A. Sense of Place Council Members (partial list) Executive Office of the Governor American Institute of Architects Michigan

(AIAMI) ArtServe Michigan Community Economic Development

Association of Michigan (CEDAM) Great Lakes Capital Fund (GLCF) Habitat for Humanity Issue Media Group (IMG) LOCUS Smart Growth America Michigan Association of Planning (MAP) Michigan Association of Realtors (MAR) Michigan Chapter of the Congress of New

Urbanism Michigan Economic Developers Association

(MEDA) Michigan Fitness Foundation Michigan Historic Preservation Network

(MHPN)

Michigan Humanities Council Michigan Land Bank Association (MLBA) Michigan Municipal League (MML) Michigan Recreation & Parks

Association (MRPA) Michigan State University-Center for

Community and Economic Development (MSU CCED)

Michigan State University-Land Policy Institute (MSU LPI)

Michigan Suburbs Alliance (MSA) Michigan Townships Association (MTA) Presidents Council (State Universities of

MI) Small Business Association of Michigan

(SBAM) State Agencies

Most Active Members in RED

C. Overview of PlacemakingCurriculum

www.miplace.org

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Placemaking as an Economic Development Tool

PLACEMAKING AS AN ECONOMIC

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Land Policy Institute

The Placemaking Guidebook seeks to assist neighborhoods and communities with quickly reshaping

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Introduction xv

Table of ContentsIntroduction.....................................................................................................................................................vIntroduction by Governor Rick Snyder................................................................................................................vPreface...............................................................................................................................................................vi

Welcome......................................................................................................................................................viDefinition and Purpose................................................................................................................................viRelevance and Target Audiences................................................................................................................viiHistory ......................................................................................................................................................viiiThanks.................................................................................................................................................................ixRelationship of Modules to Chapters.........................................................................................................xiiErrors Responsibility of Editor...................................................................................................................xiiGuide to the Guidebook............................................................................................................................xivGuidebook Principal Author and Editor....................................................................................................xiv

Chapter 1: Placemaking as a Tool for Creating Quality Places............................................................1-3Introduction...................................................................................................................................................1-4Characteristics of Life in a City with Many Quality Places...........................................................................1-5Importance of Quality Places in Global Competitiveness.............................................................................1-10Other Characteristics of Quality Places.......................................................................................................1-13The Transect..................................................................................................................................................1-19Importance of Increasing Population Density in and Near Downtowns.......................................................1-21Four Types of Placemaking...........................................................................................................................1-23Standard Placemaking...................................................................................................................................1-26Tactical Placemaking.....................................................................................................................................1-26

Tactical Urbanism...................................................................................................................................1-27Lighter, Quicker, Cheaper.......................................................................................................................1-27

Creative Placemaking....................................................................................................................................1-28Strategic Placemaking...................................................................................................................................1-29Comparison of the Four Types of Placemaking............................................................................................1-30What Type of Placemaking to Use...............................................................................................................1-30Financing for Placemaking...........................................................................................................................1-34Remaining Chapters......................................................................................................................................1-35Concluding Observations..............................................................................................................................1-35Key Messages in This Chapter.......................................................................................................................1-37Chapter 1 Case Example: Campus Martius......................................................................................1-38 & 1-39

Chapter 2: Demographics Driving Contemporary Placemaking and Economic Development...............2-1Introduction....................................................................................................................................................2-2Talented Workers Want Quality Places...........................................................................................................2-2Big Picture Demographic Shifts.....................................................................................................................2-4The Growing Urban Demand by Generation.................................................................................................2-6Market Shifts................................................................................................................................................2-10

Community Preference Survey (2011)....................................................................................................2-16Community Preference Survey (2013)....................................................................................................2-16

Changing Face of Buyers ..............................................................................................................................2-19Related Supporting Trends: Auto Use and Cost Shifting to Housing...........................................................2-25Impact of These Trends on Home Ownership...............................................................................................2-26How Do These Trends Relate to Placemaking?.............................................................................................2-27

