, other human-scale activity in the area and, alone, do
then it could be a Strategic Placemaking project. not serve to attract or retain talented workers. Many are
considered to be examples of Standard Placemaking, but
Typical Community Development not Strategic Placemaking. In some cases, the scale is
Projects that are NOT Considered to be too small to qualify as Strategic Placemaking. In every
Strategic Placemaking case, changes are indicated that could be made to turn
Placemaking can be distinguished from typical them into Strategic Placemaking projects.
community development projects that are, at their
core, efforts to improve the physical quality of Adding street trees and street lights are
housing, neighborhoods, downtowns, infrastructure, typically not sufficient to qualify as Strategic
contaminated areas, etc. There is often little focus on Placemaking, because they do not improve
proper urban form, social activity, economic activity the form of the space enough to achieve
or urban amenities as a targeted purpose or element the desired activity effects, and do not
of typical community development. particularly target talented workers.
Scattered-site new or remedial projects and activities Adding street trees and street lights could
that are not part of a coordinated plan are not be considered Strategic Placemaking if the
considered to be Strategic Placemaking. Most following elements were also included in a
community development is not Strategic Placemaking targeted area as part of a strategic vision or
in this context, because it is not targeted in a narrow plan for that area:
area where an array of programs and resources
are all brought together at once. If much of the yy Building mass, height, placement, and
community is “designated” for Strategic Placemaking, elements are already good, and if not
then there is no real targeting and impacts will be they are significantly improved as a part
diluted. Again, that does not mean community of the project, such as by preservation
of the façades of historic structures,
development efforts are not important—they are.

It does mean they are not sufficient to be Strategic or adding density by converting
Placemaking. For example, scattered-site single- underutilized second- and third-floor
family housing rehabilitation or new construction of space to apartments;
detached affordable single-family homes is usually not yy Other street furniture was added, such
concentrated in a particular area; it is spread all over a as benches, litter baskets, or bike racks, if
community. This housing meets important needs, but the building form relative to the street is
it is not considered a form of Strategic Placemaking. already good; or

Great Lakes Capital Fund
T
he Great Lakes Capital Fund (GLCF) is a full-service community development finance institution
that serves the Midwest. The GLCF started in Michigan, in 1993, as a small, nonprofit affordable
housing investment organization. It now employs more than 50 professionals and has since expanded to
Delaware, Indiana, Illinois, Wisconsin, New York, Maryland, Pennsylvania, and Mississippi.
The GLCF helps socially responsible corporations invest in affordable housing, and community economic
development activities. By the end of 2006, GLCF invested in more than 300 affordable housing communities
throughout the Midwest. They are a member of the Michigan Sense of Place Council.
For more information, visit: www.capfund.net/.
yy If the right-of-way is wide and framed improvements) that is oriented to the street,
by tall buildings, “outdoor rooms” can be with parking in the back;
created by using trees to form comfortable
places, but it has to be with the intent to It is a building with proper scale,
create quality places that attract people, not mass, height, openings, and other form
just to plant street trees to beautify an area. elements for a suburban location, but
also orients to pedestrians;
New Office Building in the Urban Core
A big new office building in the urban core is not It has an appropriate mix of uses within
considered to be a Strategic Placemaking project, unless: the structure (such as housing above the
retail store);
It is also fulfilling a key piece in a larger plan
that has placemaking characteristics, such It is linked to an active transit line; and
as including first-floor retail or personal It is connected to other new pedestrian-
services, and upper-story residential; oriented stores in the area (i.e., it is not
It has the proper physical form (mass, simply an isolated location—unless it is the
placement, openings, etc.) and includes first of others scheduled to follow).
inviting public space facing the street; A small anchor store in a downtown that takes a
It links adjoining properties together in key standard downtown building form (not a suburban
ways (public space, first-floor retail, transit form), could be considered Strategic Placemaking if
connections, etc.); it is properly designed in a target area, is mixed use, is
pedestrian-oriented, and does not overwhelm the area.
It is energy efficient and allows light to the
street; and Standard Apartment Building
A typical 2.5 to 3-story garden apartment building
It is sufficiently inviting (proper building form in the middle or at the edge of a neighborhood is not
and public space), so it stimulates new public likely to be considered Strategic Placemaking, but it is
and private activity at the site, and in the area. a common community development project. It could
be a Strategic Placemaking project if:
Big Box Projects
A typical freestanding big box store in a suburb It were a 3- to 4-story urban form (e.g.,
is unlikely to be a Strategic Placemaking project. mass, placement, openings) oriented to the

However, potentially, it could be if: street at a key node, along a major targeted
corridor, where it is fulfilling a piece in a
It is on a major regional corridor targeted in larger plan that has Strategic Placemaking
a regional plan for conversion to a walkable characteristics; and
urban form (probably as part of major transit
Part Four 12-17

Michigan Bankers Association
T
he Michigan Bankers Association (MBA) is a trade association of Michigan financial institutions, which
includes 2,300 branches statewide with combined assets of more than $150 billion. The MBA was founded
in 1887, and has continually worked to foster safe and profitable banks that promote strong communities.
The MBA’s main focus areas include advocacy, professional development, and various products and
services. The MBA is the official representative of member banks in matters of state legislation, where it
pursues legislation that is beneficial to the industry and the public. It is a member of the Michigan Sense
of Place Council.
For more information, visit: www.mibankers.com/.
It links adjoining properties together in ways development and community development, and neither
that attract pedestrian activity (e.g., is mixed is sufficient to achieve synergistic benefits. Traditional
use with first-floor retail, built to the front community or economic development projects are
property line, is energy efficient, has parking not creating places that are critical to attracting
in the back, etc.). and retaining talent, which are essential to being
competitive in the global New Economy. That is why
Green Development Examples we need Strategic Placemaking in targeted locations.
LEED ND (new energy efficient construction) projects
by themselves, and those that add a new park, green MOST PLACEMAKING
space, trail, urban garden, or Low Impact Development WILL BE LOCALLY FUNDED
(LID) projects, are not considered to be Strategic Going forward, on a statewide basis, most placemaking
Placemaking. However, they could be Standard will not be considered Strategic Placemaking. It will
Placemaking projects or auxiliary pieces of a Strategic be Standard Placemaking that is implemented locally
Placemaking project if they appear in a plan that lays without targeted state and federal funds. It will be
out Strategic Placemaking target locations and project incremental investments to improve the quality of public
types, and if many of these projects occur at once. places, and to activate those spaces to meet a broad
range of public objectives. Resources for placemaking
These Other Projects are Valuable, but are from nearly any source should be used when available,
NOT Considered to be Strategic Placemaking because of the benefits to that place and, over time, to
Again, the examples above illustrate valuable the whole community. Standard, Creative, and Tactical
projects and activities that contribute to community Placemaking requires creativity, commitment, and a
development and/or economic development objectives, growing base of local supporters. However, Strategic
and maybe Standard Placemaking, but alone are not Placemaking need not have such a broad base of
considered to be Strategic Placemaking. They are support. It merely needs support from a few key leaders
necessary in creating better communities, but not and a willingness to engage stakeholders in targeted
sufficient to retain or attract talent in meaningful locations where job creation and talent attraction are
numbers, which is the primary goal of targeted intertwined along with other public objectives, such as
Strategic Placemaking efforts—especially in a resource- increasing ridership to support transit improvements.
poor environment where leveraging funds and building This is not suggesting public involvement is not
on existing assets is critical to maximizing benefits. essential, it is; but a few champions can accomplish a lot
For decades, properly trained and resourced persons of Strategic Placemaking in targeted locations.
have done a good job designing and implementing COMMUNITIES READY TO SEIZE
many of these community development and economic STRATEGIC PLACEMAKING OPPORTUNITIES
development projects. However, when it comes to Some people believe that Strategic Placemaking
transforming under-performing cities and taking is only suitable in large and medium-sized cities.
advantage of new opportunities in centers, nodes, and That is not true. Strategic Placemaking is suitable
corridors, we typically do not engage in form-based in T4–T6 zones, which makes it useful in cities of
placemaking. Instead, we turn to traditional economic
Areas to Target for Strategic Placemaking
C
enters of Commerce and Culture (places with focusing on outcomes and measuring progress with
an existing density of 1,000 people per square appropriate metrics much easier than for other types
mile and contiguous areas with 500 people of placemaking.
per square mile) that serve a broader region are the
communities to target for Strategic Placemaking. WalkUP studies released in June 2015 on seven metro
Within these Centers target: regions of Michigan’s Lower Peninsula identified
even more specific places to target for Strategic
Downtowns (urban centers), Placemaking.i These are what are called “regionally
significant, walkable areas.” These results complement
Key corridors that connect job centers, existing WalkUP studies in Washington, DC;ii Atlanta,
Nodes along key corridors (especially those GA;iii and Boston, MA.iv For an overview of walkable
with rapid transit), and urban places around the nation, visit: http://business.
gwu.edu/about-us/research/center-for-real-estate-
Planned new opportunity areas for dense urban-analysis/research/walkable-urban-places-
walkable places (such as nodes for transit- research/; accessed January 26, 2015. Also, for more
oriented development, or the densification of information, see the section in Chapter 3 on WalkUP
key locations in the suburbs). Studies (pages 3–46 through 3–49).
These targeted areas for Strategic Placemaking i. Leinberger., C.B., and P. Lynch. (2015). The WalkUP Wake-Up Call:
Michigan Metros. School of Business, The George Washington University,
projects should be: Washington, DC. Available at: www.smartgrowthamerica.org/documents/
walkup-wake-up-call-michigan.pdf; accessed June 26, 2015.
Part of a local neighborhood or subarea plan ii. Leinberger, C.B. (2012). DC: The WalkUP Wake-Up Call: The
(like a corridor plan), that is Nation’s Capital as a National Model for Walkable Urban Places.
School of Business, The George Washington University, Washington,
Part of a community master plan, that is DC. Available at: www.smartgrowthamerica.org/documents/Walkup-
report.pdf; accessed January 21, 2015.
iii. Leinberger, C.B. (2013). The WalkUP Wake-Up Call: Atlanta.
Rooted on and feeds into a regional strategic School of Business, The George Washington University, Washington, DC.
(economic prosperity) plan. Available at: www.smartgrowthamerica.org/documents/walkup-wake-up-
This will target limited resources to achieve iv. Leinberger, C.B., and P. Lynch. (2015). The WalkUP Wake-Up
Call: Boston. School of Business, The George Washington University,
particular economic development and talent Washington, DC. Available at: www.smartgrowthamerica.org/documents/
attraction and retention objectives. It also makes walkup-wake-up-call-boston.pdf; accessed March 11, 2015.
all sizes, in portions of some suburban townships Strategic Placemaking trainings and facilitated exercises
where there are already neighborhoods at T4 zones to identify place-specific Strategic Placemaking
or higher densities, or where there are plans to project ideas in small towns, large cities, and suburban
build new high-density housing along major transit communities all across the state. All communities
lines. For examples of Strategic Placemaking, see involved had no difficulty identifying appropriate
Table 12–1. potential projects. Some of the best immediate
opportunities will be in downtowns of small cities
Many of the ideas above could be enhanced by linking where vacant buildings are converted into mixed uses,
to other Standard or Creative Placemaking projects, with retail on the first floor and residential above.
resulting in a much stronger Strategic Placemaking
project. All small cities with a downtown could engage All towns with a Michigan Main Street Program
in Strategic Placemaking. Those that are the center are especially well-suited for designing and
of a rural region, or which function as part of a larger implementing Strategic Placemaking (and other
rural network of small towns, are especially suited types of placemaking) projects. This is because the
for some Strategic Placemaking projects. As a part implementation infrastructure for such projects is
of the MIplace™ Partnership Initiative, the MSU being built through the MMS Program. Similarly,
Land Policy Institute and MSU Extension have run all communities participating in the Michigan
Part Four 12-19

Table 12–1: Examples of Strategic Placemaking in Michigan
Adrian Main Street Community Partnership http://miplace.org/resources/case-studies/main-street-community-
partnership; accessed February 4, 2015
Twenty-two Adrian residents, and civic and business leaders pitched-in equal amounts of money to buy a long-neglected and
significant mixed-use building on their main street and to rehabilitate it.
Allegan Allegan Downtown http://placemaking.mml.org/downtown-allegan-riverfront-
Riverfront Development development/; accessed January 30, 2015
Allegan was the focus of a PlacePlan project that focused on redevelopment of its historic riverfront, which currently serves
as a special event and recreational space, but is not fully capturing the possible economic value of adjacent commercial and
residential properties in the downtown.
Dearborn Dearborn Transit- http://placemaking.mml.org/dearborn-transit-oriented-
Oriented Development development/; accessed January 30, 2015
As part of a Placeplan project that started in 2012, Dearborn is currently building an intermodal rail station along the Detroit-
Chicago corridor, and is looking to redevelop the surrounding area into a bustling transit-oriented development district with
multifamily housing and additional commercial activity.
Detroit Live Midtown: A Live-Where-You- http://miplace.org/resources/case-studies/live-midtown-live-where-
Work Incentive Program you-work-incentive-program; accessed February 4, 2015
A community development nonprofit organized a live-where-you-work incentive program and saw positive impacts on the district’s
economic development. In only three years, the program has contributed to the area’s population density, housing market
stabilization, and new residential and commercial developments.
Marquette Reimagining Baraga Avenue http://placemaking.mml.org/placeplans-marquette/; accessed
January 30, 2015
Baraga Avenue downtown inhibits pedestrian activity, due to an uninviting streetscape and breaks in the City’s urban fabric. A
PlacePlan project in Marquette focused on creating better connections to neighborhoods and businesses by improving parks
and parking, and encouraging new development.
Sault Ste. Marie Moloney Alley Project http://placemaking.mml.org/sault-ste-marie-moloney-alley-project/;
accessed January 30, 2015
Sault Ste. Marie’s PlacePlan project involved creating a new vision for Moloney’s Alley, an underutilized section of its downtown that
has the potential to connect its busy tourist area to the rest of the City and serve the growing demand for downtown living.
Redevelopment Ready Communities® Program are The MIplace™ Partnership Initiative through
preparing to plan and execute placemaking projects. MSHDA has also invested in more than a dozen
This is occurring through the process of education PlacePlans to help communities in Michigan prepare
and self-reflection on what it takes to be effective detailed conceptual plans for placemaking projects and
at planning, budgeting, and executing projects of all activity areas. Some of these projects are characterized
types, including projects like Strategic Placemaking as Strategic Placemaking. Projects include a new train
that focus and leverage so many resources in a station in a multiuse area of Dearborn, and a plan to
particular area to achieve clearly identified goals. open the back side of downtown buildings facing the
river in Allegan to the rich opportunities of being on
Some communities are preparing for Strategic the riverfront and providing parallel public access to
Placemaking through the development of eds and it (similar to what has been done in Portland, MI (see
meds plans, which are examining the strength of and the photo on the next page)).
emerging opportunities related to the educational
and medical anchor institutions in the community. Several large cities in Michigan have prepared
These are great places to direct Strategic Placemaking comprehensive and innovative new master plans with
projects, because of the continual demand for talented strong placemaking components. New plans in Detroit,
workers and the desire for amenity-rich physical Flint, Grand Rapids, Kalamazoo, and Lansing target
environments around these institutions. downtowns and key corridors for future placemaking

Michigan Credit Union League
T
he Michigan Credit Union League (MCUL) is a trade association that aims to strengthen the credit
union community and its image through providing advocacy on important issues, coordinating cooperative
initiatives, and providing solutions that help credit unions succeed. The MCUL has been working hard to
ensure the Michigan credit union movement is progressive and successful since its organization in 1934.
Members of the MCUL receive services, such as legislative and regulatory advocacy, access to education and
training programs, and direct assistance with crucial operational and planning issues. It has also created programs,
such as the linked savings program “Save to Win” and “Invest in America.” The MCUL is a member of the
Michigan Sense of Place Council.
For more information, visit: www.mcul.org/.
transportation corridor a mile or more (in one case

about 23 miles). These plans are being prepared (or
were recently completed) in Ann Arbor/Ypsilanti,
Detroit, Grand Rapids, and the Lansing metropolitan
area. Similar corridor studies have also been
completed in Traverse City and Marquette. See also
the sidebar in Chapter 7 (page 7–25).
The most expansive of these plans is The Capitol

Corridor (Michigan Ave./Grand River Ave.) plan that
runs from the State Capitol in downtown Lansing to
Webberville (through Lansing, Lansing Township, East
The backside of buildings in downtown Portland, MI, have been opened
Lansing, Meridian Township, Williamston, Webberville,
to the river by means of a new public walkway. Photo by the MSU Land and several rural townships).1 It was prepared by
Policy Institute. Dover, Kohl & Partners from Miami, FL, and the
charrettes were run by Bill Lennertz of the National
investments. See Table 7–5 in Chapter 7 (pages 7–48
Charrette Institute. The Tri-County Regional Planning
and 7–49) for a longer description of these efforts. A few
Commission (TCRPC) was the HUD grant recipient.
smaller towns have similarly incorporated placemaking
into their plans, including Traverse City and Marquette. The plan examined the entire corridor and focused
on four locations for extensive densification
The newest opportunity that is emerging is to
involving Strategic Placemaking projects. One of
incorporate Strategic Placemaking locations and
the existing and proposed future designs is illustrated in
projects into the new Regional Prosperity Plans being
Figure 12–6. The extensive public participation captured
prepared by most of Michigan’s regional planning
the imagination of a wide range of stakeholders (see the
commissions. See the sidebars in Chapter 7 (pages
Case Example in Chapter 6). Developers are already
7–28 and 7–30) for more detail. This is an opportunity
proposing multiuse Strategic Placemaking projects that
for local governments to identify particular locations
take advantage of the growing market demand for new
for future Strategic Placemaking projects that target
development along the most urban parts of the corridor.
talent attraction and retention.
A TMA was performed that showed demand for several
Perhaps the most exciting immediate opportunities to thousand units of mostly Missing Middle dwelling
move from planning to action exist in the half-dozen
1. NCI and Dover, Kohl & Partners. (2014). The Capitol Corridor: A
corridor plans being completed across Michigan. Regional Vision for Michigan Avenue/Grand River Avenue. Prepared
Most of these plans received federal funds from the for the Tri-County Regional Planning Commission and the Mid-
Michigan Program for Greater Sustainability, Lansing, MI. Available at:
HUD Sustainable Communities grant program, and
http://migrand-charrette.com/wp-content/uploads/2014/01/Capitol_
most extend from the downtown out along a key Corridor_Draft_Summary_Report_Jan2014.pdf; accessed May 13, 2015.
Part Four 12-21

Figure 12–6: Increasing Density and Mixed Uses in Front of Sparrow Hospital – Lansing, MI
Existing Condition
First-Phase
Improvements
Later-Phase
Improvements
with Increased
Density and
Mixed Use
Gradual changes over time would make Michigan Avenue near Sparrow Hospital in Lansing, MI, a denser, more active, engaging, and pedestrian-friendly
streetscape as illustrated in the photo and graphic images from Dover, Kohl & Partners above. Source: NCI, Dover, Kohl & Partners, and T. Homenchuk.
(2014). The Capitol Corridor: A Regional Vision for Michigan Avenue/Grand River Avenue. Prepared for the Tri-County Regional Planning Commission
and the Mid-Michigan Program for Greater Sustainability, Lansing, MI. Available at: http://migrand-charrette.com/wp-content/uploads/2014/01/Capitol_
Corridor_Draft_Summary_Report_Jan2014.pdf; accessed May 13, 2015. Figure by the Land Policy Institute, Michigan State University, 2015.

LOCUS
L
OCUS is a national coalition of real estate developers and investors who advocate for sustainable,
walkable urban development in American metropolitan areas. It is a part of Smart Growth America.
LOCUS acts as a voice for real estate developers and investors who want walkable urban places by
helping guide federal policy toward smart growth development. Members advocate for policy based on market
driven trends that are more economically, socially, and environmentally sustainable for America’s future.
The three areas that LOCUS focuses their advocacy on include: 1) transportation and infrastructure, 2) federal
financing of smart growth development, and 3) the economic benefits of smart growth. The Michigan Chapter of
LOCUS is a member of the Michigan Sense of Place Council.
For more information, visit: www.smartgrowthamerica.org/locus/; accessed January 26, 2015.
types that presently are not common in the corridor time, can result in huge positive change to the area
(or anywhere else in the region for that matter) (see the and in the experiences of those frequenting it.
Case Example at the end of Chapter 2).
Yet, if a community has great public spaces with great
The corridor was being studied, in part, to identify buildings and lots of activity, but still has poor-quality
opportunities for many placemaking projects that neighborhoods, it is not going to thrive. So, both
would support a proposed new Bus Rapid Transit line types of placemaking are needed. The strengths of
along most of the corridor, and to identify a wide range Creative and Tactical Placemaking are so great, that
of sustainable community practices that are included when used in combination with Standard or Strategic
in a portfolio using examples from this corridor. Most Placemaking, a community could significantly
of these are Strategic Placemaking projects on a grand transform itself over a period of time. Chapter 13 will
scale that would take a decade or more to complete. examine these opportunities.
Because of the excellent graphics in the final plan, they
provide realistic visual images of what is possible (see, Generally speaking, nonprofit organizations, local
for example, Figures 12–6 and 12–7). foundations, neighborhood resources, and volunteer
workers should be used to tackle residential
CONCLUDING OBSERVATIONS neighborhood-level placemaking. Extremely limited
Strategic Placemaking targets centers and nodes federal and state resources should be used to assist
on key corridors. It has a good form and stimulates Strategic Placemaking projects where the talent
activity that fits a larger plan that targets talented attraction and retention and job creation benefits are
workers, while also contributing to improved quality the greatest, and private sector investment can be
of life in the adjoining neighborhood. It tends to leveraged the most.
have projects that are (relatively) larger than Standard
Placemaking projects, with greater density and This distinction is important. Public investment
intensity of impact, and they are often private sector resources are limited (and likely always will be).
based. They also tend to be projects that are more Communities need to get the most leveraging, as well
measurable in terms of direct housing, job, income, as the most independent private investment, stimulated
and population impacts and those impacts tend to by that investment. This is most likely to occur with
extend beyond the site. Investments in Strategic Strategic Placemaking. That requires concentrating
Placemaking also tend to stimulate additional private investments in a few carefully planned locations.
Strategic Placemaking can even occur in small towns,
investment nearby and result in even more public

activity/gathering. if enough Standard Placemaking projects are executed
in a small area over a short period of time, as the
In contrast, Standard Placemaking in neighborhoods relative benefits achieved may rival one or several larger
does not contribute to job creation in the same way Strategic Placemaking projects in a bigger community.
as Strategic Placemaking does. It is nevertheless These efforts should be planned and executed together
important to those living in these places and, over as part of a larger vision for the whole area.
Part Four 12-23

Figure 12–7: Transformation of Frandor Shopping Area to a New High-Density
Mixed-Use Midtown – Between Lansing and East Lansing, MI
Phase 1–Existing Phase 2–Developers Secured
Phase 3 Phase 4
Phase 5 Phase 6
Potential incremental phases of long-term development in the Frandor shopping district along Michigan Ave./Grand River Ave. on the eastern
edge of Lansing would transform this exclusively commercial area into a dense, mixed-use residential area with new commercial uses, offices,
hotels, restaurants, and other entertainment uses. The first phase of such development is proposed at the South end of Frandor similar
to what is depicted in Phases two and three. Source: NCI and Dover, Kohl & Partners. (2014). The Capitol Corridor: A Regional Vision for
Michigan Avenue/Grand River Avenue. Prepared for the Tri-County Regional Planning Commission and the Mid-Michigan Program for Greater
Sustainability, Lansing, MI. Available at: http://migrand-charrette.com/wp-content/uploads/2014/01/Capitol_Corridor_Draft_Summary_
Report_Jan2014.pdf; accessed May 13, 2015. Figure by the Land Policy Institute, Michigan State University, 2015.

1. Strategic Placemaking is intended to be targeted to 8. Unlike all other types of placemaking, Strategic
achieve specific economic development ends, such Placemaking is specifically targeted to a few
as to create the kinds of places that are attractive locations within a city or metropolitan area.
to talented workers. Once talented workers start to Strategic Placemaking projects that receive public
aggregate, new businesses (and jobs) follow. support will be limited to places where they have
the greatest potential to attract or retain talented
2. Examples of Strategic Placemaking projects workers. Strategic Placemaking is suitable in
include mixed-use developments in key centers T4–T6 zones, which makes it useful in cities of
(downtowns), at key nodes, along key corridors all sizes, in portions of some suburban townships
(especially bus rapid transit lines). They can include where there are already neighborhoods at T4
rehabilitation of historic and obsolete structures, as zones or higher densities, or where there are plans
well as new construction. to build new high-density housing along major
3. Mixed-use transit-oriented development transit lines.
(TOD) would be the project type of most value 9. Target areas for Strategic Placemaking need
for Strategic Placemaking, as it would provide to be much more refined than just in the
housing for talented workers near major transit downtown (centers) or on key nodes, along
stops where a wide range of land uses and key corridors. There is not enough private or
entertainment businesses would be located. public money to support new development
4. Examples of Strategic Placemaking activities include or redevelopment in all of these areas. If the
frequent, often cyclical events targeted to talented resources are not concentrated in small areas at
workers, as well as other arts, culture, entertainment, first, then there will not be enough new activity
and recreational activities that add vitality to quality to get the desired result.
places and attract a wide range of users. 10. Typical economic development and community
5. The sequence of events that precede Strategic development projects, streetscaping projects, a
Placemaking begins with significant public new office building in the urban core, big box
forethought and planning with a vision that is stores in the suburbs, an apartment building,
expressed in a local or regional plan. The broad scattered-site single-family infill housing, green
public involvement that should be a part of development like LEED ND, or most Low
the development of these plans helps to build Impact Development (LID) projects, are all
community support once a few of these projects valuable, but alone are NOT examples of Strategic
are approved and constructed. The process is likely Placemaking. These are standard community or
to be of better quality with less uncertainty in the economic development projects with their own
outcome if the actual project design is not finalized benefits; but those benefits do not include talent
until after robust stakeholder involvement— attraction and retention.
usually through a formal charrette process. 11. In the future, most Strategic Placemaking
6. Other helpful tools and activities that predate will be funded locally by planned incremental
Strategic Placemaking may include a Target investments in many small projects in the same
Market Analysis and participation in the area to improve the quality of public places
Michigan Main Street and/or the Redevelopment and to activate spaces to meet a broad range of
public objectives.
Institute
Ready Communities® Programs.

Institute
7. Strategic Placemaking projects will be most 12. Strategic Placemaking projects are good
Policy
successful in areas that are already walkable with places to concentrate limited state and federal
Policy
good transit, density, and vacant land, or land or investment funds, and should be guided by a
LandLand
buildings that could be redeveloped for more density. plan for that area.
MSU
Part Four 12-25

STRATEGIC
Chapter 12 Case Example: Midtown in Detroit
S
ince 1955, Detroit has lost more than one
million people and has faced serious challenges
in attracting young, educated residents to
relocate there. Situated between Detroit’s downtown
and New Center, Midtown is a sign of the City’s
rebirth. Straddling Woodward Avenue, the Midtown
neighborhood is targeted for revitalization, due to
its central location, strong leadership in the area, and
the presence of Wayne State University, healthcare
institutions, various cultural institutions, intact
housing, and commercial building stock.
Midtown has not always been Detroit’s darling. The New mixed-use development in Midtown Detroit, MI. Photo by the MSU
most desirable neighborhoods within it were actually Land Policy Institute.
a series of micro-districts. Unfortunately, by 2000,

meets livable standards, and manages estimates for
only a small cluster of appealing and diverse blocks
future development. Currently, they estimate that
in Midtown remained, but they were separated from
there will be 9,253 livable rental units in Midtown by
each other by blocks of vacant land and abandoned
2017, a 30% increase from the 6,107 units that were
structures. Further, the 2010 U.S. Census and the
in the area prior to 2010.
2012 American Community Survey showed that the
area was losing college graduates. With the assistance of MDI and the three large
institutions in the area, Midtown has become a
But, the story was more nuanced. Midtown
desirable residential area. In August 2014, 97% of the
Detroit, Inc. (MDI) was able to gather information
7,199 livable units in Midtown were occupied. The
that showed the area was primed for accelerated
Live Midtown program, an incentive-based housing
reinvestment. From 2000–2013, Detroit lost 26% of
initiative, has helped bring in employees and graduate
its overall population and Midtown lost 13%. Yet, in
students from the Detroit Medical Center, Henry
the same time frame, Midtown’s population of 18-
Ford Hospital, and Wayne State University to increase
to 24-year-olds increased by 50% when taking the
the density, and improve the economy and vitality of
student population into account. These numbers were
the area. By using subsidy investments from the three
misrepresented in the 2010 U.S. Census, because it is
large employers, as well as philanthropic funds, new
often difficult to count students who live in student
homeowners can apply for a forgivable loan of $20,000
housing and they may also have failed to report their
towards purchasing a home and renters can apply for
local address to the U.S. Census, choosing instead to
a $2,500 allowance towards rent their first year and
keep a former home address.
$1,000 their second year. The Live Midtown program
The MDI stepped in to plan for and help maintain, has helped the area collectively stabilize the housing
guide, and enhance the diversity and affordability of market and bring in young professionals who are able to
Midtown. Since 2009, MDI attracted $200 million in live where they work. With MDI managing its growth,
investment capital to develop new projects and work Midtown, has started to gain momentum towards
with the three large institutions (Detroit Medical being a healthy economic area and desirable residential
Center, Henry Ford Hospital, and Wayne State destination where developers want to build to meet the
University) to create economic development plans. growing demand—with or without subsidies.
Bringing residents to the area has created the need Sources: Midtown Detroit, Inc. and U3 Advisors. (2015). Midtown:
for a rapid expansion in housing development and What the Data Reveals. Detroit, MI.
restoration. Since 2010, 1,092 new rental housing MDI. (2015). “Home Page.” Midtown Detroit, Inc., Detroit, MI. Available
at: http://midtowndetroitinc.org/; accessed February 18, 2015.
units have been added to Midtown. Restoration in MIplace™. (n.d). “Live Midtown: A Live-Where-You-Work Incentive
the Virginia Park historical district brought another Program Case Study.” MIplace™ Partnership Initiative, Lansing, MI.
70 more residents to Midtown. The MDI tracks and Available at: http://miplace.org/resources/case-studies/live-midtown-
live-where-you-work-incentive-program; accessed February 18, 2015.
manages current rental units to ensure that housing
Chapter 13:
Mixing and Matching,
Barrier Busting, and
Preventing Unintended
Consequences of
Placemaking
Coldwater, MI, has used a variety of placemaking activities and projects over the years to spur redevelopment in its downtown.
Photo by Harry Burkholder, Land Information Access Association, LIAA.

Wide sidewalks offer many opportunities for sitting, dining, and other street furniture, as illustrated in this photo from downtown Kalamazoo,
MI. Photo by the Michigan Municipal League/www.mml.org.
INTRODUCTION safety, or general welfare considerations. Each of these
T
his chapter opens with a brief look at related initiatives provides a valuable way to organize problem
Quality-of-Life Initiatives in order to explain identification, goal formation, project and activity
the potential for piggybacking placemaking on identification, action strategies and, over time, to make
these efforts where they are already underway. It then important improvements to local quality of life.
dives into a more thorough look at how to select the
best placemaking type to meet the objectives of your For anyone engaged in community, economic, or
neighborhood or community. Next, additional examples infrastructure development at the neighborhood or
of placemaking projects and activities are presented, community-wide scale, placemaking may, at first,
followed by approaches to sequencing projects and appear to be another fad with significant positive
activities across the four types of placemaking in order potential, but which risks confusing the community
to accomplish a broader set of objectives over a longer if it has already “signed on” to one or two particular
period of time. Then, a series of common barriers QOLIs. This is a valid concern, because: 1) it takes
to effective placemaking are identified, along with time and energy to train administrators and staff,
suggestions for how to knock them down. Finally, neighborhood groups, developers and financiers, and
there is a description of some important unintended a host of allied stakeholders on the characteristics
consequences, such as gentrification, that should be of QOLI, and to get them to accept it as a desirable
considered when engaging in placemaking projects, as conceptual framework; then, 2) to create a common
well as ways to prevent or minimize them. vision under that framework that enjoys broad
support; and finally, 3) to agree on a common
RELATIONSHIP TO OTHER means for achieving that vision where each major
QUALITY-OF-LIFE INITIATIVES stakeholder takes on implementation of parts of the
Over the past two decades there have been more than common vision that are within their domain and
a dozen major efforts by a wide range of stakeholders ability to handle. For that reason, some communities
in both the U.S. and abroad to create what can be are resisting placemaking, because they are making
called Quality-of-Life Initiatives (QOLI) that are positive progress with QOLI they are already
built around a particular set of principles and best implementing. This is a rational decision, and the adage
management practices. The names and websites of “if it ain’t broke, don’t fix it” may apply. If placemaking
many of these initiatives are listed in Table 13–1. A objectives are being achieved by means of another
few of these were discussed in Chapter 7 as principles path, by all means continue down that path.
to guide the development of local strategic growth
plans, master plans, subarea plans, or PlacePlans. However, because placemaking is not incompatible
with the conceptual framework of any of these
The principal focus around which each of these initiatives, there will likely come a time when
initiatives are organized is usually a set of public health, local leaders discover that placemaking can help

Table 13–1: Quality-of-Life Initiatives Compatible with Placemaking
Quality-of-Life Initiatives Agency/Organization Website
Smart Growth Smart Growth America www.smartgrowthamerica.org/
U.S. Environmental www.epa.gov/smartgrowth/about_sg.htm; accessed
Protection Agency January 7, 2015.
New Urbanism Congress for the New Urbanism www.cnu.org/resources/what-new-urbanism;
accessed September 18, 2015
Leadership in Energy & Natural Resource Defense Council, www.cnu.org/our-projects/leed-neighborhood-
Environmental Design (LEED) Congress for the New Urbanism, and development; accessed September 30, 2015.
Neighborhood Development the U.S. Green Building Council
Healthy Communities Designing Healthy Communities http://designinghealthycommunities.org/
Center for Disease www.cdc.gov/nccdphp/dch/programs/
Control and Prevention healthycommunitiesprogram/; accessed
January 7, 2015.
Green Communities Enterprise Green Communities www.enterprisecommunity.com/solutions-
Green Communities Center with the and-innovation/enterprise-green-communities;
American Planning Association accessed October 19, 2015.
www.planning.org/nationalcenters/green/; accessed
October 19, 2015.
Livable Communities Partners for Livable Communities www.livable.org
International Making Cities Livable www.livablecities.org
Sustainable Communities Sustainable Communities Online www.sustainable.org
Federal Partnership for U.S. Department of Housing & Urban www.sustainablecommunities.gov
Sustainable Communities Development, the U.S. Department
(includes HUD’s of Transportation, and the U.S.
Sustainability Principles) Environmental Protection Agency
Active Living Communities Active Living Network www.activeliving.org
Let’s Move! www.letsmove.gov/active-communities; accessed
January 7, 2015.
Complete Communities Reconnecting America http://reconnectingamerica.org/arewethereyet/
home.php; accessed January 7, 2015.
These examples (except the last one which is newer) and additional QOLIs are summarized, along with key organizing principles in a table
published in the November 2008 edition of the Planning & Zoning News. Sources: Wyckoff, M., and J. Ball. (2008). “Using Best Practices to Guide
Development of The Master Plan and Creation of Better Communities.” Planning & Zoning News, November 2008. Available at: www.pznews.net/
media/8a9b296e37d5f41bffff80baffffd524.pdf; accessed January 7, 2015. Table adapted by the Land Policy Institute, Michigan State University.
supplement, and/or provide new life to these efforts. tool in a particular place to help them achieve
This is because of the broad ability that each of the identified objectives. Similarly, communities facing
four placemaking types can provide to moving from a particular dilemma like rising obesity rates
idea to planning to action in a particular PLACE. If and affiliated health impacts (such as growing
there is any serious omission on the current path, it is numbers of people suffering from diabetes, heart
probably failing to incorporate form as an important attacks, and strokes), may want to look to Healthy
element of design, and failing to focus on activation Communities or Active Living Communities
of public spaces. But, these are easy “add-ons” to any as a QOLI to help provide a useful conceptual
of the aforementioned QOLIs. framework for organizing plans and actions.
But, when changes to physical infrastructure or
For that reason, communities that are already activation of public spaces is involved, placemaking
engaged in efforts under one of the QOLIs may is more likely to provide the kinds of “on the
want to look at placemaking as a complementary
Part Four 13-3

. . .Communities that ground” guidance The answer starts by addressing the question of “What
necessary to actually do you want to achieve and by when?”
are already engaged make the desired
Once this is done, a series of decisions need to be
in efforts under changes. Of course, if your
made to narrow which type of placemaking (or
community is not operating
one of the QOLIs under a principle- multiple approaches) to use. Along the way you will
have to classify the purpose of the type of project
may want to look based initiative, then
or activity you want to pursue as well. Figure 13–1
placemaking, as described
at placemaking as a in this guidebook, is likely illustrates these decision steps.
complementary tool a great place to start. Within Figure 13–1, question six is the most
This is especially true if
in a particular place the community already
challenging. While potentially the range of purposes
for which placemaking would be used is very large,
to help them achieve has an active Main the following six major categories are ones in which
identified objectives. Street Program, and has many placemaking projects will fall. In the first three
received or is working on categories, placemaking is likely to be an associated
Redevelopment Ready Communities® certification. effort with economic, infrastructure, or community
In short, QOLIs are development, which would be the primary effort.
. . .QOLIs are not not incompatible with Exceptions are projects primarily designed to
incompatible with placemaking, and the use achieve several significant placemaking objectives
of them with placemaking right from the beginning. Each of the six categories
placemaking, and may either speed up the below includes a short list of examples of projects
the use of them implementation process, or activities that helps narrow down the type of
placemaking to use.
with placemaking improve the depth, improve
the impact of the effort, or 1. Economic Development: Build transit-
may either all three. This is a desirable oriented development (TOD) or Missing
speed up the outcome. The Placemaking Middle Housing on a key corridor; create
Curriculum upon which this
implementation guidebook is based, advises
an entrepreneur incubator at a key transit
node; etc. (Support with Strategic and
process, improve communities to start wherever Standard Placemaking).
they are. If the community
the depth, improve is operating under a Smart 2. Infrastructure Development: Build a Bus Rapid
the impact of the Growth, New Urbanism Transit (BRT) line; install new fiber-optic cable
or Healthy Communities
effort, or all three. framework, continue those
or ubiquitous WIFI; establish creative new
green stormwater management areas; undertake
efforts, and then look at placemaking as a way to Complete Streets projects; etc. (Support with
add value to those efforts. If the community has Standard and/or Strategic Placemaking).
no principles-based framework for planning or
implementation, then it should look at one or more 3. Community Development: Undertake
of the four types of placemaking to get started neighborhood conservation efforts; rehabilitate
building a better neighborhood or community (see historic buildings; pursue mixed-income infill
Chapters 9–12). housing; slow traffic on “cut through streets” in
a neighborhood; etc. (Support with Standard

SELECTING THE BEST PLACEMAKING and/or Tactical Placemaking).
APPROACH TO MEET YOUR NEEDS
By now it should be obvious that all types of 4. Health and Recreation: Expand trails and bike
placemaking are not alike, and that each has its paths; add exercise stations; address pedestrian-
own strengths and weaknesses. So, how does one go safety issues on streets and in parks; start or
about selecting the type of placemaking best suited expand a farmers market; etc. (Use Tactical,
to ones needs? Standard, and/or Creative Placemaking).

