Cass Park Analysis & Development Recommendations

CASS PARK ANALYSIS AND

DEVELOPMENT

RECOMMENDATIONS

James Courtney & Justin Lyons

April 22, 2015

Image Source: Arena District rendering (image from Curbed Detroit, 2014)

Introduction

The following report is a design element analysis and recommendation for the new arena district located in Cass Park Village, Detroit, MI.

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Image Source: Cass Park, Detroit MI (image from Visual Survey 2015)

Contents

• Area of Study

• Analysis

• Land Use and Buildings

• Streets and Circulation

• Parks and Greenspace

• Case Studies

• Master Plan

• Recommendations

• Sources

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Image Source: Masonic Temple (image from Visual Survey, 2015)

Area of Study - Macro

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Image Source: Google Earth, 2015.

Campus

Martius

Area of Study - Micro

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Image Source: Google Earth, 2015.

Campus

Martius

Adjacencies will be recognized, but primary study area surrounds Cass Park with focal points such as Cass Tech, Masonic Temple and Arena District

Motor

City

Casino

The

Block

Cass

Tech

High

School

Masonic

Temple

Red Wing Arena

Entertainment District

Cass Park

Temple StreetT

em

ple

Stre

et

Future Land Use - Macro

• Olympia Development’s plan for The District hopes to become “a walkable, livable sports and entertainment” center to connect Downtown and Midtown Detroit• Five new mixed-used

neighborhoods with specific anchors

• Columbia Street: Fox Theatre and the Fillmore

• Wildcat Corner: Comerica Park and Ford Field

• Woodward Square: New Red Wings Area w/access to M-1 Rail

• Cass Park Village: Residential area with Masonic Temple

• Columbia Park: New park adjacent to office and Grand Circus Park

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Sources: District Detroit

Image Source: 5 Neighborhoods (image from Crain’s Detroit, 2014)

Future Land Use - Micro

• Cass Park Village is proposed to be an “artist and entrepreneurial” neighborhood

• Masonic Temple will be a key anchor for entertainment

• Mixed use buildings with multi-family residential, office, galleries, restaurants and retail

• Single-family homes

• Park space as a community center

• Density and intensity of use planned to increase with higher building heights, fewer open lots and more green amenities

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Sources: District Detroit

Image Source: Cass Park Village Rendering (image from The District, 2015)

LAND USE AND

BUILDINGS

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Figure Ground Study

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Figure Ground Analysis

• Street grid varied depending on sizes and shapes of blocks

• Edge running from northwest corner to south appeared to

slice off portions of built form

• Unbuilt form throughout the area, but primarily in west and

south sections

• Eastern portion had fewer gaps but still separated by a

hard edge running north to south

• Orientation and larger massing built form around open

space in the center of the district implies importance

• Also shifted the orientation of built form to southeast

• Gaps between built form disrupted the opportunity for

continuous density and lacked unified street wall

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Major Influences on Buildings & Land Use

• Fire of 1805 decimated the city and Congress required a new platting of

property to include a park and farms post-fire

• Judge Woodward’s plan saw Woodward and Grand River Ave as radiating

spokes that would serve as major thoroughfares of development

• Lewis Cass purchased Cass Farms in 1816 and eventually donated Cass Park

to the city in 1860

• Streetcar lines allowed residents to move out of the central business district in

1870’s

• Development increased in late 1800’s with a mixture of single-family homes,

duplexes and apartment housing to increase density

• Woodward Plan influence shifted buildings and roadways for automobiles

throughout the late 1800’s-early 1900’s Woodward serving as the primary of

commercial activity driven by autos

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Source: Detroit1701.org, Cass-Davenport Historic District Wikipedia

Prominent Buildings• The district is home to a number of historic and modern buildings that

express prominence of Cass Park:

• Masonic Temple (1926)

• Designed by architect George Mason the multi-use facility has lodges, office,

entertainment halls, recreation and shrines in over 1,000 rooms

• The neo-gothic style buildings has an imposing nature on the district with mystic

figures and weathered limestone façade

• Terminating vista when looking toward downtown from Midtown

• The Block (formerly S.S. Kresge World Headquarters, 1928)