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Table of Contents (cont.)Chapter 2 (cont.)Importance of Population Attraction and International Immigration...........................................................2-30Concluding Observations..............................................................................................................................2-31Key Messages in This Chapter........................................................................................................................2-33Chapter 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...............................................................................................3-1Introduction....................................................................................................................................................3-2Section One: Improved Regional Economic Performance Requires Placemaking to Attract and Retain

Talented Workers.....................................................................................................................................3-2Economic Context....................................................................................................................................3-2Key Global Demographic and Economic Considerations........................................................................3-5Prosperity Requires Regional Partners......................................................................................................3-7The Business-Talent-Place Triangle..........................................................................................................3-9Within Each Region There Must be Some High-Quality Urban Places..................................................3-9Michigan Prosperity Regions..................................................................................................................3-10Talent Attraction and Population Growth .............................................................................................3-13A Place-Based Model of Economic Prosperity........................................................................................3-20A Target Vision.......................................................................................................................................3-22People, Place, and Policy Strategies.........................................................................................................3-24Public Opinion Surveys..........................................................................................................................3-24

Summary of Section One...............................................................................................................................3-30Section Two: Summary of Other Economic Benefits-Research that Supports Placemaking..........................3-32

Land Use and Infrastructure....................................................................................................................3-33Property Value Studies.............................................................................................................................3-37Location Efficiency.................................................................................................................................3-40Energy Use.............................................................................................................................................3-50Preservation Efficiency............................................................................................................................3-51Value of Human Contact and Social Interaction.....................................................................................3-53Economic Value of Creative Industries....................................................................................................3-57Entrepreneurship........................................................................................................................................3-59Health and Safety....................................................................................................................................3-61Return on Investment (ROI) for Developers...........................................................................................3-65

Concluding Observations (Sections One and Two).......................................................................................3-65Key Messages in This Chapter...........................................................................................................3-67 & 3-68Chapter 3 Case Example: Grand Traverse Commons....................................................................................3-69

Chapter 4: Elements of Form.............................................................................................................4-3Introduction.....................................................................................................................................................4-4Organizing Place and Form – The Transect......................................................................................................4-6The Role of the Right-of-Way .......................................................................................................................4-8Streets...................................................................................................................................................................4-10Enclosure......................................................................................................................................................4-14Building Frontages........................................................................................................................................4-15Building Types..............................................................................................................................................4-18Building Mass and Placement........................................................................................................................4-22Building Elements.........................................................................................................................................4-24

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Chapter 4 (cont.)Blocks...................................................................................................................................................................4-25Concluding Observations..............................................................................................................................4-28Key Messages in This Chapter............................................................................................................4-31 & 4-32 Chapter 4 Case Example: Boyne City Main Street........................................................................................4-33

Chapter 5: Neighborhood Structure...................................................................................................5-1Introduction.....................................................................................................................................................5-2Ten Key Characteristics of Quality Neighborhoods.........................................................................................5-2Components of Neighborhoods......................................................................................................................5-5Neighborhoods across the Transect.................................................................................................................5-9

Urban Core Neighborhood (T6)...............................................................................................................5-9Urban Center Neighborhood (T5)............................................................................................................5-9General Urban Neighborhood (T4)........................................................................................................5-10Sub-Urban Neighborhood (T3).............................................................................................................5-13

Neighborhood as the Smallest Unit of Sustainable Development.................................................................5-13Size and Shape of Neighborhoods.................................................................................................................5-15Model Neighborhood Characteristics...........................................................................................................5-15Current Best Practice Models to Convert Incomplete Sub-Urban Neighborhoods into Complete Ones.....5-18Neighborhood Metrics..................................................................................................................................5-19Role of Character Elements in Neighborhoods.............................................................................................5-21Importance and Role of Connectivity............................................................................................................5-28

Sidewalks.....................................................................................................................................................5-28Paths, Trails, and Bikeways......................................................................................................................5-30