Figure 13–1: Decision-Making Process to Select the
Proper Type of Placemaking to Achieve Your Objectives
Will it be a
1. PROJECT or
ACTIVITY?
2. Where is it on
the TRANSECT?
Is it in a
3.
What DESIGN FOCUS Will
7. it Have? Physical Form, TARGETED Center,

Land Use or Function, or
Select Type of Node, or Corridor?
Social Opportunity? Placemaking (PM):
- Standard PM;
- Strategic PM;
- Creative PM; and
- Tactical PM.
What SCALE of Significance
6. What Purpose is it
Designed to Achieve? 4. Will it Have?
Block, Neighborhood,
Community, or Region?
5.
In what REALM will
it Occur? Private,
Public, or Both?
5. Arts, Culture, and Entertainment: Install end. The six examples in Figures 13–2 and 13–3 that
public art; restore a movie theater; start an are summarized on Table 13–2, illustrate examples
art fair; revitalize outdoor concerts to better of different types of placemaking using the same
utilize an existing bandshell; etc. (Use Tactical, decision points as illustrated in Figure 13–1.
Creative, and/or Standard Placemaking).
So, there’s no misunderstanding with the example
6. Public Spaces: Create or restore a town in Table 13–2, the TOD and BRT projects could
square; convert excess street pavement to be proposed and built with no placemaking
green boulevards; widen sidewalks downtown; considerations. But, that would be a huge missed
attract more domestic and visitor activities to regional-scale opportunity. It would also fail to
downtown public spaces; etc. (Use Tactical, leverage federal, state, or local money by means of
Standard, and/or Creative Placemaking). integrating placemaking considerations into the
project design right from the outset. For example,
This is a simple way to categorize projects or activities. the specific BRT stops should create or reinforce
All four types of placemaking could be used in these existing nodes along that corridor, helping to create
categories, but as indicated, the types of placemaking new markets for Missing Middle Housing and
most likely to be used are located in brackets at the
Part Four 13-5

Figure 13–2: Placemaking Project Examples
INFILL SINGLE-FAMILY
TRANSIT-ORIENTED HOUSING PROJECT BUS RAPID TRANSIT
DEVELOPMENT (TOD) (Multiple homes in same neighborhood) PROJECT (BRT)
Economic Development Community Development Infrastructure Development
Stadium District mixed-use Infill development by the Ingham Bus Rapid Transit in
development in Lansing. County Land Bank in Lansing. Grand Rapids.
Source: Figure by the Land Policy Institute, Michigan State University, 2015. Photos by the MSU Land Policy Institute (left and middle) and
The Rapid (right).
Figure 13–3: Placemaking Activity Examples
TRAIL LINKING PARKS START AN SYMPHONY IN TOWN

PROJECT/ACTIVITY ART FAIR ACTIVITY SQUARE ACTIVITY
Health and Recreation Arts and Culture Public Spaces
Memorial Park and Bike Trail in Utica. Beulah Art Fair. Concert in Orchestra Park in Cadillac.
Source: Figure by the Land Policy Institute, Michigan State University, 2014. Photos by the Michigan Municipal League/www.mml.org (left) and
Kurt H. Schindler, AICP, MSU Extension (middle and right).
transit-oriented development. Mixed uses in these Let’s take another look at these four types of
projects can result in small retail, restaurant, coffee placemaking from just an economic development
shops, personal services, and related entertainment perspective, as other differences between them
opportunities—IF carefully planned to do so from become more apparent, particularly as it relates to:
the beginning. Proper building form will help frame 1) their relationship to adopted local or regional
the public space and present new opportunities for plans; 2) a limited number of targeted geographic
street furniture, landscaping, and public gathering locations within a community or region; 3) the
activities. Bus shelters could be designed with unique typical time frame for identification of positive
art to give that node a special character that sets it impacts of projects or activities; and 4) the
apart from other places. Putting this ALL together at likelihood that public subsidies on private projects
the outset is Strategic Placemaking. Adding it slowly, would be involved. The latter category may be of
over time (probably at double the cost), would be local significance to some politicians who may
Standard and Creative Placemaking. have strong opinions as to the wisdom of public

Table 13–2: Examples of Placemaking Projects and Activities
by Type of Placemaking
Is it in a
Is it a Targeted In What
Project Where is Center, Realm
Placemaking or it on the Node, or What Scale of Will it What Purpose is it What is the
Example Activity? Transect? Corridor? Significance? Occur? Designed to Achieve? Design Focus?
Transit-Oriented Project T4–T6 Zones Center, Community and Private Economic Development Physical Form,
Development (TOD) Nodes, Regional – Talent Attraction Land Use
(Strategic Placemaking) and Key
Corridor
Infill Single-Family Project T4 and T5 No Neighborhood, Private Community Development Physical Form,
Housing (Multiple Zones Block, and Lot – Affordable Housing to Land Use
Homes in the Restore or Stabilize
Same Neighborhood) a Block
(Standard Placemaking)
Bus Rapid Transit (BRT) Project T3–T6 Zones Center, Community and Public Infrastructure Physical Form,
(Strategic Placemaking) Nodes, Regional Development – Land Use
and Key Transit Line
Corridor
Trail Linking Parks Project/ T2–T5 Zones Near a Neighborhood Public Health and Recreation – Physical Form,
(Standard Placemaking) Activity Node and Community Expand Facilities Land Use, Social
(maybe Regional) Opportunity
Start an Art Fair Activity T3–T6 Zones Center Neighborhood, Public Arts, Culture, and Social
(Creative Placemaking) Community, and and Entertainment – Opportunity
Regional Private Expand Access
Symphony in Activity T4–T6 Zones Center Community Public Public Spaces – Expand Social
Town Square (maybe Regional) Use of Square Opportunity
(Tactical Placemaking)
subsidies on private projects. These observations are project should follow. In other cases, it would
summarized in Table 13–3. simply be a standard infrastructure or community
development project.
Standard Placemaking is tried and true. Over time,
it will make a big difference in a neighborhood, or Strategic Placemaking attempts to achieve
across an entire community if many projects are construction of a narrower range of development
pursued. Considerably more new activity will be projects in targeted places (centers, nodes, and
initiated in underutilized public spaces (especially in corridors) faster than any other type of placemaking
key public spaces like town squares or central parks). in order to have specific talent attraction and job
creation benefits. This rarely involves projects of less
Creative Placemaking is similar in terms of its than one year in length, and projects that are often
positive impact, over time, at both the neighborhood private sector–originated and –built, except where a
and community level. major piece of public infrastructure is involved, such
Tactical Placemaking is a way to test ideas at low as a BRT.

cost, and build support for them, which is by far the These four types of placemaking are not mutually
best way to do so. However, by design, something exclusive. A community can and should pursue
more substantial must follow in order to meet the multiple approaches in different places at the
original objective that was tested. That may mean same time or over time, or in the same place all at
a Standard, Creative, or Strategic Placemaking
Part Four 13-7

Table 13–3: Comparison of the Four Types of Placemaking
from an Economic Development Perspective
Targeted Location for Time Frame for Public Subsidy on
Type of Placemaking Tied to Formal Plans Economic Development Positive Impact Private Projects
Standard Placemaking Not necessarily, but Not necessarily done for Short-, mid-, and long- Possibly, but more likely just
the larger the project economic development, term; often associated public costs with possible
the more likely it is. but there are likely with size of the project private and nonprofit
some primary and more (larger projects have contributions to help reduce
secondary positive longer term impacts). those costs.
economic impacts.
Tactical Placemaking Probably not. Probably not. Short- to mid- term. Not likely.
Creative Placemaking Can be, but not Can be, but need not be. Short-, mid-term, and Possibly, but more likely
necessarily; but the occasionally long-term. just public costs with
larger the project the possible private and
more likely it is. nonprofit contributions.
Strategic Placemaking Yes, to Regional Definitely, to a limited Mid- and long-term; Likely until critical mass
Economic number of regionally long-term quality-of-life of projects; then demand
Development Plan, significant centers, nodes, impact in addition to large enough to drive
local Master Plan, or corridors. economic development. private development
and local subarea or without subsidy.
project plan.
A community can and should common vision for transformation of an area is

created. That makes it the place to start for many
pursue multiple approaches sequential and parallel placemaking applications—
in different places at the same but not all. Following are examples of combinations
of placemaking types.
time or over time, or in the same
place all at the same time. . . Examples Using Multiple Types of
Placemaking Sequentially
the same time—whichever makes the most sense The following project and activity examples
under the circumstances. The next section explores demonstrate sequential application of the four types
common options. of placemaking a community could employ to meet
specific community or neighborhood objectives.
PURSUING MORE THAN ONE TYPE OF
PLACEMAKING SEQUENTIALLY Project: To make streetscape improvements in a
Sequential placemaking involves a step-by-step process downtown, the following sequence may be desirable.
where each step (or many of the steps) utilizes a
1. Use Tactical Placemaking to chairbomb the
different type of placemaking. See Figure 13–4.
downtown to test where people would use
Sequential placemaking involves a benches, and bring in temporary landscaping
materials to test reactions in various locations

step-by-step process where each and drum up interest in the next step.
step (or many of the steps) utilizes
2. Engage the neighborhood in a mini-
a different type of placemaking. charrette or design workshop with trained
urban planners, landscape architects, and
Tactical Placemaking is the obvious choice to use for
urban designers to create alternative designs
testing out ideas and for beginning and completing
for lighting, seating, landscaping, corner
some small projects, which are designed largely to
treatment, pedestrian crossings, and a host
build interest and relationships before any broader
Figure 13–4: Example of Sequential Placemaking
Placemaking Type
TACTICAL CREATIVE STRATEGIC STANDARD
Time
of other issues; create consensus around a means and characteristics of links to other
preferred design. transportation modes.
3. Refine the design and get it adopted. 2. Then, use Creative Placemaking to engage the
public in the incorporation of arts and creative
4. Implement permanent change as a Standard design of new BRT stations; include related
Placemaking project. opportunities, such as a new walking tour of
Activity: To activate an underutilized bandshell in a cultural/historic attractions near key BRT stops.
local park, the following sequence may be desirable. 3. These tours and designs could be tested
1. Use Tactical Placemaking to bring in a series among a larger number of people using
of local performers at lunch time or right after Tactical Placemaking.
work to draw attention to the bandshell, and to 4. Finally, implement them as a part of a bigger
encourage support for more frequent use. Test Strategic Placemaking project, or through
various marketing approaches at the same time. Standard Placemaking.
2. Use Creative Placemaking to engage a Project: Engagement of the public with a developer
broad range of stakeholders to formulate in design of a new TOD at a planned BRT stop.
and implement a more rigorous schedule of
performances at the bandshell. Work with 1. First, use Tactical Placemaking to engage the
the stakeholders to take responsibility for public in mock storefront upgrades with new
sponsoring each of the performances and to land uses and new sidewalk designs near new
help market them. BRT station stops. This will draw attention
to the location and build interest and support
Project: Incorporation of the arts and creativity in the in the charrette that follows.
design of new transit stations.
2. Next, engage in a Strategic Placemaking
1. Use a formal charrette process within the charrette with a developer of a new TOD
context of Strategic Placemaking to engage development at a planned BRT station
the public in selection of specific locations for stop. This would result in consensus on
new BRT station stops, and to identify the
Part Four 13-9

the parameters for a form-based code for requires considerably more human resources to
that area, assuming the city did not already manage. However, if the neighborhood had a lot of
have one in place. If a contemporary Target volunteers and was eager to engage (such as could
Market Analysis were already available for be the case following a successful neighborhood
the area, and the community were certified as visioning charrette), then implementation could
Redevelopment Ready, then the idea would begin on multiple fronts at the same time, and much
have all the necessary elements to be able to more could be accomplished quickly. Immediate
move forward quickly to implementation. implementation of a jointly prepared placemaking
Another outcome of the charrette could be to plan will greatly boost neighborhood spirit and
plan extensive streetscape improvements in support that will pay dividends for an extended
the area. period of time. Project and activity examples follow.
3. Then, engage the developer in the TOD Activity: Utilize Tactical Placemaking to engage
project design, review, and approval process neighborhood residents in design and “testing” of bike
consistent with the key elements of the routes between two neighborhood parks; or in testing
design input that emerged from the charrette. alternative walking paths along a wetland or waterbody.
4. Finally, the developer builds the project and Project: Utilize Standard Placemaking to engage
incorporates streetscape improvements to the neighborhood residents in design of key parameters
public realm in front of the TOD, while the for new infill and affordable housing on vacant
municipality constructs related streetscape lots in the neighborhood. These could include size,
improvements nearby. height, placement on the lot, principal and accessory
structure types and locations, as well as means of
PURSUING MORE THAN ONE marketing to target demographic cohorts.
TYPE OF PLACEMAKING IN PARALLEL
Parallel placemaking Parallel placemaking
involves a step-by-step
Activity: Utilize Creative Placemaking to engage
local carpenters and a resident architectural historian
involves a step-by- process where each step to train landowners living in old-frame homes on
step process where proceeds in parallel with low-cost ways to repair and upgrade windows in a
others, and several of the neighborhood with many vacant lots. This will help
each step proceeds in steps utilize a different with the perception of crime by fixing broken window
parallel with others, type of placemaking. panes, and retain the architectural integrity of an old
This can occur when neighborhood where there are residents who have the
and several of the steps are not dependent interest and skills to effectively make the repairs.
steps utilize a different on the outcome of the
Project: Utilize Standard Placemaking to engage
type of placemaking. others. It also permits
faster scheduling and neighbors in the design and creation of an urban
completion of projects. This approach could be used community garden with hoop houses. This would
in the same or different neighborhoods at the same occur on vacant lots for which permission had been
time. See Figure 13–5. received by the lot owner and the city.
Examples Using Multiple Project: Utilize Strategic Placemaking to engage

Types of Placemaking in Parallel neighborhood residents, commercial owners, and
The following projects and activity examples illustrate other key stakeholders in a charrette to plan the
how the four types of placemaking could be used in revitalization of a small commercial section of the
the same neighborhood at the same time in order neighborhood, which is part of a well-traveled
to meet specific objectives. The specific steps for commercial corridor. The effort includes reestablishing
each project are not spelled out as they are in the residences on the second and third floors of the old
sequential placemaking examples above, although existing brick mixed-use buildings, improving off-
that would be necessary to do in order to go forward street parking for passersby, and improving building
with implementation. This approach obviously façades, while retaining architectural integrity.

Figure 13–5: Example of Parallel Placemaking
TACTICAL
Placemaking Type
CREATIVE
STRATEGIC
STANDARD
Time
URBAN, SUBURBAN, AND RURAL and densification of buildings, people, and activity
PLACEMAKING APPLICATIONS in neighborhoods in T3–T6 zones. This covers the
The terms “urban,” “suburban,” and “rural” are relative, sub-urban to very urban continuum (see Figure 1–4
and loaded with images and cultural interpretations in Chapter 1 (page 1–18)). But, those transect zones
that make them difficult to utilize on a topic like also include every small town and suburb whether
placemaking. People who live in a small town they are in a metropolitan area or a rural one. What
surrounded by miles of farms or forest often think of are not directly included are the farms, forests, and
themselves as living in a rural area. People who live in unique natural environments that are found in T1
large homes in one-acre subdivisions or on farmlets and T2 zones, and which surround small towns and
of 5 to 10 acres, where they keep chickens or a horse, suburbs across a region or state.
may view themselves as living in a rural, or perhaps
a suburban, area. A family that lives in a small Cape That does not mean that T1 and T2 zones are not
Cod–style house on a 1/6-acre lot at the edge of a important, in fact they are critical to defining the
large city may well consider themselves as suburban context and character of the developed places nearby.
dwellers, especially if there are no sidewalks. They provide the nearby open space for people in
small towns (T4 zone) that help make them such

For the purposes of this guidebook, these terms are desirable places to live. They produce the crops that
not very useful, because they are imprecise. What generate the income that often makes the local
is useful for placemaking is understanding where economy work. As explained in Chapter 7, the
a particular neighborhood appears on the transect. people and land in T1 and T2 zones are economically
Most placemaking focuses on activating spaces interdependent with the small towns they surround.
Part Four 13-11

Community Economic Development Association of Michigan
T
he Community Economic Development Association of Michigan (CEDAM) is a “nonprofit membership
organization providing advocacy, resources and training to organizations working to create vibrant
communities.” It is a member of the Michigan Sense of Place Council and has been a key partner from
the beginning. The CEDAM’s training programs, which includes Placemaking Curriculum training, is a
valuable resource to those individuals and organizations it serves who are working to better their communities.
For more information, visit: http://cedam.info/.
This is why regional planning is important, in off-road vehicle (ORV ) may be necessary to control
addition to planning in individual jurisdictions. negative environmental damage in parking lots
and pathways, but these efforts will not always
However, for the most part, T1 and T2 zones do not rise to the level of being considered placemaking
need much placemaking as we have defined it. In projects. But, sometimes T1 and T2 projects can
contrast, these transect zones benefit in the same ways be considered Standard or Creative Placemaking.
as residents in the small towns they surround benefit Examples could include development of a trail
when effective placemaking occurs in the small town. that connects small towns to recreational areas;
A town with a wider range of amenities and more development of a new wildlife park; nature classes
choices in housing, transportation, and recreation, and organized hikes to help people understand
benefits all who live there, who live nearby, who visit natural places by walking through them with an
there, or who just pass through. The better these interpreter; or barn and forest practices tours to
small towns and suburban communities understand show the history of working lands; etc.
their locational context and the opportunities their
places present, the better able they will be to reach The low-density sub-urban areas at the edge of
out with new connections and links to nearby T1 a metropolitan area that are auto-dominated are
and T2 zones. This could be through new trails, large another matter. Transect zone 3 may well be the
areas of easily accessible preserved farmland, forests, target of a significant number and wide range of
wetlands, or common waterfronts; or through value- placemaking projects/activities that focus on key
added opportunities at nearby farms in the form of nodes along major transportation lines that lead
wine tasting, apple picking, corn mazes, farm house into the denser portions of the metropolitan area.
bed & breakfasts, etc. These features add a vitality to Over time, these areas are likely to face pressure
life in that transect zone that is very different than or opportunity to densify. But, they need to do so
in a dense urban area (like a T5 or T6 zone), and is in a manner that makes them very walkable and
treasured by those who live or visit there. Placemaking bikeable, and that integrates more green and blue
in rural small towns is usually more limited and often environmental (vegetation and water) features into
occurs at a smaller scale, not simply because of fewer them as they are transformed. Failure to do so means
resources, but because of persistent attitudes that missing major opportunities to become attractive
more of something “new” is not necessarily better. But, destinations for those not in the immediate area.
many small towns, especially in the downtowns and This requires careful introduction of mixed uses,
near downtown neighborhoods, would often benefit better transit, sidewalks, bike paths, and a host of
significantly from carefully planned and executed other amenities that are common in downtowns. In
placemaking projects of the type described throughout fact, it may lead some sub-urban communities to
this guidebook, which is written with that in mind. create a downtown where presently there is none.
Such efforts are challenging, because of the existing
On the other hand, T1 zones should be treated low density, high traffic, and often high capital costs
with the greatest restraint. “Do no harm” should required. Placemaking can play a very valuable role
be the operational mantra. Targeted projects to in the process. Two books are particularly useful:
manage visitors by car, foot, bike, wheelchair, or

Metro Matters
M
etro Matters (formerly known as the planning for seamless travel to regional destinations,
Michigan Suburbs Alliance) is a nonprofit creating a safe and healthy environment, and fostering
organization dedicated to bringing cities the next generation of community leadership.
together to solve some of metro Detroit’s most pressing
challenges. These include crumbling infrastructure, Metro Matters is a member of the Michigan Sense
declining populations, decreased state and federal of Place Council, advocating for and educating
funding, disadvantages in attracting developers, and about placemaking to its member communities.
struggling to make ends meet with the State’s municipal Metro Matters spearheaded the creation of the
finance policy draining away their property tax revenue. Redevelopment Ready Communities® Program,
Established in 2002 by 14 metro Detroit suburbs, which is housed at the Michigan Economic
Metro Matters now represents 31 of Detroit’s mature, Development Corporation, and is used statewide.
inner-ring suburbs working together to end systematic For more information, visit:
disinvestment in older cities by making their downtowns www.michigansuburbsalliance.org/.
and neighborhoods attractive places to live and work,
Sprawl Repair Manual1 by Galena Tachieva and Table 13–4 presents possible solutions to address
Retrofitting Suburbia2 by Ellen Dunham-Jones and other common barriers to effective placemaking.
June Williamson. Most will require “massaging” to fit unique particular
circumstances, but hopefully the reader will find
BARRIERS TO EFFECTIVE PLACEMAKING meaningful guidance.
Feedback from participants at placemaking trainings
in Michigan during 2013–2014 revealed about two ADDRESSING POTENTIAL
dozen common barriers to effective placemaking. UNINTENDED CONSEQUENCES
Many revolve around lack of staff and fiscal resources. All placemaking projects are designed to improve local
Some barriers may be addressed by scaling back quality of life and increase choices where people live,
the effort and using a less-expensive placemaking work, play, shop, learn, and visit. However, when the
approach (such as Tactical instead of Strategic change that occurs, over time, has negative, unintended
Placemaking); being fiscally creative (e.g., using consequences on an existing low-income population
many partners where there is significant leveraging of in the area that could have been foreseen, then those
limited resources); or by manipulating the timing and who advocate for those changes have a responsibility
sequencing of projects and activities. But, in the end, if to prevent or mitigate the negative impact from these
there is no money to implement a placemaking project unintended consequences.
or no staff to guide it, little, if anything, will be done.
Gentrification
1. Tachieva, G. (2010). Sprawl Repair Manual. Washington, DC: Island
Press. Available for purchase at: www.sprawlrepair.com.
Perhaps the most common of the potential negative,
2. Dunham-Jones, E., and J. Williamson. (2008). Retrofitting Suburbia: unintended consequences from redevelopment are
Urban Design Solutions for Redesigning Suburbs. Hoboken, NJ: John those associated with gentrification. Dictionary
Wiley & Sons. Available for purchase at: www.wiley.com/WileyCDA/
WileyTitle/productCd-0470041234.html; accessed May 19, 2015. definitions of gentrification evidence recurring themes:
Some barriers may be addressed by scaling back the effort and using
a less-expensive placemaking approach (such as Tactical instead
of Strategic Placemaking); being fiscally creative (e.g., using many

partners where there is significant leveraging of limited resources); or
by manipulating the timing and sequencing of projects and activities.
Part Four 13-13

Table 13–4: Barriers to Effective Placemaking and Barrier-Busters
Barrier Possible Barrier-Buster
Lack of understanding about placemaking fails to Create understanding of placemaking through education,
empower leaders and early adopters. training, demonstration projects, or trips to view good examples
in nearby communities.
Local plans and regulations do not address the creation Develop or update master plans that support the creation of quality
of quality places and placemaking. places; incorporate standards in zoning regulations that support the
creation of quality places.
Local regulations do not support mixed-use and Missing Adopt FBCs with broad public input and support. Amend zoning to
Middle Housing. If not allowed in the ordinance, it permit mixed-use and Missing Middle Housing by right, and make
cannot be built. buildings and land uses with good urban form easiest to review
and approve.
Slow development approval process. Quality development Form-based codes created with broad public consensus allow
proposals are sometimes lost, because of development more development to be approved by right with less contention;
approval processes that are too slow and cumbersome. charrettes permit broad public participation and public approval in
a much shorter time frame. Amend zoning to streamline approvals,
self-imposed deadlines, and allow more administrative approvals.
Financing plans and codes. Many communities Try to get another entity to pay for all or part of the plan or
have less revenues available than before the Great regulations, such as business or nonprofit organizations or local
Recession, due to lower property values and declining foundations. Do not try to do all the work at once; spread the work
property tax revenues. out over several fiscal years by prioritizing what is to be done first.
Lack of risk-takers (entrepreneurs, developers, Provide education on the change in the housing demand and high-
bankers, buyers, renters). May be due to a risk-averse activity levels in “cool” public places. Engage in pilot projects; give
culture, lack of support from family/friends, familiarity publicity to early adopters; tout economic benefits of successes; and
only with existing real estate products, and Midwest provide incentives to early projects.
town center designs.
Lack of developers with expertise. Developers build Partner the community or key stakeholders with a developer to
what has been built successfully before and may not be pilot projects. Bring in developers from the outside who have
familiar with either traditional or contemporary building knowledge of and experiences with these products. Make mixed-
forms and dwelling types (like Missing Middle Housing). use developments and Missing Middle Housing easier to get
development approval, such as by use of FBCs, use by right, and
review deadlines.
Lack of supportive lenders who are unfamiliar with Educate on the changing market demand for Missing Middle
placemaking, in general, and mixed-use development Housing; blend portfolio risk; incentivize non-conventional real estate
and Missing Middle Housing, in particular. products. Bring in external financiers experienced in financing these
products to share experiences. Show different financing models with
diversified cash flows and blended financing return.
Lack of supporting infrastructure. Missing infrastructure Engage in an aggressive Complete Streets program. Keep street lights
that can support higher density and a mix of uses, such lit (replace with LED over time). Use the local capital improvement
as a continuous sidewalk system in good condition; program as a tool to plan and ensure a steady stream of infrastructure
transit with short times between buses; pedestrian- and improvements over time. Set user fees that cover replacement costs.
bike-friendly roads, etc.
Lack of infrastructure resources. Streetscape Try to spread the cost over many sources, such as among a
improvements, lighting, benches, landscaping, and downtown development authority, nonprofits, developers, state and
especially transit improvements are often costly. federal government, and benefitting property owners.
Lack of supportive neighbors. Change is usually opposed, Start with neighborhood improvement programs that involve a wide
because of lack of understanding and fear the change range of stakeholders to build ownership and support for bigger
could be worse than the status quo. Fear can be change. Involve the neighborhood in planning the change (use
heightened if people different than those who presently charrettes). Show how diversity in housing choice creates value and
reside there are attracted to the neighborhood. stability in the neighborhood, and often additional new choices in
food and entertainment nearby.

Table 13–4: Barriers to Effective Placemaking and Barrier-Busters (cont.)
Barrier Possible Barrier-Buster
Fear of higher density. People living near to new high- If we are going to restore our cities and save our farms and forests,
density development may not be enthusiastic and could we have to have higher density in targeted places like centers
be opposed. (downtowns), and at key nodes, along key corridors. Gather and show
many examples of development with the density proposed for the
area in question. Arrange for short trips/tours to see built examples
of developments with this density nearby. Bring in residents and
businesses near to those developments to share their experiences.
Parking concerns. Many businesses are concerned that If there is good transit available, there will be far fewer cars per
increasing density will result in lost customers, because household in dense places. This is because more people will walk,
of less parking. bike, or take transit to work. The increase in density will mean
more customers.
Anti-urban bias. There is often a strong bias against Despite the fact that people, jobs, and economic growth is greatest
government and institutions in urbanized areas by in urbanized areas, and that rural areas benefit from that growth,
people living in the rural parts of urbanized areas. there is often distrust of that growth by rural residents. However,
the densest new development should occur where infrastructure is
already present (and often underutilized) to accommodate it—this is
in large and small towns, and dense parts of sub-urban places.
Failure to engage anchor institutions. Key anchor Invite and keep anchor institutions at the table and engaged in local
institutions like colleges, hospitals, faith-based and neighborhood planning; help discover their needs and work
organizations, etc. have a lot at stake when a together to meet them, and help them continue to anchor the area.
neighborhood starts to decline, but that does not They will often support new opportunities, such as offering low-interest
guarantee their engagement in efforts to turn the tide. If loans for workers who will live in the neighborhood, or fund special
these anchors leave, further decline is likely to be more studies, or help support improvements in the area (such as to transit).
rapid, but they must be engaged early and continuously in
fighting for the neighborhood in which they are located.
Lack of resources when they are most needed. Big If necessary and feasible, divide large projects into smaller parts, or
projects often have large resource costs that may force consider doing a number of smaller projects in the same geographic
reconsideration of implementation options. area, so that people can begin to see the positive impacts sooner.
Some could be Tactical Placemaking projects or activities to draw
attention and build support for the larger project as well.
Being parochial. On projects that have regional benefits, When benefits of population or talent attraction and retention
traditional silo thinking may unwittingly cut off the extend beyond a single community, it is important to reach out for
community in which the project is to be located (as help from all who could benefit over time. When other communities
well as other communities in the region) from access to have projects with regional benefits, be prepared to help them.
outside resources from regional, state, or federal sources. Such support does not need to be cash. It could be endorsing their
grant application, promoting their fund raising, or coordinating at a
regional level to set priorities.
“Gentrification is the process of renewal often displacing low-income families and small
and rebuilding accompanying the influx businesses.”4 Random House Dictionary
of middle-class or affluent people into
deteriorating areas that often displaces poorer But, there is more at stake to those living in
residents.”3 Merriam Webster Dictionary gentrifying neighborhoods than these definitions
suggest. Typically gentrification implies both: 1) a

“The buying and renovation of houses and substantial shift in the economic or demographic
stores in deteriorated urban neighborhoods balance that impacts the population and, hence,
by upper- or middle-income families or identity of a neighborhood; and 2) brings with
individuals, thus improving property values, but it a concomitant sense of loss of control over the
3. Merriam-Webster, Inc. (2015). “Gentrification.” Merriam-Webster. 4. Dictionary.com, LLC. (n.d.). “Gentrification.” Dictionary.com
com, Encyclopedia Britannica. Available at: www.merriam-webster.com/ Unabridged, Random House, Inc. Available at: http://dictionary.reference.
dictionary/gentrification; accessed October 20, 2015. com/browse/gentrification?&o=100074&s=t; accessed May 13, 2015.
Part Four 13-15

Michigan Economic Developers Association
T
he Michigan Economic Developers Association It also offers networking opportunities, such as
(MEDA) was founded in 1960 to help advance State Agency networking, legislative forums, annual
economic development throughout the state. membership meetings, and other regional programs
The MEDA aims to help its members be effective in and webinars to economic developers across Michigan
the economic development profession and advocates to help members receive current information and share
on behalf of its members on issues pertaining to that insight with peers throughout the state. The MEDA
Michigan’s economic development. The MEDA has administers the Certified Business Park program
an Advocacy Committee that works to be a resource to (CBP) on behalf of the state. The CBP program
the state legislature for laws that pertain to economic recognizes business parks throughout Michigan
development. It also holds an annual Capitol Day to and provides exceptional examples with enhanced
discuss new initiatives and laws with local legislators, marketing opportunities, and the ability to use taxes for
and provides legislative updates to members in a weekly infrastructure improvements. The MEDA is a member
E-Update. Educational and professional services that of the Michigan Sense of Place Council.
MEDA offers include courses regarding the basics of
economic development, public relations assistance, and For more information, visit: www.medaweb.org/.
committee and taskforce participation with MEDA.
destiny of the neighborhood. So, the basic question resources and political demand to improve safety,
becomes how a neighborhood in a distressed city can infrastructure, transportation, commercial, and other
achieve—and then maintain—real income diversity. amenities in the neighborhood.
It needs higher income residents to bring disposable
income and attract commerce and investment, while However, gentrification creates problems for
still preserving affordable housing for existing low- those who are displaced or face higher rents. This
income residents. displacement can lead to political opposition to more
new development or evictions of renters who do
The potential for gentrification could be viewed not want to leave, resulting in uncertainty, and the
as a barrier to effective placemaking if fear of it reduction of housing options for low-income residents
prevented a community or neighborhood from who feel a loss of control over their own future and
engaging in these activities in the first place. Such a possibly of the culture of the neighborhood. The
fear is misplaced if only directed to placemaking, as authors of this guidebook believe gentrification is
gentrification is not unique just to placemaking—it could both an opportunity
apply to any community redevelopment activity. and a responsibility . . .Gentrification is
For example, substantial investment or successful
to address potential both an opportunity
displacement issues, and
Strategic Placemaking in a commercial district or believe it need not be
and a responsibility
at a key node along a major corridor can result in politically charged if a to address potential
the consequences associated with gentrification, community recognizes
including increased housing values and rents, and loss geographic areas where
displacement issues. ..
of neighborhood control by low-income residents. gentrification is in early stages, or likely to become
But, this is a potential consequence of any successful an issue, and puts measures in place to prevent or
community revitalization activity. mitigate its negative impacts.
In addition, the forces of gentrification typically The gentrification issue is complicated by the fact
create opportunities as well. New opportunities are that its costs and benefits are not necessarily fairly
created by expanding the range of housing choice borne in the transition of a place from a deteriorated
in the urban core for higher income households for condition to a revitalized one. Benefits to some parties
whom the area is now attractive, and by offering are evident: Developers realize profits on revitalized
potential benefits for the neighborhood. These properties, or homeowners who have lived in the area
include increasing employment, and generating
a long time are able to sell their houses for many times Freeman, director of the Urban Planning Program
what they originally paid. New renters or owners in at Columbia University, has published several
dwelling unit types that were either non-existent or in articles on the impacts of gentrification in particular
short supply prior to redevelopment will benefit from neighborhoods like Harlem in New York City, and
new housing choices that are—for them—affordable. more generally around the nation. What he has found
All residents benefit from such likely consequences is that the low-income population in gentrifying
as expanded employment opportunity and improved neighborhoods is no more likely to move out of their
neighborhood amenities—such as new retail homes than those in neighborhoods that were not
businesses, park improvements, and transportation gentrifying. Instead, he has found that “demographic
options—but only for residents who can afford to stay. change in gentrifying neighborhoods appeared to be
a consequence of lower rates of intra-neighborhood
In contrast, while a long-time low-income renter in mobility and the relative affluence of in-movers.”6
a gentrifying block may be enjoying less crime, she In a January 2014 interview, Freeman indicated that
may also be facing unaffordable rent increases; she “higher costs can push out renters, especially those
may be forced out of her neighborhood just as her who are elderly, disabled, or without rent-stabilized
quality of life is improving. This consequence can be apartments. But, he also found that a lot of renters
devastating to someone whose entire life has revolved actually stay—especially if new parks, safer streets,
around neighborhood relationships. Family, friends, an
employer, school, church, doctor, and drugstore may all 6. Lance Freeman. (2005). “Displacement or Succession? Residential
Mobility in Gentrifying Neighborhoods.” Urban Affairs Review 40 (4):
center in the same geographic area. Being dislodged 463–491. See also:
may be more than unsettling, resulting in such Velsey, K. (2015). “Gentrification May Be Complicated, But It’s Not a
outcomes as depression or homelessness. The ability Myth and Neither is Displacement.” New York Observer, January 20,
2015. Available at: http://observer.com/2015/01/gentrification-may-be-
of a household to navigate these issues may depend
complicated-but-its-not-a-myth-and-neither-is-displacement/; accessed
on the degree to which it feels it has control over the May 10, 2015.
future. Often, control can be viewed in the form of A series of February 2015 articles in Governing Magazine on
acceptable choices available to people as change occurs. gentrification, including:
yy Maciag, M. (2015). “Gentrification in America Report.”
Governing Magazine, February 2015. Available at: www.
In a neighborhood experiencing gentrification, governing.com/gov-data/census/gentrification-in-cities-
incomes and educational-attainment levels typically governing-report.html; accessed May 11, 2015.
increase and household size typically decreases. This yy Bayer, S. (2015). “The Neighborhood has Gentrified, But
is the result of poorer long-time residents being Where’s the Grocery Store?” Governing Magazine, February
2015. Available at: www.governing.com/topics/mgmt/gov-
displaced by comparatively wealthier and better- retail-gentrification-series.html; accessed May 11, 2015.
educated new residents who often live in 1- to yy Daigneau, E. (2015). “Just Green Enough.” Governing
2-person households. Over time, land uses in the Magazine, February 2015. Available at: www.governing.com/
topics/transportation-infrastructure/gov-green-gentrification-
area may change from industrial, warehouse, office, series.html; accessed May 11, 2015
commercial, or even single-family, to multifamily yy Ehrenhalt, A. (2015). “What, Exactly, is Gentrification?”
densities, mixed uses, new retail and entertainment Governing Magazine, February 2015. Available at: www.
governing.com/topics/urban/gov-gentrification-definition-
facilities (e.g., taverns, restaurants, trendy retail shops, series.html; accessed May 11, 2015.
coffee shops, exercise facilities, etc.). yy Wogan, J. (2015). “Why D.C.’s Affordable Housing
Protections Are Losing a War with Economics.” Governing
Physically the appearance of a gentrified area usually Magazine, February 2015. Available at: www.governing.com/
topics/urban/gov-washington-affordable-housing-protections-
changes from neglected to new and well-maintained,
gentrification-series.html; accessed February 13, 2015.
or restored historic character. Along with this yy Vock, D. (2015). “Suburbs Struggle to Aid the Sprawling Poor.”
structural change may come other physical changes, Governing Magazine, February 2015. Available at: www.
as well as changes in consumer behavior depending governing.com/topics/health-human-services/gov-suburban-
poverty-gentrification-series.html; accessed February 13, 2015.

on the mix of uses and demographic characteristics of yy Governing Magazine. (2015). “Austin Gentrification Maps
the new population.5 and Data.” Available at: www.governing.com/gov-data/
austin-gentrification-maps-demographic-data.html; accessed
Many of these changes are very positive according February 13, 2015.
to recent research. For example, Professor Lance And then a reply by Joe Cortright: Cortright, J. (2015). “How Governing
Got it Wrong: The Problem with Confusing Gentrification and
5. Grant, B. (2003). “What is Gentrification?” Public Broadcasting Displacement.” City Observatory, June 2, 2015. Portland, OR. Available at:
Service, June 17, 2003. Available at: www.pbs.org/pov/flagwars/special_ http://cityobservatory.org/how-governing-got-it-wrong-the-problem-with-
gentrification.php; accessed May 12, 2015. confusing-gentrification-and-displacement/; accessed February 13, 2015.
Part Four 13-17
and better schools are paired with a job opportunity people of color, with many new residents being
right down the block.”7 white and in their 20s or 30s.
In a research paper entitled “The Long-Term Opportunity Presented by Gentrification

Employment Impacts of Gentrification in the So, where does that leave us? The new development
1990s” prepared for the U.S. Federal Reserve Bank or redevelopment of a specific geographic area that
in Cleveland, Daniel Hartley and T. William Lester may result in gentrification is usually welcomed
found, contrary to most presumptions, that original by city officials and property owners in the area,
residents in gentrifying neighborhoods seem to have because it eliminates blight, increases property
improving financial health, compared to original values, and hence, property tax revenues, which
residents in non-gentrifying neighborhoods.8 support improvements to municipal infrastructure
and services. Gentrification usually expands housing,
This research does not change the fact that as shopping, and entertainment choices for new
a neighborhood gentrifies, its demographic residents. It also provides new jobs, as well as new
composition and cultural characteristics change. customers for new and old businesses. It usually
Residents could become younger, or shift racial or results in a significant improvement to the physical
ethnic composition, for example. And that may buildings in the area. These significant benefits
not sit well with the long-time residents who account for the willingness of local governments to
remain in the neighborhood, although it certainly gladly trade the consequences of gentrification for the
is supported by some. See, for example, many of benefits of redevelopment in distressed areas.
those quoted in a five-part series by Marketplace
on gentrification in the Highland Park Responsibility Imposed by Gentrification
neighborhood in Los Angeles, CA.9 If, however, the process of redevelopment is likely
to result(s) in gentrification, government has a
Obviously, the scale of gentrification matters. The responsibility to mitigate negative impacts. The
Highland Park neighborhood of Los Angeles is number of people impacted, and the nature and
four square miles and is home to 62,000 people. degree of impact, could be large or small. In legacy
In contrast, most of the target areas for Strategic cities that have experienced huge out-migration
Placemaking in Michigan’s legacy cities are, in some neighborhoods, there may be few people
at most, a few blocks in size, and those blocks impacted. They may include renters, relatively recent
presently have a significant number of vacant residents, migrants, and homeless people. Existing
lots and buildings—in other words, there are few rental assistance and homeless programs may or may
existing residents or businesses to be impacted. not be satisfactory to address these populations. If
Many of the people negatively impacted by not, the community has an obligation to do more.
blight in these areas left long ago. They may have
welcomed gentrification of their neighborhood if Community Development Measures to
it helped to save their business, home, or block. Mitigate Negative Impacts of Gentrification
Other much larger places that have already Effective approaches to mitigate gentrification
gentrified, like Midtown in Detroit, have seen are proactive and involve the following steps: 1)
displacement of the low-income population and targeting areas for redevelopment, and then carefully
7. Sullivan, L. (2014). “Gentrification May Actually be Boon to Long- inventorying buildings, residents, owners, property
Time Residents.” National Public Radio, January 22, 2014. Washington, values, rents, and existing amenities (as well as
DC. Available at: www.npr.org/2014/01/22/264528139/long-a-dirty-
inventory the factors likely to be improved through
word-gentrification-may-be-losing-its-stigma; accessed January 7, 2015.