• Albert Kahn designed Art Deco building features ordered windows, limestone

façade and was noted for horizontal massing, instead of a vertical skyscraper when

built

• Now an office and co-working space

• Cass Technical High School (2005)

• Modern designed building incorporated multi-colored glass and paneling that offers

a contrast to historic neighboring buildings

• Previous school was destroyed by fire in 2007 and demolished in 2011

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Sources: AIA Guide To Detroit Architecture, Detroit1701.org and Cass Tech High School Wikipedia

Land Use and Built Form Analysis

• Street grid varied depending on section of blocks• Grid pattern is mostly intact between 4th St and Cass Ave

• Arena district blocks shifted orientation to align with Woodward Ave

• Grand River Ave created a hard edge that created sharp and misshaped blocks on western boundary

• Major streets and freeways created hard edges (Woodward, Grand River, Lodge, I-75)

• Northern soft edge of the district forms past Masonic Temple to low rise buildings and vacant parcels in Midtown

• Concentrations of unbuilt form primarily in the arena district in land acquisition process and section between Third and Fourth St near single family homes

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Built Form Analysis – cont.

• Building orientation around Cass Park makes the greenspace a focal point for the district

• Prominent buildings impose with taller height and width that masses entire blocks around Cass Park

• Gaps between built form disrupted the opportunity for continuous density and lacked unified street wall

• Increased activity at Masonic Temple and The Block building, but many empty, blighted buildings

• Few people active in the district and in buildings 24/7 means fewer eyes on the street

• Poor lighting and trash strewn streets further promotes an unhealthy appearance

• Surface lots and empty buildings/parcels combined with wide streets disrupts density and enclosure of district

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Zoning and Land Use

• Located in Zoning District 3, which

includes broad categories:

• B4 – General Business

• R5 – Medium Density Residential

• R6 – High Density Residential

• Detroit Future City cited area as an

urban mixed-use neighborhood with

high density and walkablilty

• Olympia Development is currently

requesting a rezoning of the district

to allow for increased building

heights

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Source: Loveland Technologies, Detroit Future City (The Neighborhood Element)

Image Source: Urban Mixed Use (image from Detroit Future City)

STREETS AND

CIRCULATION

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Hierarchy Of Streets

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Image Source: Google Earth, 2015

Primary

Secondary

Tertiary

Alley

Hierarchy and Circulation

• Woodward Ave is the primary north/south connector for the entire district• Serves as the gateway to the arena district and focal point for M-1 Rail

• Temple is a secondary east/west street that traverses the district• High potential for commercial and residential activation to become a primary street

• Median creates a boulevard effect with traffic calming near residential area on Third Ave

• Cass Ave serves as the district’s north/south secondary street with potential for higher intensity of use as the primary bicycle and bus rapid transit route

• Lodge is the main freeway in the district connected to Temple• Access from the district to Motor City Casino isn’t direct and prohibits westbound travel

and access to Grand River Ave

• Street grid is completely disjointed and confusing for users• Numerous tertiary east/west arterials streets do not connect directly

• Southeast portion of the district has many dead ends and lack of activity

• Clifford and Cass Ave split is unnecessary and dangerous for motorists and cyclists merging from south of Temple

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X

• Access to Motor City

Casino to study area

is obstructed by poor

traffic configuration

• 5th Street serves

access point - not

ideal

• No left turn to Temple

from Grand River

• Westward Temple

ends at Lodge

freeway

Traffic Circulation

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Image Source: Google Earth

• Pedestrian access

is not adequate.

• Foot/bicycle traffic

is discouraged

• New striping

Circulation

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Image Source: Google Earth

Transit Elements

• Multi-modal components are coming, but Cass Park is mostly auto-focused:• M-1 Rail and BRT will offer multi-

modal options, but only to north/south travelers

• BRT stop at Temple/Cass Ave

• Highly visible crosswalks to the park, but lacking throughout the district

• Wide sidewalks, but mostly in disrepair

• Bicycle infrastructure is in place with bike lanes and sharrowspresent with an opportunity to grow on wide streets

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Source: Woodward Avenue Rapid Transit Alternatives Analysis – LPA, SEMCOG (2014)

Temple/Cass Ave potential BRT stop on route.