Transit...........................................................................................................................................................5-34Automobiles....................................................................................................................................................5-34Concluding Observations..............................................................................................................................5-37Key Messages in This Chapter.......................................................................................................5-39 thru 5-41Chapter 5 Case Example: Cherry Hill Village, Canton Charter Township.........................................5-42 & 5-43

Chapter 6: Collaborative Public Involvement in Placemaking...............................................................6-3Introduction.....................................................................................................................................................6-4Historical Context...........................................................................................................................................6-4Value of Public Involvement............................................................................................................................6-6The Public Hearing..........................................................................................................................................6-7Better Methods of Public Engagement...........................................................................................................6-7Public Meeting (aka Open House)...................................................................................................................6-8Negotiation and Mediation...........................................................................................................................6-10Opinion Surveys............................................................................................................................................6-10Visual Preference Survey................................................................................................................................6-11Focus Groups................................................................................................................................................6-11Citizen Advisory Committee........................................................................................................................6-13Facilitation....................................................................................................................................................6-13Delphi Technique..........................................................................................................................................6-14Visioning......................................................................................................................................................6-14Charrette.......................................................................................................................................................6-15Other Considerations for Engagement..........................................................................................................6-16Engagement Strategies..................................................................................................................................6-17

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Chapter 6 (cont.)Engagement Frameworks..............................................................................................................................6-18Social Equity..................................................................................................................................................6-19Elements of Charrettes..................................................................................................................................6-20

Work Collaboratively..............................................................................................................................6-21Work Cross-Functionally........................................................................................................................6-22Compression...................................................................................................................................................6-23Feedback Loops......................................................................................................................................6-23Examine at Various Scales.......................................................................................................................6-24Importance of Visualization....................................................................................................................6-24Measure Outcomes for Progress..............................................................................................................6-25Feasibility Test........................................................................................................................................6-28Authentic Involvement...........................................................................................................................6-29Decision Makers Fear of Charrettes........................................................................................................6-29

Choosing the Right Public Engagement System for the Task......................................................................6-30Concluding Observations..............................................................................................................................6-30Key Messages in This Chapter.......................................................................................................6-32 thru 6-34Chapter 6 Case Example: The Capitol Corridor Charrettes..........................................................................6-35

Chapter 7: Planning for Placemaking.................................................................................................7-1Introduction.....................................................................................................................................................7-2Section 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.......................................................7-12Section Two: Regional Plans..........................................................................................................................7-15

Context for Regional and Local Plans.....................................................................................................7-15Four Regional Strategic Growth Principles.............................................................................................7-16

Section Three: Strategic Growth Planning Process........................................................................................7-22Strategic Growth Planning Process.........................................................................................................7-25Overview Comments..............................................................................................................................7-27Application to Placemaking....................................................................................................................7-40

Section Four: Inserting Placemaking into the Local Master Plan..................................................................7-42Questions to Consider When Adding Placemaking to a Local Master Plan...........................................7-44Examples of Placemaking in Local Master Plans....................................................................................7-47Comparison of the Traditional and Placemaking-Focused Planning Processes........................................7-49

Section Five: Project Development.................................................................................................................7-52Placemaking Project Development..........................................................................................................7-52Placemaking Project Taskline Narrative...................................................................................................7-52

Concluding Observations..............................................................................................................................7-56Key Messages in This Chapter........................................................................................................7-57 thru 7-59Chapter 7 Case Example: Birmingham Downtown Master Plan....................................................................7-60

Chapter 8: Local Regulation for Placemaking.....................................................................................8-1Introduction.....................................................................................................................................................8-2Form Elements that Greatly Influence the Quality of Key Urban Places.........................................................8-5Comparison of Traditional/Conventional Zoning and Form-Based Codes in Creating Quality Places..........8-7Place and Form Elements to Regulate in All Codes.......................................................................................8-11

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Introduction xix

Chapter 8 (cont.)Place and Form Elements to Regulate in All Codes (cont.)