8. Hartley, D., and T.W. Lester. (2013). “The Long-Term Employment redevelopment, such as vacancy rates, crime, income
Impacts of Gentrification in the 1990s.” Federal Reserve Bank of Cleveland, levels, educational attainment, etc.); 2) requiring new
OH. Available at: http://papers.ssrn.com/sol3/papers.cfm?abstract_
id=2354015; accessed May 12, 2015. [That research is now available in multifamily residential developments in the area to
Regional Science and Urban Economics published by Elsevier 45 (c): 80–89.] be mixed-income (and where appropriate mixed use);
9. Clark, K., N. King, L. Foster-Thomas, and C. Esch. (2014). “York
& Fig: At the Intersection of Change.” Wealth & Poverty Desk,
3) ensuring that existing renters and businesses in the
Marketplace, Los Angeles, CA. Available at: http://yorkandfig.com/. gentrifying area are first to know about new affordable
For updates on this series, visit: rental opportunities in the area; 4) ensuring that
Clark, K. (2015). “York & Fig:” Wealth & Poverty Desk, Marketplace, Los residents and businesses in gentrifying neighborhoods
Angeles, CA. Available at: www.marketplace.org/topics/wealth-poverty/
york-fig; accessed October 21, 2015.
are aware of all public assistance opportunities
Habitat for Humanity of Michigan
“H
abitat for Humanity of Michigan Habitat for Humanity Michigan also seeks to
(HFHM) is a statewide nonprofit create statewide awareness and advocacy addressing
organization whose main purpose the need for decent affordable housing in the
is to increase the capacity of Michigan Habitat state.” Habitat for Humanity represents this view
for Humanity affiliates to build simple decent at the Michigan Sense of Place Council where
homes in partnership with people in need. The it is a member. The HFHM also advocates for
HFHM supports the 68 Habitat affiliates across concentrations of new affordable housing in targeted
the state, with leadership development programs, neighborhoods so that greater synergy occurs as
educational training, networking opportunities, and opposed to a scattered approach.
administration of grants from government, corporate,
and private sector entities. For more information, visit: www.habitatmichigan.org/.
for business and family relocation within the Stepping up retraining programs
neighborhood, or at their preference, to other parts for unemployed residents in existing
of the community that may be more affordable for neighborhoods to help them qualify for new
them and possibly giving them a higher priority jobs in the redeveloped area.
for utilization of these services (such as publicly
subsidized housing, equity swapping, or special The community could also:
municipal programs like homesteading on vacant lots Carefully target new development and
in neighborhoods the municipality is attempting to redevelopment programs, so they do not
rehabilitate); 5) measuring change and monitoring occur in neighborhoods for which there are
the results in order to determine if other municipal, few mitigation options;
private, or nonprofit actions (like more money for
relocation, or more staff for quicker assistance, etc.) Limit the scale of new development, so it
are necessary; and 6) if they are, to take those actions. does not dwarf or accelerate displacement in
nearby areas;
An even more proactive approach is to avoid
gentrification in the first place. This could include: Increase community stabilization programs
in neighborhoods that are near gentrifying
Preserving existing affordable housing in the areas, so they have a chance to enjoy the
area (see the sidebar on page 13–21). benefits of gentrification nearby without
Changing policy to require new mixed-use negative impacts; and
projects and multiresidential housing projects Aggressively build mixed-income housing in
to include mixed-income units; and near gentrifying areas where there is a
Creating a tax or other incentives to retain demonstrated need for such housing.
long-time residents (such as tax freezes, This is just a beginning list of options. Additional
rebates, or reductions for seniors) and long- strategies can be found in a variety of affordable
time businesses (such as deferred taxes) that housing literature.10
could be collected as more new residents/
customers come to the area; 10. Ballard, R. (2004). “Walls and Bridges Building Urban Community
in the New Economy.” Chicago Theological Seminary Register (94):

1. Additional practical strategies are found in this article by Rick
Equity swapping where residents can trade a
Ballard, a retired deputy director from the Michigan State Housing
home in one area for one in another; Development Authority, who also provided valuable editorial review to
this section on gentrification:
Protecting senior homeowners with home 1. Help residents understand that gentrification pressures
repair assistance programs,or other valuable are likely a result of successful revitalization. Through
neighborhood associations, community groups, churches, etc.
senior assistance (including protecting them a. Create opportunities for dialogue among developers, city
from illegitimate reverse mortgages); and officials, businesses, and neighborhood residents.
Part Four 13-19

Placemaking needs to create opportunities that benefit affected. It does, however, require a municipality to be
everyone in some way, without harming others. It is alert and play an involved role, and not merely stand by
critical to involve and watch, and hope for the best.
It is critical to involve existing residents in
In a sidebar on pages 13–22 and 13–23 is a two-
existing residents in neighborhoods near part blog by Lou Glazer, executive director of
neighborhoods near areas where Strategic
Placemaking projects Michigan Future, Inc., who discusses a number
areas where Strategic are being considered of common questions that arise with Strategic
Placemaking projects that target Millennials. It
Placemaking projects are in the planning
processes that will includes additional insights on gentrification.
being considered in the lead to decisions that Avoiding Failed Projects
planning processes that could avoid many One of the most serious unintended consequences
negative impacts
will lead to decisions that if carefully made. of redevelopment is a failed project. There are many
potential reasons for failure, such as changes in the
could avoid many negative Charrettes are a market after the project got underway, inability
good way to do so
impacts if carefully made. (see Chapter 6). to control costs, investing in high-risk projects,
undertaking commercial development where
An appropriate mix of these approaches will help residents have inadequate disposable income, and
ensure improved choices for those facing gentrification, undercapitalized development. Failure could also
and increase the odds that the gentrified neighborhood occur, because of actions on the public side, such as
will be a blend of old and new residents. The objective by elected officials or key policy administrators who
could be to create a new mix that adds to the have their own agenda and pursue projects that are
diversity and cultural richness of the city, instead of not consistent with local plans, or that have not been
further separating the haves from the have-nots, and subject to careful scrutiny before pursuing them,
concentrating people by race into ever more racially to name a few. However, two reasons are especially
segregated neighborhoods. An approach that seeks to pertinent to topics covered in this guidebook.
broaden choices, while increasing diversity and cultural First, the community or developer picked a location
richness, has the chance of letting market forces drive and built a project that was not backed by a detailed
change, while improving opportunities for everyone market analysis that looked at building type and the
10. (cont.) demographic target market by geographic location.
b. Promote broader understanding of the plight of low-
wage workers among residents, old and new.
Such detailed analyses are called Target Market
2. Identify housing development strategies to increase the Analyses (TMA) (see the sidebar in Chapter 2
affordable housing supply. (page 2–22)). For example, just because a new transit
a. Work with local government to identify development stop is created at a major intersection does not mean
sites and incentives to include affordable units (such
as HOME funds or project-based vouchers in new
it is a location that will do well for transit-oriented
developments); use these incentives to attract developers. development. Targeting decisions need to be made
b. Advocate for fair-share housing/inclusionary zoning based on market realities,
policies and provide the incentives required (if any, based
not hopes and dreams. The Building the wrong
on local market conditions).
c. Find out about alternative forms of ownership to ensure building types demanded product (one
by Millennials are not those
long-term affordability (such as community land trusts
or limited-equity co-ops). demanded by their Baby
with the wrong
3. Focus efforts on families with housing needs that are most at-risk.
a. Promote funding for neighborhood groups for programs
Boomer parents when they structure form) in
were in their 20s and 30s.
to improve the quality of life.
Building the wrong product
the right location
b. Assess quality of human services and identify ways to
address gaps. (one with the wrong structure is still going to be a
4. Promote economic opportunities for low-income families.
a. Advocate for increased minimum wage, indexed to the
form) in the right location market failure and
is still going to be a market
failure and may well scare off may well scare off
cost of living.
b. Expose young people from disadvantaged neighborhoods
and families to enrichment programs in the arts, science,
and technology.
other developers. other developers.
Center for Housing Policy: Public Transit Research
“P
olicy Implications” from the Center for 4. Long-term affordability: Strategies, such as
Housing Policy (CHP)’s Insights from shared-equity homeownership and long-term
Housing Policy Research Series on public affordability covenants for rental developments,
transit research: can help preserve the value of public
investments in affordable housing over time.
1. Affordable housing preservation: Before
transit is extended into areas with an already 5. Inclusionary zoning: Through a zoning
existing housing stock, the most cost- ordinance, a community can ensure that
effective strategy for building affordability is a share of newly built for-sale and rental
to use public funds to acquire and rehabilitate units is affordable to those with low or
both already-subsidized and unsubsidized moderate incomes.
rental and owner-occupied housing to
ensure that it remains affordable to low- and 6. Conditional transportation funding: The
middle-income households. Federal Transit Administration may start
to consider a locality’s commitment to
2. Tax-increment financing: Where this affordable housing before awarding funds to
strategy is employed, a portion of the tax build or expand fixed-rail systems.
increment should be set aside to build and Source: Wardrip, K. (2011). “Public Transit’s Impact on Housing
preserve affordable housing for households Costs: A Review of the Literature.” Insights from Housing
who could not otherwise afford to live nearby. Policy Research Series, Center for Housing Policy, Washington,
DC. Available at: www.reconnectingamerica.org/assets/Uploads/
TransitImpactonHsgCostsfinal-Aug1020111.pdf; accessed
3. Benefits to being proactive: A proactive October 20, 2015.
locality that implements a land acquisition
strategy before land values increase will have a
much greater dollar for-dollar impact than one
that reacts after prices have begun to climb.
Piloting small Second, the target market having to continue to subsidize the development for
may not be able to afford several years down the road. The community must be
Missing Middle market-rate rents. Piloting sure it is willing and able to support such subsidies.
Housing projects small Missing Middle Communities should create criteria to guide these
Housing projects to fill in decisions, and then carefully apply them, and not let
to fill in mid-block mid-block building gaps political processes get in the way of fiscally sound,
building gaps along along key transit lines are a market-driven decisions. Criteria to prevent rash
good way to test a market. decisions and ensure performance of adequate due
key transit lines This is especially true if diligence are other important decision-making
are a good way to the target is recent college criteria. Otherwise, the community may lose more
test a market. grads with desired skill sets, than a single development; it may lose that developer
but no savings (and often and lender, and the whole Strategic Placemaking
a lot of college debt). If the target market is young project in that area. Strategic Placemaking projects
Millennials, the project may need to be subsidized to take careful and thoughtful analysis that considers
get the rental rates down, so young grads can afford not only the present and future circumstances.
to rent there. That will mean either subsidizing the
developer, or the renter, or both. Such decisions At the end of Chapter 7, two key tools were
must be carefully made, often in partnership with presented to help prevent failed projects. The first
state and federal agencies, or nonprofit lenders, and is the sample project taskline that generally lays out
in consideration of long-term costs and benefits. the sequence of steps that needs to be followed to
There will be the potential (if not the likelihood) of create a successful project. The second is the model
Part Four 13-21

Trickle Down and the Millennials by Lou Glazeri, ii
“T
homas Sugrue is the author of the must-read Characterizing young professionals as people who listen to
The Origins of the Urban Crisis,iii a history techno and sip lattes is both insulting and inaccurate. But, the
of the deindustrialization of Detroit. He was more important point is that his vision of a successful city––a
a keynote speaker at the last [2014] Detroit Regional city anchored by working-class families raising children––is
Chamber’s Detroit Policy Conference. long gone. (Interestingly many of the young professionals in
Prior to the speech, he did an interview with John Gallagher Detroit, who Sugrue disparages, are big advocates for policies
of the Detroit Free Press entitled: ‘Sugrue: Trickle-Down and/or have jobs focused on improving the quality of life of
Urbanism Won’t Work in Detroit.’iv At about the same time, the poor and working-class households in the City.)
The Atlantic CityLab published an article entitled ‘What The reality is, not largely because of city policy, but rather
Millennials Want—And Why Cities are Right to Pay Them consumer demand, the working-class households Sugrue
so Much Attention.’v Both are worth checking out. wants cities to focus on when they––from all races––
What I want to deal with in this post is why Michigan get decent paying jobs, in large proportions, leave the
Future is an advocate for the approach laid out in the city for the suburbs. Not just in Detroit, but across the
The Atlantic article, not the one taken by Sugrue. We country. One can make a far better case, when it comes to
frequently encounter that our emphasis on talent––those placemaking policy, for decades, Michigan and the country
with four-year degrees or more––is elitist. have had a policy of providing working-class families with
the neighborhoods and quality of life they want. In low-
First, let’s deal with the trickle down charge. Trickle down density, car-dependent suburbs. That policy orientation is
normally is used to disparage policies designed for the still predominant in Michigan and metro Detroit.
1% and corporate America. A critique we agree with. The
evidence is pretty strong that simply making things better The reality also is, as Gallagher pointed out in the
for the 1% and corporate America does little to create interview with Sugrue, that ‘we’ve (Detroit) been trying
either jobs or income for American households. to work on those poorer neighborhoods for at least 50
years now through a variety of programs.’vii That has been
Young professionals are hardly the 1%. They, by and large, the priority agenda for the City for decades.
like most Americans, are struggling to find good paying
jobs and good places to live. Nor do they, by and large, have The chief reason Detroit and other big cities should focus
a political agenda that is asking for special treatment. If on young professionals––and, to some degree, college-
they have an agenda at all it is communities with the basic educated empty nesters––is they want to live in cities, not
services and amenities they value and maybe some help the suburbs (Alan Ehrenhardt details changing demand
with student loans. Which they are struggling with, because for city living in his terrific book The Great Inversion
public policy has dramatically reduced public support for and the Future of the American City.viii). One can make
higher education, which was available to their parents. a strong case that Detroit policy, for decades, has stood in
the way of young professionals moving to the City. By not
Sugrue said in the Detroit Free Press interview: ‘But, the providing quality basic services to any resident, and not
future of a city, if it’s going to be successful, the future of providing the mixed-use, high-density, walkable, transit-
Detroit is going to be improving the everyday quality of life rich neighborhoods they are looking for.
for residents who are living a long way from downtown, and
a long way from Midtown, who probably aren’t ever going The Atlantic CityLab article is about that changing
to spend much time listening to techno or sipping lattes.’vi consumer demand. Citing recent polls by the Rockefeller
Foundation with Transportation for America and the
i. Glazer, L. (2014). “Trickle Down and the Millennials.” Michigan Future, Inc., American Planning Association, The Atlantic CityLab
August 25, 2014. Detroit, MI. Available at: www.michiganfuture.org/08/2014/
trickle-millennials/; accessed March 6, 2015. writes: ‘Two public opinion polls came out in the last month
ii. Glazer, L. (2014). “Trickle Down and the Millennials Continued.” suggesting the kinds of places Millennials like. Spoiler
Michigan Future, Inc., September 4, 2014. Detroit, MI. Available at: www. alert: It’s Boston, New York, San Francisco, and Chicago,
michiganfuture.org/08/2014/trickle-millennials/; accessed March 6, 2015.

as well as communities, such as—I’m inclined to say once
iii. Sugrue, T.J. (2005). The Origins of the Urban Crisis: Race and Inequality
in Postwar Detroit. Princeton, NJ: Princeton University Press. again, of course—Boulder [CO] and Austin [TX]. The key
iv. Gallagher, J. (2014). “Sugrue: Trickle-Down Urbanism Won’t Work in characteristics seem to be walkability, good schools and parks,
Detroit.” Detroit Free Press, February 23, 2014. Available at: www.freep.com/ and the availability of multiple transportation options.’ix
article/20140223/OPINION05/302230041/Thomas-Sugrue-Gallagher-
Detroit-bankruptcy-future-city; accessed May 11, 2015. vii. See Footnote iv.
v. Flint, A. (2014). “What Millennials Want—And Why Cities are Right to viii. Ehrenhalt, A. (2012). The Great Inversion and the Future of the
Pay Them So Much Attention.” The Atlantic CityLab, May 5, 2014. Available American City. New York, NY: Alfred A. Knopf. Available at: http://
at: www.citylab.com/housing/2014/05/what-millennials-wantand-why-cities- knopfdoubleday.com/book/45461/the-great-inversion-and-the-future-of-the-
are-right-pay-them-so-much-attention/9032/; accessed May 11, 2015. american-city/; accessed October 30 , 2015.
vi. See Footnote iii. ix. See Footnote v.

What is elitist or trickle down about cities responding Their purchasing power will create demand for housing,
to changing consumer demand? What is elitist or trickle retail, hospitality, etc., which will increase jobs in all those
down about creating cities and neighborhoods with sectors. Not just in the neighborhoods where they live and
‘walkability, good schools and parks, and the availability work, but throughout the region and even the state when
of multiple transportation options?’ What is wrong with they vacation and purchase second homes. For most of
Detroit competing with Boston, New York, San Francisco, the 20th century, Michigan policy was focused on meeting
and Chicago for these residents? Creating a place attractive the interests of those high-paid factory workers. Everyone
to those who want to live in central cities is the only way understood they were the anchor of the State’s economy.
Detroit is going to repopulate. And repopulating is the key No one argued that focusing on them was either trickle
to Detroit being a viable city long-term. down or elitist.
At its core, Thomas Sugrue’s critique of making retaining Unlike high-paid factory workers of the past, young
and attracting young professionals a priority really should professionals also grow the economy by being creators of
be aimed at regions and states, not cities. What Sugrue new businesses and, where they are concentrated, attracting
was arguing is that it is not an effective jobs and economic businesses. Those new businesses, just as those created by
development strategy. City government has very little the immigrants Sugrue celebrates, create new jobs for more
clout in either. than knowledge workers. In addition, unlike high-paid
In his Detroit Free Press interview Sugrue said: ‘It’s a factory workers of the past who moved to where the jobs
pretty commonplace assumption that if you gentrify were, increasingly knowledge-based employers are moving
neighborhoods, if you bring new investment to downtown, to where the talent is. Talent being the most important
that its benefits will trickle down to the majority of the asset to their enterprise and in the shortest supply.
city’s population. There are benefits from new investment, Where talent concentrates you get more job creation. In a
including job creation, increased tax revenue, and safety in New York Times column entitled ‘Teach Your Neighbors
the city, but on the other hand, the kinds of jobs that are Well,’ Edward L. Glaeser wrote that the unemployment
being created by a lot of the downtown redevelopment are rate for all was lower in metropolitan areas with the
jobs for folks who have significant education, skills, and highest proportion of adults with a four-year degree or
means already. They’re not, by and large, creating stable more.xii So, the more college educated the region, the
secure jobs for folks down the ladder, for working-class lower the unemployment rate is for those without a
folks, in particular. Gentrification brings all sorts of small college degree.
businesses, coffee shops, trendy bars, restaurants, art galleries, As Don Grimes and I laid out in our The New Path to
and a vitality and energy to neighborhoods that have often Prosperity report, all the job growth in America from
been bereft of commerce for a long time. But, again, these 1990–2011 came in services. And the high-wage growth was
aren’t places that are bringing back the jobs that are essential concentrated in knowledge-based services. Over those two
to the city’s future stability and possible growth.’x decades, manufacturing lost nearly six million jobs, while
Sugrue, in addition to attracting immigrants, offered an knowledge-based services added more than 16 million jobs,
alternative: ‘The most important interventions to deal and other private services added 22 million jobs.xiii It’s almost
with poverty and underemployment are creating jobs and certain these trends will accelerate, not reverse.
improving public education. And those have to be at the These are the sectors that retaining and attracting college-
core of any effort to turn Detroit around. . . Job training educated Millennials will help grow. They are the growing
programs that are geared toward growing sectors of the sectors of the economy that Sugrue wants to train city
economy that allow for a retooling of worker skills to residents for. Regions with vibrant central cities that are
adapt to the New Economy, those are good.’xi attractive places for mobile young talent will have more
Let’s start with Sugrue’s assertion that concentrating young of those jobs than those who don’t. That is why retaining
talent doesn’t bring jobs to others. The reason they are and attracting young talent should be an economic
important to economic growth is both they are the most development priority for the city, region, and state.”
Institute
Institute
mobile and that knowledge workers––professionals and

managers––are now, and will increasingly be, the core xii. Glaeser, E.L. (2010). “Teach Your Neighbors Well.” The New York Times
Economix Blog, March 30, 2010. Available at: http://economix.blogs.nytimes.
Policy
of the middle class. They will play the same role in the com/2010/03/30/teach-your-neighbors-well/?_php=true&_type=blogs&_r=1;
Policy
economy as high-wage factory workers did for most of the accessed May 11, 2015.
LandLand
20th century when they were the core of the middle class. xiii. Glazer, L., and D. Grimes. (2013). The New Path to Prosperity: Lessons
for Michigan from Two Decades of Economic Change. Michigan Future Inc.,
MSU
x. See Footnote iv. Detroit, MI. Available at: http://mfi.dev.cshp.co/cms/assets/uploads/2013/11/

xi. See Footnote iv. Prosperity_report_2013Final.pdf; accessed May 11, 2015.
Part Four 13-23

Request for Qualifications (RFQ) that requires a The Creative City Index: Measures the
developer to do the necessary community visioning, imaginative pulse of cities. Available at:
build stakeholder support, and follow-through with http://charleslandry.com/themes/creative-
a project that not only meets the market, but also cities-index/; accessed January 7, 2015.
has the necessary enthusiasm of neighborhood and
community stakeholders to be successful. City Vitals 3.0: An expansive set of statistical
measures created by CEOs for Cities for
MEASURING IMPACTS OF the use of urban leaders to understand their
PLACEMAKING ON COMMUNITIES city’s performance in talent, innovation,
It is hard to claim success, or know if progress is being connections, and distinctiveness. Available for
made, with a placemaking initiative that is not tied to purchase at: https://ceosforcities.org/portfolio/
a set of measures. A number of indices and data are city-vitals-30/; accessed June 23, 2015.
already in place to gauge the relative health of and/
or improvement in cities. While the number of new AARP Raising Expectations State
mixed-use, mixed-income dwelling units in an area Scorecard: Measures state-level performance
at certain price points is important, other measures of of long-term services and supports for
activity and vibrancy are also important. older people, adults with disabilities, and
their family caregivers. Available at: www.
Few measures are yet targeted to gauging the direct longtermscorecard.org/~/media/Microsite/
impacts of placemaking projects, but a number have Files/2014/Reinhard_LTSS_Scorecard_
elements that are promising. Following are some web_619v2.pdf; accessed October 22, 2015.
measures that may be of interest; some have been
mentioned before: The biggest problem with these or other local metrics
is the lack of available data needed to demonstrate
Walk Score®: Price and location are the positive or negative progress in achieving a goal. The
top two factors when looking at a home or number of projects, the number of mixed-income
business. A high Walk Score® reflects an new units by type, the number of new talented
area with a large number of nearby retail, workers, total dollars invested, change in property
restaurant, and entertainment choices. See values, or change in Walk Score®, are all variables
the sub-section in Chapter 3 (page 3–44). that may be useful metrics, but may not show
enough change, over time, to convince skeptical
The Irvine Minnesota Inventory: Collects policy makers of positive impact, outcomes, or even
data on physical environment features (built progress. As a result, considerable work needs to be
and natural) that are potentially linked done in this arena in order to successfully develop
to physical activity, for use in researching meaningful measures that fairly show change, over
relationships between the built environment time, and the benefits of investing in placemaking
and physical activity. See the sidebar in and related community, economic, and infrastructure
Chapter 3 (page 3–46). development projects.
LEED ND: Integrates the principles CONCLUDING OBSERVATIONS
of smart growth, urbanism, and green The four types of placemaking covered in this
building into the first national system for guidebook offer a wide range of opportunities
neighborhood design. See the sidebar in for community improvement that individually or
Chapter 5 (pages 5–22 and 5–23). collectively can benefit particular neighborhoods, the
Housing and Transportation (H+T®) community as a whole, and even the whole region
Affordability Index: A comprehensive view of if carefully engaged in over a long period of time.
affordability that includes the cost of housing This chapter explored some of the opportunities for
and transportation at the neighborhood level. sequential and parallel use of the four placemaking
Available at: http://htaindex.cnt.org/. types. Strategic Placemaking offers the greatest

potential benefits for economic development, especially If you still are not quite ready to take the placemaking
as it relates to talent attraction and retention, but also plunge, perhaps the Placemaking Assessment Tool
carries the greatest challenges and responsibilities. created by the MSU Land Policy Institute will be of
some assistance (see the sidebar in Chapter 1 (page
Although Strategic Placemaking projects are usually 1–28)). This tool includes an extensive set of resources
engaged in for talent attraction and retention to help communities with placemaking. An updated
purposes, the improved quality places that are created list of resources is also located in Appendix 4.
benefit all residents and visitors of the area. These
come in the form of new businesses that create jobs; There are nearly 100 professionals trained in teaching
often new parks, trails, and recreational opportunities; one or more of the six placemaking modules in the
and more walkable neighborhoods that have ample Placemaking Curriculum. Contacting the Michigan
and affordable transportation. They also result in a Municipal League (www.mml.org/) or MSU
stronger tax base that permits additional community Extension (http://msue.anr.msu.edu/) to get a local
amenities and services. These benefits come with placemaking training program scheduled in your
the responsibility to carefully knock down barriers community may be the next step needed to get more
that are encountered, and to prevent unintended people motivated and knowledgeable enough to
consequences, such as gentrification or failed projects. engage in effective placemaking in the places that are
Suggestions for effectively tackling a wide range most important to you.
of barriers and unintended consequences were also
offered in this chapter. Remember, with placemaking you can start small
and build each success on the last one, mixing and
This is the last chapter in the guidebook. If you matching placemaking types that are best suited to
have read it all, you should have a very clear idea of the goals and objectives you are trying to achieve.
what the four types of placemaking can do for your You can start with Tactical Placemaking, move to
neighborhood, your community, or your region. You Standard, Creative, and/or Strategic Placemaking,
should have an understanding of where to start, and end with a neighborhood or a community that
and how to begin. You should also understand the is filled with quality places that are more vibrant,
importance of good form, of public participation, and engaging, and satisfying than before. It will be
various tools like charrettes to get effective public filled with many places where people want to live,
input, and you should understand how local plans work, play, shop, learn, and visit, and include more
that are used in conjunction with form-based codes amenities and choices than ever before. It is up to you
or similar regulations can dramatically improve your to take the first step. . . good luck!
chances for success.
Part Four 13-25

1. Various Quality-of-Life Initiatives (QOLI) 3. The range of purposes for which placemaking
that focus on a common set of public health, would be used is potentially very large, but
safety, or general welfare considerations, there are six major categories within which
principles, and best practices are available many, if not most, placemaking projects
to guide municipal planning, development, fall. In the first three of these categories,
redevelopment, or improvement plans. placemaking is likely to be an associated effort,
Placemaking aligns with and complements unless the projects are primarily designed
most of them. What may be missing to achieve several significant placemaking
from these initiatives that are present in objectives right from the beginning. All four
placemaking are elements of form, design, types of placemaking could be used in these
and activation of public spaces that create a categories, but the types most likely to be
great sense of place. A community should used are in brackets.
start where it is and add placemaking as an
accessory effort where appropriate. At some a. Economic Development (Support with
point, placemaking is likely to play a larger Strategic and Standard Placemaking).
role in redevelopment and renewal. b. Infrastructure Development (Support with
2. Seven questions, when answered, can narrow Standard and/or Strategic Placemaking).
down which type of placemaking approach to c. Community Development (Support with
use to meet a community’s needs: Standard and/or Tactical Placemaking).
a. Will it be a project or activity? d. Health and Recreation (Use Tactical,
b. Where is it on the transect? Standard, and/or Creative Placemaking).
c. Is it in a targeted center, node, or corridor? e. Arts, Culture, and Entertainment

(Use Tactical, Creative, and/or
d. What scale of significance (block, Standard Placemaking).
neighborhood, community, region) will
it have? f. Public Spaces (Use Tactical, Standard,
and/or Creative Placemaking).
e. In what realm (private, public, or both)
will it occur? 4. The four types of placemaking are not
mutually exclusive. A community can
f. What purpose is it designed to achieve? use them sequentially (e.g., Tactical, then
Creative, then Strategic) or in parallel or
g. What design focus (physical form, land tandem (e.g., use Tactical Placemaking
use or function, or social opportunity) to test alternative bike paths, while using
will it have? Creative Placemaking to add interest to
transit stations).

5. The traditional terms of “urban,” “suburban,” 7. Gentrification is sometimes viewed as a
and “rural” are less useful for placemaking problem—such as for those that are displaced
than understanding a location on the or face higher rents; other times it is viewed
transect. Most placemaking focuses as an opportunity—such as for those whose
on activating spaces and densification standard of living is improved by moving into
of buildings, people, and activity in the area, and for the renewed physical and
neighborhoods in T3–T6 zones. This covers functional quality of the neighborhood itself.
the sub-urban to very urban continuum.
What are not directly included are the farms, 8. Those who engage in placemaking,
forests, and unique natural environments that particularly as an economic development
are found in T1–T2 zones, which surround tool, need to accept responsibility for their
small towns and suburbs across a region actions, which may include addressing
or state, and provide valuable context and gentrification. That means they need to
character to the developed places nearby. engage in practices that prevent the negative
Transect zone 3, often characterized by impacts of placemaking, where feasible,
low-density sub-urban areas at the edge of a and mitigate them where it is not feasible
metropolitan area that are auto-dominated, to prevent them. Effective approaches to
may be the target of a significant number mitigate gentrification are proactive and
and wide range of placemaking projects/ involve the following steps: 1) targeting
activities that focus on key nodes along areas for redevelopment, and then carefully
major transportation lines that lead into the inventorying buildings, residents, owners,
denser portions of the metropolitan area. This property values, rents, and existing amenities
requires careful introduction of mixed uses, (as well as inventory the factors likely to
better transit, sidewalks, bike paths, and a be improved through redevelopment such
host of other amenities that are common in as vacancy rates, crime, income levels,
downtowns. In fact, it may lead some sub- educational attainment, etc.); 2) requiring
urban communities to create a downtown new multifamily residential developments
where presently there is none. in the area to be mixed-income (and where
appropriate mixed use); 3) ensuring that
6. Many common barriers to effective existing renters and businesses in the
placemaking revolve around a lack of staff gentrifying area are first to know about new
and fiscal resources. This may be addressed affordable rental opportunities in the area;
by: using a less-expensive placemaking 4) ensuring that residents and businesses
approach (e.g., Tactical instead of in gentrifying neighborhoods are aware
Strategic); being fiscally creative (e.g., with of all public assistance opportunities for
many partners where there is significant business and family relocation within the
leveraging of limited resources); or by neighborhood, or at their preference, to other
manipulating the timing and sequencing of parts of the community that may be more
projects and activities. affordable for them and possibly giving these
people a higher priority for utilization of
Part Four 13-27

these services (such as publicly subsidized 10. A serious unintended consequence of
housing, equity swapping, or special redevelopment is a failed project. To avoid
municipal programs like homesteading two common types of failure: 1) pick a
on vacant lots in neighborhoods the location and build a project that is backed
municipality is attempting to rehabilitate); 5) by a detailed market analysis that examines
measuring change and monitoring the results building type and the demographic target
in order to determine if other municipal, market by geographic location (Target
private, or nonprofit actions are necessary Market Analysis); and 2) ensure the target
(like more money for relocation, or more staff market can afford market-rate rents. If the
for quicker assistance, etc.); and 6) if they are, market is strong in that area, but renters
to take those actions. cannot afford market-rate rents, the project
will need to be subsidized to get the rental
9. Avoiding gentrification all together can rates down to the target market. This
be achieved by policy changes that involve may mean subsidizing the developer, the
preservation of existing affordable housing renter, or both, and potentially for years
in a gentrifying area; require new mixed- to come. Such decisions must be carefully
use projects and multiresidential housing made, often in partnership with state and
projects to include mixed-income units; federal agencies, or nonprofit lenders, and
creation of tax or other incentives to retain in consideration of long-term costs and
long-time residents and deferred taxes for benefits to all who are affected.
long-time businesses that could be reduced
as more new residents/customers come to 11. Gauging progress and success is important
the area; equity swapping where residents and is dependent upon a set of measures or
can trade a home in one area for one in indicators. A number of indices and data
another; protect senior homeowners with are available to measure the relative health
home repair assistance programs, reverse of and/or improvement in cities. While the
mortgage, or other assistance; and stepping number of new mixed-use, mixed-income
up retraining programs for unemployed, dwelling units in an area at certain price
existing neighborhood residents to help points is important, other measures of activity
them qualify for new jobs in the redeveloped and vibrancy are too. While they are few in
area. Communities can also target new/ number right now, a number have elements
(re)development programs, so they are not that are promising (e.g., Walk Score®, the
located in at-risk neighborhoods; limit the Irvine Minnesota Inventory, LEED ND, the
scale of new development, so it does not H+T® Affordability Index, the Creative City
dwarf or accelerate displacement in nearby Index, City Vitals 3.0, and the AARP State
areas; increase community stabilization Raising Expectations Scorecard).
programs in neighborhoods that are
near gentrifying areas; and aggressively
build mixed-income housing in and
near gentrifying areas where there is a
demonstrated need for such housing.

Chapter 13 Case Example: Placemaking in Coldwater
T
he City of Coldwater provides an excellent
example of how to use multiple types of sequenced
placemaking and adaptive reuse of existing
building stock to spur the creation of quality places.
Initial Standard Placemaking efforts led to further
placemaking and traditional economic development
projects. Many communities have good existing
building form that can be redeveloped and repurposed
to support placemaking efforts. Repurposing existing
building stock is often fiscally more prudent than new
construction and likely to involve the reuse of an historic
structure if it is located downtown, which was the case
for Coldwater.
The Kerr Building, nearly completed after redevelopment. Photo by Derek
In 2013, the Michigan Association of Planning Booher, for the City of Coldwater.
(MAP) and the Land Information Access Association
(LIAA) worked with the City on a planning project improvements, including the installation of decorative
that wove transportation, redevelopment, and bricks, lamp posts, and street trees. In the early 1990s,
placemaking together. Project and City staff met with the DDA successfully launched an aggressive façade
stakeholders, held asset mapping events, and provided improvement program (Standard Placemaking).
trainings throughout the community. Known as
“Above PAR,” the project culminated with an NCI- Chicago Street, or U.S. Route 12, under the
based charrette from which a community-wide vision jurisdiction of the Michigan Department of
was developed that would become the foundation for Transportation (MDOT), has seen many maintenance
the upcoming master plan update.i projects in the past. But, in 2011, MDOT worked
with the City to complete a road diet (four lanes down
The downtown became the focus of the project, to three). The traffic calming effects had a positive
specifically the area around the Tibbits Opera House, influence on the downtown (Tactical and Standard
including the Kerr Building. “The Tibbits Opera House Placemaking). Around this same time, and through
is one of the most visited attractions in Coldwater, a collaborative effort, murals were painted on the
hosting year-round productions and injecting $1.5 then boarded-up Kerr Building to enhance aesthetics
million annually into the local economy. The original (Creative Placemaking).
façade of the theater was restored in 2012, creating a
more inviting atmosphere along Hanchett Street.”ii As a result of Above PAR and years of previous
placemaking, the City secured $5.7 million in public,
The Kerr Building, an historic, 32,000-square-foot private, local, state, and federal investments and
building that had long been vacant, sits at the corner grants to rehabilitate the building into 14 mixed-
of Chicago (Coldwater’s main street) and Hanchett income apartments with three first-floor commercial
Streets. The community believed that redeveloping spaces, which was completed in May 2015.iii
this site into a mixed-use building would coax density
and residents back to the downtown and create the To enhance the success of the Kerr and Tibbits projects,
vibrant spaces needed to attract and retain talent the City’s first project from a recently approved street
(Strategic Placemaking). and parking lot millage will be to narrow South
Institute
Institute
Hanchett Street and reconfigure the Tibbits parking

Decades of work preceded this current effort. In lot per the Above PAR concepts. This narrowing of
Policy
1986, the DDA implemented downtown streetscape the road will provide for additional sidewalk space for
Policy
i. MAP. (2013). Above PAR: Planning for Placemaking, Access, and outdoor seating at a café for the Kerr Building and a
LandLand
Redevelopment: Coldwater, Michigan – Final Project Report. Michigan courtyard opposite the Tibbits for outdoor events.
Association of Planning, Ann Arbor, MI. Available at: www.planningmi.
MSU
org/downloads/final_report_coldwater.pdf; accessed January 9, 2015. iii. Wingard, J. (2014). “They Said It Couldn’t Be Done...” Kerr Building
ii. See Footnote i. 2014 Press Releases, Coldwater, MI.
Part Four 13-29

APPENDICES
Appendix 1: Definitions
Appendix 2: Acronyms
Appendix 3: State Agency Assistance
Appendix 4: Placemaking
Resource List
Appendix 5: Community
Revitalization Toolkit
Appendix 6: Request for
Qualifications (RFQ) for Developers
Appendices A-1
Appendix 1:
Definitions
The Portage Lake Lift Bridge connecting Houghton and Hancock, MI. Adjacent cities present unique opportunities for joint placemaking.
Photo by Kurt H. Schindler, AICP, MSU Extension.
Appendices A-3
LIST OF DEFINITIONS
Agglomeration Economies
T
his is a term used in urban economics to describe economies of scale and network effects that come
when people and businesses locate near one another (agglomerate), such as in downtowns or industrial
clusters. The idea is that as people and businesses cluster together, the costs of production, or service, or
simply idea sharing, decline significantly. Over time, more suppliers and customers may also be attracted there.
The synergistic effects of random encounters may lead to new ideas and opportunities that are less likely to
occur in lower density settings or than could occur to one firm or person alone. Some economists argue that
one of the main reasons that cities form, and then expand is to exploit economies of agglomeration.
Anchor Institution (Eds and Meds)

Anchor institutions are public and nonprofit institutions that, once established, tend not to move location. The
largest and most numerous of such nonprofit anchors are universities and nonprofit hospitals (often called “Eds and
Meds”), and governmental entities. Emerging trends related to globalization—such as the decline of manufacturing,
the rise of the service sector, and a mounting government fiscal crisis—suggest the growing importance of anchor
institutions to local economies. Indeed, in many places, these anchor institutions have surpassed traditional
manufacturing corporations to become their region’s leading employers. In some cases, a collective of churches and
other nonprofits could be considered an anchor institution, as could a private sector player with a deep and long-
standing commitment to an area. If the economic power of anchor institutions were more effectively harnessed,
they could contribute greatly to community wealth building, local economic stability, and job creation. For more
information on the topic, visit the Democracy Collaborative’s project entitled Community-Wealth.org at: http://
community-wealth.org/strategies/panel/anchors/index.html; accessed June 19, 2015.
Bus Rapid Transit (BRT)

The BRT is an innovative, high-capacity, lower cost public transit solution (compared to fixed-rail or streetcars)
that can significantly improve urban mobility. This permanent, integrated system uses buses or specialized
vehicles on roadways or dedicated lanes to quickly and efficiently transport passengers to their destinations,
while offering the flexibility to meet transit demand. The BRT systems can easily be customized to meet
community needs and incorporate state-of-the-art, low-cost technologies that result in more passengers and less
congestion. For more information, visit the National BRT Institute at: www.nbrti.org.
Charrette
A multiple-day, collaborative planning event that harnesses the talents and energies of all affected parties to
create and support a feasible plan that represents transformative community change. Often used to create
master plans and placemaking projects. For more information, visit the National Charrette Institute at:
www.charretteinstitute.org.
Chairbombing
A Tactical Placemaking technique that involves using salvageable materials to build public seating in public
spaces to improve comfort, increase socializing, and create a sense of place.
Community Development Services

This phrase refers to a range of services that are provided in many municipalities by people in departments
that often have “Community Development” in the title of the department. These services may include, but are
not necessarily limited to, a variety of housing assistance programs for people in need of public or “affordable”
housing; workforce training and services to connect un- and underemployed people to jobs; neighborhood
conservation and rehabilitation; and targeted redevelopment projects. By no means are all of these services
provided in every Community Development Department, and sometimes additional services are provided,
such as local planning, zoning, and building code enforcement.
A-4 PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

Creative Class Workers
The Creative Class is a posited socio-economic class identified by American economist and social scientist
Richard Florida, a professor and head of the Martin Prosperity Institute at the Rotman School of
Management at the University of Toronto. According to Florida, the Creative Class are a key driving force for
economic development of post-industrial cities in the United States. For more information on the topic, visit:
http://en.wikipedia.org/wiki/Creative_class; June 19, 2015.
According to Ann Markusen and Anne Gadwa, in their book on Creative
Placemaking, which was prepared for the National Endowment for the Arts (NEA)
and the Mayor’s Institute on City Design in 2010:
“In Creative Placemaking, partners from public, private, nonprofit, and community
sectors strategically shape the physical and social character of a neighborhood, town,
city, or region around arts and cultural activities. Creative Placemaking animates public
and private spaces, rejuvenates structures and streetscapes, improves local business
CREATIVE
viability and public safety, and brings diverse people together to celebrate, inspire, and be inspired.”1
“The creative city vision serves livability, diversity, and economic development goals. It addresses safety,
aesthetic, expressive, and environmental concerns of people who live, work, and visit. Resident artists,
often traversing the neighborhood at all hours, make the streets livelier and safer, as do patrons of
cultural venues and well-designed streetscapes.”2
Projects include development that is built around and inclusive of arts, cultural, and creative thinking, such
as museums and orchestra halls, public art displays, transit stations with art themes, live-work structures for
creative people, etc. Activities include new arts, cultural, and entertainment activities that add vitality to quality
places, such as movies in the park, chalk art projects, outdoor concerts, inclusion of children’s ideas in planning
projects by means of artwork, etc.
Downtown
A downtown is the densely settled commercial core of a community that serves as its social and economic
center that has intensive commercial or mixed uses, with contiguous multiple blocks of zero lot line buildings,
with adjacent medium-density areas that allow for district growth, and these downtowns have intensive public
and private capital investment. Downtowns have the following characteristics:
Multifunctional with places to shop, work, dine, live, worship, receive governmental services, be
entertained, and enjoy a variety of cultural offerings;
Contain at least one commercial street with the majority of spaces devoted to retail and characterized
by a predominance of large storefront display windows;
Concentration of buildings dating from a variety of periods under multiple ownership structures that
forms a unique character that has evolved, over time, and reflects the community’s character;
Compact, walkable, pedestrian-oriented district with buildings located in a manner that creates
continuous façades set close to or on the property line, with entry to buildings directly from sidewalks; and
Acts as a key defining feature of the community’s overall sense of place.
For more information, visit the Michigan Downtown Association at: www.michigandowntowns.com/about.
php; accessed June 19, 2015.
1. Markusen, A., and A. Gadwa. (2010). Creative Placemaking. Prepared for the National Endowment for the Arts and The Mayors’ Institute on City
Design. Available at: http://kresge.org/sites/default/files/NEA-Creative-placemaking.pdf; accessed April 29, 2015.
2. See Footnote 1.
Appendices A-5
The following programmatic definition of a downtown is jointly used by the Michigan State Housing
Development Authority and the Michigan Economic Development Corporation in programs like Michigan
Main Street and Redevelopment Ready Communities®:
A “traditional downtown” or “traditional commercial center” is defined as a grouping of 20 or more contiguous

commercial parcels containing buildings of historical or architectural significance. The area must have been
zoned, planned, built, or used for commercial purposes for more than 50 years. The area must consist of,
primarily, zero-lot-line development and have pedestrian-friendly infrastructure.
Economic Development Services

These are services typically provided in a municipal, county, or regional department that focuses on business
and job retention and attraction. A wide variety of services may be involved, including talent attraction and
retention, workforce development, entrepreneurship services, business attraction and retention, business
diversification and global connections, capital attraction, marketing and promotion, and advancing innovation
and technology. By no means are all of these services provided in every Economic Development Department,
and sometimes additional services are provided, such as operating local industrial parks.
Floating Zone
A floating zone is listed in the zoning ordinance, but is not on the zoning map. It is added to the zoning map
when applied for and approved. Note: This technique is used in many FBCs throughout the United States, but is not
likely legal to use in Michigan (One might accomplish a similar result through use of the planned unit development
(PUD) technique in Michigan, but that is cumbersome and may not be a viable alternative.).
Floor Area Ratio (FAR)

Gross floor area of all buildings on a lot divided by the total lot area. See Figure A–1.
Form-Based Codes (FBC)

A means of regulating development to achieve a specific urban form (not building style). These codes create a
predictable public realm by controlling physical form primarily, with a lesser focus on land use, through municipal
regulations. The FBCs are provided for in local master plans and included as part of local zoning ordinances or
separate codes. For more information, visit the Form-Based Codes Institute at: www.formbasedcodes.org.
Good Form
Development that is consistent with centuries’ old principles for human-scale walkable development; based on
neighborhood, block, building, and street design standards.
Green Infrastructure
The interconnected network of open spaces and natural areas, such as greenways, wetlands, woodlands, and
parks. Also, includes the natural ability of rain gardens and wetlands to store stormwater runoff, and to
cleanse it of silt and some impurities attached to soil (such as fertilizer) before the water is released into rivers,
streams, or lakes, or percolates into the soil. Can also refer to other ways that natural features like trees, shrubs,
and grasses are used to filter air or water to provide shade and a variety of other benefits, such as home for
wildlife and a pleasant landscape, especially in an urban setting.
Hedonic Property Price Regression

This is an economic analysis method that primarily uses regression analysis (a statistical process for estimating
the relationship between variables) to determine the value of each characteristic of something, often in market
value terms. For example, the portion of value of a house that is associated with trees on the street in front of
the house compared to no trees, or proximity to a grocery or drug store compared to remoteness, or of three
bedrooms compared to two bedrooms can theoretically be calculated using hedonic regression. This technique
can be very useful in helping to explain why people and businesses prefer certain locations.