SEMCOG (2014)

Street Analysis - Pros

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14th Street

Trumbull

Ave

Michigan Ave

• Primary street access is abundant giving easy car access

• Boundaries like Woodward and Grand River allow for bypassing of

district

• North/south and east/west traffic volumes covered by Cass

and Temple

• Nearby access to highway connectors, the Lodge and

Fisher Freeway

• Numerous tertiary streets with infrastructure have potential

for neighborhood development

Street Analysis - Cons

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14th Street

Trumbull

Ave

Michigan Ave

• Disjointed tertiary streets create difficulty traversing district• Create diversion to primary roads

which lead to leaving the district

• Traffic volume will likely exceed road capacity on game days or for large events

• Access to freeway blocks ability to use temple to leave district and connect to Motor City Casino

• Bike lanes are not connected throughout the district

• Limited signage, one way streets and many dead end tertiary streets in SE portion of district near Cass Tech will create traffic problems

Image Source: 2nd Ave facing north (image from Visual Survey, 2015)

PUBLIC AND

GREENSPACE

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Park History

• Previously farmland owned by former governor Lewis Cass

in 1800’s

• Sold to the City of Detroit in 1860 to be “used and occupied

as a public park forever”

• Sculpture of Scottish poet Robert Burns added in 1921

• Added to the National Register of Historic Places in 2005

• Closed for a brief period due to a lack of funds for

maintenance

• Recently reopened after adoption by Woodside Detroit

• Ownership pending transfer to Olympia Development as

part of The District

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Sources: Detroit Historical Society

Park Circulation

• Walkways at each corner and midpoint send users to

contemporary art installation at the park center

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Park Analysis - Pros

• Square configuration and

monuments at north and

south side statues denote

historical significance

• Trees line all sides to give

canopy shade, visual

enclosure and promenade

effect

• Wide sidewalk with ADA

compliant curb ramps

makes the park accessible

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Source: Visual Survey, 2015

Park Analysis - Cons

• Loitering and trash make the

park seem dangerous and

uninviting

• Lack of programming

discourages activity unless you

are nearby

• Benches, art and play structure

need maintenance to encourage

use

• Excessive concrete and brick

takes away from greenspace

• Open surface lot on east side

and empty buildings creates a

disconnect to rest of the square

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Source: Visual Survey, 2015

ANALYSIS SUMMARY

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Land Use and Built Form

• Historical influence on land use with a higher intensity of use from farms to residential/office, back to low density

• Gaps between buildings, surface lots and empty parks contributes to lack of enclosure

• Building orientation around Cass Park makes the greenspace a focal point for the district

• Prominent buildings serve as anchors that compliment the greenspace

• Proposed new district use of urban mixed-use neighborhood with high density and walkability aligns with past studies

• Increased density and buildings could have a positive effect on public safety and sense of community

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Streets and Circulation

• Auto-centric streets give easy access to cars, but lack multi-modal options

• Variety of street types allows people from outside the district to visit, but confusing street grid and one-way circulation could suffer from increased use

• Numerous tertiary streets with infrastructure have potential for neighborhood development

• Access to freeway blocks ability to use Temple to leave the district and connect to major anchor, Motor City Casino

• Bike lanes are in place, but not consistently connected throughout the district

• Poor wayfinding from a lack of signage

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Public Space and Greenspace

• Anchored by historically significant anchor greenspace, Cass Park, but need more public space and parks in district

• Cass Park is easily accessible with pedestrian-friendly sidewalks, abundant street parking and bicycle infrastructure

• Square configuration and monuments on north and south sides of the park denote historic significance

• Trees line all sides of the park that give canopy, shade, visual enclosure and promenade effect

• Lack of programming discourages activity unless you are nearby

• Benches, art and play structure need maintenance to encourage use

• Loitering and trash makes the park seem dangerous and uninviting

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CASE STUDY ANALYSIS

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Case Study: AT&T Park (San Francisco)

• Rapidly growing, multi-block area with retail, residential, office and education mixed uses adjacent to stadium• Opened in 2000, anchor for revitalization in a South Beach/China Basin

neighborhood near downtown

• $327 million stadium created to be part of the urban fabric of the neighborhood

• Previously a waterfront area filled with abandoned warehouses and rail yards

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Sources: Mercury News, Minnesota Public Radio. Image from San Francisco Giants.