Mixed Uses.............................................................................................................................................8-12Setbacks and Build-To Lines...................................................................................................................8-13Enclosure Standards...............................................................................................................................8-14Parcel/Lot Sizes......................................................................................................................................8-14Lot Coverage..........................................................................................................................................8-14Streetscape Requirements .......................................................................................................................8-16Limited Parking......................................................................................................................................8-17Sign Requirements..................................................................................................................................8-18Affordable Mixed-Income Housing........................................................................................................8-18Faster Review Incentives.........................................................................................................................8-20

Overview of Form-Based Codes....................................................................................................................8-21Regulating Plan......................................................................................................................................8-26Key Regulating Plan Contents................................................................................................................8-26

Steps to Prepare a Form-Based Code.............................................................................................................8-261. Identify Community Intentions..........................................................................................................8-262. Establish Scope of FBC Coverage.......................................................................................................8-303. Conduct Analysis of Existing Form Conditions..................................................................................8-314. Perform Regulatory Audit Based on Planning Principles.....................................................................8-325. Conduct a Vision-Based Planning Process..........................................................................................8-326. Prepare an Illustrative Plan...................................................................................................................8-337. Adopt FBC Changes to the Master Plan.............................................................................................8-338. Prepare Text of the FBC.......................................................................................................................8-339. Prepare the Regulating Plan.................................................................................................................8-3310. Adopt the FBC Amendments to the Zoning Ordinance...................................................................8-33

Administration of a Form-Based Code.........................................................................................................8-35When to Use a Site Plan Review..............................................................................................................8-35Results........................................................................................................................................................8-37

Concluding Observations..............................................................................................................................8-37Key Messages in This Chapter........................................................................................................8-38 thru 8-40Chapter 8 Case Example: Marquette Waterfront District FBC........... ..........................................................8-41

Chapter 9: Standard Placemaking.......................................................................................................9-3Introduction.....................................................................................................................................................9-4Standard Placemaking.....................................................................................................................................9-6Transect Placemaking Examples......................................................................................................................9-7

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

Scale...................................................................................................................................................................9-18Understanding the Culture of Change..........................................................................................................9-18Concluding Observations..............................................................................................................................9-22Key Messages in This Chapter............................................................................................................9-23 & 9-24Chapter 9 Case Example: Mark’s Carts..........................................................................................................9-25

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Table of Contents (cont.)Chapter 10: Tactical Placemaking.....................................................................................................10-1Introduction...................................................................................................................................................10-2Distinguishing Tactical Urbanism from LQC Activities...............................................................................10-2Chapter 10 (cont.)The Better Block and City Repair Organizations...........................................................................................10-6Tactical Urbanism Projects............................................................................................................................10-7LQC Activities..............................................................................................................................................10-7Block-Level Tactical Placemaking Applications..........................................................................................10-12Concluding Observations............................................................................................................................10-14Key Messages in This Chapter......................................................................................................................10-15Chapter 10 Case Example: Build a Better Block; Grand Rapids (re//STATE)............................................10-16

Chapter 11: Creative Placemaking....................................................................................................11-1Introduction...................................................................................................................................................11-2Benefits of Creative Placemaking..................................................................................................................11-4A Comprehensive Approach..........................................................................................................................11-5Some Assets May Not be Obvious.................................................................................................................11-6Examples of Creative Placemaking................................................................................................................11-8

City of Flint............................................................................................................................................11-8City of Alpena.......................................................................................................................................11-10

Using Art and Artists to Spark Redevelopment............................................................................................11-11ArtPlace America Grants......................................................................................................................11-11

Concluding Observations............................................................................................................................11-17Key Messages in This Chapter......................................................................................................................11-19Chapter 11 Case Example: ArtPrize® in Grand Rapids...................................................................11-20 & 11-21

Chapter 12: Strategic Placemaking....................................................................................................12-1Introduction...................................................................................................................................................12-2Targeting a Few Locations.............................................................................................................................12-5Organization...................................................................................................................................................12-6Promotion......................................................................................................................................................12-6Design...........................................................................................................................................................12-7Economic Restructuring................................................................................................................................12-7Examples that are Not Considered to be Strategic Placemaking..................................................................12-13