Figure A–1: Floor Area Ratio
0.5 FAR
1 Story 2 Stories
1.0 FAR
1 Story 2 Stories 4 Stories
2.0 FAR
2 Stories 8 Stories
4 Stories
Entire Lot Area Half Lot Area Quarter Lot Area
Source: City of Seattle. (n.d.). “Chapter 23.84A – Definitions. 23.84A.012A.” In Title 23 – Land Use Code. Seattle, WA. Available at: www.municode.com/
library/wa/seattle/codes/municipal_code?nodeId=TIT23LAUSCO_SUBTITLE_IVAD_DIV2GETE_CH23.84ADE_23.84A.012F; accessed October 30, 2015.
Illustrative Plan
It is one of the parts of a master plan that a FBC is based upon. Putting the illustrative plan in the master plan
provides a basis for the “regulating plan,” which must be adopted as part of the zoning ordinance (or separate
code). The illustrative plan identifies the specific FBC requirements necessary to implement a master plan.
Infrastructure Services
This phrase is meant to incorporate a wide range of public infrastructure services that, in many municipalities,
are provided in multiple departments, while in others, from a single department like “public works.” Typical
infrastructure planning, operation, and maintenance services include: roads; transit; trails, bike paths, and
greenways; sewer and water; stormwater management; garbage collection/recycling; street lights; and
parks and recreation services. In some communities, police and fire, and schools may be considered basic
infrastructure, but are almost always managed separately. Some municipalities have electric power generation
or telecommunications services like cable, or other utilities as well.
LEED ND (LEED for Neighborhood Development Standards)

The Congress for the New Urbanism (CNU) has partnered with the U.S. Green Building Council (USGBC)
and the Natural Resource Defense Council to lay out a coordinated and powerful environmental strategy:
Sustainability at the scale of neighborhoods and communities. The joint venture known as LEED for
Neighborhood Development (or LEED-ND) is a system for rating and certifying green neighborhoods.
The LEED-ND builds on USGBC’s Leadership in Energy and Environmental Design (LEED) systems,
the world’s best-known third-party verification that a development meets high standards for environmental
responsibility. The LEED-ND integrates the principles of new urbanism, green building, and smart growth into
the first national standard for neighborhood design, expanding LEED’s scope beyond individual buildings to
Appendices A-7
a more holistic concern about the context of those buildings. For more information, visit CNU’s LEED-ND
project page at: www.cnu.org/our-projects/leed-neighborhood-development; accessed September 29, 2015.
Legacy Cities
Older industrial cities, primarily located in the New England, the Mid-Atlantic, and the Midwest states that
have experienced sustained job and population loss over the past few decades. For more information, visit
Columbia University’s The American Assembly Legacy Cities Design Initiative at: http://americanassembly.
org/projects/legacy-cities-design-initiative; accessed June 19, 2015.
Lighter, Quicker, Cheaper (LQC)

Refers to Tactical Placemaking projects (see definition on page A–13) or activities that are usually small-scale,
comparatively cheap, and quick to plan and implement. They draw attention to an area and permit trying out
various ideas at low cost to see how well they work, and whether something more permanent, or regular would
be appropriate in that area. For more information, visit Project for Public Spaces at: www.pps.org.
Key Centers
Key centers are downtowns in communities of any size, or other major activity, job, and retail centers in major
metropolitan areas that are a significant hub of economic and/or social activity. There could be multiple key
centers in a very large city. A key center encompasses multiple blocks, but for placemaking, should not be so
large that placemaking efforts become too dispersed and ineffective.
Key Corridors
Key corridors are major transportation routes (especially for transit) that connect key centers with important
nodes and outlying areas that contain populations that can support economic activity in the key centers and
along key corridors.
Key Nodes
Key nodes are small areas around major transportation connections, such as where two major streets and/or
transit lines connect. Key nodes are located along key corridors, and are smaller versions of key centers.
Knowledge Workers
Knowledge workers are workers whose main capital is knowledge. Typical examples may include software
engineers, architects, engineers, scientists, public accountants, and lawyers, because they “think for a living.”
What differentiates knowledge work from other forms of work is its primary task of “non-routine” problem-
solving that requires a combination of convergent, divergent, and creative thinking. Also, despite the amount
of research and literature on knowledge work, there is yet to be a succinct definition of the term. For more
information on the topic, visit: http://en.wikipedia.org/wiki/Knowledge_worker; June 19, 2015.
Master Plan
A comprehensive, long-range plan (at least 20 years) intended to guide change in a city, village, township,
county, or region. It includes the goals, objectives, and policies of the community related to physical growth
and development issues, shrinkage, redevelopment, or renewal, and usually includes elements on land use,
transportation/circulation, community facilities, the local population, economy, housing, parks and recreation,
open space, environmental protection, and natural resources management. There are many commonly accepted
terms for a master plan, including comprehensive plan, basic plan, general plan, community plan, and
combinations of these, such as comprehensive community plan, general development plan, etc. Adapted from
the Community Planning Handbook: Tools and Techniques for Guiding Community Change, Michigan
Society of Planning Officials, 1992.

Michigan Planning Enabling Act (MPEA)
This is the statute that authorizes preparation of master plans in local units of government in the State of
Michigan. Planning commissions are created and charged with the responsibility to prepare and implement a
master plan. The Michigan Legislature adopted P.A. 33 of 2008 (M.C.L. 125.3801 et seq.), which took effect
September 1, 2008. The MPEA replaced three prior planning enabling acts in Michigan, which separately
authorized planning in cities and villages, townships, and counties. For more information, visit: www.legislature.
mi.gov/(S(eqbmketvaicqrsmwicvxukfg))/mileg.aspx?page=getobject&objectname=mcl-Act-33-of-2008;
accessed June 18, 2015.
Michigan Zoning Enabling Act (MZEA)

This is the statute that authorizes zoning in local units of government in the State of Michigan. The planning
commission is charged with creating, maintaining, and assisting with the implementation of a zoning
ordinance and a capital improvements program in order to implement the master plan. The Michigan
Legislature adopted P.A. 110 of 2006 (M.C.L. 125.3101 et seq.), which took effect July 1, 2006. It replaced
three prior zoning enabling acts and had a set of corrective amendments incorporated in 2008. For more
information, visit: www.legislature.mi.gov/(S(r55r4q00vqpsrih3drgiycmn))/mileg.aspx?page=GetObject&obje
ctname=mcl-Act-110-of-2006; accessed June 18, 2015.
Missing Middle Housing

Metro areas need a wide variety of housing types to meet the needs of people and families in various stages
of life and from different backgrounds and ethnic origins. That includes opportunities for a wide range of
living arrangements, and the changing needs of people as they age. If the community wants to focus on talent
attraction and retention as part of Strategic Placemaking (see definition on page A–11), there is a particular
set of housing types that are often missing in suburban, traditional neighborhood, and downtown areas.
Known as the Missing Middle Housing, they are often characterized by a walkable context, medium density
(but lower perceived densities), small footprint and blended densities, and smaller, well-designed units. They
are often attractive to mixed-income people, as well as people in different stages of life. In the absence of these
dwelling types, it may be difficult to attract and retain talented workers who often want this type of housing in
and near downtowns, and at key nodes, along key corridors. The absence of this type of housing may result in
talented workers choosing to live in a different metropolitan area. See Figure A–2, and for more information
on the topic, visit: http://missingmiddlehousing.com/.
Figure A–2: Missing Middle Dwelling Types (also Figure 2–13)
Source: Parolek D. (2015). “Missing Middle Housing.” Missing Middle website, Opticos Design, Inc., Berkley, CA. Available at: http://missingmiddlehousing.com/.
Appendices A-9
Mixed Income
Refers to housing projects that are intentionally designed or subsidized to ensure that a minimum portion of
owners or renters in a development have an income below targeted thresholds in a particular community.
Mixed Use and Mixed-Use

Areas, neighborhoods, places, districts, and zones designated as mixed use allow for integration of compatible
land uses (retail, residential, office, transit-oriented) and encourage lively activity in public and private spaces.
A diverse mix of uses that meet daily needs creates a place that attracts people and creates economic activity.
As an adjective, "mixed-use" also describes buildings, development, projects, or structures that house more
than one type of use. For example, a four-story, mixed-use building in a downtown may have retail on the
ground floor with office and/or residential uses in the floors above.
New Economy
Refers to a global, entrepreneurial, and knowledge-based economy where business success comes increasingly
from the ability to incorporate knowledge, technology, creativity, and innovation into products and services.
New Urbanism
A planning movement that promotes the creation and restoration of diverse, walkable, compact, vibrant,
mixed-use communities. These contain housing, work places, shops, entertainment, schools, parks, and civic
facilities essential to the daily lives of the residents, all within easy walking distance of each other. For more
information on the topic, visit: www.NewUrbanism.org and www.cnu.org.
PlacePlan
These are site-specific, subarea plans for the conversion of a particular site from what it is into something
with a strong sense of place. It starts as a concept plan, and after a series of iterations, is converted into a “site
plan” as required by most zoning ordinances. The final site plan will have considerable detail, so that it can be
quickly implemented.
Path Analysis (or Structural Equation Modeling)

This is a method to explore the magnitude and significance of possible connections between sets of variables
(rather than just between two variables). It is the extension of regression analysis between sets of variables.
Regional Centers of Commerce and Culture

These are areas identified by the U.S. Census Bureau as having a density of at least 1,000 people/sq. mile and
contiguous areas with at least 500 people/sq. mile. That means they have a walkable density and are often
characterized by mixed uses. In Michigan, these include large central cities and parts of adjoining suburban
cities, villages, and townships in the southern Lower Peninsula; as well as scattered dense small towns in the
northern Lower Peninsula and Upper Peninsula. These are not just the places with the highest density in the
region, they are the major job and population centers, and have the highest level of public services. Because of
their density, walkability, services, and other business and cultural amenities, they can be talent magnets with
the right placemaking. Adjoining rural areas contribute natural resources, products, open spaces, and other
green and blue amenities, tourist attractions, and additional living choices to people within the influence of
these regional Centers of Commerce and Culture.
Regional Prosperity Initiative/Regional Prosperity Plans

Michigan Governor Rick Snyder’s Regional Prosperity Initiative provides incentives for 10 defined regions
within Michigan to develop strategic economic development plans, known as Regional Prosperity Plans.
Those plans should include a list of targeted places within the region for Strategic Placemaking projects (see
definition on page A–11). The local units of government that are Centers of Commerce and Culture should
be involved in identification of those targeted centers, nodes, and corridors. Every couple of years, the list of
Strategic Placemaking projects in a Regional Prosperity Plan should be reexamined and updated based on

trends and conditions since the last time. As the opportunity arises, local master plans, corridor plans, subarea
plans, PlacePlans, and related local plans should be updated to include these and any other priority locations
for Strategic Placemaking as well. Local governments may also want to create place-specific criteria to further
target investments within certain areas consistent with the Regional Prosperity Plan.
Regulating Plan
The regulating plan shows where form-based code requirements are to be applied, and in Michigan must
be adequately incorporated into both the master plan (illustrative plan) AND the zoning ordinance. The
regulating plan is similar to a conventional zoning map; but a lot more detailed. It provides a range of building
types assigned to various districts and direct labeling of permitted land uses.
Sense of Place
This is the term often used to describe the emotional component of placemaking. It is a feeling or a perception
that people have about a particular place. A distinct sense of place derives from strong positive or negative
feelings about a place. It can relate to a perception of human attachment (such as a home) and/or to a sense
of belonging (like a town square that one identifies with). Think of the vacation spot you most love to visit,
the shops where you most like to browse, or the restaurants where you most enjoy eating. Now, magnify that
beyond an individual place, to a whole area, such as a block or a neighborhood, and then further to a quarter of
the city, the whole city, or metropolitan area itself. It is unlikely that everyone living in or visiting these areas
have the same sense of place, but places with a strong sense of place have a character that is recognized and
often described in similar terms by many people.3
Smart Growth
Building urban, suburban, and rural communities with housing and transportation choices near jobs,
shops, and schools. This approach helps communities build and maintain towns and cities more efficiently,
supports local economies, and protects the environment. Ten principles guide the development and
implementation of smart growth plans and projects. For more information, visit Smart Growth America at:
www.smartgrowthamerica.org.
Standard Placemaking (aka Placemaking)

Placemaking is the process of creating quality places where people want to live, work,
play, shop, learn, and visit. For the most part, the term “Standard Placemaking” is used
in this guidebook to describe an incremental way to improve the quality of a place
over a long period of time with many separate projects and/or activities. Standard
Placemaking can also be used to create and implement large-scale transformative
projects and activities that can convert a place in a relatively short period of time to one
with a strong sense of place that serves as a magnet for people and new development.
However, a quick transformation is the exception more often than the rule.
STANDARD
Standard Placemaking embraces a wide range of projects and activities and is pursued by the public, nonprofit,
and private sectors on a piecemeal basis, over a period of time.
Project examples include downtown street and façade improvements, neighborhood-based projects, such as
residential rehabs, residential infill, small-scale multiuse projects, park improvements, etc. Activities include
regularly programmed events in public places like sidewalks, streets, town squares, civic buildings, parks,
waterfronts, etc.
The www.pps.org and http://miplace.org websites include dozens of examples of Standard Placemaking.
3. Wyckoff, M.A. (2010) “Placemaking, Sense of Place and Place-Based Initiatives: Key Parts of Regional and Local Economic Development Strategies,”
Planning & Zoning News 29 (1), November 2010.
Appendices A-11
Strategic Placemaking is the name given to creating quality places that are uniquely
attractive to talented workers so that they want to be there and live there, and by so
doing, they create the circumstances for substantial job creation and income growth
by attracting businesses that are looking for concentrations of talented workers. This
adaptation of placemaking especially targets knowledge workers in the global New
Economy who, because of their skills, can often live anywhere in the world, and tend to
pick quality places with many amenities and other talented workers.
STRATEGIC
Strategic Placemaking embraces a comparatively narrow range of targeted projects and activities that are
pursued collaboratively by the public, nonprofit, and private sectors over 5 to 15 years. Projects often tend
to be larger and in far fewer locations than in Standard Placemaking. In particular, projects are in targeted
centers (downtowns) and nodes along key corridors in transect locations with relatively dense urban
populations (see Figure A–3). The term “Strategic Placemaking” was created by the MSU Land Policy
Institute based on research into why communities that were gaining population, jobs, and income were doing
so, compared to communities that were not.4
Strategic Placemaking is a targeted process (i.e., it is deliberate and not accidental) involving projects/activities
in certain locations (defined centers, nodes, and corridors) that ideally results in: quality, sustainable, human-
scale, pedestrian-oriented, bicycle-friendly, safe, mixed-use, broadband-enabled, green places; with lots of
recreation, arts and culture, multiple transportation and housing options, respect for historic buildings, public
spaces, and broad civic engagement.
Project examples include mixed-use developments in key centers (downtowns), at key nodes, along key
corridors (especially bus rapid transit (BRT) lines). Can include rehabilitation and new construction; green
pathways to parks and watercourses; entertainment facilities; and social gathering places. Activities include
frequent, often cyclical events (e.g., every quarter) targeted to talented workers, as well as other arts, cultural,
entertainment, and recreational activities that add vitality to quality places and attract a wide range of users.
Examples of Strategic Placemaking projects can be found in the case studies at: http://miplace.org.
Suburban vs. Sub-Urban

Suburban (suburb, suburbia): A geographic location of a community adjacent to a larger, older, central city. Suburbia
is characterized by low-density development, primarily residential and strip commercial, on large lots with deep
setbacks. Occasional shopping malls, freeway intersections, airports, and other intensive uses are also found there.
This separated land use pattern necessitates dependence on fossil-fuel powered vehicles for personal transportation.
Sub-Urban (Sub-Urban Transect Zone (T3)): Sub-urban literally means less than or below urban. It has lower
density, wider and lower buildings (except at major nodes), and more greenspace in yards, woodlots, and open
spaces. It has a specific meaning in the context of the transect. The T3 zone consists of low-density residential
areas. Lots are large, setbacks are relatively deep, and plantings are natural or ornamental in character. There is
some mixed use in areas adjacent to higher transect zones. Home occupations and outbuildings are common.
Blocks are large and roads can be irregular to accommodate the natural features. In Michigan, a common
example would have low street connectivity and most traffic would be directed into sub-urban housing areas
based on cul-de-sacs.
4. Adelaja, S., Y.G. Hailu, M. Abdulla, C. McKeown, B. Calnin, M. Gibson, and K. McDonald. (2009). Chasing the Past or Investing in Our Future:
Placemaking for Prosperity in the New Economy. Report # LPR 2009-NE-03, Land Policy Institute, Michigan State University, East Lansing, MI. Available
at: www.landpolicy.msu.edu/ChasingthePastReport; accessed January 21, 2015.

Figure A–3: Target Areas for Strategic Placemaking in
Centers, Nodes, and along Major Corridors (also Figure 7–4)
State Highway
Minor Arterial
Major Arterial
CENTER
NODE NODE
State Highway
Downtown
CORRIDOR
A deliberate, often phased approach to physical change or new activation of space that
begins with a short-term commitment and realistic expectations that can start quickly
(and often at low cost). It targets public spaces (right-of-ways, plazas, etc.), is low risk,
with the possibility of high rewards. It can be used continuously in neighborhoods
with many stakeholders. It includes a mix of small projects and short-term activities.
Over a long period of time, Tactical Placemaking projects can transform an area.
Positive impacts may be slow to observe, but “steady as she goes” still gets one to a
TACTICAL
destination—and often at a lower cost. Tactical Placemaking can also be used to build a constituency for more
substantive or long-term Standard, Creative, or Strategic Placemaking projects or activities.
It is based on two books on Tactical Urbanism by The Street Plans Collaborative (www.streetplans.org), and
LQC activities popularized by the PPS (www.pps.org). See also definitions (Tactical Urbanism) on the next
page and on page A–8 (LQC).
Appendices A-13
Projects include small, often short-term projects that may transform underused public spaces into exciting
laboratories by leveraging local partnerships in an iterative approach, allowing an opportunity to experiment
and show what is possible. Potential projects include road diets (e.g., lane striping a four-lane road into a
three-lane with bicycle paths on both sides) and other Complete Streets projects; a temporary conversion of a
public storage facility into a boat rental facility along a river; or the planned iterative improvement of a place
where street trees are planted one year and benches are placed the next.
Potential activities include chairbombing (testing public use of cheap, low-cost chairs in underutilized spaces);
temporary activity spaces to try out a new idea; parking space conversions to support new activities; public
gatherings to review new design options illustrated by temporary storefront façades; self-guided historic walks;
outdoor music events in town squares; or before-and-after photo renderings to illustrate the potential of
removing or adding buildings in certain places.
Tactical Urbanism
In the book Tactical Urbanism by Mike Lydon, Dan Bartman, Tony Garcia, Russ Preston, and Ronald
Woudstra, this term is described as follows:
“Improving the livability of our towns and cities commonly starts at the street, block, or building scale.
While larger scale efforts do have their place, incremental, small-scale improvements are increasingly
seen as a way to stage more substantial investments. This approach allows a host of local actors to test
new concepts before making substantial political and financial commitments. Sometimes sanctioned,
sometimes not, the actions are commonly referred to as ‘guerrilla urbanism,’ ‘pop-up urbanism,’ ‘city
repair,’ or ‘D.I.Y. urbanism.’”
For more information, visit The Street Plans Collaborative at: www.streetplans.org;.
Target Market Analysis (TMA)

A method of market study that splits out the potential market for individual housing types (based on form
and the specific market niche it attracts) depending on a particular location along the transect. A TMA is a
study of the lifestyle preferences, and preferred types of housing formats of populations that are on the move,
and that have a preference for city (rather than suburban or rural) living. It is not a study of the preferences of
current populations. A TMA helps a community understand the types of housing they should be providing if
they want to attract the highly mobile and talented. For more information, visit: www.zva.cc/.
Tax Increment Financing (TIF)

This is a tool used by communities to “capture” the increase of property value in a defined area, over time, in
order to make infrastructure improvements or finance redevelopment in that area. Continued improvements
should lead to more new development and increased value of existing development, allowing for more value
capture, and more improvements. Downtowns are often the target of such improvements through a downtown
development authority or DDA.
Third Places (3rd Places)

Third places, or “great good places,” are the public places on neutral ground where people can gather and interact.
In contrast to first places (home) and second places (work), 3rd places allow people to put aside their concerns,
and simply enjoy the company and conversation around them. They “host the regular, voluntary, informal, and
happily anticipated gatherings of individuals beyond the realms of home and work.”5 Beer gardens, main streets,
pubs, cafés, coffeehouses, post offices, and other 3rd places are the heart of a community’s social vitality and the
foundation of a functioning democracy. They promote social equality by leveling the status of guests, provide a
setting for grassroots politics, create habits of public association, and offer psychological support to individuals
and communities. For more information, visit: www.pps.org/reference/roldenburg/; June 19, 2015.
5. Oldenburg, R. (2002). Celebrating the Third Place: Inspiring Stories about the “Great Good Places” at the Heart of Our Communities.
Cambridge, MA: Da Capo Press.

Transect
Zones of human habitation that range from very low-intensity rural development, to high-intensity
development (the most urban is in city cores). The transect is illustrated in Figure A–4.
Transit-Oriented Development (TOD)

Areas at major and minor commercial and transportation nodes that are redeveloped with new, higher density
residential. The TOD provides passengers for and takes advantage of transit service at public transportation
stations/stops. Additional households from the higher density TOD helps support nearby businesses and
makes transit more feasible. “Transit” means: bus, train, subway, and other public forms of transportation.
Use by Right
Also known as “permitted uses,” or land uses that do not require any special review or approval. Permits are
quickly and easily obtained. The term refers to a property owner’s use of property and structures in manners
consistent with what is listed as permissible in the zoning district where the property is located. For example,
the operation of a book store or a shoe store on property zoned for commercial uses would be considered a
“use by right.”
Figure A-4: Six Transect Zones (also Figure 1–5)

Rural to Urban Places
Rural Urban
Rural Context Zones Urban Context Zones
SUB-URBAN
Small-lot single-family Wide housing choices, Tall multi-use buildings,

Wilderness, forests, Farms, woodlands, Larger lot single-family homes, apartments, mixed use, retail shops, cultural and entertainment
undisturbed shorelines, and wetlands, streams, large homes, home occupations, mixed use, and locally galleries, offices, districts, and civic spaces
other natural landscapes regional parks some mixed use run shops restaurants, and bars for parades and festivals
Natural Scenic Tourism Talent Attraction
Agri-Tourism/Farm to Food Urban Cultural Tourism
Sources: Figure by the Land Policy Institute, Michigan State University, 2015. Transect graphic by the Center for Applied Transect Studies, 2008. Photos
by the Michigan Municipal League/www.mml.org (T4, T5, and T6), MSU Communications and Brand Strategy (T2), and the MSU Land Policy Institute
(T1 and T3).
Appendices A-15
Walkable Community
A community where it is easy and safe to walk to commonly accessed goods and services (i.e., grocery stores, post
offices, health clinics, entertainment venues, etc.). Walkability is a measure of how friendly an area is for walking.
For more information, visit Walkable Communities, Inc. at: www.walkable.org.
Walk Score®
An online measure of the amenity richness of a particular location from a walkability standpoint. A score
is calculated from one (not walkable) to 100 (highly walkable). For more information, visit Walk Score® at:
www.walkscore.com.
WalkUP-Walkable Urban Place

Places with a Walk Score® above 70.5 that have the density, commercial, or office mix with access to multiple
modes of transportation that make for desirable living environments, and are increasingly attractive for investors
in a wide range of real estate products. Popularized by the work of Prof. Chris Leinberger at George Washington
University and the Brookings Institution in Washington, DC. For more information, visit: http://business.gwu.edu/
about-us/research/center-for-real-estate-urban-analysis/research/walkable-urban-places-research/; June 19, 2015.
Zero-Sum Situation
This refers to situations where growth occurs at the same rate as decline (such as births rising equal to deaths),
or growth occurs in one place at the expense of another place in the same region over the same time period.
For example, an existing business or industry in the region relocates to a different place in the region. The first
locality loses tax base and jobs, and an empty building or vacant property, while the second one gains them
(unless they end up with fewer employees if there was improved mechanization, as with robots). However,
the region as a whole has not benefited. When the relocation was the result of tax incentives by the second
community (or an outside governmental entity like the state or federal government), then this is sometimes
referred to as “job cannibalism.” If this is the result of competition for jobs between local governments in
the same region, then the only long-term result can be decline for everyone, relative to other regions. This is
because job competition is global: Rather than competing for resources within regions, partnerships between
communities to attract businesses from outside, or grow new ones from within, can better lead to global
competitiveness and growth.
Zoning Ordinance
Zoning regulates the use of land and is the primary regulatory tool for shaping local growth and development.
Traditional zoning segregates uses into different zones or districts according to their function. A zoning
map illustrates all of the zones (e.g., residential, commercial, industrial, office, public, resource conservation,
and so on). The number and type of districts varies according to local needs, intensity of development, and
desired mix of uses. The zoning ordinance establishes development standards for each mapped district. From
the Community Planning Handbook: Tools and Techniques for Guiding Community Change, Michigan
Society of Planning Officials, 1992.
Zoning Plan
A chapter or section of the master plan (per 2008 MPEA (see definition on page A–8) requirement) that
forms the basis for a community’s zoning ordinance. The zoning plan portion of the master plan is a good
place to include form-based code elements (such as the illustrative plan). It lays out the specific characteristics
of each district, where they are located, and offers a proposed schedule of regulations (height, bulk, lot area,
setback, etc.).

Appendix 2:
Acronyms
Food truck and food tents at Island Park in Mount Pleasant, MI. Photo by the Michigan Municipal League/www.mml.org.
Appendices A-17
LIST OF ACRONYMS CHDO
Community Housing Development Organization
ACS
American Community Survey, U.S. Census Bureau CHP
Center for Housing Policy
ARC Grants
Brownfield Assessment, Revolving Loan Fund, and CIP
Cleanup Grants Capital Improvement Programs
AIA and AIA Michigan CLG Grants

American Institute of Architects, and Certified Local Government Grants
Michigan Chapter
CNT
APA Center for Neighborhood Technology, Chicago
American Planning Association
CNU
ASEC Congress for the New Urbanism
Annual Social and Economic Supplement, U.S.
Census Bureau CPS
Current Population Survey, U.S. Census
BDP
Business Development Program CRP
Community Revitalization Program, Michigan
BID Economic Development Corporation
Business Improvement District
CSS
BIZ Context Sensitive Solutions
Business Improvement Zone
CTOD
BRT Center for Transit-Oriented Development,
Bus rapid transit University of California-Berkeley
CDBG CZM and CZMP

Community Development & Block Grant, U.S. Michigan Coastal Zone Management and Coastal
Department of Housing and Urban Development Zone Management Program
CEC CZMA
Clean Energy Coalition Coastal Zone Management Act
CED Plan DDA

Cultural Economic Development Plan1 Downtown Development Authority
CEDAM DIY
Community Economic Development Association of Do it yourself
Michigan
FAR
CELCP Floor area ratio

Coastal and Estuarine Land Conservation Program
FBC
CFL Form-based code
Community for a Lifetime
FBCI
Form-Based Codes Institute
1. Based on the “CED Plan” featured in the sidebar in Chapter 11 (see
page 11-14). FBZ
In the planning field, “CED” generally refers to “Community Economic
Development Plans.” Form-based zoning

GLCF MCACA
Great Lakes Capital Fund Michigan Council for Arts and Cultural Affairs,
Michigan Economic Development Corporation
HFHM
Habitat for Humanity of Michigan MCMP
Michigan Coastal Management Program
HH
Households MCUL
Michigan Credit Union League
HUD
U.S. Department of Housing and Urban Development MDARD
Michigan Department of Agriculture &
IPC Rural Development
Interagency Placemaking Committee (formerly
ICC-PPS, or the Interdepartmental Collaboration MDEQ
Committee Placemaking Partnership Subcommittee) Michigan Department of Environmental Quality
of seven Michigan state agencies
MDI
LDFA Midtown Detroit, Inc.
Local Development Finance Authority
MDNR
LEAP Michigan Department of Natural Resources
Lansing Economic Area Partnership
MDOT
LEED Michigan Department of Transportation
Leadership in Energy and Environmental Design
MEC
LEED-ND Michigan Environmental Council
LEED for Neighborhood Development
MEDA
LIAA Michigan Economic Developers Association
Land Information Access Association
MEDC
LID Michigan Economic Development Corporation
Low Impact Development
MFF
LQC Michigan Fitness Foundation
Lighter, Quicker, Cheaper
MFO
LWC Program Michigan Film & Digital Media Office (formerly
Land Water Conservation Program Michigan Film Office)
MACNE MHPN
Michigan Arts and Culture Northeast Michigan Historic Preservation Network
MAP MICHAP
Michigan Association of Planning Michigan Climate & Health Adaptation Program
MAR MiCNU
Michigan Realtors® (formerly Michigan Association Michigan Chapter of Congress for the New Urbanism
of Realtors®)
MLB
MBA Michigan Land Bank Fast Track Authority
Michigan Bankers Association
Appendices A-19
LIST OF ACRONYMS (CONT.) OPRA
Obsolete Property Rehabilitation Act
MML
Michigan Municipal League OPT
Office of Passenger Transportation, MDOT
MMPGS
Mid-Michigan Program for Greater Sustainability OTLCA
Old Town Lansing Commercial Association
MMS
Michigan Main Street Program PAC
Promoting Active Communities
MNRTF
Michigan Natural Resources Trust Fund PPS
Project for Public Spaces
MRPA
Michigan Recreation and Park Association PSC
Public Sector Consultants, Lansing, MI
MSA
Metropolitan Statistical Areas PSD
Principal Shopping District
MSHDA
Michigan State Housing Development Authority PUD
Planned unit development
MSUE and MSU Extension
Michigan State University Extension QOLI
Quality-of-Life Initiatives
MSU CCED and CCED
Michigan State University Center for Community RFP
and Economic Development Request for Proposals
MSU IPPSR and IPPSR RFQ

Michigan State University Institute for Public Policy Request for Qualifications
and Social Research
ROI
MSU LPI and LPI Return on investment
Michigan State University Land Policy Institute
ROW
MTA Right-of-way
Michigan Townships Association
RRC
NAR Redevelopment Ready Communities® Program,
National Association of Realtors® Michigan Economic Development Corporation
NCI SBAM
National Charrette Institute Small Business Association of Michigan
NEA SCRP Grant

National Endowment for the Arts Sustainable Communities Regional Planning Grant,
U.S. Department of Housing and Urban Development
NEZ
Neighborhood Enterprise Zones SEMCOG
Southeast Michigan Council of Governments
NOAA
National Oceanic and Atmospheric Administration

SHPO TEDF
Michigan State Historic Preservation Office Transportation Economic Development Fund
SIB TMA
State Infrastructure Bank Target Market Analysis
SMART TOD
Specific, Measurable, Attainable, Realistic, and Timely Transit-oriented development
SRF TSC
State Revolving Fund Transportation Service Centers
SWOT ULI
Strengths, Weaknesses, Opportunities, Threats Urban Land Institute
TAP WALC
The Alley Project, Detroit, MI; and also Walkable and Livable Communities Institute
Transportation Alternatives Program
TCRPC
Tri-County Regional Planning Commission
Appendices A-21

Appendix 3:
State Agency
Assistance
Placemaking presents opportunities in all seasons. Winter in Beulah, MI. Photo by Kurt H. Schindler, AICP, MSU Extension.
Appendices A-23
M
ichigan’s State Agencies are valuable partners in Placemaking. Seven have representatives that sit on the
Interagency Placemaking Committee (IPC),1 which examines how the agencies can work better together to
help communities implement placemaking. They also have a variety of resources available to communities for
that purpose. One of the ways that they communicate these resources is through the MIplace™ Toolkit, a searchable
database available at: http://miplace.org/resources/funding; accessed October 30, 2015. Table A–1 is a reproduction of
that table captured in October 2015, and it outlines the myriad resources available from these State agencies. To make
it easier to digest, this table is organized in alphabetical order by “Lead,” and then by “Tool/Program.”
1. This entity changed its name in Summer 2015. It was formerly known as the Interdepartmental Collaboration Committee Placemaking Partnership
Subcommittee (ICC-PPS).
Table A–1: State Agency Assistance

Tool/Program Lead Project Type Tool Type Area
EPA Brownfield Local Waterfronts, Other Grant, Loan City Neighborhood,
Revolving Loan Fund Downtown, Regional
Downtown, Rural, Suburban
EPA Brownfield Assessment, Local Waterfronts, Other Grant, Loan City Neighborhood,
Revolving Loan Fund, Cleanup Downtown, Regional
(ARC) Grants Downtown, Rural, Suburban
Capital Improvement Program MCACA Campuses, Civic Centers, Downtowns, Grant City Neighborhood,
Markets, Multi Use, Parks, Squares, Downtown, Regional
Transportation, Waterfronts, Other Downtown, Rural, Suburban
Minigrant Professional MCACA Campuses, Civic Centers, Downtowns, Grant City Neighborhood,
Development Markets, Multi Use, Parks, Squares, Downtown, Regional
Transportation, Waterfronts Downtown, Rural, Suburban
Minigrant Project Support MCACA Campuses, Civic Centers, Downtowns, Grant City Neighborhood,
Program for MCACA Campuses, Civic Centers, Downtowns, Grant City Neighborhood,
Operational Support Markets, Multi Use, Parks, Squares, Downtown, Regional

Information
Four local entities (in Wayne County, Downriver Community Conference municipalities, Grand Rapids, and Genesee County) received
supplemental funding in July 2013 through the U.S. Environmental Protection Agency’s (EPA) Brownfield Revolving Loan Fund for
cleanup activities at eligible brownfield sites within their governmental jurisdictions or service areas. Funds may be disbursed to
eligible borrowers or subgrantees in the form of loans and grants. The EPA Revolving Loan Funds are, generally, used to support the
redevelopment of brownfield sites into commercial and industrial enterprises that generate new tax revenue and create jobs.
www.dccwf.org/economic_dev.php; accessed October 30, 2015.
Local entities may use the funding that they received through the EPA’s ARC grants for assessment and cleanup activities at eligible
hazardous substances- and petroleum-impacted brownfield sites within their governmental jurisdictions or service areas. Assessments
can be conducted on suspected or contaminated brownfield sites by the grantee. Cleanup activities can also be undertaken at
contaminated brownfield sites by the grantee. Revolving Loan Funds may be disbursed to eligible borrowers/subgrantees. The EPA ARC
grants are used to facilitate the redevelopment of brownfield sites to generate new tax revenue and create jobs.
Provides funding assistance to Michigan nonprofit arts and cultural organizations and municipalities to use towards cultural facilities,
equipment and furnishing upgrades, or necessary equipment and instrument acquisitions. The improvements resulting from these
grants enable citizens to enjoy more cultural events and increase their participation within their communities.
App deadline: 6/1/15 for FY 2016
www.michiganbusiness.org/community/council-arts-cultural-affairs/#MCACA; accessed October 30, 2015.
The Michigan Council for Arts and Culture (MCACA), in partnership with regional regranting agencies throughout the state, provides
grants for organizational or professional development. Applicants must be nonprofit arts and cultural organizations.
The MCACA, in partnership with regional regranting agencies throughout the state. These are special opportunities to address local
arts and cultural needs, as well as increasing public access to arts and culture. Arts Projects Minigrants provide up to $4,000 for locally
developed, high-quality arts and cultural projects. Professional Development Minigrants provide up to $1,500 to assist nonprofit
organizations and arts professional acquire services or skills to strengthen the administrative infrastructure of the organization.
App deadline FY 2016:
Round 1 - 8/3/15
Round 2 - If necessary, TBD.
The focus is to provide specific operational support to arts and cultural organizations only. Those eligible are organizations whose
primary mission is to provide an experience, including a learning experience that is based in a specific arts or cultural discipline.
These organization types are: Arts Education Organizations, Arts Services Organizations, Collecting or Material Organizations, Public
Broadcasting Organizations, Literary Arts Organizations, Performing Arts Organizations, and Visual Arts/Film/Video Organizations.
App deadline: 6/1/15 for FY 2016.
Appendices A-25
Table A–1: State Agency Assistance (cont.)

Program for Project Support MCACA Campuses, Civic Centers, Downtowns, Grant, Loan, City Neighborhood,
Markets, Multi Use, Parks, Squares, Resource, Service, Downtown, Regional
Transportation, Waterfronts, Other Incentive, Technical Downtown, Rural, Suburban
Assistance,
Technique, Other
Retention and Engagement MCACA Campuses, Civic Centers, Downtowns, Grant City Neighborhood,
Grant Program Markets, Multi Use, Parks, Squares, Downtown, Regional
County Fairs Capital MDARD Other Grant Not Applicable

Improvement Program
Brownfield Redevelopment MDEQ Downtowns, Waterfronts, Other Grant, Loan City Neighborhood,
Program Downtown, Suburban
Coastal and Estuarine Land MDEQ Waterfronts Grant Natural, Rural,

Conservation Program (CELCP) Not Applicable
Community Pollution MDEQ Downtowns, Transportation, Grant, Loan Downtown, Rural, Suburban
Prevention Program Waterfronts, Other

Information
The focus is to provide arts and cultural, as well as educational projects to citizens. This category funds arts projects conducted by
nonprofit organizations, municipalities, educational institutions, and other organizations that utilize the talents of professional artists
or educators in all arts. Funding may only be used for artist fees, salaries, wages, space rental, or marketing and promotional expenses
directly related to the project, or project supplies and materials, including performance or other production costs, and project-related
curriculum materials.
App deadline: 6/1/15 for FY 2016.
Grants are offered through the New Leaders Arts Council of Michigan to support projects focusing on the retention and community
engagement of young people in Michigan through arts and culture. Funding is available for projects that involve the creativity of young
people: Their mentorship, projects already in progress, ideas they have to make the community a better place, and projects that use
arts and culture to: Empower young people in Michigan, support an atmosphere of entrepreneurship and creativity, and encourage the
retention of young people in their communities.
App deadline: FY 2016 date not set, possibly February 2016.
This program is designed to assist in the promotion of building improvements or other capital improvements on county fairgrounds
within the state.
www.michigan.gov/documents/mdard/County_Fairs_Capital_Improvement_Grant_Program_436010_7.pdf; accessed October 30, 2015.
The DEQ has a number of tools that are available to facilitate the redevelopment of potentially contaminated sites, also known as
brownfields. The program includes grants, low-interest loans, and/or approval for capturing school taxes to pay for investigation and
response activities, and for due care obligations of new owners on contaminated properties. The goal of the program is to assist with
development costs associated with contamination at the site, thereby encouraging the safe reuse of vacated industrial, manufacturing,
and commercial properties compared to the development of “green fields.”
www.michigan.gov/deq; accessed October 30, 2015.
The Michigan Coastal Zone Management Program (MCZMP) within the Office of the Great Lakes, in the Michigan Department of
Environmental Quality (MDEQ), is pleased to announce the release of a Request for Proposals (RFP) for the Coastal and Estuarine Land
Conservation Program (CELCP). The National Oceanic and Atmospheric Administration (NOAA) anticipates approximately $800,000 will
be available through the Great Lakes Restoration Initiative administered by the Environmental Protection Agency. The MCZMP may
select up to two projects to recommend to NOAA for the national competition. Typical awards are expected to range between $100,000
and $800,000. Projects selected for funding can anticipate a grant start date between July 1 and October 1, 2015.
The CELCP was authorized “for the purpose of protecting important coastal and estuarine areas that have significant conservation,
recreation, ecological, historical, or aesthetic values, or that are threatened by conversion from their natural, undeveloped, or
recreational state to other uses.”
The RFP Application Package is available on the MCZMP website at: www.michigan.gov/documents/deq/FINAL_CELCP_2015_RFP__11-3-
14_473541_7.pdf?20141110092503; accessed June 19, 2015.
Further information regarding the goals and administrative procedures for CELCP can be found at: https://coast.noaa.gov/czm/
landconservation/; accessed October 30, 2015.
Applications must be delivered to the MCZMP by January 9, 2015. Selected projects will be recommended to NOAA by
February 20, 2015.
For additional information, please contact Alisa Gonzales-Pennington at [email protected], or at (517) 284-5038.
The MDEQ provides matching grants to county governments, local health departments, municipalities, and regional planning agencies
for community-based pollution prevention projects that promote local P2 initiatives and that foster partnerships and sustainability.
Funding priorities, dollar amounts available, and match requirement are subject to change on an annual basis.
Appendices A-27
Coastal Zone Management MDEQ Waterfronts Grant Natural, Rural
Program (CZMP) Funding
Opportunity for Michigan
Area of Concern Land
Acquisition Projects
Coastal Zone Management MDEQ Waterfronts Grant Natural, Rural

Program (CZMP) Request
for Proposals for Enhanced
Public Access though the
Development of Trail Towns
and Trail Planning and Design
Financial Assessments for MDEQ Downtowns, Transportation, Service Downtown, Rural

Communities Waterfronts, Other

Information
The CZMP within the MDEQ Office of the Great Lakes, is pleased to announce the release of a Request for Proposals (RFP) for the
Michigan Areas of Concern Land Acquisition Grants with a deadline of January 9, 2015.
The National Oceanic and Atmospheric Administration (NOAA) anticipates approximately $800,000 will be provided for this Great Lakes
Area of Concern funding competition through the Great Lakes Restoration Initiative as anticipated in the President’s FY 2015 Budget.
Typical awards are expected to range between $100,000 and $800,000. Projects selected for funding can anticipate a grant start date of
October 1, 2015.
The CZMP, which provides grant funds to assist in the development of vibrant and resilient coastal communities through the protection and
restoration of our sensitive coastal resources and biologically diverse ecosystems, may recommend projects to NOAA for the competition.
The NOAA seeks to support projects that will result in the protection of Great Lakes coastal habitat, as well as support future habitat
restoration efforts. The program priorities for this opportunity support NOAA’s “Ecosystems” mission goal of “Protect, Restore, and
Manage Use of Coastal and Ocean Resources through Ecosystem Based Management.”
The RFP Application Package is available online at: www.michigan.gov/documents/deq/Final_AOC_2015_RFP_473539_7.
pdf?20141110092503; accessed June 19, 2015.
Further information regarding the Michigan Areas of Concern Program is available online.
Applications must be received by the CZMP by January 9, 2015. Selected projects will be recommended to NOAA by February 20, 2015.
For additional information, please contact Alisa Gonzales-Pennington at [email protected], or at (517) 284-5038.
The Great Lakes are a primary focus for recreation and tourism in Michigan. The Office of the Great Lakes, Coastal Zone Management
Program (CZMP) protects, restores, creates, and enhances public access to the Great Lakes using approaches that support coastal
communities and foster appreciation of our natural resources. The CZMP provides grant funds to our coastal communities and
partners to assist in the development of vibrant and resilient coastal communities through the protection and restoration of our
sensitive coastal resources and biologically diverse ecosystems, and development of coastal recreation and tourism opportunities.
These grant funds are made available by the National Oceanic and Atmospheric Administration (NOAA), pursuant to the Coastal Zone
Management Act (CZMA) of 1972. The CZMP anticipates $300,000 in grant funds will be available in the funding cycle covered by this
Request for Proposals (RFP).
This RFP seeks projects for the planning and design of site specific coastal community trails and Trail Town projects. Coastal community
trails include non-motorized trails, such as water trails, bike paths, and walking trails. Trail Towns build the connection between
“trails and town” for recreation, economic, and tourism benefits. The RFP Application Package can be found at: www.mi.gov/
coastalmanagement; accessed October 30, 2015.
RFP Quick Facts:
Grant Amounts: No less than $50,000 and up to $300,000.
Match Requirement: A 1-to-1 non-federal match is required for all projects.
Project Award Period: The anticipated project start date is October 1, 2015, and end date is no later than June 30, 2016. Projects will
be evaluated on project readiness and feasibility for completion within this nine-month project time frame.
Application Deadline: Complete Applications must be submitted no later than August 3, 2015.
Questions regarding proposals or the application process may be directed to:
Cheri Meyer, Public Access/Water Quality Specialist
Coastal Management Program, Office of the Great Lakes
Office/Cell: (517) 290-2110
Email: [email protected]
Technical support: The Revolving Loan Section within the MDEQ’s Resource Management Division can evaluate and provide advice
regarding municipal water and wastewater revenue systems. These assessments are free and offered to communities across the state.
The assessments identify financial problems in the water and wastewater utility and recommend ways to address current problems or
avoid potential problems.
Appendices A-29
Michigan Coastal Management MDEQ Waterfronts, Other Grant, Loan Downtown, Rural
Program (MCMP)
MI Green MDEQ Campuses, Civic Centers, Resource Downtown, Regional