Case Study: AT&T Park - Pros

• Viable for pedestrian with transit oriented development

• Multi-modal access by bicycle, streetcar, bus, train and ferry

• Number of eateries and retail outlets in the neighborhood expanded since park opening

• Neighborhood thrives even when not in baseball season

• Rapid increase in density and intensity of use

• Stadium mostly paid for privately

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Image Source: The Yard development (image from Eater SF, 2015)

Case Study: AT&T Park - Cons

• Influx of new

construction and

residents created rise in

rental/home cost

• Limited greenspace

• Mission Rock waterfront

park scheduled 2015-2020

• City contributed $80

million in infrastructure

and gave land to build

stadium

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Image Source: Mission Creek condos (image from Mercury News, 2007)

Case Study: Verizon Center, Washington

DC• Stadium as anchor in Chinatown neighborhood

• $382 million stadium created to be part of the urban fabric of the

neighborhood

• Increased tax revenue for neighborhood

• Changed fabric of area - some call it gentrification

• Heralded as catalyst for ancillary development in the district

• Huge tourist draw - near transit

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Sources: Verizon Center, Monumental Network

Image Source: Verizon Center, 2014 (from Monumental Network)Image Source: Chinatown block, 2014 (from Washington Times)

Applications For Arena District

Both case studies had applications for the district, but AT&T Park is most valuable. The rapid increase of usage from abandoned property to intense use can succeed if urban fabric is created to a 24/7 active district

• Transformation of a neglected area of the urban core to a live/work/play center• Draw new residents to increase density in a formerly low density area

• Increase tax revenue (TIF) abilities through expanded DDA area

• Multi-modes of transportation makes an area more accessible to more people• Transit (M1) stop at Stadium entrance and BRT on Cass Ave

• Ability for neighborhoods to thrive even when games aren’t happening• Constant activity leads to lower crime and sense of community

• Respect and consider history when reconfiguring the new district• Eddystone Building, The Block, Cass Park and Masonic Temple should all be

considered

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MASTER PLAN &

RECOMMENDATIONS

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Master Plan Goals

Four goals will define recommendations for the district:

1. Define Cass Park Village as a desirable location and

make improvements that are sustainable for future

generations

2. Create a vibrant, walkable district while enhancing

movement in the district with multi-modal transportation

access

3. Maintain historic character of the district with new

development and preservation

4. Beautify existing parks and greenspace and increase

public places to strengthen community bonds

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Masonic

Temple

The

Block

Arena

Land Use Recommendation Map

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Permitted Uses

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Residential (R1)

-single family homes

(attached), playgrounds

Medium-High

Residential (R2)

-Multiple family

dwellings:

Apartments,

condominiums, row

houses, townhomes

Arena

-PUD specifically for large

capacity arena

Public/Parks

(P1)

-public parks,

plazas, alleys,

rec centers

Gov./Education (G1)

-library, museum, public safety,

schools, rec centers

Mixed-Use Development (MXD)

• Entertainment: banquet halls, health/fitness clubs

• Lodging: hostel, hotel, inn

• Residential: apartments, condominiums, upper level residential

• Retail: general, restaurants, bars, brewpubs, wine sellers

• Services: animal services, art studio, daycare, financial, medical, office

• Transit: parking (street/structure), shared auto rentals, transit stations

Commercial (C1)

• Entertainment: banquet halls, health/fitness clubs, theaters

• Lodging: hostel, hotel, inn

• Residential: apartments, condominiums, upper level residential

• Retail: general, restaurants, bars, brewpubs, open air market,

wine sellers

• Services: animal services, art studio, daycare, financial,

medical, office

• Transit: parking (street or structure), transit stations

Arena

Height Overlay Ordinance Map

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Recommendations• Maintain historic character of the district with a mixture of preservation

of existing buildings and influence new structures• Especially, future development at surface lot on E. 2nd Ave to match

character of Block and Masonic Temple

• Height overlay ordinance to influence vision for district • Building height increases as approaches arena

• Transit oriented development will be mostly medium-rise residential and mixed use to encourage a higher density that the current use. More density, closer to transit will reduce car trips and encourage the walkability desired.