Typical Economic Development Projects that are NOT Considered to be Strategic Placemaking.........12-13Formula for Creating Quality Places with a Strong Sense of Place...............................................................12-14What This Formula Requires to be Successful in Targeted Centers, Nodes, and Corridors.........................12-14Why This Formula Leads to Economic Prosperity.......................................................................................12-14

Typical Community Development .......................................................................................................12-16Projects that are NOT Considered to be Strategic Placemaking ...........................................................12-16Examples of Streetscape Projects that are NOT Considered to be Strategic Placemaking.....................12-16These Other Projects are Valuable, but are NOT Considered to be Strategic Placemaking.....................12-18

Most Placemaking Will be Locally Funded..................................................................................................12-18Communities Ready to Seize Strategic Placemaking Opportunities.............................................................12-18Concluding Observations............................................................................................................................12-23Key Messages in This Chapter......................................................................................................................12-25Chapter 12 Case Example: Midtown in Detroit...........................................................................................12-26

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Chapter 13: Mixing and Matching, Barrier Busting, and Preventing Unintended Consequences of Placemaking.........................................................................................................................13-1

Introduction...................................................................................................................................................13-2Relationship to Other Quality-of-Life Initiatives..........................................................................................13-2Selecting the Best Placemaking Approach to Meet Your Needs.....................................................................13-4Pursuing More than One Type of Placemaking Sequentially.........................................................................13-8

Examples Using Multiple Types of Placemaking Sequentially.................................................................13-8Pursuing More than One Type of Placemaking in Parallel...........................................................................13-10

Examples Using Multiple Types of Placemaking in Parallel..................................................................13-10Urban, Suburban, and Rural Placemaking Applications...............................................................................13-11Barriers to Effective Placemaking.................................................................................................................13-13Addressing Potential Unintended Consequences.........................................................................................13-13

Gentrification..............................................................................................................................................13-13Opportunity Presented by Gentrification..............................................................................................13-18Responsibility Imposed by Gentrification..............................................................................................13-18Community Development Measures to Mitigate Negative Impacts of Gentrification...........................13-18Avoiding Failed Projects........................................................................................................................13-20

Measuring Impacts of Placemaking on Communities..................................................................................13-24Concluding Observations............................................................................................................................13-24Key Messages in This Chapter....................................................................................................13-26 thru 13-28Chapter 13 Case Example: Placemaking in Coldwater.................................................................................13-29

Appendices...................................................................................................................................................A-1

LIST OF ORGANIZATIONAL SIDEBARS

Michigan Sense of Place Council Members.......................................................................................................xAmerican Planning Association’s Great Places in America Program..............................................................1-5MIplace™ Partnership Initiative......................................................................................................................1-9Project for Public Spaces...............................................................................................................................1-25PlaceMakers..................................................................................................................................................1-31Michigan State Housing Development Authority...........................................................................................2-4Smart Growth America.................................................................................................................................2-15Michigan Municipal League..........................................................................................................................3-13Michigan Future, Inc.....................................................................................................................................3-20Land Policy Institute at Michigan State University........................................................................................3-27Strong Towns................................................................................................................................................3-37Center for Community and Economic Development at MSU.......................................................................3-54

LIST OF APPENDICES

Appendix 1: Definitions.................................................................................................................................A-3Appendix 2: Acronyms.................................................................................................................................A-17Appendix 3: State Agency Assistance...........................................................................................................A-23Appendix 4: Placemaking Resource List......................................................................................................A-45Appendix 5: Community Revitalization Toolkit...........................................................................................A-81Appendix 6: Request for Qualifications (RFQ) for Developers..................................................................A-85

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Table of Contents (cont.)LIST OF ORGANIZATIONAL SIDEBARS (CONT.)