Communities Challenge Downtowns, Markets, Parks, Downtown, Rural, Suburban
Transportation, Waterfronts, Other
Nonpoint Source MDEQ Downtowns, Other Grant Downtown, Rural

Pollution Control Grants
State Revolving Fund (SRF) MDEQ Downtowns Grant, Loan City Neighborhood,
Downtown, Regional
Technical Assistance for MDEQ Downtowns, Other Technical Regional Downtown,

Regional Recycling Assistance Rural, Suburban
Land Water MDNR Downtowns, Markets, Multi Use, Grant City Neighborhood,
Conservation Program Parks, Transportation, Waterfronts Downtown, Natural, Regional
MI Natural MDNR Downtowns, Markets, Multi Use, Grant City Neighborhood,

Resources Trust Fund Parks, Transportation, Waterfronts Downtown, Natural, Regional
Recreation Passport MDNR Downtowns, Markets, Multi Use, Grant City Neighborhood,
Parks, Transportation, Waterfronts Downtown, Natural, Regional
Recreation Trails Program MDNR Multi Use, Parks, Transportation Grant City Neighborhood,
Downtown, Natural, Regional
Urban & Community Forestry MDNR Civic Centers, Downtowns, Parks, Grant, Service City Neighborhood,
Squares, Waterfronts Downtown, Natural, Regional
Waterways Fund MDNR Downtowns, Multi Use, Parks, Grant Downtown, Natural,
Transportation, Waterfronts Regional Downtown, Rural

Information
The Michigan Coastal Management Program (MCMP) of MDEQ, provides financial assistance on a competitive basis for eligible applicants
to plan community land use and manage growth; protect, manage, and restore coastal habitats; restore historic maritime structures;
revitalize urban waterfronts; and increase recreational opportunities along Michigan’s Great Lakes coast. Federal grant funds are passed
through by the MCMP and are made available from the NOAA, pursuant to the Coastal Zone Management Act (CZMA) of 1972.
A collaborative effort between MDEQ, the Michigan Municipal League, the Michigan Townships Association, and the Michigan Association
of Counties to provide technical and informational resources for energy, pollution prevention, and administrative projects. A strong
component to the program is the opportunity to network with other local units on ideas, collaborative projects, and success stories.
Grants are available through the MDEQ’s Clean Michigan Initiative funding for physical improvements to address specific sources of
nonpoint source pollution (polluted runoff) in areas covered by approved watershed management plans.
Loans are available through the MDEQ to assist municipalities in funding wastewater treatment improvements, stormwater treatment,
and nonpoint pollution control projects. Limited grant funds are also available to cover up to 90% of the costs incurred by communities
to file an SRF application, including the completion of required project planning activities, the development of a revenue system, and
project design (preparation of construction plans and specifications).
The MDEQ will provide technical assistance for planning and implementing regional recycling programs. Examples will include how
other communities have provided regional recycling programs, including funding mechanisms for developing regional recycling
programs, operating Material Recovery Facilities, and access to educational resources to increase recycling participation.
The LWC Program provides matching grants to states and local governments for the development of public outdoor recreation areas
and facilities. The program is intended to create and maintain a nationwide legacy of high-quality recreation areas and facilities and to
stimulate non-federal investments in the protection and maintenance of recreation resources across the United States.
www.michigan.gov/dnr-grants; accessed October 30, 2015.
Grants for recreation land acquisition and development.
One of our department’s biggest priorities is to get more people outside more often, enjoying the many natural resources and outdoor
recreation opportunities available in Michigan. Through the Recreation Passport grant, we’re able to help make some good things
happen at the local level—and, for many folks, that means wider accessibility to better resources right in their own neighborhoods.
Local unit of government sponsored projects can be considered for funding if they contribute to Michigan Department of Natural
Resources (MDNR) program goals, and they are located on MDNR land or linked to a trail on MDNR land. Local unit of government
applications will not be considered unless they are developed in partnership with the MDNR prior to the application deadline. The
MDNR is always the applicant. The MDNR Parks Division field Trails staff coordinate these applications.
Michigan’s urban forest resources provide a range of environmental benefits including reduced energy use, carbon sequestration,
oxygen production, erosion control, improved water quality, biophysical diversity (plant and animal), and reduced noise. Trees improve
physical and mental health, and enhance spiritual, emotional, and cultural well-being.
Waterways Program Grants are funded through the Michigan State Waterways Fund from state marine fuel tax and watercraft
registrations. By law, administration of the Waterways Program is through the Michigan Department of Natural Resources (DNR) and
overseen by the Department’s Parks and Recreation Division.
Appendices A-31
Context Sensitive Solutions (CSS) MDOT Campuses, Civic Centers, Downtowns, Technique City Neighborhood,
Markets, Multi Use, Parks, Squares, Downtown, Natural,
Transportation, Waterfronts, Other Regional Downtown,
Rural, Suburban
Office of Passenger MDOT Campuses, Civic Centers, Downtowns, Resource, Service City Neighborhood,
Transportation (OPT) Multi Use, Parks, Squares, Downtown, Regional
Office of Rail MDOT Downtowns, Transportation Resource, Service Natural, Regional

Downtown, Suburban
Pure Michigan Byways Program MDOT Transportation, Other Service City Neighborhood,
Region Planners MDOT Campuses, Civic Centers, Downtowns, Resource, Service City Neighborhood,
Markets, Multi Use, Parks, Squares, Downtown, Natural, Regional
Safe Routes to School MDOT Transportation, Other Grant City Neighborhood,

State Infrastructure Bank (SIB) MDOT Downtowns, Transportation, Other Loan City Neighborhood,
Transportation Alternatives MDOT Campuses, Downtowns, Multi Use, Grant City Neighborhood,
Program (TAP) Parks, Squares, Transportation, Downtown, Natural, Regional
Waterfronts, Other Downtown, Rural, Suburban
Transportation Economic MDOT Transportation Grant City Neighborhood,

Development Fund (TEDF) Downtown, Natural, Regional
Transportation Service MDOT Downtowns, Multi Use, Resource, Service City Neighborhood,
Centers (TSC) Transportation, Other Downtown, Natural, Regional

Information
The CSS is a collaborative interdisciplinary approach to developing transportation projects. Under CSS, MDOT solicits dialogue with
local governments, road commissions, industry groups, land use advocates, and State agencies early in a project’s planning phase. A
cooperative spirit and an awareness of community interests help achieve the ultimate goal—projects that fit their surroundings, while
effectively serving transportation needs.
www.michigan.gov/mdot/0,4616,7-151-9621_41446---,00.html; accessed October 30, 2015.
The OPT administers MDOT’s passenger transportation programs, including local transit, intercity bus, and for-hire passenger
regulation, to provide a safe and balanced statewide network of passenger transportation services to meet the social, safety, and
economic well-being of the state.
www.michigan.gov/mdot/0,4616,7-151-11056_11266---,00.html; accessed October 30, 2015.
The Office of Rail administers MDOT’s passenger rail transportation programs, including local fixed-rail guideway systems, light rail
projects, intercity passenger rail, commuter rail, and rail station design, to provide a safe and efficient passenger rail network to meet
alternative transportation needs, safety, and economic opportunity for the state of Michigan.
www.michigan.gov/mdot/0,4616,7-151-9631_22444---F,00.html; accessed October 30, 2015.
To preserve Michigan’s unique recreational, scenic, and historic cultural treasures, knitted together through a common thread: Roads.
The Michigan Department of Transportation with sponsorship and support of local units of government makes this possible.
www.michigan.gov/mdot/0,1607,7-151-9621_11041_11209---,00.html; accessed October 30, 2015.
Region Planners are responsible for all planning activities, including local initiatives on state highways. Region Planners are also
MDOT’s representatives on Municipal and Region Planning Organizations.
www.michigan.gov/mdot/0,4616,7-151-9623-36042--,00.html; accessed October 30, 2015.
Safe Routes to School is an international movement to make it safe, convenient, and fun for children to bicycle and walk to school.
When routes are safe, walking or biking to and from school is an easy way to get the regular physical activity children need for good
health. Safe Routes to School initiatives also help ease traffic jams and air pollution, unite neighborhoods, and contribute to students’
readiness to learn in school.
Eligible recipients include schools, cities, villages, and county road commissions. Nonprofit organizations can partner with schools or
other eligible applicants.
http://saferoutesmichigan.org/
The SIB provides low-interest loans that afford assistance to carry on transportation and transit projects that have run into problems, or
are unique in their nature or require emergency funds. Eligible projects include highway, transit—Title 23, Title 49, and Act 51 activities.
Eligible applicants include county road commissions, cities, villages, transit agencies, and railroads.
www.michigan.gov/sib; accessed October 30, 2015.
The TAP is a competitive grant program that funds projects, such as bike paths, streetscapes, and historic preservation of
transportation facilities that enhance Michigan’s intermodal transportation system and provide safe alternative transportation
options. These investments support place-based economic development by offering transportation choices, promoting walkability,
and improving the quality of life. The program uses Federal Transportation Funds designated by Congress for these types of activities.
Eligible applicants include county road commissions, cities, villages, regional transportation authorities, transit agencies, state and federal
natural resource or public land agencies, and tribal governments. The MDOT may partner with a local agency to apply for funding and
implement the project. Other organizations, such as townships or non-motorized trail groups, may work with an eligible agency to apply.
www.michigan.gov/tap; accessed October 30, 2015.
The purpose of the TEDF is to fund transportation improvements that enhance the ability of the state to compete in an international
economy, promote economic growth, and improve the quality of life in the state. The TEDF is broken up into five different programs:
Category A, C, D, E, and F. Each of these categories has its own unique criteria as to the purpose for which money is awarded. The TEDF
provides for the distribution of money to counties and municipalities through three formulaic and two grant programs.
Eligible applicants are county road commissions, MDOT (Category A only), cities, and villages. Applications are accepted year round
with grant awards made six times a year.
www.michigan.gov/tedf; accessed October 30, 2015.
The TSCs provide information regarding permitting for project on state highways. The TSCs also provide oversight on projects within
the MDOT right-of-way.
www.michigan.gov/mdot/0,4616,7-151-9623-36042--,00.html; accessed October 30, 2015.
Appendices A-33
Brownfield Redevelopment MEDC Campuses, Civic Centers, Resource, Incentive City Neighborhood,
Program Downtowns, Markets, Multi Use, Downtown, Regional
Parks, Squares, Waterfronts, Other Downtown, Rural, Suburban
Business Development MEDC Downtowns Grant, Loan Downtown, Regional

Program (BDP) Downtown, Rural, Suburban
Business Improvement MEDC Downtowns, Markets, Resource City Neighborhood,

District (BID) Multi Use, Other Downtown, Regional
Downtown, Suburban
Business Improvement MEDC Downtowns, Markets, Resource City Neighborhood,

Zone (BIZ) Multi Use, Other Downtown,
Regional Downtown
CDBG – Blight Elimination MEDC Downtowns, Multi Use, Other Grant City Neighborhood,
Downtown, Rural
CDBG – Building Acquisition MEDC Downtowns, Multi Use Grant Downtown, Rural
CDBG – Downtown MEDC Downtowns, Multi Use Grant Downtown, Rural

Façade Improvement
CDBG – Farm to Food MEDC Markets Grant Downtown, Rural
Commercial Redevelopment MEDC Downtowns, Multi Use, Other Incentive City Neighborhood,
District Downtown, Regional
Downtown, Rural

Information
Michigan’s brownfields redevelopment efforts are considered the premier model for the country. Properties that in the not-so-distant
past were considered lost forever are now being actively pursued for revitalization. In Michigan, brownfields are considered properties
that are contaminated, blighted, functionally obsolete, or historic. Brownfield sites can be found in cities with long histories of heavy
industry, large-scale manufacturing activity, and also in small towns and rural areas in Michigan. Revitalization of brownfields is
critically important to communities throughout Michigan.
www.michiganbusiness.org/community/development-assistance/#section1-1; accessed October 30, 2015.
The Michigan Business Development Program (BDP) is designed to provide grants, loans, or other economic assistance to businesses
for highly competitive projects in Michigan that create jobs and/or private investment. Preference for deal closing and second stage
gap financing. Factors include out-of-state competition, private investment business diversification opportunities, near-term job
creation, wage/job levels, and positive return to the state.
A Business Improvement District (BID) allows a municipality to collect revenues, levy special assessments, and issue bonds in order to
address the maintenance security and operation of a district.
Only cities, villages, and urban townships may create a BID. This includes townships located in a county with a population greater than
75,000. A BID is defined as one or more portions of an eligible municipality or combinations of contiguous portions of two or more
municipalities and is “predominately commercial or industrial use.”
A Business Improvement Zone (BIZ) can be created by private property owners of those parcels in a zone plan within a city or village,
and may levy special assessments to finance activities and projects outlined within a zone plan for a period of seven years.
A BIZ is created by a petition driven by at least 30% of the property owners within a zone plan.
The Blight Elimination program is structured to assist communities in removing blighted conditions that often hinder adjacent private
investment in their community. Eligible under this activity would be property acquisition and demolition. Ineligible activities for this
initiative include acquisition of privately owned, residential, historic, or state-owned structures. Vacant, deteriorated buildings deemed
detrimental to public health and safety will be given funding priority. No private match is required for this program though local
funding is expected for proposed projects.
Enables a community to secure a building that is vacant, partially vacant, or substantially underused as long as it will result in job
creation and make a significant contribution to the overall downtown. Funding allows the acquiring of properties that would not
typically be redeveloped due to substantial rehabilitation expenses. Projects that will rehabilitate significant structures (i.e., historic
buildings), should have a contribution of at least 25% of the total acquisition cost in private/public funds, while projects that do not
should have a contribution of at least 50%.
Grants are available for communities that seek to target areas of traditional downtown for façade improvements, which have a
significant impact on the community. This program is based on the premise that exterior improvements in highly visible locations will
stimulate private investment in commercial/mixed-use buildings and the surrounding area, attract new customers, and result in new
economic opportunities. The minimum amount for individual grants is $30,000. Qualified LMI communities with a population more
than 15,000 must have at least five participating properties with façade improvements. Those with populations of 15,000 or less must
have at least two participating properties.
Grants are available for communities seeking to construct, rehabilitate, acquire, expand, or improve a facility for the support of a
3- to 4-season farmers market. When the structure(s) is not operating as a farmers market, the space must be used for additional
community activities. Evaluation of projects will be determined based on community impact, market operation history, financial
viability, location visibility, start and completion date, off-season building/site use, and innovative design elements. Contribution of at
least 25% of total cost is required and must request funding of at least $30,000. The maximum grant amount is $750K.
Encourages the replacement, restoration, or reconstruction by abating the property taxes generated from the new investment for a
period of up to 12 years.
Local governmental units, including cities or villages may apply.
Appendices A-35
Commercial Rehabilitation MEDC Downtowns, Multi Use, Other Incentive Rural
District
Community Revitalization MEDC Downtowns Grant, Loan Downtown, Regional

Program (CRP) Downtown, Rural
Conditional Land Use Transfer MEDC Other Technique City Neighborhood,

Downtown, Regional
Corridor Improvement MEDC Multi Use Technique City Neighborhood,

Authority Rural, Suburban
Downtown Development MEDC Downtowns, Multi Use Technique Downtown,

Authorities (DDA) Regional Downtown
Local Development Finance MEDC Transportation, Other Technique City Neighborhood,

Authority (LDFA) Downtown, Regional
Downtown, Suburban
Neighborhood Enterprise MEDC Other Incentive City Neighborhood,
Zones (NEZ) Downtown, Regional
Downtown, Suburban
Obsolete Property MEDC Downtowns, Multi Use, Other Incentive City Neighborhood,
Rehabilitation Act (OPRA) Downtown, Regional
Downtown, Suburban
Principal Shopping District (PSD) MEDC Downtowns, Markets, Resource City Neighborhood,
Multi Use, Other Downtown,
Regional Downtown
Redevelopment Liquor Licenses MEDC Downtowns, Multi Use, Other Resource Downtown, Regional
Downtown, Suburban
Redevelopment Ready MEDC Downtowns, Other Service, Technical City Neighborhood,

Communities® (RRC) Assistance Downtown, Rural

Information
Encourages the rehabilitation of commercial property by abating the property taxes generated from new investment for a period of up
to 10 years.
The establishment of the Commercial Rehabilitation District may be initiated by the local government unit or by owners of property
comprising 50% of all taxable value of the property in the proposed district. The district must be at least three acres in size unless it is
located in a downtown or business area or contains a qualified food establishment.
The Community Revitalization Program is designed to promote community revitalization through the provision of grants, loans, or
other economic assistance for eligible investment projects. In order to qualify, a project must be an Eligible Property (brownfield/
historic/functionally obsolete) and demonstrate a financial need for an incentive.
Allows a municipality the option of conditionally transferring land to another. Allows both municipalities involved in a land negotiation
great flexibility.
Cities, villages, or townships may voluntarily enter conditional land transfer agreements. The agreements are normally between cities
and townships, but there have been city-to-city and township-to-township agreements.
Corridor Improvement Authorities are designated to assist communities with funding improvements in commercial corridors outside
of their main commercial downtown.
The DDA provides for a variety of funding options, including a tax increment financing mechanism, which can be used to fund public
improvements in the downtown district and the ability to levy a limited millage to address administrative expenses.
Any city, village, or township that has an area in the downtown that is zoned and used principally for business is eligible.
Allows a city, village, or urban township to utilize tax increment financing to fund public infrastructure improvements.
The program provides a tax incentive for the development and rehabilitation of residential housing. The NEZ was established to spur
the development and rehabilitation of residential housing in communities where it may not otherwise occur.
The OPRA provides for a tax incentive to encourage the redevelopment of obsolete buildings.
The OPRA tax abatements may be given for those eligible projects that take place on an obsolete property and result in a commercial
or mixed-use building project located in only the qualified local units of government.
A PSD allows a municipality to collect revenues, levy special assessments, and issue bonds in order to address the maintenance
security and operation of a district.
Only cities, villages, and urban townships may create a PSD. This includes townships located in a county with a population greater than
75,000. A PSD may be created within a municipality in a commercial area containing a minimum of 10 retail businesses.
The Liquor Control Commission may issue new public-on-premises liquor licenses to local units of government.
A business must be located in either a Tax Increment Finance Authority, a Corridor Improvement Authority, a Downtown Development
Authority, a Principal Shopping District, or a City Redevelopment Area.

The RRC supports communities to actively engage stakeholders to vision and plan for the future. Based on a set of best practices, RRC
measures key community and economic development elements and certifies communities that integrate transparency, predictability,
and efficiency into their development practices.
Appendices A-37
Water Resource MEDC Parks, Squares, Waterfronts Service, Technique City Neighborhood,
Improvement Authority Downtown, Natural,
Rural, Suburban
Ability to Clear or Quiet Title MLB Campuses, Civic Centers, Downtowns, Service City Neighborhood,
Blight Elimination Program MLB Campuses, Civic Centers, Downtowns, Grant City Neighborhood,
EPA Brownfield MLB Campuses, Civic Centers, Downtowns, Grant, Loan City Neighborhood,
Revolving Loan Fund Markets, Multi Use, Parks, Squares, Downtown, Regional
Garden for Growth MLB Campuses, Civic Centers, Downtowns, Service City Neighborhood,
Strategically Acquire MLB Campuses, Civic Centers, Downtowns, Service City Neighborhood,
and Assemble Land Markets, Multi Use, Parks, Squares, Downtown, Regional
for Redevelopment Transportation, Waterfronts, Other Downtown, Rural, Suburban
Certified Local Government MSHDA Other Grant City Neighborhood,

(CLG) Grants – SHPO Downtown, Rural, Suburban
Federal Rehabilitation Tax MSHDA Campuses, Civic Centers, Incentive City Neighborhood,
Credits – SHPO Downtowns, Markets, Multi Use, Downtown, Rural, Suburban
Squares, Waterfronts
General Historic MSHDA Other Service, Technical City Neighborhood,

Preservation – SHPO Assistance Downtown, Regional

Information
A Water Resource Improvement Authority may use its funds, including tax increment financing, to enhance water quality, water
dependent natural resources, and access to an inland lake.
A Water Resource Improvement Authority may be established around an inland lake.
The Michigan Land Bank Fast Track Authority (MLB) has the ability to commence an expedited quiet title and foreclosure action to
remove clouds on title associated with tax-reverted property. The Michigan Land Bank has the ability to quiet title to real property or
interests in real property held by the MLB. This important and necessary power allows the MLB to clear many liens and clouds from
titles, thus creating a marketable title the new owner can purchase title insurance on after the transfer from the MLB.
www.michigan.gov/landbank; accessed October 30, 2015.
The Blight Elimination program is structured to assist communities in removing blighted conditions that often hinder adjacent private
investment in their community. Eligible under this activity would be property rehabilitation, with preference for historic structures.
Vacant, deteriorated buildings deemed detrimental to public health and safety with be given funding priority.
The MLB may use the funding that it received through the EPA’s Brownfield Revolving Loan Fund for cleanup activities at eligible
brownfield sites. Funds will be disbursed in the form of loans and grants. The EPA Revolving Loan Fund will be used to support the
redevelopment of brownfields into commercial and industrial enterprises that generate new tax revenue and create jobs.
Garden for Growth Leases allow Michigan residents to lease MLB properties to create urban gardens. Under a Garden for Growth
Lease, any individual or nonprofit organization may lease an MLB property for the purpose of creating an agricultural space. Any
types of gardening or agricultural activities qualify as long as they are not illegal and do not violate local zoning codes. This includes
vegetable gardens, flower gardens, native plant gardens, and educational gardens.
The MLB may acquire and assemble property for local units of government, developers, and nonprofits in a strategic and coordinated
manner to foster development of the property and to encourage and promote economic growth and community stabilization. In
addition, the MLB will evaluate and assemble property in our inventory to aid in redevelopment that will enhance the community and
create a sense of place.
Grant funds are available from the National Park Service through the State Historic Preservation Office for CLGs to initiate and support
historic preservation activities at the local level. Any municipality can become a CLG: A county, a township, a large city or small village,
or a town. By meeting a few simple but important standards, a community may receive financial aid and technical assistance that will
enhance and promote historic neighborhoods and commercial districts. An active CLG program can become an important planning
vehicle for community development by identifying specific preservation projects and applying for grants to carry out the projects. The
SHPO provides guidance for all units of government to initiate and develop such programs.
www.michigan.gov/mshda; accessed October 30, 2015.
Federal income tax credits are available for owners of National Register–listed income-producing properties who rehabilitate their
properties. The projects must be certified by the National Park Service, in consultation with the State Historic Preservation Office (SHPO).
Historic preservation enhances the quality of our environment and lives. Urban areas are renewed. Small towns retain the character
that set them apart from other communities. Neighborhoods are reclaimed from decline and are revived. Cultural landscapes are
protected from uncontrolled development. Historic preservation is more than an attempt to maintain old buildings for posterity’s sake;
it serves as a planning and economic development tool that enables communities to manage how they will grow and change. Once
historic sites are identified and registered, protection programs and tax incentives can be used to preserve them. A commitment to
the preservation of the character of our communities makes good economic sense because it enhances property values, creates jobs,
revitalizes downtowns, and promotes tourism.
Appendices A-39
Housing Resource Fund – MSHDA Civic Centers, Downtowns, Loan City Neighborhood,
Homebuyer Assistance Waterfronts Downtown, Regional
Housing Resource Fund – MSHDA Civic Centers, Downtowns, Grant, Loan City Neighborhood,
Homeowner Assistance Waterfronts Downtown, Regional
Housing Resource Fund – MSHDA Civic Centers, Downtowns, Multi Use Grant, Loan Downtown
Rental Rehabilitation
Low Income Housing Tax Credits MSHDA Other Incentive City Neighborhood,
Downtown, Regional
Michigan Main Street MSHDA Downtowns Technical Downtown, Regional

Assistance Downtown
MiNeighborhood MSHDA Other Service, Technical City Neighborhood

Assistance
Modified Pass Through Program MSHDA Downtowns, Multi Use, Squares, Loan, Incentive City Neighborhood,
Waterfronts, Other Downtown, Regional
MSHDA & HUD-Supported MSHDA Civic Centers, Downtowns, Multi Use, Service, Technical City Neighborhood,
Technical Assistance Waterfronts, Other Assistance Downtown, Regional
National Register of Historic MSHDA Campuses, Civic Centers, Downtowns, Resource City Neighborhood,
Places – SHPO Markets, Multi Use, Parks, Squares, Downtown, Rural, Suburban
Transportation, Waterfronts, Other
Pass Through Short-Term MSHDA Downtowns, Multi Use, Squares, Loan City Neighborhood,
Bond Pilot Program Waterfronts, Other Downtown, Regional
Pre-Development Loans MSHDA Downtowns, Markets, Multi Use Loan City Neighborhood,
Downtown, Regional

Information
The Acquisition, Development, and Resale (ADR) of existing units needing rehabilitation or vacant lots for new construction. NOTE:
Due to a depressed housing market, a written market analysis is required for ADR funding consideration. Homebuyer Purchase
Rehabilitation (HPR), through which the grantee provides rehabilitation and down payment assistance to buyers of homes in the
neighborhood to assure an affordable owner-occupancy of units in good repair.
For grants under $2,500, the Community Development Division will consider targeted homeowner rehabilitation programs in which the
homeowner rehabilitation is an integral part of a locally supported comprehensive targeted revitalization/rehabilitation plan.
The Community Development Division will consider funding for the rehabilitation of rental property in downtowns and commercial
centers: a) Generally CDBG funded; b) affordability at initial occupancy; c) $40K limit all-in for the creation of units in previously
non-residential space; and d) $25K limit all-in for any unit in legal residential use and occupied during the last five years. Application
deadlines do not apply for downtown rental rehabilitation proposals.
The Low Income Housing Tax Credit Program is an investment vehicle created by the federal Tax Reform Act of 1986, which is intended
to increase and preserve affordable rental housing by replacing earlier tax incentives with a credit directly applicable against tax
liability. Administered in Michigan by MSHDA, this program permits investors in affordable rental housing who are awarded the credit–
corporations, banking institutions, and individuals—to claim a credit against their tax liability annually for a period of 10 years.
Developers may apply and compete for the credit during pre-determined funding rounds according to the provisions of the Qualified
Allocation Plan (QAP).
Provides intensive technical assistance in four areas: Organization, promotion, design, and economic restructuring as it relates to
business, housing, and historic preservation in downtowns.
Local governmental units with traditional downtowns, including cities or villages, may apply.
www.michiganmainstreetcenter.com/
The MiNeighborhood Program works with neighborhood, local, and statewide organizations to identify and address neighborhood
needs based on the premise of the Main Street Four-Point Approach®. The program connects existing and emerging opportunities to
leverage resources in support of neighborhood revitalization.
The Pass Through program offers tax-exempt loans to for-profit or nonprofit developers for new construction or rehabilitation of rental
developments up to 150 units. Loans must be credit enhanced by a third party, and the use of the 4% housing credit is required. Sixty percent
of the units are for households with incomes at or below 60% of the area median income—or 40% of units at 50% of area median income.
The MSHDA has consultants available to provide technical assistance to nonprofit organizations and local units of government. These
consultants provide guidance and training geared to increasing grantees’ capacity to produce affordable housing.
The National Register is a program of the National Park Service, U.S. Department of the Interior. In Michigan, the SHPO administers
the program. Michigan boasts more than one thousand National Register–listed sites. The register is a tool for preserving historic
properties. Listed properties are given special consideration when the federal government is planning or giving aid to projects. National
Register-listed properties enjoy certain economic benefits, including Federal Rehabilitation Tax Credits.
The MSHDA’s Act permits the Authority to participate in “conduit” or “pass-through” financings in which the bonds issued to finance
a development are a limited obligation of the Authority; the bonds are not secured by the Authority’s capital reserve capital account;
and the bonds are not backed by the moral obligation of the State of Michigan. Instead, the bonds are secured by the revenues of the
borrower, the real and personal property being financed, and a form of credit enhancement acceptable to the Authority.
Pre-development loans are available to help nonprofit developers pay for pre-development expenses related to planning affordable
housing developments from project conception through submission for financing (including the Community Development Division, the
Office of Rental Development and Homeless Initiatives, and the Low Income Housing Tax Credit Program).
Appendices A-41
Property Improvement Program MSHDA Civic Centers, Downtowns, Markets, Loan City Neighborhood,
Multi Use, Squares, Waterfronts Downtown, Regional
Single Family Program MSHDA Downtowns, Waterfronts Loan City Neighborhood,

Downtown, Regional
Steps Forward – MI Hardest- MSHDA Downtowns, Squares, Waterfronts Grant City Neighborhood,
Hit Program Downtown, Regional
Core Communities Other Other Other Not Applicable
National Endowment for Other Campuses, Civic Centers, Grant City Neighborhood,
the Arts "Our Town" Grant Downtowns, Markets, Multi Use, Downtown, Regional
Program Parks, Squares, Transportation Downtown, Rural
Source: MIplace™. (2013). “Toolkit.” MIplace™ Partnership Initiative, Lansing, MI. Available at: http://miplace.org/resources/funding; accessed June 23, 2015.

Information
Interest home improvement loans to eligible homeowners and landlords. The loans are originated through Authority-approved
Participating Lenders and Community Agents working with lenders.
Single-family safe, secure loan transactions to low- to moderate-income buyers. Down payment assistance and Mortgage Credit
Certificates. Partners are the State of Michigan Lenders, credit unions, and financial institutions.
Help for Michigan’s Hardest-Hit Homeowners is available for homeowners who are worried about foreclosure or are struggling to keep
up with mortgage payments. The Hardest-Hit program is designed to help homeowners who are unemployed, underemployed, or
those who have struggled with a hardship. For more information or to apply online, go to: www.stepforwardmichigan.org or call toll-
free 1 (866) 946-7432.
Core communities have the ability to use special Brownfield Redevelopment incentives for blighted and functionally obsolete property.
Neighborhood Enterprise Zones allow for new homes to be taxed at half the statewide average. Obsolete Property Rehabilitation Tax
Exemptions allow communities to freeze local property taxes at a pre-development level for up to 12 years.
Section 2(k) of act PA 146 of 2000 gives the qualifications that must be met in order for a local unit to be a qualified local government unit.
www.michiganbusiness.org/cm/files/fact-sheets/core_communities.pdf; accessed October 30, 2015.
2016 Our Town guidelines
2016 is the sixth year of Our Town, the NEA’s primary creative placemaking program, providing funding that supports local efforts to
enhance quality of life and opportunity for residents, increase creative activity, and create a distinct sense of place. Grants in 2016 will
be available for projects in arts engagement, design and planning, and in knowledge building.
The application deadline for the 2016 Our Town program is earlier than in years past and is on September 21, 2015. Guidelines and
application materials for 2016 Our Town program are in the Apply for a Grant section of the NEA website.
Since Our Town's inception in 2011, the NEA has awarded 256 grants totaling more than $21 million in all 50 states and the District
of Columbia. In addition, the NEA has created the online resource Exploring Our Town, with more than 70 case studies and lessons
learned from organizations working in communities large and small, urban and rural across the country. In July, the NEA will announce
the 2015 grantees, including projects from the new project type of supporting knowledge-building in the field of creative placemaking.
- See more at: www.arts.gov/news/2015/creative-placemaking-guidelines-and-report-launched; accessed October 30, 2015.
Appendices A-43

Appendix 4:
Placemaking
Resource List
A beautiful spring day in Traverse City, MI. Photo by the Michigan Municipal League/www.mml.org.
Appendices A-45
T
his compilation represents resources on a variety of topics that are related to placemaking. The resources
are grouped by the categories listed below. It should be noted that many resources could fit into multiple
categories, but rather than creating duplicates, the best overall category fit was chosen.
Certifications and Training for Placemaking. New Urbanism.
Demographics and Opinion Surveys. Organizations Supporting Placemaking.
Economics. Public Health.
Eds and Meds. Retail.
Engagement and Leadership. Talent Attraction and Retention.
Form-Based Codes. Transit-Oriented Development (TOD).
Geography: Transportation:
yy Big Cities, yy Street Design,
yy Suburbs, yy Complete Streets,
yy Small Towns, yy Bikability; and
yy Neighborhoods, and yy Walkability.
yy Rural Areas. Types of Placemaking:
Historic Preservation. yy Creative Placemaking (including Arts

and Culture),
Historical Context for Placemaking.
yy Standard Placemaking,
Housing.
yy Strategic Placemaking, and
Law.
yy Tactical Placemaking (including Lighter,
Livability. Quicker, Cheaper; and Tactical Urbanism).
Media. Urban Design.
Natural Resources, Environment,
and Recreation.

CERTIFICATE TRAINING FOR PLACEMAKING The New High-Tech High-Touch Planning
Tools™ Certificate Training
FBC 101: ABCs of Form-Based Codes – Course NCI. (2015). “The New High-Tech High-Touch
FBCI. (2015). “FBC 101: ABCs of Form-Based Planning Tools™ Certificate Training.” National
Codes.” Form-Based Codes Institute, Chicago, IL. Charrette Institute, Portland, OR. Available at: www.
Available at: http://formbasedcodes.org/courses/ charretteinstitute.org/trainings/nci-hi-tech-high-
fbc101; accessed October 30, 2015. touch.html; accessed October 30, 2015.
FBC101: The ABC’s of Form- A Pedagogy for Placemaking (Blog Article)
Based Codes – Online PPS. (2013). “A Pedagogy for Placemaking:
FBCI. (2015). “FBC101: The ABC’s of Form-Based Launching Pratt Institute’s New Masters Degree in
Codes - Online.” Form-Based Codes Institute, Urban Placemaking and Management.” Project for
Chicago, IL. Available at: http://formbasedcodes.org/ Public Spaces Blog, November 20, 2013. New York,
courses/fbc101-online; accessed October 30, 2015. NY. Available at: www.pps.org/blog/a-pedagogy-
FBC 201: Design – Course for-placemaking-launching-pratt-institutes-
FBCI. (2015). “FBC 201: Design.” Form-Based new-masters-degree-in-urban-placemaking-and-
Codes Institute, Chicago, IL. Available at: http:// management/; accessed June 30, 2015.
formbasedcodes.org/courses/fbc201; accessed Placemaking Curriculum Training
October 30, 2015. The MSU Land Policy Institute began the
FBC 301: Completing, Adopting, and Placemaking Curriculum training in 2013. It features
Administering the Code – Course six modules and up to 36 hours of instruction. Online
FBCI. (2015). “FBC 301: Completing, Adopting, and training program development to begin in 2016.
Administering the Code.” Form-Based Codes Institute, Contact: [email protected] or call (517) 432-8800.
Chicago, IL. Available at: http://formbasedcodes.org/ DEMOGRAPHICS AND OPINION SURVEYS
courses/fbc301; accessed October 30, 2015.
The 2011 Community Preference Survey
Michigan Citizen Planner Program Belden, Russonello & Stewart, LLC. (2011).
The Michigan Citizen Planner Program at Michigan “The 2011 Community Preference Survey: What
State University offers land use education and Americans are Looking for When Deciding Where
training to locally appointed and elected planning to Live.” Conducted for the National Association of
officials throughout Michigan. Available at: http:// Realtors®. Chicago, IL. Available at: www.realtor.
msue.anr.msu.edu/program/info/michigan_citizen_ org/sites/default/files/smart-growth-comm-survey-
planner/; accessed March 23, 2015. results-2011.pdf; accessed January 22, 2015.
NCI Charrette Management and 2013 National Community Preference Survey
Facilitation™ Certificate Training NAR. (2013). “National Community Preference
NCI. (2015). “NCI Charrette Management and Survey.” National Association of Realtors®, Chicago,
Facilitation™ Certificate Training.” National IL. Available at: www.realtor.org/sites/default/files/
Charrette Institute, Portland, OR. Available at: www. reports/2013/2013-community-preference-analysis-
charretteinstitute.org/trainings/nci-management- slides.pdf; accessed January 22, 2015.
facilitation.html; accessed October 30, 2015.
2015 Community and
NCI Charrette System™ Certificate Training Transportation Preferences Survey
NCI. (2015). “NCI Charrette System™ Certificate NAR, and Portland State University. (2015). “2015
Training.” National Charrette Institute, Portland, OR. Community and Transportation Preferences Survey.”
Available at: www.charretteinstitute.org/trainings/nci- National Association of Realtors®, Chicago, IL.
charrette-system.html; accessed June 26, 2015. Available at: www.realtor.org/sites/default/files/
reports/2015/nar-psu-2015-poll-report.pdf; accessed
October 30, 2015.
Appendices A-47
DEMOGRAPHICS AND Building Prosperous
OPINION SURVEYS (CONT.) Places in Michigan (Report)
Adelaja, A., T. Borowy, M. Gibson, M.B. Graebert,
America in 2013: Key Findings on Housing, J. Warbach, M. Wyckoff, Y. Hailu, C. Hurtt, K.
Community, Transportation, and the Rustem, and J. Dworin. (2012). Building Prosperous
Generations (Book) Places in Michigan: Understanding the Values of,
ULI. (2013). America in 2013: Key Findings on Perceptions of, and Barriers to Placemaking. Land
Housing, Community, Transportation, and the Policy Institute, Michigan State University, East
Generations. Infrastructure Initiative and the Lansing, MI. Available at: www.landpolicy.msu.
Terwilliger Center for Housing, Urban Land Institute, edu/BuildingProsperousPlacesinMIReport; accessed
Washington, DC. Available at: http://uli.org/wp- January 21, 2015.
content/uploads/ULI-Documents/America-in-2013-
Compendium_web.pdf; accessed August 26, 2015. Demographic Reversal (Article)
Frey, W.H. (2012). “Demographic Reversal: Cities
America in 2013: A ULI Survey of Thrive, Suburbs Sputter.” The Brookings Institution,
Views on Housing, Transportation, and June 29, 2012. Washington, DC. Available at: www.
Community (Book) brookings.edu/research/opinions/2012/06/29-cities-
ULI. (2013). America in 2013: A ULI Survey suburbs-frey; accessed February 24, 2015.
of Views on Housing, Transportation, and
Community. Infrastructure Initiative and the Knight Soul of the Community 2010 (Report)
Terwilliger Center for Housing, Urban Land Soul of the Community. (2010). Knight Soul of the
Institute, Washington, DC. Available at: http://uli. Community 2010: Why People Love Where They Live
org/wp-content/uploads/ULI-Documents/America_ and Why it Matters: A National Perspective. Soul of
in_2013_web.pdf; accessed January 22, 2015. the Community, the John S. and James L. Knight
Foundation, Miami, FL; and Gallup, Washington,
America’s Families and DC. Available at: http://knightfoundation.org/sotc/
Living Arrangements (Report) overall-findings/; accessed September 10, 2015.
Vespa, J., J.M. Lewis, and R.M. Kreider. (2013).
America’s Families and Living Arrangements: 2012. Longer Lives, Later Families and
U.S. Census Bureau, Washington, DC. Available Greater Diversity (Article)
at: www.census.gov/prod/2013pubs/p20-570.pdf; El Nasser. (2012). “Longer Lives, Later Families
accessed January 23, 2015. and Greater Diversity.” USA Today, September 14,
2012. Available at: http://usatoday30.usatoday.com/
Barely Half of U.S. Adults are news/nation/story/2012/09/14/longer-lives-later-
Married – A Record Low (Article) families-and-greater-diversity/57778068/1; accessed
Cohn, D., J.S. Passel, W. Wang, and G. Livingston. March 2, 2015.
(2011). “Barely Half of U.S. Adults are Married –
A Record Low.” Pew Research Center, December One Mapping Service to Rule Them All (Article)
14, 2011. Washington, DC. Available at: www. Capps, K. (2014). “One Mapping Service to Rule
pewsocialtrends.org/2011/12/14/barely-half-of- Them All.” The Atlantic CityLab, October 30, 2014.
u-s-adults-are-married-a-record-low/; accessed Available at: www.citylab.com/tech/2014/10/one-
February 25, 2015. mapping-service-to-rule-them-all/382112/; accessed
January 21, 2015.
Behind the Numbers (Report)

Calnin, B., T. Borowy, and S. Adelaja. (2011). Behind Polldaddy (Online Tool)
the Numbers: Understanding Michigan’s Population Loss. Available at: www.polldaddy.com/.
Land Policy Institute, Michigan State University,
East Lansing, MI. Available at: http://landpolicy.msu.
edu/resources/behind_the_numbers_understanding_
michigans_population_loss; accessed November 5, 2014.