• Midrise buildings will improve the height to spatial width ratio and create more district enclosure

• Building width will encourage continuous street walls• The urban fabric of the district will be reshaped with blocks that have

fewer gaps to increase enclosure

• Incorporation of sustainable building practices with new buildings and retrofit existing property with green tactics for long term use• Green roofs, solar power, water retention, bioswales, heat island

reduction, increase tree canopy

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Recommendations• Diverse mixture of land uses that balances residential,

entertainment and commercial development to benefit

citizens, business leaders and visitors.

• Planned Unit Development utilized to allow function to follow vision

and form of the district

• Allow mixed use developments that are flexible and allow for pop-

up businesses

• Dwellings could include apartments, condos, hotels and a hostel

• Consider 15-20% affordable housing

• Reserve parking for structures and some streets

• Phase development across the district

• Encourage green alley activation to reclaim a public place and

better connection to arena district

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Mixed Use Development Examples

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Encourage mixed use development along Cass Ave and portions of Temple that

has residential, retail and commercial development along with street level

activation

Washington DC rendering (DC Real Estate Guide, 2012)

SA Building, El Paso, TX (El Paso Times, 2014)


Recommendations• Reconfigure street grid for easier connections, circulation

and uniformity

• Create bridge or reconfigure Lodge/Grand River/Temple corner to

allow better circulation and access on east and west sides of Lodge

• Extend Temple median to improve the look of the district and as a

traffic calming measure

• SE portion of district streets are barely used - reconfigure or close

• Shift east west street configuration - currently no streets except

Temple go through without making turns

• Close two lanes on Ledyard Ave (2 auto lanes and 2 bike lanes

remain) to plant street trees and improve crossing

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Circulation – Street Grid Improvement

• Improve street grid east of Cass Avenue

• Shift Sproat south to alley connect to Ledyard

• Creates direct east / west Tertiary route between Woodward /

Grand River

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Sources: Google Earth, 2015

Circulation Accessibility

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Sources: Google Earth, 2015

• Reconfigure Grand River/Temple intersection for

pedestrians, cyclists and automobiles

Circulation Accessibility

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• Connect Westbound Temple

• Close 5th street – Rezone Commercial

• Build medians on new 2 way Temple Avenue

• Pedestrian crossing in center of median funneling foot traffic to one

path way creating safer environment

• Allow left turn from Grand River to Temple - left turn from

temple to Lodge

• Use 4th street for access to Eastbound Grand River

• Create an active path/laneway connecting Ariana to

Masonic Temple and

• Movement of old Sproat street land could reinvent alley as a public

space/pathway with sustainable practices


Recommendations

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Image Source: Google Earth, 2015 Image Source: Centre Place, Melbourne,

Australia, 2013


Recommendations• Complete Streets designation/principles to make the district’s

streets accessible to everyone

• Better wayfinding and signage to give a unified district feel

• Improve bicycle infrastructure, especially on east to west connections

• Bike lanes, bike repair stations, etc.

• Alley enhancement and direct walking path to arena

• BRT extension that connects Motor City/Grand River, Cass Park and Woodward along Temple

• Make Second avenue two ways and a better connection to Midtown

• Use Clifford for pedestrian bridge over I75

• Miscellaneous

• Activate street fronts with sidewalk cafes, art installations, street trees and benches

• Zip Car, electric vehicle charging, parking meters via app, bike share stations, public safety phones (like WSU)

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Recommendations

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Source: Woodward Avenue Rapid Transit Alternatives Analysis – LPA, SEMCOG (2014)

• Increase Cass Avenue multi-modal transportation

• Protected bike lanes with visible green paint and wayfinding signage

• BRT routes

• Streetscape for more inviting pedestrian use (trees, benches, art)

• Street trees also for increased building enclosure

• On street parking for traffic calming for lower level businesses


Recommendations• Beautify existing parks and greenspace and increase

public places to strengthen community bonds

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Cass Park LegendAlley/Laneway

Bike Lane

Crosswalk

Curb Extension

Grass

Mixed Use Dev.