Small Business Association of Michigan........................................................................................................3-60Congress for the New Urbanism......................................................................................................................4-5The Better Block Project................................................................................................................................4-26Auto-Focused and People-Focused Design Contrasted.................................................................................4-30AIA Michigan...............................................................................................................................................4-31MSHDA: MiNeighborhood Program...........................................................................................................5-19Michigan Fitness Foundation........................................................................................................................5-32The National Charrette Institute......................................................................................................................6-5Michigan State University Extension............................................................................................................6-17MEDC: Redevelopment Ready Communities® Program...............................................................................7-5Michigan Association of Planning.................................................................................................................7-11Michigan Townships Association..................................................................................................................7-19U.S. Department of Housing and Urban Development: Sustainable Communities Regional Planning Grants.....7-26The Form-Based Codes Institute.....................................................................................................................8-4Project for Public Spaces: What is Placemaking?.............................................................................................9-5Michigan Department of Natural Resources: Michigan Natural Resources Trust Fund..................................9-9Michigan Recreation and Park Association (mParks)......................................................................................9-9Michigan Department of Agriculture and Rural Development: Farmers Markets and Value-Added Agriculture...9-11MSHDA: Community Development Block Grant, Affordable Housing.......................................................9-13Michigan Historic Preservation Network.......................................................................................................9-14MSHDA’s Michigan State Historic Preservation Office: Historic Preservation of Buildings and Sites.........9-15Michigan Department of Environmental Quality: Brownfield Redevelopment, the Office of the Great

Lakes, and Coastal Zone Management....................................................................................................9-17Michigan Department of Transportation: Office of Economic Development..............................................10-4Michigan Realtors®: Lighter Quicker Cheaper Challenge............................................................................10-5Michigan Environmental Council...............................................................................................................10-11The Street Plans Collaborative.....................................................................................................................10-12National Endowment for the Arts.................................................................................................................11-4MEDC: Michigan Council for Arts and Cultural Affairs, and the Michigan Humanities Council..............11-6Creative Many Michigan...............................................................................................................................11-7Michigan Film & Digital Media Office.........................................................................................................11-8Arts Council of Greater Lansing..................................................................................................................11-14Michigan Economic Development Corporation...........................................................................................12-4Michigan Main Street Program.....................................................................................................................12-6Michigan Land Bank Fast Track Authority.................................................................................................12-12Prima Civitas...............................................................................................................................................12-16Great Lakes Capital Fund............................................................................................................................12-17Michigan Bankers Association.....................................................................................................................12-18Michigan Credit Union League...................................................................................................................12-21LOCUS........................................................................................................................................................12-23Community Economic Development Association of Michigan...................................................................13-12Metro Matters.............................................................................................................................................13-13Michigan Economic Developers Association...............................................................................................13-16Habitat for Humanity of Michigan..............................................................................................................13-19

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LIST OF INFORMATIONAL SIDEBARS