DEMOGRAPHICS AND U.S. Birth Rate Falls to a Record Low; Decline
OPINION SURVEYS (CONT.) is Greatest among Immigrants (Article)
Livingston, G., and D. Cohn. (2012). “U.S. Birth Rate
The Reasons for the Recent Decline in Young Falls to a Record Low; Decline is Greatest among
Driver Licensing in the U.S. (Report) Immigrants.” Pew Research Center, November 29, 2012.
Schoettle, B., and M. Sivak. (2013). The Reasons for Washington, DC. Available at: www.pewsocialtrends.
the Recent Decline in Young Driver Licensing in the org/2012/11/29/u-s-birth-rate-falls-to-a-record-low-
U.S. Report N. UMTRI–2013–22, Transportation decline-is-greatest-among-immigrants/; accessed
Research Institute, University of Michigan, Ann January 22, 2015.
Arbor, MI. Available at: http://deepblue.lib.umich.
edu/bitstream/handle/2027.42/99124/102951.pdf; Who Lives Downtown? (Book Chapter)
accessed January 22, 2015. Birch, E. (2006). “Who Lives Downtown?,” In
Redefining Urban and Suburban America: Evidence
Rebuilding Prosperous from Census 2000, Vol. 3, ed. A. Berube, B. Katz,
Places in Michigan (Report) and E. Lang. Washington, DC: Brookings Institution
Graebert, M.B., B. Calnin, T. Borowy, M. Wyckoff, Press. Available at: www.brookings.edu/research/
J. Warbach, L. Bretz, B. Acker, and J. Dworin. books/2006/redefiningurbanandsuburbanamerica3;
(2014). Rebuilding Prosperous Places in Michigan: accessed July 7, 2015.
Views and Values of Placemaking in Michigan, the
Midwest and the Nation – Full Report. Land Policy ECONOMICS
Institute, Michigan State University, East Lansing,
MI. Available at: www.landpolicy.msu.edu/ 7.2 SQ MI: A Report on
RebuildingProsperousPlacesinMIReport; accessed Greater Downtown Detroit
January 21, 2015. Ali, A., E. Fields, S. Hopkins, S. Olinek, and J. Pierce.
(2013). 7.2 SQ MI: A Report on Greater Downtown
SurveyMonkey (Online Tool) Detroit. Hudson-Webber Foundation, Midtown
Available at: www.surveymonkey.com/. Detroit, Inc., Downtown Detroit Partnership, Detroit
Economic Growth Corporation, D:hive, and Data
Total Net Migration: Driven Detroit, Detroit, MI. Available at: http://
Michigan, 1960–2012 (Figure) detroitsevenpointtwo.com/resources/2013-Full-Report.
MDTMB. (2012). “Total Net Migration: pdf; accessed June 30, 2015.
Michigan, 1960–2012.” Michigan Department of
Technology, Management, and Budget; Lansing, 2012 Michigan Turnaround Plan (Booklet)
MI. Available at: www.michigan.gov/documents/ Business Leaders for Michigan. (2012). “2012
cgi/cgi_census_mich0012slides_434753_7.pdf; Michigan Turnaround Plan: Laying the Foundation
accessed November 5, 2014. to Build a New Michigan.” Detroit, MI. Available
at: www.businessleadersformichigan.com/storage/
Updated Migration Statistics from the documents/michigan-turnaround-plan/MTP_
American Community Survey: 2012 (Figure) Booklet.pdf; accessed January 22, 2015.
MDTMB. (n.d.). “Updated Migration Statistics
from the American Community Survey: 2012.” Arts & Economic Prosperity IV (Report)
Michigan Department of Technology, Management, Americans for the Arts. (2012). Arts & Economic
and Budget; Lansing, MI. Available at: www. Prosperity IV: The Economic Impact of Nonprofit Arts and
michigan.gov/documents/cgi/cgi_census_Mig12Age_ Culture Organizations and Their Audiences. Washington,
Slides_434759_7.pdf; accessed February 11, 2015. DC. Available at: www.americansforthearts.org/sites/
default/files/pdf/information_services/research/services/
economic_impact/aepiv/NationalStatisticalReport.pdf;
Appendices A-49
ECONOMICS (CONT.) The Costs of Sprawl (Book)
RERC. (1974). The Costs of Sprawl: Environmental
Better, Stronger, Faster (Book) and Economic Costs of Alternative Residential
Gross, D. (2012). Better, Stronger, Faster: The Myth Development Patterns at the Urban Fringe. Prepared
of American Decline and the Rise of a New Economy. by the Real Estate Research Corporation for the
New York, NY: Free Press. Available at: http://books. Council on Environmental Quality, Office of Policy
simonandschuster.com/Better-Stronger-Faster/Daniel- Development Research, U.S. Department of Housing
Gross/9781451621358; accessed October 30, 2015. and Urban Development; and the Office of Planning
Bikenomics (Article) and Management, U.S. Environmental Protection
Brown, R. F. (2014). “‘Bikenomics’- A Must Read Agency. Washington, DC: U.S. Government Printing
for All Planners.”Michigan Planner E-dition, March Office. Available at: www.gpo.gov/fdsys/pkg/
2014. Michigan Association of Planning, Ann Arbor, CZIC-hd259-r43-1974-v-2/pdf/CZIC-hd259-r43-
MI. Available at: www.planningmi.org/downloads/ 1974-v-2.pdf; accessed July 1, 2015.
rick_brown_article2_bikenomics.pdf; accessed Creative Industries (Report)
March 2, 2015. Americans for the Arts. (2015). Creative Industries:
Business Performance in Business & Employment in the Arts – Measuring the Scope
Walkable Shopping Areas (Report) of the Nation’s Arts-Related Industries. Washington, DC.
Hack, G. (2013). Business Performance in Walkable Available at: www.americansforthearts.org/by-program/
Shopping Areas. Active Living Research, Princeton, NJ. reports-and-data/research-studies-publications/creative-
Available at: http://activelivingresearch.org/sites/default/ industries; accessed June 30, 2015.
files/BusinessPerformanceWalkableShoppingAreas_ DC: The WalkUP Wake-Up Call: The
Nov2013.pdf; accessed February 24, 2015. Nation's Capital as a National Model for
Chasing the Past or Walkable Urban Places (Book)
Investing in Our Future (Book) Leinberger, C.B. (2012). DC: The WalkUP Wake-
Adelaja, S., Y.G. Hailu, and M. Abdulla, C. Up Call: The Nation’s Capital as a National Model
McKeown, B. Calnin, M. Gibson, and K. McDonald. for Walkable Urban Places. School of Business, The
(2009). Chasing the Past or Investing in Our George Washington University, Washington, DC.
Future: Placemaking for Prosperity in the New Available at: www.smartgrowthamerica.org/documents/
Economy. Report# LPR-2009-NE-03, Land Walkup-report.pdf; accessed January 21, 2015.
Policy Institute, Michigan State University, East Drivers of Economic
Lansing, MI. Available at: www.landpolicy.msu.edu/ Performance in Michigan (Report)
ChasingthePastReport; accessed January 21, 2015. Adelaja, S., M. Gibson, J. Paskus, B. Klatt, Y. Hailu, T.
Core Values: Why American Bowory, B. Calnin, and E. Schools. (2012). Drivers of
Companies are Moving Downtown (Report) Economic Performance in Michigan: Natural Features,
SGA. (2015). Core Values: Why American Companies Green Infrastructure and Social/Cultural Amenities - Full
are Moving Downtown. Smart Growth America; Report. Land Policy Institute, Michigan State University,
Cushman & Wakefield; and the Center for Real East Lansing, MI. Available at: http://landpolicy.msu.
Estate and Urban Analysis, The George Washington edu/resources/driversofeconperformanceinmireport;
University, Washington DC. Available at: www. accessed June 30, 2015.
smartgrowthamerica.org/documents/core-values.pdf;

ECONOMICS (CONT.) The Expanding Middle (Paper)
Wilson, D., and R. Dragusanu. (2008). “The Expanding
Economic Development and Planning (Book) Middle: The Exploding World Middle Class and
Pande, G.C. (1989). Economic Development and Falling Global Inequality.” Global Economics Paper
Planning. New Delhi, India: Anmol Publications. No. 170, Goldman Sachs, Manhattan, NY. Available
The Economic Impact of Placemaking (Report) at: www.ryanallis.com/wp-content/uploads/2008/07/
Craft, S. (2014). The Economic Impact of Placemaking. expandingmiddle.pdf; accessed February 17, 2015.
Michigan Municipal League, Ann Arbor, MI. Financing Growth (Book)
Available at: http://placemaking.mml.org/wp- Robinson, S.G. (1990). Financing Growth: Who
content/uploads/2013/02/mml-economic-impact-of- Benefits? Who Pays? And How Much? Chicago, IL:
placemaking-june2014.pdf; accessed March 2, 2015. Government Finance Officers Association. Available
The Economic Impacts of County for purchase at: www.amazon.com/Financing-
Population Changes in Michigan (Report) Growth-Benefits-Pays-Much/dp/0891251448;
Adelaja, S., Y.G. Hailu, and M.A. Gibson. (2009). accessed October 30, 2015.
The Economic Impacts of County Population Changes Kauffman Index of Entrepreneurial Activity
in Michigan – Full Report. Land Policy Institute, Kauffman Foundation. (2015). “Kauffman Index of
Michigan State University, East Lansing, MI. Entrepreneurial Activity.” Ewing Marion Kauffman
Available at: http://landpolicy.msu.edu/resources/ Foundation, Kansas City, MO. Available at: http://
econimpactsctypopchangesmifullreport; accessed kauffman.org/microsites/kauffman-index; accessed
September 1, 2015. June 23, 2015.
The Economics of Place: The Art of The Long-Term Employment Impacts of
Building Great Communities (Book) Gentrification in the 1990s (Paper)
MML. (2014). The Economics of Place: The Art Hartley, D., and T.W. Lester. (2013). “The Long-Term
of Building Great Communities, ed. E.P. Foley, C. Employment Impacts of Gentrification in the 1990s.”
Layton, and D. Gilmartin. Ann Arbor, MI: Michigan Federal Reserve Bank of Cleveland, OH. Available
Municipal League. Available at: www.economicsofplace. at: http://papers.ssrn.com/sol3/papers.cfm?abstract_
com/economics-of-place-the-art-of-building-great- id=2354015; accessed May 12, 2015. [That research
communities/; accessed February 3, 2015. is now available in Regional Science and Urban
The Economics of Place: The Value of Economics published by Elsevier 45 (c): 80–89.]
Building Communities around People (Book) Losing Ground (Book)
MML. (2011). The Economics of Place: The Value Hickey, R., J. Lubell, P. Haas, and S. Morse. (2012).
of Building Communities around People, ed. C. Losing Ground: The Struggle of Moderate-Income
Layton, T. Pruitt, and K. Cekola. Ann Arbor, MI: Households to Afford the Rising Costs of Housing
Michigan Municipal League. Available at: www. and Transportation. Center for Housing Policy,
mml.org/economics_of_place_book/index.html; Washington, DC; and the Center for Neighborhood
accessed February 3, 2015. Technology and the National Housing Conference,
Enterprising States Dashboard (Tool) Chicago, IL. Available at: www.cnt.org/sites/default/
U.S. Chamber of Commerce Foundation. (2014). files/publications/CNT_LosingGround.pdf; accessed
“Enterprising States Dashboard.” Washington, DC. September 3, 2015.
Available at: www.uschamberfoundation.org/enterpri Michigan’s Economic Future (Book)
singstates/#table/1ABCDE; accessed June 23, 2015.
Ballard, C. (2010). Michigan’s Economic Future:

A New Look. East Lansing, MI: MSU Press.
Available at: http://msupress.org/books/book/?id=50-
1D0-2379#.VaAsoflVhBc; accessed July 10, 2015.
Appendices A-51
ECONOMICS (CONT.) State Tech and Science Index
Milken Institute. (2014). “State Tech and Science
Michigan’s Economic Index.” Los Angeles, CA. Available at: http://
Transformation (Presentation) statetechandscience.org.
Ballard, C. (2010). “Michigan’s Economic
Transformation.” Presented to the Michigan The WalkUP Wake-Up Call: Atlanta (Book)
Association of Administrators of Special Education Leinberger, C.B. (2013). The WalkUP Wake-Up Call:
on February 9, 2010. Available at: http://maase. Atlanta. School of Business, The George Washington
pbworks.com/f/Ballard+Handout+2-10.pdf; accessed University, Washington, DC. Available at: www.
March 11, 2015. smartgrowthamerica.org/documents/walkup-wake-up-
Microeconomics in Context (Book)
Goodwin, N., J.A. Nelson, F. Ackerman, and T. The WalkUP Wake-Up Call: Boston (Book)
Weisskopf. (2008). Microeconomics in Context, 2nd Leinberger, C.B., and P. Lynch. (2015). The WalkUP
Ed. New York, NY: Routledge. Available at: www. Wake-Up Call: Boston. School of Business, The
routledge.com/books/details/9780765638786/; George Washington University, Washington,
accessed July 10, 2015. DC. Available at: www.smartgrowthamerica.org/
documents/walkup-wake-up-call-boston.pdf;
Mi Dashboard (Tool) accessed March 11, 2015.
State of Michigan. (2015). “Mi Dashboard.”
Michigan’s Open Government Initiative, Lansing, The WalkUP Wake-Up Call:
MI. Available at: https://midashboard.michigan.gov. Michigan Metros (Book)
Leinberger, C.B., and P. Lynch. (2015). The
Munetrix (Tool) WalkUP Wake-Up Call: Michigan Metros.
Available at: www.munetrix.com/page/site/static/ School of Business, The George Washington
home; accessed June 23, 2015. University, Washington, DC. Available at: www.
smartgrowthamerica.org/documents/walkup-wake-
The New Economics of Place (Blog Article) up-call-michigan.pdf; accessed June 26, 2015.
Kaid Benfield’s Blog. (2008). “The New Economics
of Place: Sustainability=$$$.” NRDC Staff Blog Your Economy (Website)
Switchboard, September 5, 2008. Natural Resources Available at: www.youreconomy.org/.
Defense Council, New York, NY. Available at:
http://switchboard.nrdc.org/blogs/kbenfield/ EDS AND MEDS
the_new_economics_of_place_sus.html; accessed
Eds and Meds: Cities Hidden Assets (Report)
October 30, 2015.
Harkavy, I., and H. Zuckerman. (1999). Eds and
MEDC’s Redevelopment Ready Meds: Cities Hidden Assets. The Brookings Institution,
Communities® Program Washington, DC. Available at: www.brookings.edu/
Available at: www.michiganbusiness.org/community/ research/reports/1999/09/community-development-
development-assistance/#rrc; accessed January 14, 2015. harkavy-zuckerman; accessed March 25, 2015.
State and Local Government Entrepreneurship at Michigan’s

Finances Summary: 2010 (Brief) Public Universities (Presentation)
Barnett, J.L., and P.M. Vidal. (2012). “State and Fowler, R., and J. Padden. (2012). “Entrepreneurship
Local Government Finances Summary: 2010.” at Michigan’s Public Universities.” Public Policy
Governments Division Briefs, U.S. Census Bureau, Associates, Inc., Lansing, MI. Available at: http://
U.S. Department of Commerce, Washington, DC. miplace.org/sites/default/files/Entrepreneurship_
Available at: www.census.gov/prod/2012pubs/g10- at_Michigan_Public_Universities.pdf; accessed
alfin.pdf; accessed November 6, 2014. November 6, 2014.

EDS AND MEDS (CONT.) The Charrette Handbook: The Essential
Guide for Accelerated Collaborative
Michigan Street Corridor (Presentation) Community Planning (Book)
U3 Ventures. (2011). “Michigan Street Corridor: Lennertz, B., and A. Lutzenhiser. (2006). The Charrette
Anchor Study – Initial Findings.” City of Grand Handbook: The Essential Guide for Accelerated
Rapids, MI. Available at: http://grcity.us/design- Collaborative Community Planning. University Park,
and-development-services/Planning-Department/ IL: APA Planners Press. Available at: www.planning.
michiganstreetcorridor/Documents/9%2028%20 org/store/product/?ProductCode=BOOK_ACHBP1;
2011,%20MSCP%20Steering%20Committe,%20 accessed July 7, 2015.
U3%20Ventures%20Initial%20Study%20Findings.pdf;
accessed March 25, 2015. The Charrette Handbook: The Essential Guide
to Design-Based Public Involvement (Book)
Where ‘Eds and Meds’ Industries Lennertz, B., A. Lutzenhiser, and the National
Could Become a Liability (Article) Charrette Institute. (2014). The Charrette
Florida, R. (2013). “Where ‘Eds and Meds’ Industries Handbook: The Essential Guide to Design-Based
Could Become a Liability.” The Atlantic CityLab, Public Involvement. University Park, IL: APA
November 26, 2013. Available at: www.citylab. Planners Press. Available at: www.planning.org/store/
com/work/2013/11/where-reliance-eds-and-meds- product/?ProductCode=BOOK_A01474; accessed
industries-could-become-liability/7661/; accessed July 7, 2015.
July 1, 2015.
The Community Development Process (Book)
ENGAGEMENT AND LEADERSHIP Biddle, W.W., and L.J. Biddle. (1965). The
10 Ways Facebook Pages Can Community Development Process: The Rediscovery
Help Local Governments Better of Local Initiative. New York, NY: Holt, Rinehart
Serve Their Constituents (Article) and Winston, Inc. Available at: https://books.google.
Eldon, E. (2009). “10 Ways Facebook Pages Can Help com/books/about/The_community_development_
Local Governments Better Serve Their Constituents.” process.html?id=AgAiAAAAMAAJ; accessed
SocialTimes, November 5, 2009. Available at: www. October 30, 2015.
adweek.com/socialtimes/10-ways-facebook-pages- Design and Cultural Responsibility (Book)
can-help-local-governments-better-serve-their- Williamson, J.H. (1997). Design and Cultural
constituents/230817?red=if; accessed March 2, 2015. Responsibility: Ideas for Decision Makers in
APA Webinar: Social Media for Planners Communities, Business, and Government. Bloomfield,
AICP. (2010). “APA Webinar: Social Media Hills, MI: Cranbrook Academy of Art. Available at:
for Planners.” American Institute of Certified https://books.google.com/books/about/Design_and_
Planners, American Planning Association, Cultural_Responsibility.html?id=hvFPAAAAMAAJ;
Chicago, IL. Available at: www.planning.org/ accessed October 30, 2015.
store/product/?ProductCode=STR_SMP; accessed Developing Indicators to
March 2, 2015. Measure Values and Costs of Public
A Beginners Guide to Twitter in Involvement Activities (Journal Article)
Local Government (Blog Article) Lach, D., and P. Hixon. (1996). “Developing
Pezholio Blog. (2009). “A Beginners Guide to Twitter Indicators to Measure Values and Costs of Public
in Local Government.” Pezholio Blog, March 6, 2009. Involvement Activities.” Interact: The Journal of
Available at: http://blog.pezholio.co.uk/2009/03/a- Public Participation 2 (1): 51–63.
beginners-guide-to-twitter-in-local-government/;
Appendices A-53
ENGAGEMENT AND LEADERSHIP (CONT.) MSUE Facilitative Leadership (Web Page)
MSU Extension’s “Leadership and Community
Dialogos: Placemaking in Engagement” programs engage participants in learning
Latino Communities (Book) how to effectively manage conflict, communicate with
Rios, M., and L. Vazquez. (2012). Dialogos: purpose, and collaborate on solving complex issues
Placemaking in Latino Communities. New York, in order to move communities forward. Found in:
NY: Routledge. Available at: www.routledge.com/ MSUE. (2015). “Facilitative Leadership.” Michigan
books/details/9780415679015/; accessed July 10, 2015. State University Extension, East Lansing, MI.
First, Break All the Rules (Book) Available at: http://msue.anr.msu.edu/program/info/
Buckingham, M., and C. Coffman. (1999). First, facilitative_leadership; accessed March 23, 2015.
Break All the Rules: What the World’s Greatest Michigan Municipal League’s
Managers Do Differently. New York, NY: Simon & Placemaking Engagement (Web Page)
Schuster. Available at: http://books.simonandschuster. Available at: http://placemaking.mml.org/
com/First-Break-All-The-Rules/Marcus- engagement/; accessed March 23, 2015.
Buckingham/9780684852867; accessed July 10, 2015.
Planning and Conducting Effective
Hacking the Public Presentation Public Meetings (Factsheet)
Spicer Group, Inc. (2012). “Hacking the Public Sharp, J.S., M.B. Smith, and D.B. Patton. (2002).
Presentation.” Presented at the 2012 Annual Planning “Planning and Conducting Effective Public Meetings.”
Conference, Michigan Association of Planning, Ann Community Development Fact Sheet, CDFS-1555-
Arbor, MI. Available at: www.slideshare.net/spicer_ 02, Ohio State University Extension, Columbus, OH.
planners/hacking-the-public-presentation-14779114; Available at: http://ohioline.osu.edu/cd-fact/1555.
accessed March 2, 2015. html; accessed March 2, 2015.
IAP2 Spectrum of Public Participation (Flyer) Policy Paradox (Book)
IAP2. (2007). “IAP2 Spectrum of Public Participation.” Stone, D. (2011). Policy Paradox: The Art of Political
International Association of Public Participation, Decision Making, 3rd Ed. New York, NY: W.W.
Louisville, CO. Available at: http://c.ymcdn.com/sites/ Norton & Company. Available at: http://books.
www.iap2.org/resource/resmgr/imported/IAP2%20 wwnorton.com/books/webad.aspx?id=23578; accessed
Spectrum_vertical.pdf; accessed March 25, 2015. July 10, 2015.
A Ladder of Citizen Political Leadership (Book Chapter)
Participation (Journal Article) Heifetz, R.A., and R.M. Sinder. (1990). “Political
Arnstein, S. (1969). “A Ladder of Citizen Leadership: Managing the Public’s Problem Solving.”
Participation.” Journal of the American Institute of In The Power of Public Ideas, ed. R.B. Reich.
Planners 35 (4): 216–24. Available at: www.planning. Cambridge, MA: Harvard University Press. Available
org/pas/memo/2007/mar/pdf/JAPA35No4.pdf; at: www.hup.harvard.edu/catalog.php?isbn=9780674
accessed April 7, 2015. 695900&content=toc; accessed October 30, 2015.
MiCommunity Remarks (Website) Prezi (Online Tool)
Available at: http://micommunityremarks.com/. Available at: www.prezi.com/.
MiSocial Style Guide Section 7: Public Participation (Book Chapter)
State of Michigan. (n.d.). “MiSocial Style Guide.” APA. (n.d.). “Section 7: Public Participation.”
Lansing, MI. Available at: www.michigan.gov/ In Planners’ Communications Guide. American
documents/som/MIstyleguide_356172_7.pdf; accessed Planning Association, Chicago, IL. Available at:
March 2, 2015. www.planning.ri.gov/documents/comp/APA%20
Communication%20Guide.pdf; accessed
March 2, 2015.

ENGAGEMENT AND LEADERSHIP (CONT.) Form-Based Codes in 7-Steps (Book)
Kettren, L.E., C. Anderson, J. Bedell, M. Campbell,
SlideRocket (Online Tool) H.W. Freeman, J. Hoekstra, and P.L. Meyer. (2010).
Available at: www.sliderocket.com/. Form-Based Codes in 7-Steps: The Michigan
FORM-BASED CODES Guidebook to Livability. Milford, MI: Congress for
the New Urbanism Michigan, Inc. Michigan Chapter.
City Rules (Book) Available at: www.planningmi.org/downloads/fbc_
Talen, E. (2011). City Rules: How Regulations guidebook_introduction_0.pdf; accessed July 10, 2015.
Affect Urban Form. Washington, DC: Island
Press. Available at: http://islandpress.org/city-rules; A New Legal Landscape for
accessed July 10, 2015. Planning and Zoning (Article)
Freeman, H.W. (2009). “A New Legal Landscape for
Design by the Rules (Journal Article) Planning and Zoning: Using Form-Based Codes to
Talen, E. (2009). “Design by the Rules: The Promote New Urbanism and Sustainability.” Michigan
Historical Underpinnings of Form-Based Codes.” Real Property Review. State Bar of Michigan 36 (3):
Journal of the American Planning Association 117–124. Available at: http://higherlogicdownload.
75 (2): 144–160. Available at: www.tandfonline. s3.amazonaws.com/MICHBAR/a3e3ec65-50c1-474f-
com/doi/abs/10.1080/01944360802686662#. a532-30197d2d7171/UploadedImages/pdf/newsletter/
VSRBROHGp1A; accessed April 7, 2015. Fall09_newsletter.pdf#page=9; accessed April 22, 2015.
Downtown Birmingham: Thirteen Residential & Streets (Book Chapter)

Years of Implementation of Michigan’s Farr Associates. (2005). “Residential & Streets.” In
First Form-Based Code (Article) Form-Based Code Study: Grand Valley Area of
Gibbs, R., and J. Ecker. (2009). “Downtown Michigan. Prepared for the Grand Valley Metro
Birmingham: Thirteen Years of Implementation of Council. Grand Rapids, MI: GVMC. Available at:
Michigan’s First Form-Based Code.” Planning and www.gvmc.org/landuse/documents/fbc_res_streets.
Zoning News 28 (1): 5–10. pdf; accessed February 26, 2015.
Form-Based Codes: A Guide for The SmartCode, Version 9.2 (Book)

Planners, Urban Designers, Duany, A., S. Sorlien, and W. Wright. (2003). The
Municipalities and Developers (Book) SmartCode, Version 9.2. Gaithersburg, MD: The Town
Parolek, D., K. Parolek, and P. Crawford. (2008). Paper. Available at: http://transect.org/codes.html;
Form-Based Codes: A Guide for Planners, Urban accessed August 18, 2015.
Designers, Municipalities and Developers. Hoboken,
NJ: John Wiley & Sons. Available at: www.wiley.com/ SmartCode Central (Website)
WileyCDA/WileyTitle/productCd-0470049855.html; Available at: www.smartcodecentral.org/.
accessed July 10, 2015. Urban Coding and Planning (Book)
Form-Based Codes: A Step-by-Step Marshall, S. (2011). Urban Coding and Planning.
Guide for Communities (Book) New York, NY: Routledge. Available at: www.
CMAP. (2013). Form-Based Codes: A Step-by-Step routledge.com/books/details/9780415441278/;
Guide for Communities. Chicago Metropolitan accessed July 13, 2015.
Agency for Planning, Chicago, IL. Available at: www. GEOGRAPHY
cmap.illinois.gov/livability/land-use-zoning/form-
based-codes; accessed January 24, 2015. ESRI (Tool)
Available at: www.esri.com/.
Appendices A-55
GEOGRAPHY (CONT.) City Vitals 3.0 (Book)
CEOs for Cities. (n.d.). City Vitals 3.0:
Michigan Geographic Data Library Benchmarking City Performance. Cleveland, OH:
MDTMB. (2002). “Michigan Geographic Data CEOs for Cities. Available at: http://ceosforcities.
Library.” Center for Shared Solutions and Technology org/portfolio/city-vitals-30; accessed June 23, 2015.
Partnerships, Michigan Department of Technology,
Management, and Budget; Lansing, MI. Available at: The Death and Life of
www.mcgi.state.mi.us/mgdl/; accessed March 2, 2015. Great American Cities (Book)
Jacobs, J. (1961–2011). The Death and Life of
Big Cities Great American Cities. New York, NY: Random
Adopt the Atlanta Beltline Program House. Available at: www.randomhousebooks.com/
Available at: http://beltline.org/programs/adopt-the- books/86058/; accessed July 10, 2015.
atlanta-beltline/; accessed June 23, 2015. For the Love of Cities (Book)
The Architecture of Community (Book) Kageyama, P. (2011). For the Love of Cities: The
Krier, L. (2011). The Architecture of Community. Love Affair between People and Their Places.
Washington, DC: Island Press. Available at: www. Creative Cities Productions. Available for purchase
islandpress.org/book/the-architecture-of-community; at: www.amazon.com/For-Love-Cities-affair-
accessed October 30, 2015. between/dp/0615430430; accessed October 30, 2015.
Cities and Forms: On The Great Inversion and the

Sustainable Urbanism (Book) Future of the American City (Book)
Salat, S. (2011). Cities and Forms: On Sustainable Ehrenhalt, A. (2012). The Great Inversion and the
Urbanism. Paris, France: Editions Hermann. Future of the American City. New York, NY: Alfred
Available for purchase at: www.amazon.com/Cities- A. Knopf. Available at: http://knopfdoubleday.com/
Forms-On-Sustainable-Urbanism/dp/2705681116; book/45461/the-great-inversion-and-the-future-of-
accessed October 30, 2015. the-american-city/; accessed October 30, 2015.
Cities of Tomorrow (Book) The Image of the City (Book)

Hall, P. (1988–2014). Cities of Tomorrow: An Lynch, K. (1960). The Image of the City. Harvard-MIT
Intellectual History of Urban Planning and Design Joint Center for Urban Studies Series. Cambridge, MA:
in the Twentieth Century. Hoboken, NJ: Wiley- The MIT Press. Available at: https://mitpress.mit.edu/
Blackwell Publishers. Available at: www.wiley.com/ books/image-city; accessed July 10, 2015.
WileyCDA/WileyTitle/productCd-1118456475. Placemaking and the Future of Cities (Book)
html; accessed July 10, 2015. PPS. (2012). Placemaking and the Future of Cities.
The City in History (Book) New York, NY: Project for Public Spaces, Inc. Available
Mumford, L. (1961–1966). The City in History: at: www.pps.org/wp-content/uploads/2015/02/
Its Origins, Its Transformations, and Its Placemaking-and-the-Future-of-Cities.pdf; accessed
Prospects. Harmondsworth, UK: Penguin July 2, 2015.
Books. Available at: www.abebooks.com/servlet/ Placemaking in Legacy Cities (Report)
BookDetailsPL?bi=10993755880; accessed New Solutions Group, LLC. (2013). Placemaking in
October 30, 2015.
Legacy Cities: Opportunities and Good Practices.

The City Reader (Book) Center for Community Progress, Flint, MI. Available
LeGates, R.T., and F. Stout. (2011). The City at: http://action.communityprogress.net/p/salsa/web/
Reader. Routledge Urban Reader Series. New York, common/public/signup?signup_page_KEY=7615;
NY: Routledge. Available at: www.routledge.com/ accessed January 24, 2015.
products/9780415556644; accessed October 30, 2015.

Big Cities (cont.) Suburbs
Planning and Place in the City (Book) Crabgrass Frontier (Book)

Sepe, M. (2013). Planning and Place in the City: Jackson, K.T. (1987). Crabgrass Frontier: The
Mapping Place Identity. Hoboken, NJ: John Wiley Suburbanization of the United States. New York,
& Sons Inc. Available at: www.routledge.com/ NY: Oxford University Press. Available at: https://
products/9780415664769; accessed October 30, 2015. global.oup.com/academic/product/crabgrass-
frontier-9780195049831?cc=us&lang=en&;
The Social Life of Small Urban Spaces (Book) accessed July 10, 2015.
Whyte, W.H. (1980). The Social Life of Small Urban
Spaces. New York, NY: Project for Public Spaces Inc. Creative Tourism (Book)
Available at: www.pps.org/product/the-social-life-of- Wurzburger, R., T. Aageson, A. Pattakos, and S. Pratt.
small-urban-spaces/; accessed July 1, 2015. (2009). Creative Tourism: A Global Conversation.
Santa Fe, NM: Sunstone Press. Available at: https://
Sustainable Cities Index books.google.com/books?vid=ISBN9780865347243;
ARCADIS. (2015). “Sustainable Cities Index.” accessed October 30, 2015.
Amsterdam, The Netherlands. Available at: www.
sustainablecitiesindex.com. The End of the Suburbs (Book)
Gallagher, L. (2014). The End of the Suburbs: Where
Town Planning in Practice (Book) the American Dream is Moving. New York, NY:
Unwin, R. (1909). Town Planning in Practice: An Portfolio. Available at: www.penguinrandomhouse.
Introduction to the Art of Designing Cities and com/books/310825/the-end-of-the-suburbs-by-leigh-
Suburbs. New York, NY: Princeton Architectural Press. gallagher/; accessed October 30, 2015.
Available at: www.papress.com/html/book.details.page.
tpl?isbn=9781568980041; accessed October 30, 2015. The Geography of Nowhere (Book)
Kunstler, J.H. (1994). The Geography of Nowhere: The
Weird City (Book) Rise and Decline of America’s Man-Made Landscape.
Long, J. (2010). Weird City: Sense of Place and New York, NY: Free Press. Available at: https://books.
Creative Resistance in Austin, Texas. Austin, google.com/books/about/Geography_Of_Nowhere.
TX: University of Texas Press. Available at: http:// html?id=GeuBvFV7olcC; accessed October 30, 2015.
utpress.utexas.edu/index.php/books/lonwei;
accessed July 10, 2015. Home from Nowhere (Book)
Kunstler, J.H. (1998). Home from Nowhere:
The Works: Anatomy of a City (Book) Remaking Our Everyday World for the 21st Century.
Ascher, K. (2005). The Works: Anatomy of a City. New York, NY: Touchstone Books. Available at: http://
New York, NY: Penguin Publishing Group. Available books.simonandschuster.com/Home-from-Nowhere/
at: http://thepenguinpress.com/book/the-works- James-Howard-Kunstler/9780684837376; accessed
anatomy-of-a-city/; accessed October 30, 2015. October 30, 2015.
A World of Giant Cities (Book) Last Harvest (Book)
Dogan, M., and J.D. Kasarda. (1988). A World of Rybczynski, W. (2007). Last Harvest: From
Giant Cities: The Metropolis Era, Vol. 1. Thousand Cornfield to New Town. New York, NY:
Oaks, CA: Sage Publications, Inc. Available at: Simon & Schuster. Available at: http://books.
https://us.sagepub.com/en-us/nam/a-world-of-giant- simonandschuster.com/Last-Harvest/Witold-
cities/book2212; accessed July 10, 2015. Rybczynski/9780743235976; accessed July 10, 2015.
Native to Nowhere (Book)

Beatley, T. (2004). Native to Nowhere: Sustaining
Home and Community in a Global Age. Washington,
DC: Island Press. Available at: http://islandpress.org/
native-nowhere; accessed July 10, 2015.
Appendices A-57
GEOGRAPHY (CONT.) This is Smart Growth (Book)
SGN. (2006). This is Smart Growth. Smart Growth
Suburbs (cont.) Network prepared for the International City/
Reshaping Metropolitan America (Book) County Management Association and the U.S.
Nelson, A.C. (2013). Reshaping Metropolitan Environmental Protection Agency, Washington,
America: Development Trends and Opportunities DC. Available at: www2.epa.gov/sites/production/
to 2030. Washington, DC: Island Press. Available files/2014-04/documents/this-is-smart-growth.pdf;
at: http://islandpress.org/reshaping-metropolitan- accessed October 30, 2015.
america; accessed July 10, 2015. Small Towns
Retrofitting Suburbia (Book) Crossroads, Hamlet, Village, Town (Book)
Dunham-Jones, E., and J. Williamson. (2008). Arendt, R. (1999). Crossroads, Hamlet, Village,
Retrofitting Suburbia: Urban Design Solutions for Town: Design Characteristics of Traditional
Redesigning Suburbs. Hoboken, NJ: John Wiley & Neighborhoods, Old and New. Planning Advisory
Sons, Inc. Available at: www.wiley.com/WileyCDA/ Service Report, American Planning Association.
WileyTitle/productCd-0470041234.html; accessed Ann Arbor, MI: APA Planners Press. Available for
May 19, 2015. purchase at: www.amazon.com/Crossroads-Hamlet-
Retrofitting Suburbia (Video) Village-Town-Characteristics/dp/1884829333;
Dunham-Jones, E. (2010). “Retrofitting Suburbia.” accessed October 30, 2015.
TEDxAtlanta, January 2010. Available at: www.ted. Destination Branding for Small Cities (Book)
com/talks/ellen_dunham_jones_retrofitting_suburbia; Baker, B. (2012). Destination Branding for Small
accessed March 19, 2015. Cities, 2nd Ed. Tualatin, OR: Creative Leap Books.
The Smart Growth Manual (Book) Available at: http://destinationbranding.com/book;
Duany, A., J. Speck, and M. Lydon. (2009). The Smart accessed October 30, 2015.
Growth Manual. New York, NY: McGraw-Hill Town Planning in Frontier America (Book)
Professional. Available at: www.mhprofessional.com/ Reps, J. (1980). Town Planning in Frontier America.
product.php?isbn=0071376755; accessed July 10, 2015. Columbia, MO: University of Missouri Press. Available
Sprawl: A Compact History (Book) for purchase at: www.amazon.com/Town-Planning-
Bruegmann, R. (2005). Sprawl: A Compact History. Frontier-America-John/dp/0826203167; accessed
Chicago, IL: The University of Chicago Press. Available October 30, 2015.
at: http://press.uchicago.edu/ucp/books/book/ Vibrant Waterfront Communities (Web Page)
chicago/S/bo3614185.html; accessed July 10, 2015. Dufree, E. (2013). “Vibrant Waterfront Communities:
Sprawl Repair Manual (Book) Case Studies.” Sea Grant Michigan, University
Tachieva, G. (2010). Sprawl Repair Manual. of Michigan, Ann Arbor, MI. Available at: www.
Washington, DC: Island Press. Available for miseagrant.umich.edu/explore/coastal-communities/
purchase at: www.sprawlrepair.com. vibrant-waterfront-communities-case-studies/;
Sprawl Retrofit (Web Page)
CNU. (2015). “Sprawl Retrofit.” Congress for the New Neighborhoods
Urbanism, Chicago, IL. Available at: www.cnu.org/our- Beyond the Neighborhood Unit (Book)
projects/sprawl-retrofit; accessed October 30, 2015. Banerjee, T., and W.C. Bear. (1984). Beyond
Suburban Nation (Book) the Neighborhood Unit. New York, NY:
Duany, A., E. Plater-Zyberk, and J. Speck. (2010). Plenum. Available at: www.springer.com/us/
Suburban Nation: The Rise of Sprawl and the Decline book/9780306415555; accessed July 10, 2015.
of the American Dream, 10th Ed. New York, NY:
North Point Press. Available at: http://us.macmillan.
com/books/9780865477506; accessed October 30, 2015.

Neighborhoods (cont.) LEED for Neighborhood
Development (LEED-ND) (Rating System)
Bowling Alone: The Collapse and CNU. (2009).”LEED for Neighborhood
Revival of American Community (Book) Development (LEED-ND).” Congress for the New
Putnam, R. D. (2001). Bowling Alone: The Collapse Urbanism, Chicago, IL. Available at: www.cnu.
and Revival of American Community. New org/our-projects/leed-neighborhood-development;
York, NY: Touchstone Books. Available at: http:// accessed September 30, 2015.
bowlingalone.com/.
The Neighbourhood Unit
Building Better Budgets (Book) (The Greenfield Tool Box)
SGA. (2013). Building Better Budgets: A Calgary Regional Partnership. (n.d.) “The
National Examination of the Fiscal Benefits of Neighbourhood Unit.” In The Greenfield Tool
Smart Growth Development. Smart Growth Box. Cochrane, AB, Canada. Available at: http://
America, Washington, DC. Available at: www. greenfield.calgaryregion.ca/tools/greenfield_design_
smartgrowthamerica.org/documents/building-better- neighbourhoodUnit.pdf; accessed July 1, 2015.
budgets.pdf; accessed November 6, 2014.
Placemaking: Tools for
A Citizen’s Guide to LEED for Community Action (Report)
Neighborhood Development (Book) Boyd, S., and R. Chan. (2002). Placemaking: Tools for
Welch, A., K. Benfield, and M. Raimi. (2012). A Community Action. Tools that Engage the Community to
Citizen’s Guide to LEED for Neighborhood Create a Future that Works for Everyone. CONCERN,
Development: How to Tell if Development is Inc., Fleetwood, PA; Environmental Simulation
Smart and Green. Raimi + Associates, Berkeley, Center, New York, NY; Denver Regional Office of the
CA; and the Natural Resources Defense Council, U.S. Department of Energy, and U.S. Department of
New York, NY. Available at: www.nrdc.org/cities/ Housing and Urban Development, Washington, DC.
smartgrowth/files/citizens_guide_LEED-ND.pdf; Available at: http://sustainable.org/images/stories/pdf/
accessed January 24, 2015. Placemaking_v1.pdf; accessed March 25, 2015.
Density by Design (Book) Sustaining Places (Book)
Fader, S., and V. Scully. (2000). Density by Design: Godschalk, D.R., and D.C. Rouse. (2015).
New Directions in Residential Development. Sustaining Places: Best Practices for
Washington, DC: Urban Land Institute. Available at: Comprehensive Plans (PAS 578). Chicago, IL:
www.abebooks.com/Density-Design-New-Directions- APA Planning Advisory Service. Available at: www.
Residential-Development/9022656132/bd; accessed planning.org/store/product/?ProductCode=BOOK_
October 30, 2015. P578; accessed July 2, 2015.
The Five Cs of Neighborhood Planning (Article) Rural Areas
Blackson, H. (2012). “The Five Cs of Neighborhood
Planning.” PlaceShakers and Newsmakers, August 30, Garden Cities (Book)
2012. PlaceMakers, LLC., Albuquerque, NM. Available Duany, A., and DPZ. (2009). Garden Cities: Theory
at: www.placemakers.com/2012/08/30/the-five-cs-of- & Practice of Agrarian Urbanism. London, UK:
neighborhood-planning/; accessed February 20, 2015. The Prince’s Foundation for the Built Environment.
Available for purchase at: www.amazon.com/
A Guide to Neighborhood Garden-Cities-Practice-Agrarian-Urbanism/
Placemaking in Chicago (Book) dp/1906384045; accessed October 30, 2015.
PPS, and Metropolitan Planning Council. (2008).
A Guide to Neighborhood Placemaking in

Chicago. New York, NY: Project for Public Spaces.
Available at: www.placemakingchicago.com/cmsfiles/
placemaking_guide.pdf; accessed February 27, 2015.
Appendices A-59
GEOGRAPHY (CONT.) The Economic Power of
Heritage and Place (Report)
Rural Areas (cont.) Clarion Associates of Colorado, LLC. (2011). The
New Designs for Growth Economic Power of Heritage and Place: How Historic
Development Guidebook (Book) Preservation is Building a Sustainable Future in Colorado.
NDFG. (2000). New Designs for Growth Prepared for the Colorado Historical Foundation,
Development Guidebook. New Designs for Denver, CO. Available at: www.historycolorado.org/
Growth, Networks Northwest, Traverse City, MI. sites/default/files/files/OAHP/crforms_edumat/
Available at: www.newdesignsforgrowth.com/pages/ pdfs/1620_EconomicBenefitsReport.pdf; accessed
guidebook/; accessed November 20, 2014. January 21, 2015.
Northern Michigan Community Historic Preservation and Residential

Placemaking Guidebook (Book) Property Values (Journal Article)
Bruckbauer, J., C. Brunet-Koch, B. Carstens, W. Zahirovic-Hebert, V., and S. Chatterjess. (2012).
Dalamater, T. Emling, N. Griswold, J. Lively, J. Meyers, “Historic Preservation and Residential Property Values:
M. O’Reilly, J. Sych, K. Schindler, R. Smolinski, E. Evidence from Quantile Regression.” Urban Studies
Takayama, and V. Tegal. (2011). Northern Michigan 49 (2): 369–382. Available at: http://usj.sagepub.com/
Community Placemaking Guidebook: Creating content/49/2/369.short; accessed February 23, 2015.
Vibrant Places in Northwest Lower Michigan. Older, Smaller, Better: Measuring
Traverse City, MI: Northwest Michigan Council of How the Character of Buildings and
Governments. Available at: www.createmiplace.org/ Blocks Influences Urban Vitality (Report)
userfiles/filemanager/133/; accessed March 4, 2015. National Trust Preservation Green Lab. (2014). Older,
Putting Smart Growth to Work in Smaller, Better: Measuring How the Character of
Rural Communities (Report) Buildings and Blocks Influences Urban Vitality.
Mishkovsky, N., M. Dalbey, and S. Beraina. (2010). National Trust for Historic Preservation, Washington,
Putting Smart Growth to Work in Rural Communities. DC. Available at: www.preservationnation.org/
International City/County Management Association, information-center/sustainable-communities/green-
Washington, DC. Available at: http://icma.org/ lab/oldersmallerbetter/; accessed March 19, 2015.
en/icma/knowledge_network/documents/kn/ Putting the RIGHT in Right-Sizing (Report)
Document/301483/Putting_Smart_Growth_to_Work_ National Trust for Historic Preservation, and MHPN.
in_Rural_Communities; accessed March 20, 2015. (2010). Putting the RIGHT in Right-Sizing: A Historic
HISTORIC PRESERVATION Preservation Case Study. Washington, DC; and
Michigan Historic Preservation Network, Lansing,
Design Guidelines for MI. Available at: www.mhpn.org/wp-content/
Commercial Buildings (Report) uploads/2012/11/RightsizingCaseStudy11.12.pdf;
Detroit Historic District Commission. (n.d.). Draft accessed March 2, 2015.
Design Guidelines for Commercial Buildings. Detroit,
MI. Available at: www.detroitmi.gov/Portals/0/docs/ HOUSING
HistoricDistrictComm/commercial_guidelines.pdf; Building Foundations (Book)
accessed April 15, 2015. DiPasquale, D., and L. C. Keyes. (1990). Building
Foundations: Housing and Federal Policy.