Residential-2 Dev.

Rect. Rap. Flash Bea.

Stop Sign

Street Trees

Two Way Street


Recommendations• Cass Park

• Close parking lane on E. Ledyard Ave (2 auto lanes and 2 bike

lanes remain) to plant street trees and improve crossing

• Replace concrete except for walkways and circle at center with

green

• Temporary band shell or stage for outdoor events

• Make E. and W. 2nd Ave a two way street and add midblock

crossing at Block building

• Programming: encourage Cass Tech after school activities, Detroit

Parks programmed events (movies in the park) and pre-show

events by Masonic Temple promoters

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Recommendations• 4th St Charlotte Park

• Expand existing park to occupy the entire park and serve as a public space and buffer for nearby single family homes

• Reprogram as an ‘active park’

• Upgrade basketball court, add outdoor table tennis, running track, exercise equipment

• Programming: crossfit, bootcamps, tai chi, yoga

• Add picnic tables and chairs

• More trees and greenery to create a canopy

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Image Sources: Piedmont Park Conservancy, 2012


Recommendations

• Cap I-75 between Woodward and Clifford

• Create park space and pedestrian walking bridge

• Simple park with pathways connected downtown and arena district

by foot - example High-Line NYC

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Sources: NYC Highline, 2013 and Google Earth, 2015

PROJECT SUMMARY

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Project Summary

• Red Wings Arena should be a catalyst for smart, sustainable development in the adjacent Cass Park neighborhood• Open parcels allow for many innovative new developments, including

capping I-75, more mixed use and connecting Midtown via Masonic Alleyway

• New traffic patterns and circulation would encourage new infill development to fill gaps, soften edges and allow more access to entire study area via all modes of traffic

• Overall circulation must be altered to accommodate public transit enhancements and increase vehicular, cyclist and pedestrian traffic

• Leveraging existing historic assets to create a unique and eclectic mixture of buildings and uses should be a draw for the area• Improvements to Cass Park with programming and general park

upgrades will create a meeting space outside of arena that can be a neighborhood focal point

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Potential New Infill Development

• …

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Existing Built Form

New Development

Sources• “About Verizon Center” (2014). Monumental Network. Retrieved from:

http://verizoncenter.monumentalnetwork.com/about-verizon-center

• Cass Park Historic District (2011). Detroit1701.org

• Detroit Zoning (2015). Loveland Technologies. Retrieved from: https://makeloveland.com/zoning/mi/wayne/Detroit.

• Gordon, Jon (2004). “In San Francisco, the Giants went private for their stadium.” Minnesota Public Radio. Retrieved

from: http://news.minnesota.publicradio.org/features/2004/05/14_gordonj_sanfranpark/.

• Hill, Eric J. and John Gallagher (2002). AIA Detroit: The American Institute of Architects Guide to Detroit Architecture.

Wayne State University Press.

• Sharoff, Robert (2005). American City: Detroit Architecture. Wayne State University Press.

• Swift, Mike (2007). “AT&T park shows how to create a boomtown.” Mercury News. Retrieved from:

http://www.mercurynews.com/giantsheadlines/ci_6326258.

• The District (2015). Olympia Development Corporation. Retrieved from: https://www.districtdetroit.com.

• Woodward Avenue Rapid Transit Alternatives Analysis – LPA (2014). SEMCOG.

Images:

• Beshouri, Paul (2014). Curbed Detroit.

• Geraci, Andrew S. (2014). “Chinatown’s cultural paradox.” Washington Times. Retrieved from:

http://www.washingtontimes.com/multimedia/collection/chinatowns-cultural-paradox/?page=2.

• Google Earth (2015). Various images.

• Piedmont Park Conservancy (2012). Retrieved from http://www.piedmontpark.org.

• Visual Survey (Mar. 2015). Various images.

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Cass Park Analysis & Development Recommendations

Design

Transcript of Cass Park Analysis & Development Recommendations