Philadelphia, PA: University of Pennsylvania Press.
Available for purchase at: www.amazon.com/
Building-Foundations-Housing-Federal-Policy/
dp/0812213092; accessed October 30, 2015.

HOUSING (CONT.) A Legal Guide to Urban and
Sustainable Development for Planners,
Housing and Transportation Developers and Architects (Book)
Affordability Index (Website) Slone, D.K., D.S. Goldstein, and W.A. Gowder.
Available at: http://htaindex.cnt.org/. (2008). A Legal Guide to Urban and Sustainable
Live-Work Planning and Design (Book) Development for Planners, Developers and
Dolan, T. (2012). Live-Work Planning and Design: Architects. Hoboken, NJ: John Wiley & Sons.
Zero-Commute Housing. Hoboken, NJ: John Wiley Available at: www.wiley.com/WileyCDA/WileyTitle/
& Sons. Available at: www.wiley.com/WileyCDA/ productCd-0470053291.html; accessed July 10, 2015.
WileyTitle/productCd-0470604808.html; accessed Michigan Laws Relating to Economic
July 10, 2015. Development and Housing (Book)
Location Affordability Portal PZC. (2009). Michigan Laws Relating to
HUD. (n.d.). “Location Affordability Portal: Economic Development and Housing,
Understanding Combined Cost of Housing and 2nd Ed. Planning & Zoning Center,
Transportation, Version 2.” U.S. Department of Michigan State University, East Lansing,
Housing and Urban Development, Washington, DC. MI. Available at: www.pzcenter.msu.edu/
Available at: www.locationaffordability.info/. documents/MILawsRelatedEconDevHsg_
BookOrderForm_120314_000.pdf; accessed
The Missing Middle (Article) March 4, 2015.
Wyckoff, M., and AIA Michigan. (2015). “The
Missing Middle: Design Competition Attracted Michigan Laws Relating to Planning (Book)
Architects and Students from Around the World.” PZC. (2008). Michigan Laws Relating to Planning,
Planning & Zoning News 33 (8): 5–7. 10th Ed. Planning & Zoning Center, Michigan State
University, East Lansing, MI.
Missing Middle Housing (Website)
Available at: http://missingmiddlehousing.com/. LIVABILITY
The New California Dream (Report) The AARP HomeFit Guide (Online Book)
Nelson, A.C. (2011). The New California Dream: AARP. (2014). The AARP HomeFit Guide.
How Demographic and Economic Trends May Washington, DC: Livable Communities, AARP.
Shape the Housing Market. Urban Land Institute, Available at: www.aarp.org/content/dam/
Washington, DC. Available at: http://uli.org/wp- aarp/livable-communities/documents-2015/
content/uploads/2012/06/ULI-Voices-Nelson- HomeFit2015/AARP%20HomeFit%20Guide%20
The-New-California-Dream.ashx_1.pdf; accessed 2015.pdf; accessed September 18, 2015.
February 5, 2015. AARP Livability Index (Website)
LAW Available at: http://livabilityindex.aarp.org.
Land Use and Sustainable Active Design Guidelines (Book)

Development Law (Book) NYC. (2010). Active Design Guidelines: Promoting
Nolon, J.R., and P.E. Salkin. (2012). Land Use and Physical Activity and Health in Design. New York
Sustainable Development Law: Cases and Materials, City, NY: Department of Design and Construction.
8th Ed. American Casebook Series. St. Paul, MN: West Available at: http://centerforactivedesign.org/
Group Publishing. Available for purchase at: www. guidelines/; accessed October 30, 2015.
amazon.com/Land-Use-Sustainable-Development-
Law/dp/0314911707; accessed October 30, 2015.
Appendices A-61
LIVABILITY (CONT.) Policy Guide on Planning for Sustainability
APA. (2000). “Policy Guide on Planning for
Building More Livable Sustainability.” American Planning Association,
Communities (Online Portfolio) Chicago, IL. Available at: www.planning.org/
Madill, H., J. Keesler, J. Cox, P. Toor, M.A. Wyckoff, policy/guides/adopted/sustainability.htm; accessed
C. Stein, and J. Kinch. (2014). Building More June 1, 2015.
Livable Communities: Corridor Design Portfolio.
Prepared for the Mid-Michigan Program for Greater STAR Community Rating System®
Sustainability by the Land Policy Institute, Michigan Star Communities. (2015). “STAR Communities
State University, East Lansing, MI. Available at: (Sustainability Tools for Assessing & Rating
http://landpolicy.msu.edu/resources/mmpgs_ Communities).” Washington, DC. Available at: www.
corridor_design_portfolio; accessed January 19, 2015. starcommunities.org.
Creating Livable Communities (Book) Using Best Practices to Guide

NARC. (2009). Creating Livable Communities: Development of The Master Plan and
An Implementation Guidebook. Washington, Creation of Better Communities (Article)
DC: National Association of Regional Councils. Wyckoff, M., and J. Ball. (2008). “Using Best
Available at: http://narc.org/livability/fhwa-livability- Practices to Guide Development of The Master Plan
guidebook/fhwa-livability-guidebook/; accessed and Creation of Better Communities.” Planning &
March 20, 2015. Zoning News, November 2008. Available at: www.
pznews.net/media/8a9b296e37d5f41bffff80bafff
The Imagining Livability Design fd524.pdf; accessed January 7, 2015.
Collection (Online Portfolio)
AARP, and Walkable and Livable Communities MEDIA
Institute. (2015). The Imagining Livability Design
Collection. Livable Communities, AARP, Washington, The Atlantic CityLab (News Source)
DC; and the Walkable and Livable Communities Available at: www.citylab.com/.
Institute, Port Townsend, WA. Available at: www. Better Cities & Towns (News Source)
aarp.org/content/dam/aarp/livable-communities/ Available at: http://bettercities.net/.
documents-2015/Imagining-Livability-Design-
Collection-40p-72815.pdf; accessed October 30, 2015. Next City (News Source)
Available at: www.nextcity.org/.
Member Release: New Report:
A Synthesis of Current Livability PlaceShakers and
Practice, Seeking Case Studies (Article) Newsmakers Blog (News Source)
NARC. (2012). “Member Release: New Report: A Available at: www.placemakers.com/placeshakers/;
Synthesis of Current Livability Practice, Seeking Case accessed March 3, 2015.
Studies.” National Association of Regional Councils,
Washington, DC. Available at: http://narc.org/member- Planetizen (News Source)
release-new-report-a-synthesis-of-current-livability- Available at: www.planetizen.com/.
practice-seeking-case-studies/; accessed March 4, 2015. Planning & Zoning News (News Source)
Partnership for Sustainable An instrument for state, regional, and local government,
Communities Indicators stakeholder and citizen education in the arenas of

Partnership for Sustainable Communities. (2009). community planning, zoning, and infrastructure
“Indicators.” U.S. Department of Transportation, development; economic, environmental, and social
the U.S. Department of Housing and Urban sustainability; and other contemporary land use issues
Development, and the U.S. Environmental Protection in Michigan. Available at: www.pznews.net/.
Agency, Washington, DC. Available at: www.
sustainablecommunities.gov/indicators/discover;

MEDIA (CONT.) Michigan’s Critical Assets Atlas (Book)
Adelaja, S., C. McKeown, and B. Calnin. (2010).
Social Media Standard Michigan’s Critical Assets: An Atlas for Regional
MDTMB. (2011). “Social Media Standard.” Michigan Partnerships and Placemaking for Prosperity in the
Department of Technology, Management, and Global New Economy. East Lansing, MI: Land Policy
Budget; Lansing, MI. Available at: www.michigan. Institute, Michigan State University. Available at: http://
gov/documents/som/1340.00.10_Social_Media_ landpolicy.msu.edu/resources/michigans_critical_assets_
Standard_370668_7.pdf; accessed March 2, 2015. an_atlas_for_regional_partnerships_and_placemakin;
NATURAL RESOURCES, accessed March 9, 2015.
ENVIRONMENT, AND RECREATION Outlook: How Can Open Space
Become a Solar-Ready Community (Book) Add Value to Real Estate? (Article)
Clean Energy Coalition. (2013). Become a Solar- Nyren, R. (2014). “Outlook: How Can Open Space
Ready Community: A Guide for Michigan Local Add Value to Real Estate?” Urban Land Magazine,
Governments. Ann Arbor, MI. Available at: http:// January 7, 2014. Available at: http://urbanland.uli.
cec-mi.org/communities/programs/michigan- org/news/open-space-development-outlook; accessed
renewable-energy-tools/solar-ready-community/; January 21, 2015.
accessed June 23, 2015. The Proximate Principle (Book)
Economic Valuation of Natural Crompton, J.L. (2004). The Proximate Principle: The
Resource Amenities (Report) Impacts of Parks, Open Space and Water Features
Adelaja, S., Y.G. Hailu, R. Kuntzsch, M.B. Lake, on Residential Property Values and the Property
M. Fulkerson, C. McKeown, L. Racevskis, and N. Tax Base, 2nd Ed. Ashburn, VA: National Recreation
Griswold. (2007). Economic Valuation of Natural and Park Association. Available at: http://agrilifecdn.
Resource Amenities: A Hedonic Analysis of Hillsdale tamu.edu/cromptonrpts/files/2011/06/13_5.pdf;
and Oakland Counties. LPI Report # 2007–09, Land accessed February 23, 2015.
Policy Institute, Michigan State University, East Sustainability Audit Tool
Lansing, MI. Available at: http://landpolicy.msu.edu/ MMPGS and SPDC. (2014). “Sustainability
resources/economic_valuation_of_natural_resource_ Audit Tool.” Mid-Michigan Program for Greater
amenities_report; accessed September 3, 2015. Sustainability, Lansing, MI; and the School of
The Experience of Landscape (Book) Planning, Design and Construction; Michigan
Appleton, J. (1975–1996). The Experience of State University; East Lansing, MI. Available
Landscape. London, UK: Wiley. Available at: https:// at: www.midmichigansustainability.org/Tools/
books.google.com/books/about/The_Experience_ SustainabilityAuditTool.aspx; accessed July 2, 2015.
of_Landscape.html?id=eA9nQgAACAAJ; accessed Sustainable Urbanism (Book)
October 30, 2015. Farr, D. (2007). Sustainable Urbanism: Urban Design
Michigan Green Communities with Nature. Hoboken, NJ: John Wiley & Sons, Inc.
Challenge Action Guides Available at: www.wiley.com/WileyCDA/WileyTitle/
MML. (2012). “Michigan Green Communities productCd-047177751X.html; accessed July 13, 2015.
Challenge Action Guides.” Michigan Municipal NEW URBANISM
League, Ann Arbor, MI. Available at: www.mml.org/
green/action.php; accessed April 29, 2015. Charter of the New Urbanism (Book)
Talen, E., and CNU. (2013). Charter of the New
Urbanism, 2nd Ed. Blacklick, OH: McGraw-

Hill Professional Publishing. Available at: www.
mhprofessional.com/product.php?isbn=0071806075;
accessed July 13, 2015.
Appendices A-63
NEW URBANISM (CONT.) Prairie Urbanism (Book)
Borders, Z. R. (2004). Prairie Urbanism. Prepared
Lean Urbanism (Website) for the Twelfth Congress for the New Urbanism,
Available at: www.leanurbanism.org. 2004, Chicago, IL. Champaign, IL: University of
The Lexicon of New Urbanism (Book) Illinois Printing Services. Available for purchase
DPZ. (2003). The Lexicon of New Urbanism. at: www.amazon.com/Prairie-Urbanism-Prepared-
Miami, FL: Duany Plater-Zyberk & Company. Twelfth-Congress/dp/B00HI4LN7U; accessed
Available at: www.dpz.com/uploads/Books/ October 30, 2015.
Lexicon-2014.pdf; accessed February 17, 2015. ORGANIZATIONS SUPPORTING PLACEMAKING
New Urbanism (Book) Active Living by Design
Steuteville, R., and P. Langdon. (2009). New Urbanism: Available at: www.activelivingbydesign.org/.
Best Practices Guide, 4th Ed. Ithaca, NY: New Urban
News Publications. Available for purchase at: www. Active Living Network
amazon.com/New-Urbanism-Practices-Fourth- Available at: www.activeliving.org.
Edition/dp/0974502162; accessed October 30, 2015.
AIA Michigan
New Urbanism and American Planning (Book) Available at: www.aiami.com/.
Talen, E. (2005). New Urbanism and American
Planning: The Conflict of Cultures. Planning, American Planning Association (APA)
History, and Environment Series. New York, NY: Available at: www.planning.org/.
Routledge. Available at: www.routledge.com/books/ Arts Council for Greater Lansing
details/9780415701334/; accessed July 13, 2015. Available at: www.lansingarts.org/.
The New Urbanism (Book) The Better Block Project
Katz, P. (2014). The New Urbanism: Toward an Available at: www.betterblock.org/.
Architecture of Community. Blacklick, OH: McGraw-
Hill Education. Available at: www.mhprofessional.com/ Center for Applied Transect Studies
product.php?isbn=0071849122; accessed July 13, 2015. Available at: www.transect.org/.
New Urbanism in Michigan (Report) Center for Community and
Kim, S.K., J. Lee, and R.A. Bell. (2008). New Urbanism Economic Development (CCED) at
in Michigan: Case Studies, Public Opinions, and Evidence- Michigan State University
based Policy Suggestions. Informing the Debate, Institute Available at: http://ced.msu.edu/.
for Public Policy and Social Research, Michigan State
University, East Lansing, MI. Available at: http://ippsr. The Center for Michigan
msu.edu/publications/ARNewUrbanism.pdf; accessed Available at: http://thecenterformichigan.net/.
January 22, 2015. Center for Neighborhood Technology (CNT)
The Option of Urbanism (Book) The CNT works across disciplines and issues,
Leinberger, C.B. (2007). The Option of Urbanism: including transportation and community development,
Investing in a New American Dream. Washington, energy, water, and climate change. The CNT is an
DC: Island Press. Available at: http://islandpress.org/ award-winning innovations laboratory for urban
option-urbanism; accessed July 20, 2015. sustainability. Available at: www.cnt.org/.
Center for Transit-Oriented

Development (CTOD)
Available at: www.ctod.org.

ORGANIZATIONS SUPPORTING International Association of
PLACEMAKING (CONT.) Public Participation
Available at: www.iap2.org/.
The City Repair Project
Available at: www.cityrepair.org. International Forum of Visual Practitioners
Available at: http://ifvpcommunity.ning.com/.
Community Economic Development
Association of Michigan (CEDAM) International Making Cities Livable Council
Available at: http://cedam.info/. Available at: www.livablecities.org.
Congress for the New Urbanism (CNU) Land Information Access Association (LIAA)
Available at: www.cnu.org. Available at: www.liaa.org/.
Congress for the New Urbanism, Land Policy Institute (LPI) at

Michigan Chapter (MiCNU) Michigan State University
Available at: www.micnu.org/. Available at: www.landpolicy.msu.edu.
Creative Class Group LandUse|USA

Available at: www.creativeclass.com/. Available at: http://landuseusa.com/index.html;
Creative Many Michigan (formerly
ArtServe Michigan) LOCUS
Available at: www.creativemany.org. Available at: www.smartgrowthamerica.org/locus/;
Design for Health
Available at: http://designforhealth.net/. Metro Matters (formerly
Michigan Suburbs Alliance)
Design Trust for Public Space Available at: www.michigansuburbsalliance.org/.
Available at: www.designtrust.org/.
Michigan Association of Planning (MAP)
Duany Plater-Zyberk & Company Available at: www.planningmi.org/.
Available at: www.dpz.com/.
Michigan Bankers Association (MBA)
Form-Based Codes Institute Available at: www.mibankers.com/.
Available at: www.formbasedcodes.org/.
Michigan Complete Streets Advisory Council
Great Lakes Capital Fund (GLCF) Available at: www.michigan.gov/mdot/0,1607,7-
Available at: www.capfund.net/. 151-9623_31969_57564---,00.html; accessed
Groundwork Center for Resilient Communities April 29, 2015.
(formerly Michigan Land Use Institute) Michigan Council for the
Available at: www.mlui.org/. Arts and Cultural Affairs (MCACA)
Habitat for Humanity of Michigan (HFHM) The MCACA strengthens arts and culture in the state
Available at: www.habitatmichigan.org/. by increasing its visibility; supporting arts education;
encouraging new, creative, and innovative works of art;
Healthy Communities Institute and broadening cultural understanding. Available at:
Available at: www.healthycommunitiesinstitute.com/. www.michiganbusiness.org/community/council-arts-
cultural-affairs/; accessed February 27, 2015.

Institute for Public Policy and Social Research
(IPPSR) at Michigan State University Michigan Credit Union League (MCUL)
Available at: http://ippsr.msu.edu/. Available at: www.mcul.org/.
Institute of Transportation Engineers

Available at: www.ite.org/.
Appendices A-65
ORGANIZATIONS SUPPORTING Michigan Land Bank (MLB)
PLACEMAKING (CONT.) Fast Track Authority
Available at: www.michigan.gov/landbank; accessed
Michigan Department of Agriculture and April 22, 2015.
Rural Development (MDARD)
Available at: http://michigan.gov/mdard; accessed Michigan Main Street (MMS) Program
April 29, 2015. Available at: www.michiganmainstreetcenter.com/.
Michigan Department of Michigan Municipal League (MML)

Environmental Quality (MDEQ) Available at: www.mml.org.
Available at: www.michigan.gov/deq/; accessed
April 29, 2015. Michigan Realtors® (formerly
Michigan Association of Realtors®)
Michigan Department of Available at: www.mirealtors.com.
Natural Resources (MDNR)
Available at: www.michigan.gov/dnr/; accessed Michigan Recreation and
April 21, 2015. Park Association (mParks)
Available at: www.mparks.org/.
Michigan Department of
Transportation (MDOT) Michigan State Historic
Available at: www.michigan.gov/mdot/; accessed Preservation Office (SHPO)
March 23, 2015. Available at: www.michigan.gov/shpo; accessed
October 30, 2015.
Michigan Economic
Developers Association (MEDA) Michigan State Housing
Available at: www.medaweb.org/. Development Authority (MSHDA)
Available at: www.michigan.gov/mshda/; accessed
Michigan Economic March 23, 2015.
Development Corporation (MEDC)
Available at: www.michiganbusiness.org/. Michigan State University Extension (MSUE)
Available at: http://msue.anr.msu.edu/program/info/
MEDC’s Michigan Community land_use_education_services; accessed January 17, 2015.
Revitalization Program (CRP)
Available at: www.michiganbusiness.org/cm/files/ Michigan Townships Association (MTA)
fact-sheets/communityrevitalizationprogram.pdf; Available at: www.michigantownships.org/.
accessed March 23, 2015. Michigan’s Regional Prosperity Initiative
Michigan Environmental Council (MEC) Available at: www.michigan.gov/regionalprosperity/;
Available at: www.environmentalcouncil.org. accessed January 14, 2015.
Michigan Film & Digital Media Office (MFO) MIplace™ Partnership Initiative
Available at: www.michiganfilmoffice.org. Available at: www.miplace.org.
Michigan Fitness Foundation (MFF) National Charrette Institute (NCI)

Available at: www.michiganfitness.org/. Available at: www.charretteinstitute.org/.
Michigan Future, Inc. National Endowment for the Arts (NEA)

Available at: www.michiganfuture.org/. Available at: www.arts.gov/.
Michigan Historic Networks Northwest (formerly

Preservation Network (MHPN) Northwest Michigan Council of
Available at: www.mhpn.org. Governments): Create MI Place
Available at: www.networksnorthwest.org/ and www.
Michigan Humanities Council createmiplace.org/.
Available at: www.michiganhumanities.org/.
ORGANIZATIONS SUPPORTING Walkable and Livable
PLACEMAKING (CONT.) Communities Institute (WALC)
Available at: www.walklive.org.
New Designs for Growth (NDFG)
The NDFG represents a collaboration of efforts Zimmerman/Volk Associates, Inc.
promoting planning and development best practices Available at: www.zva.cc/.
that accommodate growth and maintain quality of life
in Northwest Lower Michigan. Available at: www. PUBLIC HEALTH
newdesignsforgrowth.com/. AARP Aging in Place Toolkit
Partners for Livable Communities AARP International. (2012). “Aging in Place: A
Available at: www.livable.org. Toolkit for Local Governments.” Washington, DC.
Available at: www.aarpinternational.org/events/
PlaceMakers, LLC. agefriendly2012; accessed April 29, 2015.
Available at: www.placemakers.com/.
AARP Network of Age-
Prima Civitas Friendly Communities (Web Page)
Available at: www.primacivitas.org/. Available at: www.aarpinternational.org/age-friendly-
communities; accessed July 7, 2015.
Project for Public Spaces (PPS)
Available at: www.pps.org/. AARP Raising Expectations State Scorecard
Available at: www.longtermscorecard.org/~/media/
Small Business Association of Microsite/Files/2014/Reinhard_LTSS_Scorecard_
Michigan (SBAM) web_619v2.pdf; accessed October 22, 2015.
Available at: www.sbam.org/.
Active Living Research (Program)
Smart Growth America Available at: http://activelivingresearch.org/.
Available at: www.smartgrowthamerica.org/.
Active Neighborhood Checklist
Smart Growth Online and Network Active Living Research. (2011). “Active Neighborhood
Available at: www.smartgrowth.org/. Checklist.” Department of Family Medicine and Public
Street Plans Collaborative Health, University of California – San Diego, CA.
Available at: http://streetplans.org/. Available at: http://activelivingresearch.org/active-
neighborhood-checklist; accessed June 23, 2015.
Strong Towns
Available at: www.strongtowns.org/. Active Transportation to
School (Journal Article)
Sustainable Cities Collective McDonald, N.C. (2007). “Active Transportation to
Available at: www.sustainablecitiescollective.com/. School: Trends among U.S. Schoolchildren, 1969–
2001.” American Journal of Preventive Medicine 32
Transit-Oriented Development Institute (6): 509–516. Available at: www.sciencedirect.com/
Available at: www.transitorienteddevelopment.org/. science/article/pii/S0749379707001109; accessed
Transportation for America September 18, 2015.
Available at: www.t4america.org/. ADA Best Practices Tool Kit
Urban Land Institute (ULI) ADA. (2006). “ADA Best Practices Tool Kit.”
Americans with Disabilities Act, Civil Rights
Available at: www.uli.org/.

Division, U.S. Department of Justice, Washington,
U.S. Department of Housing and DC. Available at: www.ada.gov/pcatoolkit/
Urban Development (HUD) toolkitmain.htm; accessed April 29, 2015.
Available at: www.hud.gov/. Building Healthy Places Toolkit
Available at: http://bhptoolkit.uli.org/.
Appendices A-67
PUBLIC HEALTH (CONT.) Irvine Minnesota Inventory
Active Living Research. (2005). “Irvine Minnesota
Building Healthy Places Toolkit (Book) Inventory.” Department of Family Medicine and
ULI. (2015). Building Healthy Places Toolkit: Public Health, University of California – San Diego,
Strategies for Enhancing Health in the Built CA. Available at: http://activelivingresearch.org/irvine-
Environment. Washington, DC: Urban Land minnesota-inventory; accessed February 4, 2015.
Institute. Available at: http://uli.org/wp-content/
uploads/ULI-Documents/Building-Healthy-Places- Making Healthy Places (Book)
Toolkit.pdf; accessed March 25, 2015. Dannenberg, A., H. Frumkin, and R. Jackson. (2011).
Making Healthy Places: Designing and Building for
Centers for Disease Control and Wealth, Well-Being, and Sustainability. Washington,
Prevention, Healthy Communities Program DC: Island Press. Available at: http://islandpress.org/
The CDC’s Healthy Communities Program works making-healthy-places; accessed July 10, 2015.
with communities through local, state, and territory,
and national partnerships to improve community Michigan Climate & Health
leaders and stakeholders’ skills and commitments for Adaptation Program
establishing, advancing, and maintaining effective Available at: www.michigan.gov/mdch/0,1607,7-
population-based strategies that reduce the burden of 132-54783_54784_55975---,00.html; accessed
chronic disease and achieve health equity. Available April 29, 2015.
at: www.cdc.gov/healthycommunitiesprogram/;
accessed March 4, 2015. Nutrition and Overweight (Book Chapter)
USDHHS. (2000). “Chapter 19: Nutrition
Michigan Aging & Adult Services Agency: and Overweight.” In Healthy People 2010:
Community for a Lifetime (Program) Understanding and Improving Health, Vol. II.
Available at: www.michigan.gov/osa/1,4635,7-234- U.S. Department of Health and Human Services,
64083_64552---,000.html; accessed April 29, 2015. Washington, DC. Available at: www.cdc.gov/nchs/
data/hpdata2010/hp2010_final_review_focus_
Community Health Assessment and area_19.pdf; accessed February 16, 2015.
Group Evaluation (Report)
CDC. (2010). Community Health Assessment and Obesity Trends among U.S. Adults between
Group Evaluation: Building a Foundation of Knowledge 1958 and 2010 (Presentation)
to Prioritize Community Needs. Division of Adult and CDC. (n.d.). “Obesity Trends among U.S. Adults
Community Health, National Center for Chronic between 1958 and 2010.” Centers for Disease
Disease Prevention and Health Promotion, Centers Control, Atlanta, GA. Available at: www.cdc.gov/
for Disease Control and Prevention, Atlanta, GA. obesity/downloads/obesity_trends_2010.ppt; accessed
Available at: www.cdc.gov/nccdphp/dch/programs/ February 26, 2015.
healthycommunitiesprogram/tools/change/pdf/
changeactionguide.pdf; accessed June 23, 2015. Pedestrian Safety Handbook
ACB. (2013). Pedestrian Safety Handbook. Arlington,
Community Report Card VA: American Council of the Blind. Available at: http://
MetLife. (n.d.). “Community Report Card.” City acb.org/node/611; accessed March 20, 2015.
Leaders Institute on Aging in Place, MetLife, New
York, NY; and Partners for Livable Communities, Prevalence of Childhood and Adult Obesity in
the United States, 2011–2012 (Journal Article)
Washington, DC. Available at: http://livable.org/

storage/documents/reports/AIP/City_Leaders_ Ogden, C.L., M.D. Carroll, B.K. Kit, and K.M.
Institute_scorecard_only.pdf; accessed June 23, 2015. Flegal. (2014). “Prevalence of Childhood and Adult
Obesity in the United States, 2011–2012.” Journal of
Healthy Kids, Healthy Communities (Program) the American Medical Association 311 (8): 806–814.
A national program of the Robert Wood Johnson Available at: http://jama.jamanetwork.com/article.
Foundation that helps dozens of communities across aspx?articleid=1832542; accessed February 26, 2015.
the country to reshape their environments to support
healthy living and prevent childhood obesity. Available
at: www.healthykidshealthycommunities.org/.
PUBLIC HEALTH (CONT.) DC Vibrant Retail Streets Toolkit
Streetsense. (2012). “DC Vibrant Retail
Promoting Active Communities Assessment Streets Toolkit.” Presented to the DC Office of
PAC. (2000). “Promoting Active Communities Planning, Washington, DC. Available at: www.
Assessment.” Promoting Active Communities, downtowndevelopment.com/pdf/Vibrant%20
Michigan Fitness Foundation, Lansing, MI. Streets%20Toolkit%20F.pdf; accessed July 2, 2015.
Available at: http://mihealthtools.org/communities;
accessed April 29, 2015. Principles of Urban Retail
Planning and Development (Book)
Social Progress Index Gibbs, R. (2012). Principles of Urban Retail
Social Progress Imperative. (2015). “Social Progress Planning and Development. Hoboken, NJ: John
Index.” Washington, DC. Available at: www. Wiley & Sons. Available at: www.wiley.com/
socialprogressimperative.org/data/spi; accessed WileyCDA/WileyTitle/productCd-0470488220.
June 23, 2015. html; accessed July 13, 2015.
Urban Sprawl and Public Health (Book) TALENT ATTRACTION AND RETENTION
Frumkin, H., L. Frank, and R.J. Jackson. (2004).
Urban Sprawl and Public Health: Designing, City Advantage (Report)
Planning and Building for Healthy Communities. Cortright, J. (2007). City Advantage: A CEOs for
Washington, DC: Island Press. Available at: http:// Cities Report. The Brookings Institution, Washington,
islandpress.org/urban-sprawl-and-public-health; DC. Abstract available at: http://papers.ssrn.com/
accessed July 10, 2015. sol3/papers.cfm?abstract_id=1084078; accessed
January 21, 2015.
Urban Sprawl and Public
Health (Journal Article) City Talent: Keeping Young Professionals
Frumkin, H. (2002). “Urban Sprawl and Public (and their kids) in Cities (Paper)
Health.” Public Health Reports 117 (3): 201–217. CEOs for Cities. (2006). “City Talent: Keeping
Available at: www.publichealthreports.org/issueopen. Young Professionals (and Their Kids) in Cities.”
cfm?articleID=1163; accessed October 30, 2015. Cleveland, OH. Available at: www.miplace.org/
sites/default/files/CEOsForCities_KidsInCities.pdf;
Wisconsin Active Community accessed July 1, 2015.
Environments Resource Kit (Report)
WDHS. (2013). Wisconsin Active Community Endeavor Insight Report
Environments Resource Kit to Prevent Obesity and Reveals the Top Qualities that
Related Chronic Diseases. Division of Public Health, Entrepreneurs Look for in a City (Article)
Nutrition, Physical Activity and Obesity Program; Endeavor Insight. (2014). “Endeavor Insight Report
Wisconsin Department of Health Services; Reveals the Top Qualities that Entrepreneurs Look
Madison, WI. Available at: www.dhs.wisconsin.gov/ for in a City.” Endeavor, February 4, 2014. Available
publications/p0/p00036.pdf; accessed June 23, 2015. at: www.endeavor.org/blog/endeavor-insight-report-
reveals-the-top-qualities-that-entrepreneurs-look-
RETAIL for-in-a-city/; accessed January 21, 2015.
The American Express Open Immigrant Entrepreneurs and
Independent Retail Index (Report) Small Business Owners, and Their
Civic Economics. (2011). The American Express Open Access to Financial Capital (Report)
Independent Retail Index: A Study of Market Trends in Fairlie, R. (2012). Immigrant Entrepreneurs and Small
Major American Cities. Austin, TX. Available at: http:// Business Owners, and Their Access to Financial Capital.
nebula.wsimg.com/7fca7626531905823f164f2095ae268 Prepared for the U.S. Small Business Administration
9?AccessKeyId=8E410A17553441C49302&disposition by Economic Consulting, Washington, DC. Available
=0&alloworigin=1; accessed January 21, 2015. at: www.sba.gov/sites/default/files/rs396tot.pdf;
Appendices A-69
TALENT ATTRACTION AND RETENTION (CONT.) The New Real Estate Mantra (Report)
CNT. (2013). The New Real Estate Mantra: Location
Rise of the Creative Class (Book) near Public Transportation. Prepared by the Center
Florida, R. (2002). Rise of the Creative Class: for Neighborhood Technology for the American
And How It’s Transforming Work, Leisure, Public Transportation Association, in partnership
Community, and Everyday Life. New York, with National Association of Realtors®, Washington,
NY: Basic Books. Available at: www.basicbooks. DC. Available at: www.apta.com/resources/statistics/
com/full-details?isbn=9780465042487; accessed Documents/NewRealEstateMantra.pdf; accessed
October 30, 2015. January 21, 2015.
The Young and the Restless in a Pedestrian- & Transit-Oriented Design (Book)
Knowledge Economy (Report) Ewing, R., and K. Bartholomew. (2013). Pedestrian-
Cortright, J. (2005). The Young and the Restless in a & Transit-Oriented Design. Washington, DC:
Knowledge Economy. Prepared for CEO’s for Cities by Urban Land Institute. Available at: http://uli.
Impresa Consulting. CEOs for Cities, Cleveland, OH. bookstore.ipgbook.com/pedestrian--and-transit-
The Young and Restless in a Knowledge oriented-design-products-9780874202014.
Economy – 2011 Update (Report) php?page_id=21; accessed July 13, 2015.
CEOs for Cities. (2011). The Young and Restless in a Reconnecting America’s
Knowledge Economy – 2011 Update. CEOs for Cities, “What is TOD?” (Web Page)
Cleveland, OH. Available at: http://documents.scribd. Available at: www.reconnectingamerica.org/what-
com.s3.amazonaws.com/docs/2dnakn6q9s1jegm7.pdf; we-do/what-is-tod/; accessed September 8, 2014.
TRANSPORTATION
Young Talent in the Great Lakes (Report)
Michigan Future, Inc. (2008). Young Talent The Geography of Urban Transportation (Book)
in the Great Lakes: How Michigan is Faring. Hanson, S., and G. Giuliano. (2004). The Geography
Ann Arbor, MI. Available at: http:// of Urban Transportation, 3rd Ed. New York, NY:
michiganfuture.org/cms/assets/uploads/2014/07/ Guilford Press. Available at: www.guilford.com/books/
YoungTalentInTheGreatLakesFINAL.pdf; accessed The-Geography-of-Urban-Transportation/Hanson-
February 12, 2015. For other related reports visit: Giuliano/9781593850555; accessed July 13, 2015.
www.michiganfuture.org/michigan-future-reports/;
accessed October 30, 2015. The High Cost of Free Parking (Book)
Shoup, D.C. (2011). The High Cost of Free Parking.
TRANSIT-ORIENTED DEVELOPMENT (TOD) Chicago, IL: APA Planners Press. Available at: www.
planning.org/store/product/?ProductCode=BOOK_
Are We There Yet: Creating A64965; accessed July 7, 2015.
Complete Communities (Report)
Ohland, G., and A. Brooks. (2012). Are We The Open Streets Guide (Book)
There Yet: Creating Complete Communities. The Open Streets Project. (2012). The Open Streets
Reconnecting America, Washington, DC. Guide: Opening Streets to People/Sharing
Available at: http://reconnectingamerica.org/assets/ Resources/Transforming Communities. Washington,
PDFs/20121001AreWeThereYet-web.pdf; accessed DC: The Open Streets Project. Available at: http://
June 23, 2015. openstreetsproject.org/guide/; accessed March 4, 2015.
Our Cities Ourselves (Book)

ITDP, and Gehl Architects. (2010). Our Cities
Ourselves: The Future of Transportation in Urban
Life. New York, NY: Institute of Transportation and
Development Policy. Available at: www.itdp.org/wp-
content/uploads/2014/07/OCO8principles_ITDP.
pdf; accessed March 4, 2015.

TRANSPORTATION Does Accessibility Require Density or
Speed? (Journal Article)
Public Transit’s Impact on Levine, J., J. Grengs, Q. Shen, and Q. Shen. (2012).
Housing Costs (Report) “Does Accessibility Require Density or Speed?: A
Wardrip, K. (2011). “Public Transit’s Impact on Comparison of Fast Versus Close in Getting Where
Housing Costs: A Review of the Literature.” Insights You Want to Go in U.S. Metropolitan Regions.”
from Housing Policy Research Series, Center for Journal of the American Planning Association 78 (2):
Housing Policy, Washington, DC. Available at: 57–172. Available at: www.connectnorwalk.com/
www.reconnectingamerica.org/assets/Uploads/ wp-content/uploads/JAPA-article-mobility-vs-
TransitImpactonHsgCostsfinal-Aug1020111.pdf; proximity.pdf; accessed February 23, 2015.
Downtown Street Design Manual
Smart Parking Revisited (Article) Ann Arbor Downtown Development Authority.
Nelson, J., and J. Schrieber. (2012). “Smart Parking (2015). “Downtown Street Design Manual.” Ann
Revisited: Lessons from the Pioneers.” Planning, May/ Arbor, MI. Available at: www.a2dda.org/current-
June 2012. American Planning Association, Chicago, projects/downtown-street-framework-plan/; accessed
IL. Available at: www.planning.org/planning/2012/ October 30, 2015.
may/smartparking.htm; accessed March 4, 2015.
A Policy on Geometric Design of
Which Way to Go? Placemaking, Highways and Streets (Book)
Wayfinding and Signage (Book) AASHTO. (2011). A Policy on Geometric Design
Abellan, M., and J.M. Minguet. (2012). Which Way of Highways and Streets, 6th Ed. Washington,
to Go? Placemaking, Wayfinding and Signage, DC: American Association of State Highway and
Bilingual Ed. Barcelona, Spain: Instituteo Monsa de Transportation Officials. Available at: https://
Ediciones. Available for purchase at: www.amazon. bookstore.transportation.org/collection_detail.
com/Which-Way-Go-Placemaking-Wayfinding/ aspx?ID=110; accessed September 8, 2014.
dp/8415223439; accessed October 30, 2015.
The National Academies of Sciences,
Zoned Out (Book) Engineering, and Medicine’s Practice-
Levine, J. (2006). Zoned Out: Regulation, Markets, Ready Papers (Web Page)
and Choices in Transportation and Metropolitan Available at: http://prp.trb.org/results.aspx?q=
Land Use. Washington, DC: Resources for the Future. &subject=Pedestrians+and+Bicyclists; accessed
Available for purchase at: www.amazon.com/Zoned- September 8, 2014.
Out-Regulation-Transportation-Metropolitan/
dp/1933115157; accessed October 30, 2015. re:Streets (Website)
National Endowment for the Arts. (n.d.). “re:Streets.”
Street Design Washington, DC. Available at: www.restreets.org.
2009 Manual on Uniform Traffic Control Research You Can Use: Accessibility vs.
Devices for Streets and Highways (Book) Mobility (Journal Article)
FHWA. (2012). 2009 Manual on Uniform Traffic Ewing, R. (2012). “Research You Can Use:
Control Devices for Streets and Highways, with Accessibility vs. Mobility: The Right Methodology.”
Revisions 1 and 2. Washington, DC: Federal Journal of the American Planning Association 78
Highway Administration, U.S. Department of (6): 38. Available at: www.arch.utah.edu/pdFs/
Transportation. Available at: http://mutcd.fhwa.dot. Research%20You%20Can%20Use/Research_
gov/kno_2009r1r2.htm; accessed September 8, 2014.
July2012.pdf; accessed September 3, 2015.

Creating Successful Corridors (Toolkit)
Available at: http://semcog.org/Assisting-Local-
Governments/Corridor-Toolkit; accessed July 6, 2015.
Appendices A-71
TRANSPORTATION (CONT.) Complete Streets
Street Design (cont.) Association of Pedestrian and Bicycle

Professionals’ Library (Web Page)
State Best Practice Available at: www.apbp.org/?page=Library; accessed
Policy for Medians (Report) March 20, 2015.
FHWA. (2011). State Best Practice Policy for Medians.
Safety Program, Federal Highway Administration, Best Design Practices for Walking and
U.S. Department of Transportation, Washington, DC. Bicycling in Michigan (Report)
Available at: http://safety.fhwa.dot.gov/ped_bike/tools_ T.Y. Lin International. (2012). Best Design
solve/fhwasa11019/; accessed September 8, 2014. Practices for Walking and Bicycling in Michigan.
Prepared at the direction of the Michigan
State Best Practice Policy for Department of Transportation, Lansing, MI.
Shoulders and Walkways (Report) Available at: www.michigan.gov/documents/
FHWA. (2011). State Best Practice Policy for Shoulders mdot/MDOT_Research_Report_RC1572_
and Walkways. Safety Program, Federal Highway Part6_387521_7.pdf; accessed July 6, 2015.
Administration, U.S. Department of Transportation,
Washington, DC. Available at: http://safety.fhwa. Boston Complete Streets
dot.gov/ped_bike/tools_solve/fhwasa11018/; accessed Design Guidelines (Book)
September 8, 2014. City of Boston. (2013). Boston Complete
Streets Design Guidelines. Boston, MA: Boston
PPS Streets as Places Initiative Transportation Department. Available at: http://
Available at: www.pps.org/reference/streets-as- bostoncompletestreets.org/.
places-initiative/; accessed March 18, 2015.
Complete Streets Chicago (Book)
Sustainable Street Network Principles (Book) CDOT. (2013). Complete Streets Chicago:
CNU. (2012). Sustainable Street Network Design Guidelines. Chicago, IL: Department of
Principles. Chicago, IL: Congress for the New Transportation, City of Chicago. Available at: www.
Urbanism. Available at: www.cnu.org/sites/default/ cityofchicago.org/content/dam/city/depts/cdot/
files/sustainable_street_network_principles_op.pdf; Complete%20Streets/CompleteStreetsGuidelines.
accessed October 30, 2015. pdf; accessed July 6, 2015.
Urban Street Design Guide (Book) Complete Streets, Complete Networks (Book)
NACTO. (2013). Urban Street Design Guide. Active Transportation Alliance. (2012). Complete
National Association of City Transportation Officials, Streets, Complete Networks: A Manual for the
New York, NY. Chicago, IL: Island Press. Available at: Design of Active Transportation. Chicago, IL:
http://nacto.org/usdg/; accessed September 8, 2014. Active Transportation Alliance. Available at: http://
Urban Street Design Guidelines (Book) atpolicy.org/Design; accessed September 5, 2014.
City of Charlotte. (2007). Urban Street Design Complete Streets Thoroughfare
Guidelines. Charlotte, NC: Charlotte Department Assemblies SmartCode Module (Book)
of Transportation. Available at: http://charmeck. DPZ, C.R. Chellman, R.A. Hall, and P. Swift.
org/city/charlotte/transportation/plansprojects/ (n.d.). Complete Streets Thoroughfare Assemblies
pages/urban%20street%20design%20guidelines.aspx; SmartCode Module – Smartcode Annotated.
accessed September 8, 2014. Prepared for E.M. Foster. Miami, FL: Duany Plater-
Zyberk & Co. Available at: http://transect.org/docs/
CompleteStreets.pdf; accessed March 4, 2015.
Context Sensitive Solutions

Case Studies (Web Page)
Available at: http://contextsensitivesolutions.org/
content/case_studies/; accessed September 5, 2014.

Complete Streets (cont.) The Innovative DOT: A
Handbook of Policy and Practice
Context Sensitive Solutions in Smart Growth America and State Smart Transportation
Designing Major Urban Thoroughfares for Institute. (2015). The Innovative DOT: A Handbook
Walkable Communities (Book) of Policy and Practice. Washington, DC: Smart
ITE. (2006). Context Sensitive Solutions in Growth America and State Smart Transportation
Designing Major Urban Thoroughfares for Institute. Available at: www.smartgrowthamerica.org/
Walkable Communities. Institute of Transportation the-innovative-dot; accessed September 5, 2014.
Engineers, Washington, DC. Available at: http://
contextsensitivesolutions.org/content/reading/ite036_ Living Alleys: Market Octavia Toolkit (Report)
css/resources/ite_css/; accessed March 4, 2015. San Francisco Planning Department, San Francisco
Public Works, and the San Francisco Municipal
Creating Walkable + Transportation Agency. (2015). Living Alleys: Market
Bikeable Communities (Book) Octavia Toolkit. City of San Francisco, CA. Available
Roughton, C., D. van Hengle, A. Duncan, L. at: www.sf-planning.org/ftp/files/plans-and-
Weigand, and M. Birk. (2012). Creating Walkable programs/in-your-neighborhood/market_octavia_
+ Bikeable Communities: A User Guide to living_alley/Market-Octavia-Living-Alleys-Toolkit_
Developing Pedestrian and Bicycle Master Plans. FINAL-WEB.pdf; accessed July 6, 2015.
Prepared for Alta Planning + Design. Portland, OR:
Initiative for Bicycle and Pedestrian Innovation, Living Streets (Book)
Center for Transportation Studies, Center for Urban Bain, L., B. Gray, and D. Rogers. (2012). Living
Studies, Portland State University. Available at: www. Streets: Strategies for Crafting Public Space.
pdx.edu/ibpi/sites/www.pdx.edu.ibpi/files/IBPI%20 Hoboken, NJ: John Wiley & Sons, Inc. Available
Master%20Plan%20Handbook%20FINAL%20 at: www.wiley.com/WileyCDA/WileyTitle/
(7.27.12).pdf; accessed October 30, 2015. productCd-0470903813.html; accessed July 13, 2015.
Countermeasures that Work: A Model Design Manual for Living Streets (Book)
Highway Safety Countermeasures Los Angeles County. (2011). Model Design
Guide for State Highway Safety Offices (Book) Manual for Living Streets. Los Angeles, CA:
Goodwin, A., B. Kirley, L. Sandt, W. Hall, L. Department of Public Health. Available at: www.
Thomas, N. O’Brien, and D. Summerlin. (2013). modelstreetdesignmanual.com.
Countermeasures that Work: A Highway Safety
Countermeasures Guide for State Highway Safety Pedestrian and Bicycle
Offices, 7th Ed. Report No. DOT HS 811 727. Information Center (Website)
Washington, DC: National Highway Traffic Safety Available at: www.pedbikeinfo.org/.
Administration, U.S. Department of Transportation. Planning Complete Streets for an
Available at: www.nhtsa.gov/staticfiles/nti/ Aging America (Report)
pdf/811727.pdf; accessed September 5, 2014. Lynott, J., A. Taylor, H. Twaddell, J. Haase, K. Nelson,
Fundamentals of Bicycle J. Ulmer, B. McCann, and E.R. Stollof. (2009).
Boulevard Planning and Design (Book) Planning Complete Streets for an Aging America.
Walker, L., M. Tressider, and M. Birk. (2009). AARP, Washington, DC. Available at: www.aarp.
Fundamentals of Bicycle Boulevard Planning and org/home-garden/livable-communities/info-08-
Design. Portland, OR: Initiative for Bicycle and 2009/Planning_Complete_Streets_for_an_Aging_
Pedestrian Innovation, Center for Transportation America.html; accessed September 5, 2014.
Studies, Center for Urban Studies, Portland State

University. Available at: www.pdx.edu/ibpi/sites/
www.pdx.edu.ibpi/files/BicycleBoulevardGuidebook
%28optimized%29.pdf; accessed January 24, 2015.
Appendices A-73
TRANSPORTATION (CONT.) Guide for the Development of
Bicycle Facilities (Book)
Complete Streets (cont.) AASHTO. (2012). Guide for the Development of
Public Policies for Pedestrian and Bicycle Facilities, 4th Ed. Washington, DC: American
Bicycle Safety and Mobility (Report) Association of State Highway and Transportation
International Technology Scanning Program. (2010). Officials. Available at: https://bookstore.transportation.
Public Policies for Pedestrian and Bicycle Safety and org/item_details.aspx?ID=1943; accessed July 6, 2015.
Mobility: An Implementation Project of the Pedestrian NACTO Urban Bikeway Design Guide (Book)
and Bicyclist Safety and Mobility International Scan. NACTO. (2011). NACTO Urban Bikeway Design
Federal Highway Administration, U.S. Department Guide. Washington, DC: National Association of
of Transportation, Washington, DC. Available at: City Transportation Officials. Available at: http://
http://international.fhwa.dot.gov/pubs/pl10028/ nacto.org/cities-for-cycling/design-guide/; accessed
index.cfm; accessed September 5, 2014. March 20, 2015.
Rethinking Streets (Book) Bike Score™ Methodology
Schlossberg, M., J. Rowell, D. Amos, and K. Stanford. Walk Score®. (2015). “Bike Score™ Methodology.”
(2014). Rethinking Streets: An Evidence-Based Seattle, WA. Available at: www.walkscore.com/bike-
Guide to 25 Complete Street Transformations. score-methodology.shtml; accessed July 2, 2015.
Raleigh, NC: Lulu Press, Inc. Available at: www.
rethinkingstreets.com/. Walkability
Transit Score® Methodology Accessible Pedestrian Signals (Book)

Walk Score®. (2015). “Transit Score® Methodology.” AARP. (2007). Accessible Pedestrian Signals: A
Seattle, WA. Available at: www.walkscore.com/transit- Guide to Best Practices. Washington, DC: Livable
score-methodology.shtml; accessed July 2, 2015. Communities, AARP. Available at: www.aarp.org/
livable-communities/Plan/transportation/info-2013/
U.S. Traffic Calming Manual pedestrian-walking-signals-a-guide-to-best-practices.
Ewing, R., and S.J. Brown. (2009). U.S. Traffic html; accessed September 5, 2014.
Calming Manual. Chicago, IL: APA Planners Press
and American Society of Engineers. Available at: www. Better Streets Plan (Report)
planning.org/store/product/?ProductCode=BOOK_ City of San Francisco. (2010). Better Streets Plan:
A64606; accessed July 6, 2015. Policies and Guidelines for the Pedestrian Realm. San
Francisco Planning Department, CA. Available at:
Vibrant Streets Toolkit www.sf-planning.org/ftp/BetterStreets/docs/Draft_
Vibrant Streets. (2015). “Vibrant Streets Toolkit.” BSP_for_Adoption_1_Introduction.pdf; accessed
Bethesda, MD. Available at: http://vibrantstreets.com. September 5, 2014.
Bikability Creating Walkable Places (Book)
Schmitz, A., and J. Scully. (2006). Creating Walkable
League of American Bicyclists’
Places: Compact Mixed-Use Solutions. Washington
Bicycle Friendly America (Web Page)
DC: Urban Land Institute. Available at: http://uli.
Available at: www.bikeleague.org/bfa; accessed
bookstore.ipgbook.com/creating-walkable-places-
March 20, 2015.
products-9780874209389.php; accessed July 13, 2015.
Federal Transit Administration’s

Dangerous by Design (Report)
Bicycles & Transit (Web Page)
SGA. (2014). Dangerous by Design 2014: Michigan.
Available at: www.fta.dot.gov/13747_14399.html;
Smart Growth America, Washington, DC. Available
at: www.smartgrowthamerica.org/documents/
dangerous-by-design-2014/dangerous-by-design-
2014-michigan.pdf; accessed September 25, 2015.

Walkability (cont.) How to Develop a Pedestrian
Safety Action Plan (Report)
Designing Sidewalks and Trails for Zegeer, C.V., L. Sandt, M. Scully, M. Ronkin, M.
Access. Part I of II (Report) Cynecki, and P. Lagerwey. (2006). How to Develop a
Beneficial Designs, Inc. (1999). Designing Pedestrian Safety Action Plan. Prepared for the Office
Sidewalks and Trails for Access. Part I of II: Review of of Highway Safety, Federal Highway Administration,
Existing Guidelines and Practices. Federal Highway U.S. Department of Transportation; and the National
Administration, U.S. Department of Transportation, Highway Traffic Safety Administration, Washington,
Washington, DC. Available at: www.fhwa.dot. DC. Available at: http://safety.fhwa.dot.gov/ped_bike/
gov/environment/bicycle_pedestrian/publications/ ped_focus/docs/fhwasa0512.pdf; accessed July 6, 2015.
sidewalks/sidewalks.pdf; accessed April 14, 2015.
Pedestrian Countermeasure
Designing Sidewalks and Trails for Policy Best Practice Report
Access. Part II of II (Report) FHWA. (2011). Pedestrian Countermeasure Policy Best
Beneficial Designs, Inc. (2001). Designing Sidewalks Practice Report. Safety Program, Federal Highway
and Trails for Access. Part II of II: Best Practices Administration, U.S. Department of Transportation,
Design Guide. Federal Highway Administration, Washington, DC. Available at: http://safety.
U.S. Department of Transportation, Washington, fhwa.dot.gov/ped_bike/tools_solve/fhwasa11017/
DC. Available at: www.fhwa.dot.gov/environment/ fhwasa11017.pdf; accessed September 5, 2014.
bicycle_pedestrian/publications/sidewalk2/pdf/01a_
tpack.pdf; accessed April 14, 2015. PEDSAFE 2013: Pedestrian Safety Guide and
Countermeasure Selection System (Book)
Designing Walkable Zegeer, C.V., D. Nabors, and P. Lagerwey. (2013).
Urban Thoroughfares (Book) PEDSAFE 2013: Pedestrian Safety Guide and
ITE, and CNU. (2010). Designing Walkable Urban Countermeasure Selection System. Prepared for the
Thoroughfares: A Context Sensitive Approach. Federal Highway Administration. Washington, DC:
Washington, DC: Institute of Transportation Engineers. Office of Safety, Federal Highway Administration, U.S.
Available at: http://library.ite.org/pub/e1cff43c-2354- Department of Transportation. Available at: http://
d714-51d9-d82b39d4dbad/; accessed March 4, 2015. pedbikesafe.org/PEDSAFE/guide_background.cfm;
Evaluation of Pedestrian-Related accessed July 6, 2015.
Roadway Measures (Report) Proposed Accessibility Guidelines for
Mead, J., C. Zegeer, and M. Bushell. (2014). Evaluation Pedestrian Facilities in the Public
of Pedestrian-Related Roadway Measures: A Summary Right-of-Way (Book)
of Available Research. Prepared by the Pedestrian and U.S. Access Board. (2011). Proposed Accessibility
Bicycle Information Center for the Federal Highway Guidelines for Pedestrian Facilities in the Public
Administration, U.S. Department of Transportation, Right-of-Way. Washington, DC: U.S. Access Board.
Washington, DC. Available at: www.pedbikeinfo.org/ Available at: www.access-board.gov/guidelines-
cms/downloads/PedestrianLitReview_April2014.pdf; and-standards/streets-sidewalks/public-rights-of-
accessed July 6, 2015. way/proposed-rights-of-way-guidelines; accessed
Guide for the Planning, Design, and September 5, 2014.
Operation of Pedestrian Facilities (Book)
AASHTO. (2004). Guide for the Planning, Design,
and Operation of Pedestrian Facilities, 1st Ed.
Washington, DC: American Association of State

Highway and Transportation Officials. Available at:
https://bookstore.transportation.org/item_details.
aspx?id=119; accessed September 5, 2014.
Appendices A-75
TRANSPORTATION (CONT.) The Walkability Premium in Commercial
Real Estate Investments (Working Paper)
Walkability (cont.) Pivo, G., and J.D. Fisher. (2010). “The Walkability
A Resident’s Guide for Creating Safe and Premium in Commercial Real Estate Investments.”
Walkable Communities (Report) Working Paper, Responsible Property Investing
Sandt, L., R. Schneider, D. Nabors, L. Thomas, Center, University of Arizona, Tucson, AZ; and
C. Mitchell, and R.J. Eldridge. (2008). A Benecki Center for Real Estate Studies, Indiana
Resident’s Guide for Creating Safe and Walkable University, Bloomington, IN. Available at:
Communities. Federal Highway Administration, www.u.arizona.edu/~gpivo/Walkability%20Paper%20
U.S. Department of Transportation, Washington, 8_4%20draft.pdf; accessed January 21, 2015.
DC. Available at: www.pedbikeinfo.org/collateral/ Walkable City (Book)
PSAP%20Training/gettraining_references_ Speck, J. (2012). Walkable City: How Downtown
ResidentsGuidetoSafeWalkableCommunities.pdf; Can Save America, One Step at a Time. New York,
accessed July 6, 2015. NY: Farrar, Straus, and Giroux. Available at: http://
Safe Routes to School in Michigan (Web Page) us.macmillan.com/books/9780865477728; accessed
Available at: http://saferoutespartnership.org/state/ October 30, 2015.
srts-in-your-state/michigan; accessed April 29, 2015. Walkable Communities (Book)
Steps to a Walkable Community (Book) Burden, D. (1998). Walkable Communities:
Sam Schwartz Engineering, and America Walks. Designing for Pedestrians. Detroit, MI: SEMCOG
(2012). Steps to a Walkable Community: A Guide and Walkable Communities, Inc.
for Citizens, Planners, and Engineers. Available TYPES OF PLACEMAKING
at: www.scribd.com/doc/261463434/Steps-to-a-
Walkable-Community; accessed July 6, 2015. Creative Placemaking
(including Arts and Culture)
Talking the Walk (Book)
Kettren, L.E. (2006). Talking the Walk: The Art of Placemaking (Book)
Building Walkable Communities. MI: Fleming, R.L. (2007). The Art of Placemaking:
Kettren & Associates, Inc. Interpreting Community through Public Art and
Urban Design. London, UK: Merrell Publishers,
Walk Score® (Tool) LTD. Available for purchase at: www.amazon.com/
Available at: www.walkscore.com/. The-Art-Placemaking-Interpreting-Community/
Walk this Way (Paper) dp/185894371X; accessed October 30, 2015.
Leinberger, C.B., and M. Alfonzo. (2012). “Walk this The Creative City Index
Way: The Economic Promise of Walkable Places in Charles Landry. (2015). “The Creative City Index.”
Metropolitan Washington, D.C.” Walkable Urbanism Available at: http://charleslandry.com/themes/
Series, the Brookings Institution, Washington, creative-cities-index; accessed January 7, 2015.
DC. Available at: www.brookings.edu/research/
papers/2012/05/25-walkable-places-leinberger; Creative Placemaking (Book)
accessed January 21, 2015. Markusen, A., and A. Gadwa. (2010). Creative
Placemaking: Executive Summary. Prepared for the
National Endowment for the Arts and The Mayors’

Institute on City Design. Available at: http://kresge.
org/sites/default/files/NEA-Creative-placemaking.pdf;

Creative Placemaking (Cont.) Placemaking for REALTOR® Associations (Book)
NAR. (2013). Placemaking for REALTOR®
Creative Placemaking Has an Associations: A Guide to Transform Public Spaces
Outcomes Problem (Article) to Community Places. Chicago, IL: National
Moss, I.D. (2012). “Creative Placemaking Has an Association of Realtors®. Available at: http://
Outcomes Problem.” The Huffington Post, May 9, betterblock.org/wp-content/uploads/2013/11/nar-
2012. Available at: www.huffingtonpost.com/ian- placemaking-toolkit.pdf; accessed March 25, 2015.
david-moss/creative-placemaking-has-b_1501794.
html; accessed July 6, 2015. Placemaking Guidebook 2006 (Book)
City Repair. (2006). Placemaking Guidebook:
Fostering the Creative City (Paper) Neighborhood Placemaking in the Public Right-of-
Coletta, C. (2008). “Fostering the Creative City.” CEOs Way, 2nd Ed. Portland, OR: The City Repair Project.
for Cities, Cleveland, OH. Available at: www.cityrepair.org/placemaking-
Standard Placemaking guidebook/; accessed October 30, 2015.
A New View of Placemaking (Blog Article) Placemaking Guidebook 2011 (Book)

Mehrhoff, W.A. (2013). “A New View of Placemaking.” City Repair. (2011). Placemaking Guidebook:
Missouri Life Blog, May 17, 2013. Available at: www. Creative Community Building in the Public Right-
missourilife.com/blogs/the-art-of-placemaking/a-new- of-Way, 2nd Ed. Lulu, Raleigh, NC. Available at:
view-of-placemaking/; accessed March 25, 2015. www.lulu.com/us/en/shop/city-repair/city-repairs-
placemaking-guidebook-2nd-edition/paperback/
Olin: Placemaking (Book) product-14921808.html; accessed July 6, 2015.
Olin, L., D.C. McGlade, R.J. Bedell, L.R. Sanders, S.K.
Weiler, and D.A. Rubin. (2008). Olin: Placemaking. MML’s Placemaking
New York, NY: The Monacelli Press. Available at: Resources and Tools (Web Page)
www.monacellipress.com/book/?isbn=9781580932103; Available at: http://placemaking.mml.org/how-to/
accessed October 30, 2015. resources/; accessed March 25, 2015.
Placemaking (Book) MML’s PlacePlans (Web Page)

Russell, J., and R. Cohn. (2012–2015). Placemaking. Available at: http://placemaking.mml.org/place-
Miami, FL: Book on Demand. Available at: www. plans/; accessed June 9, 2015.
abebooks.com/servlet/BookDetailsPL?bi=7463685275; Places in the Making (Report)
accessed October 30, 2015. Silberberg, S., and K. Lorah. (2013). Places in the
Placemaking: The Art and Making: How Placemaking Builds Places and
Practice of Building Communities (Book) Communities. Department of Urban Studies and
Schneekloth, L.H., and R.G. Shibley. (1995). Planning, MIT, Cambridge, MA. Available at: http://
Placemaking: The Art and Practice of Building dusp.mit.edu/sites/dusp.mit.edu/files/attachments/
Communities. Hoboken, NJ: John Wiley & Sons, project/mit-dusp-places-in-the-making.pdf; accessed
Inc. Available at: www.wiley.com/WileyCDA/ October 9, 2015.
WileyTitle/productCd-0471110264.html; accessed Principles of Community Placemaking and
July 13, 2015. Making Places Special (Book)
Placemaking Assessment Tool Grabow, S. (2013). Principles of Community
LPI. (2015). “Placemaking Assessment Tool.” Land Placemaking and Making Places Special:
Professional Guide. Jefferson, WI: University
Policy Institute, Michigan State University, East

Lansing, MI. Available at: http://landpolicy.msu.edu/ of Wisconsin-Extension. Available at: http://
resources/placemaking_assessment_tool; accessed jefferson.uwex.edu/files/2010/09/Professional_
May 1, 2015. Guide_5_8_09_000.pdf, accessed March 25, 2015.
Appendices A-77
TYPES OF PLACEMAKING Placemaking on a Budget (Book)
Zelinka, A., and S.J. Harden. (2006). Placemaking
Standard Placemaking (cont.) on a Budget: Improving Small Towns,
Project for Public Spaces Neighborhoods and Downtowns without Spending
The PPS website features a blog, articles, and a Lot of Money. Chicago, IL: APA Planning
resources on placemaking. Available at: www.pps.org. Advisory Service. Available at: www.planning.org/
store/product/?ProductCode=BOOK_P536; accessed
Space, Place, Life (Book) July 13, 2015.
Evans, B., and F. McDonald. (2011). Space, Place,
Life: Learning from Place. New York, NY: Tactical Urbanism: Short-Term Action for
Routledge. Available at: www.routledge.com/books/ Long-Term Change, Vol. 1 (Book)
details/9780415614009/; accessed July 13, 2015. Lydon, M., D. Bartman, R. Woudstra, and A.
Khawarzad. (2011). Tactical Urbanism: Short-
Strategic Placemaking Term Action for Long-Term Change, Vol. 1. Street
Plans Collaborative. Washington, DC: Island Press.
Above PAR: Planning for Placemaking, Available at: http://issuu.com/streetplanscollaborative/
Access, and Redevelopment (Report) docs/tactical_urbanism_vol.1; accessed April 24, 2015.
MAP. (2013). Above PAR: Planning for Placemaking,
Access, and Redevelopment: Coldwater, Michigan – Tactical Urbanism: Short-Term Action for
Final Project Report. Michigan Association of Long-Term Change, Vol. 2 (Book)
Planning, Ann Arbor, MI. Available at: www. Lydon, M., A. Garcia, R. Preston, and R. Woudstra.
planningmi.org/downloads/final_report_coldwater. (2012). Tactical Urbanism: Short-Term Action for
pdf; accessed January 9, 2015. Long-Term Change, Vol. 2. Street Plans Collaborative.
Washington, DC: Island Press. Available at: http://issuu.
City of Adelaide Placemaking Strategy (Book) com/streetplanscollaborative/docs/tactical_urbanism_
Adelaide City Council. (2013). City of Adelaide vol_2_final; accessed April 24, 2015.
Placemaking Strategy, Stage 1 – 2013–14 &
2014–15. Adelaide, Australia. Available at: www. Tactical Urbanism Salon (Website)
adelaidecitycouncil.com/assets/STRATEGY- Available at: http://tacticalurbanismsalon.tumblr.com/.
placemaking-2013-15.pdf; accessed March 16, 2015.
URBAN DESIGN
Tactical Placemaking (including Lighter,
Quicker, Cheaper; and Tactical Urbanism) MML’s 21st Century Communities (Web Page)
Available at: http://placemaking.mml.org/21st-
Grand Rapids Parklet Manual (Book) century-communities/; accessed February 25, 2015.
Downtown Grand Rapids, Inc. (2014). Grand Rapids
Parklet Manual. Grand Rapids, MI: Downtown Commerce Center Templates (Report)
Grand Rapids, Inc. Available at: http://s3.amazonaws. Hoekstra, J. (2008). Commerce Center Templates.
com/downtowngr.org/general/DGRI_Parklet_ WorkPlace, Grand Valley Metropolitan Council,
Manual_April_2014.pdf; accessed February 9, 2015. Grand Rapids, MI. Available at: www.gvmc.org/
blueprint/documents/gvmctemplates.pdf; accessed
The Great Neighborhood Book March 2, 2015.
Walijasper, J., and PPS. (2007). The Great
Community Design Management (Book)
Neighborhood Book: A Do-it-Yourself Guide to

Placemaking. Gabriola Island, BC, Canada: New Williamson, J. (1995). Community Design
Society Publishers. Available at: www.newsociety. Management. Bloomfield Hills, MI: Design Michigan
com/Books/G/The-Great-Neighborhood-Book; Program of Cranbrook Academy of Art. Available at:
accessed July 13, 2015. www.umich.edu/~webteam/desmich/cdap/cdmbook.
html; accessed October 30, 2015.

URBAN DESIGN (CONT.) Measuring Urban Design Qualities (Book)
Clemente, O., R. Ewing, S. Handy, R. Brownson, and E.
The Concise Townscape (Book) Winston. (2005). Measuring Urban Design Qualities:
Cullen, G. (1971–1995). The Concise Townscape. An Illustrated Field Manual. Prepared for the Active
New York, NY: Van Nostrand Renhold Co. Available Living Research Program of the RWJF. Princeton,
for purchase at: www.amazon.com/Concise- NJ: Robert Wood Johnson Foundation. Available
Townscape-Gordon-Cullen/dp/0750620188; at: http://activelivingresearch.org/sites/default/files/
accessed October 30, 2015. FieldManual_071605.pdf; accessed July 7, 2015.
Designing Planned Communities (Book) Michigan Sign Guidebook
Mandelker, D.R. (2010). Designing Planned Connolly, B.J., and M.A. Wyckoff. (2011). Michigan
Communities. Bloomington, NY: iUniverse Books. Sign Guidebook: The Local Planning and
Available at: http://bookstore.iuniverse.com/ Regulation of Signs. Prepared for Scenic Michigan.
Products/SKU-000168847/Designing-Planned- Land Policy Institute, Michigan State University, East
Communities.aspx; accessed July 13, 2015. Lansing, MI. Available at: http://scenicmichigan.org/
Dwelling, Seeing, and Designing (Book) sign-regulation-guidebook/; accessed January 24, 2015.
Seamon, D. (1993). Dwelling, Seeing, and Designing: The Multi-Modal Corridor and
Toward a Phenomenological Ecology. Suny Series Public Space Design Guidelines (Book)
in Environmental and Architectural Phenomenology. Storrow Kinsella Associates, Inc. (2008). The Multi-
Albany, NY: State University of New York Press. Modal Corridor and Public Space Design Guidelines:
Available at: www.sunypress.edu/p-1514-dwelling- Creating a Multi-Modal Region. Prepared for the
seeing-and-designing.aspx; accessed July 13, 2015. Indianapolis Regional Center & Metropolitan Planning
The Evolution of Urban Form (Book) Areas, Indianapolis, IN. Available at: www.indympo.
Scheer, B.C. (2010). The Evolution of Urban Form: org/Plans/Documents/MM_DesignGuidelines.pdf;
Typology for Planners and Architects. Chicago, IL: accessed January 24, 2015.
APA Planners Press. Available at: www.planning. A Pattern Language: Towns,
org/store/product/?ProductCode=BOOK_A64873; Buildings, Construction (Book)
accessed July 13, 2015. Alexander, C., S. Ishikawa, M. Silverstein, M.
Good City Form (Book) Jacobson, I. Fiksdahl-King, and S. Angel. (1977). A
Lynch, K. (1984). Good City Form. Cambridge, Pattern Language: Towns, Buildings, Construction.
MA: The MIT Press, 10th Printing. Available at: Oxford, UK: Oxford University Press. Available
https://mitpress.mit.edu/books/good-city-form; at: https://global.oup.com/academic/product/a-
accessed July 13, 2015. pattern-language-9780195019193?cc=us&lang=en&;
Happy City: Transforming Our
Lives through Urban Design (Book) Site Planning (Book)
Montgomery, C. (2013). Happy City: Lynch, K., and G. Hack. (1984). Site Planning,
Transforming Our Lives through Urban 3rd Ed. Cambridge, MA: The MIT Press. Available
Design. New York, NY: Farrar, Straus, and at: https://mitpress.mit.edu/books/site-planning;
Giroux. Available at: http://us.macmillan.com/ accessed July 13, 2015.
happycitytransformingourlivesthroughurbandesign/ SketchUp (Online Tool)
charlesmontgomery; accessed October 30, 2015. Available at: www.sketchup.com/.
Urban Advantage (Website)

Available at: www.urban-advantage.com/.
Appendices A-79
URBAN DESIGN (CONT.)
Urban Design for an Urban Century (Book)

Brown, L.J., D. Dixon, and O. Gillham. (2014).
Urban Design for an Urban Century: Placemaking
for People, 2nd Ed. Hoboken, NJ: John Wiley &
Sons, Inc. Available at: www.wiley.com/WileyCDA/
WileyTitle/productCd-1118453638.html; accessed
July 13, 2015.
Urban Design Handbook

Urban Design Associates. (2003). Urban Design
Handbook: Techniques and Working Methods.
New York: NY: W.W. Norton & Company. Available
at: http://books.wwnorton.com/books/detail.
aspx?id=9696; accessed July 13, 2015.
Urban Design Reclaimed (Book)

Talen, E. (2009). Urban Design Reclaimed: Tools,
Techniques, and Strategies for Planners. Chicago,
IL: APA Planners Press. Available at: www.planning.
org/store/product/?ProductCode=BOOK_ARUB;
Urban Identity (Book)

Evans, B., F. McDonald, and D. Rudlin. (2011). Urban
Identity: Learning from Place. New York, NY:
Routledge. Available at: www.routledge.com/books/
details/9780415614030/; accessed July 13, 2015.

Appendix 5:
Community
Revitalization Toolkit
Farmers market on the water in Port Huron, MI. Photo by the Michigan Municipal League/www.mml.org.
Appendices A-81
C
ommunity revitalization is a mixture of community development, infrastructure development, economic
development, and placemaking with a strong dose of reality! It is neither easy nor quick. However, there
are a large number of existing programs that offer technical assistance (and some financial assistance) to
local governments and nonprofits to make these tasks easier and more efficient. Some of the most significant
of these programs are listed below with links to websites for more information. For a longer list of tools to
assist with placemaking, see Table A–1 in Appendix 3 (page A–22).
Table A–2: Revitalization Programs Available for Michigan Cities

Program Usefulness Resource/Website
MEDC Redevelopment The RRC is a voluntary, no cost certification program promoting Available at: www.
Ready Communities® (RRC) effective redevelopment strategies through a set of best practices. michiganbusiness.org/
The program measures and then certifies communities that community/development-
integrate transparency, predictability, and efficiency into their daily assistance/#rrc; accessed
development practices. The RRC certification is a formal recognition January 14, 2015.
that a community has a vision for the future and the fundamental
practices in place to get there.
Placemaking Assessment The Placemaking Assessment Tool can help your neighborhood and Available at: http://landpolicy.
Tool communities determine their capacity to do effective placemaking msu.edu/resources/
at the present time; determine what to do to become more effective placemaking_assessment_tool;
in the future; and help communities think about placemaking in the accessed May 1, 2015.
context of larger efforts of strategic planning for the community and
region. This tool is also intended to help communities decide which
of four different types of placemaking (Standard, Creative, Tactical,
or Strategic) they are prepared to pursue.
PlacePlans PlacePlans is a joint effort between Michigan State University and Available at: http://placemaking.
the Michigan Municipal League, funded by the Michigan State mml.org/place-plans/; accessed
Housing Development Authority (MSHDA) through the MIplace™ April 29, 2015.
Partnership Initiative, to help communities design and plan for
transformative placemaking projects. The PlacePlans process is
customized to each project and community, but each involves
an intensive community engagement strategy, including a public
visioning session, several public meetings to provide specific input
and feedback on plans and designs, and direct work with key
community stakeholders along the way. The PlacePlans projects will
positively impact each community’s ability to leverage their place-
based assets as economic drivers.
Target Market Analysis (TMA) A TMA is a study of the lifestyle preferences, and preferred types Zimmerman, T. 2014. “Target
of housing formats of populations that are on the move, and that Market Analysis as a Planning
have a preference for city (rather than suburban or rural) living. Tool: What You Need to Know
It is not a study of the preferences of current populations. A TMA to Get it Right.” Presented at
helps a community understand the types of housing they should be the Michigan Association of
providing if they want to attract the highly mobile and talented. Planning’s 2014 Spring Institute,
Lansing, MI. Available at: www.
planningmi.org/downloads/
todd_zimmerman.pdf; accessed
April 29, 2015.
MML Michigan Green The Michigan Green Communities Challenge Action Guides include Available at: www.mml.org/
Communities Challenge background information on why the initiative is important, who to green/action.php; accessed
Action Guides involve and how to approach implementation, and resources to help April 29, 2015.
communities adopt the initiative.
Community for a The Michigan Office of Services to the Aging offers communities Available at: www.michigan.gov/
Lifetime (CFL) across the state the chance to be recognized for adopting forward- osa/1,4635,7-234-64083_64552---
thinking policies that make their community more "age-friendly" ,00.html; accessed April 29, 2015.
through its CFL program.

Program Usefulness Resource/Website
Promoting Active The PAC is an online assessment and award system created by the Available at: http://
Communities (PAC) Michigan Department of Community Health and administered by mihealthtools.org/communities/;
Assessment the Michigan Fitness Foundation. Communities can use the online accessed April 29, 2015.
self-assessment to evaluate their built environments, policies, and
programs that support active living.
AARP Aging in Place: This tool was designed to help local governments plan and prepare Available at: www.
A Toolkit for Local for aging populations. This project was a partnership between AARP aarpinternational.org/events/
Governments and the World Health Organization. agefriendly2012; accessed
April 29, 2015.
Americans with Disabilities Information on Americans with Disabilities Act Compliance. Available at: www.ada.gov/
Act, Best Practices Toolkit pcatoolkit/toolkitmain.htm;
Safe Routes to Michigan has funded more than 150 local Safe Routes to School Available at: http://
School in Michigan projects totaling $31.8 million. As a prerequisite for funding saferoutespartnership.org/state/
eligibility, schools must complete a school-based planning process srts-in-your-state/michigan;
culminating in the creation of a Safe Routes to School Action Plan. accessed April 29, 2015.
Clean Energy The CEC recently completed a guidebook to assist local jurisdictions Available at: http://cec-mi.
Coalition (CEC) Solar- with becoming Solar-Ready. This guidebook provides detail on 10 org/communities/programs/
Ready Communities steps to become Solar Ready, along with resources that can help michigan-renewable-energy-
make solar readiness easy and more consistent throughout the state. tools/solar-ready-community/;
MDCH Michigan Climate & With support from CDC, the Michigan Department of Community Available at: www.michigan.
Health Adaptation Program Health will fund MICHAP to continue its work to address the public gov/mdch/0,1607,7-132-
(MICHAP) health consequences of climate change in Michigan through use of 54783_54784_55975---,00.html;
the Building Resilience Against Climate Effects (BRACE) framework. accessed April 29, 2015.
The MICHAP's work will consists of: 1) Generating a Michigan climate
and health profile and vulnerability assessment; 2) forecasting the
disease burden expected due to future climate changes; 3) assessing
the suitability and effectiveness of interventions for reducing this
burden; 4) updating and implementing the state public health
adaptation plan; and 5) evaluating the program and activities to
improve public health practice.
MSHDA Michigan Main The Michigan Main Street Center exists to help communities develop Available at: www.
Street Center main street districts that attract both residents and businesses, michiganmainstreetcenter.com/;
promote commercial investment, and spur economic growth. accessed February 27, 2015.
Complete Streets The Complete Streets Advisory Council provides education and Available at: www.michigan.
Advisory Council advice to the State Transportation Commission, county road gov/mdot/0,1607,7-151-
commissions, municipalities, interest groups, and the public on 9623_31969_57564---,00.html;
the development, implementation, and coordination of Complete accessed April 29, 2015.
Streets policies. The Michigan Department of Transportation
provides administrative services for the Council.
Appendices A-83

Appendix 6:
Request for
Qualifications (RFQ)
for Developers 1
Redevelopment in Royal Oak, MI. Note the Walk Score® advertised on the sign. Photo by James Tischler.
1. Sample RFQ referenced in Chapter 7 (page 7-54).
Appendices A-85

Appendices
A-87

Appendices
A-89

Appendices
A-91

Appendices
A-93

Appendices
A-95

Appendices
A-97
Standard Tactical Creative Strategic
Placemaking Placemaking Placemaking Placemaking

The Placemaking Guidebook is yet another validation that the State of Michigan is a national
leader committed to placemaking as a central strategy for economic development. This guide
provides the latest research and practical tools for getting a placemaking project built. It should
be on the desk of all those who play a role in community development in Michigan and beyond.
—Bill Lennertz, AIA, CNU, executive director, National Charrette Institute
An extraordinary resource for urban planners, real estate developers, and policy makers, the
Placemaking Guidebook will serve as a landmark reference for generations.
—Robert J. Gibbs, AICP, ASLA, president, Gibbs Planning Group
The State of Michigan is at the forefront of utilizing placemaking as an economic development

strategy, and they are doing it at a scale that is unprecedented. This guidebook will be an
invaluable resource and tool for communities across the state to assist them in achieving their
placemaking visions and objectives.
—Daniel Parolek, AIA, principal, Opticos Design, Inc.
The Land Policy Institute has compiled a practical placemaking guide that makes the essential
connection between economic development and place.
—Doug Farr, FAIA, LEED AP, president and founding principal, Farr Associates
The majority of new economic and real estate development in metropolitan areas throughout
the country will be in walkable urban places over the next generation, taking up well less than
10% of existing metro land. We know that walkable urban places require "place" "making"
. . . a missing level of governance. This book profiles many of the remarkable examples of
placemaking that can be used as models throughout the country.
—Christopher B. Leinberger, Charles Bendit Distinguished Scholar and research professor of
Urban Real Estate, and chair, Center for Real Estate and Urban Analysis, School of Business,
The George Washington University; and nonresident senior fellow, Metropolitan Policy
Program, the Brookings Institution
LAND POLICY INSTITUTE

Phone: (517) 432-8800
www.landpolicy.msu.edu

PMGuidebook Final WCAG2.0 v.01.05 Metadata

Uploaded by

Document Information

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

PMGuidebook Final WCAG2.0 v.01.05 Metadata

Uploaded by

Copyright:

Available Formats

PLACEMAKING

Land Policy Institute

SCHOOL OF PLANNING, DESIGN AND CONSTRUCTION

Cover photo of downtown Ann Arbor by:

PRINCIPAL AUTHOR AND EDITOR:

Land Policy Institute

This Guidebook is available at: www.landpolicy.msu.edu.

MSU Land Policy Institute

Definition and Purpose

vi PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

 Realtors, home builders, developers, bankers, other financiers, and lawyers;

 Nonprofit housing and community development organizations;

 Students and professors.

The MIplace™ Partnership Initiative has five major focus areas:

3. Policy: Identification of policy and regulatory barriers to effective implementation of placemaking,

5. Implementation: Case study documentation of effective local placemaking projects or activities,

viii PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

Suburbs Alliance); Committee); and

x PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

 Michigan Department of Agriculture and  Michigan Land Bank Fast Track

 Michigan Department of  Michigan State Housing

 Michigan Department of Natural Resources;

 MIplace.org website: Pace and Partners and MSHDA.

1. Tri-County Regional Planning Commission: Mid-Michigan Program for Sustainability;

3. City of Grand Rapids Planning Department: Michigan Street Corridor Plan;

4. Washtenaw County: Washtenaw County Sustainable Community project;

5. City of Flint: Imagine Flint: Master Plan for a Sustainable Flint;

6. Southeast Michigan Council of Governments: Creating Success: Sustainable Communities Regional

Relationship of Modules to Chapters

Errors Responsibility of Editor

MSU Land Policy Institute

Guide to the Guidebook

xiv PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

Chapter 1: Placemaking as a Tool for Creating Quality Places............................................................1-3

Chapter 2: Demographics Driving Contemporary Placemaking and Economic Development...............2-1

Community Preference Survey (2013)....................................................................................................2-16

Chapter 3: Economics of Placemaking...............................................................................................3-1

Chapter 4: Elements of Form.............................................................................................................4-3

xvi PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

Chapter 5: Neighborhood Structure...................................................................................................5-1

Chapter 6: Collaborative Public Involvement in Placemaking...............................................................6-3

Chapter 7: Planning for Placemaking.................................................................................................7-1

Placemaking Project Taskline Narrative...................................................................................................7-52

Chapter 8: Local Regulation for Placemaking.....................................................................................8-1

Chapter 9: Standard Placemaking.......................................................................................................9-3

Transect: T6 – Urban Core Zone.............................................................................................................9-16

Chapter 11: Creative Placemaking....................................................................................................11-1

Chapter 12: Strategic Placemaking....................................................................................................12-1

xx PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

LIST OF ORGANIZATIONAL SIDEBARS

Michigan Sense of Place Council Members.......................................................................................................x

Smart Growth America.................................................................................................................................2-15

xxii PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

Definitions of Common Terms Used in Form-Based Codes.........................................................................8-25

Figure i: Modules from the Placemaking Curriculum......................................................................................xiii

xxiv PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

Figure 3–4: Michigan’s Economic Sub-Regions.............................................................................................3-8

Figure 5–11: Multifamily Residential – Perry Neighborhood Model.............................................................5-18

Figure 8–4: Example of Lot, Density, and Impervious Surface Provisions....................................................8-16

xxvi PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

Figure 8–12: Transect-Based Form-Based Code – Metro Nashville.............................................................8-29

Table i: Comparison of Guidebook Chapters to Curriculum Modules...........................................................xiv

Table 2–7: Home Value Expectations.............................................................................................................2-28

xxviii PLACEMAKING AS AN ECONOMIC DEVELOPMENT TOOL

Realtors, home builders, developers, bankers, other financiers, and lawyers;

Nonprofit housing and community development organizations;

Students and professors.

Michigan Department of Agriculture and Michigan Land Bank Fast Track

Michigan Department of Michigan State Housing

Michigan Department of Natural Resources;

MIplace.org website: Pace and Partners and MSHDA.

The community has an active and up-to-

The community has a set of incentives in

Amenities-driven places that have: yy Proximity to higher education; and

Form – creates the Stage,

Activities: Potential activities include