Definition of Placemaking...............................................................................................................................1-8Who are Talented Workers?...........................................................................................................................1-12What are Talented People Looking for?........................................................................................................1-13Sense of Place................................................................................................................................................1-14Principles for Shaping Public Spaces into Quality Places.............................................................................1-24Placemaking Assessment Tool.......................................................................................................................1-28MIplace™ Toolkit.........................................................................................................................................1-34Some Benefits of Effective Placemaking........................................................................................................1-36Six American Generations in 2015..................................................................................................................2-7Millennials and Boomers: The Times are ‘a’ Changing..................................................................................2-11Target Market Analysis..................................................................................................................................2-222015 Michigan “Missing Middle” Housing Design Competition.................................................................2-24Businesses Locate Regionally..........................................................................................................................3-8Centers of Commerce and Culture, and Sub-Regional Centers....................................................................3-10Examples of Business Challenges with Talent Attraction and Retention......................................................3-14Blogs Reporting Research on Placemaking and New Urbanism....................................................................3-34Housing and Transportation Affordability Initiative, and the Location Affordability Portal........................3-43The Irvine Minnesota Inventory.....................................................................................................................3-46Block Standards.............................................................................................................................................4-27Evidence that Older and Smaller is Better......................................................................................................4-30Eleven Principles for Creating Great Community Places................................................................................5-4A Citizen’s Guide to LEED Neighborhood Development: How to Tell if Development is Smart and Green.....5-22The Death and Life of Great American Cities: Eyes on the Street................................................................5-31Benefits of Active Living...............................................................................................................................5-31The Multi-Modal Corridor and Public Space Design Guidelines.................................................................5-37Social Equity: Reducing Obstacles to Participation for Underrepresented People.........................................6-20Social Media and High-Tech Tools in the Engagement Process....................................................................6-20Charrette Basics: The Charrette Handbook....................................................................................................6-21Volunteer Recruitment for Charrettes...........................................................................................................6-22Elements to Measure Before a Charrette and Creation of the Plan Begins...................................................6-27Common Charrette Outcomes......................................................................................................................6-30Impact of Franchise and Corporate Designs on Urban Form...........................................................................7-3Michigan’s Critical Assets Atlas.....................................................................................................................7-19Where to Target?...........................................................................................................................................7-21Targeting for Strategic Placemaking..............................................................................................................7-24Importance of Corridors for Placemaking in Michigan..................................................................................7-25Michigan’s Regional Prosperity Initiative ......................................................................................................7-28A Framework for Our Future: A Regional Prosperity Plan for Northwest Michigan....................................7-30Anchor Institution Analysis...........................................................................................................................7-32Opportunity Areas........................................................................................................................................7-33Examples from Strategic Regional Growth Plans (2008–2011).....................................................................7-41Human-Scale Design....................................................................................................................................7-42Australia: Adelaide Placemaking Strategy Plan..............................................................................................7-43Principles for Effective Codes.........................................................................................................................8-3Five Essential Community Commitments to Walkable Places........................................................................8-5

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LIST OF INFORMATIONAL SIDEBARS (CONT.)

Form-Based Codes........................................................................................................................................8-24Definitions of Common Terms Used in Form-Based Codes.........................................................................8-25Legal Issues...................................................................................................................................................8-25Cost-Saving Measures...................................................................................................................................8-32The Grand Rapids Parklet Manual...................................................................................................................9-7Concentration: Power of 10...........................................................................................................................9-19Tactical Placemaking.....................................................................................................................................10-3How to Build a Better Block: Focus Areas.....................................................................................................10-7Pop-Ups..............................................................................................................................................................10-13Creative Placemaking....................................................................................................................................11-3Strategic Placemaking...................................................................................................................................12-3How to Create Economic Prosperity through Strategic Placemaking..........................................................12-14Areas to Target for Strategic Placemaking...................................................................................................12-19Center for Housing Policy: Public Transit Research....................................................................................13-21Trickle Down and the Millennials by Lou Glazer..........................................................................................13-22

Table of Contents (cont.)

LIST OF FIGURES

Figure i: Modules from the Placemaking Curriculum......................................................................................xiiiFigure 1-1: Business-Talent-Place Triangle....................................................................................................1-4Figure 1-2: Elements of Quality Places........................................................................................................1-15Figure 1-3: Physical Characteristics of Quality Places..................................................................................1-17Figure 1-4: Formula for Creating Quality Places with a Strong Sense of Place............................................1-18Figure 1-5: Six Transect Zones......................................................................................................................1-20Figure 1-6: Grand Rapids Transect................................................................................................................1-20Figure 1-7: Four Types of Placemaking.........................................................................................................1-23Figure 1-8: Application of the Four Types of Placemaking...........................................................................1-33Figure 2–1: Average Household Size, 1900 and 1930–2000...........................................................................2-5Figure 2–2: Households by Type, 1970–2012.................................................................................................2-7Figure 2–3: Percent of Households with One Person, 1940–2010..................................................................2-8Figure 2–4: Generational Distribution, 2010..................................................................................................2-9Figure 2–5: U.S. Generational Population Projections, 2010–2040..............................................................2-10Figure 2–6: 2030 Projected U.S. Housing Demand.......................................................................................2-13Figure 2–7: The Active Housing Market by Generation, 2011.....................................................................2-14Figure 2–8: Active Renter Housing Market...................................................................................................2-14Figure 2–9: Proximity of Commerce and Public Amenities Most Appealing to Those Who Prefer

Mixed-Use Community..............................................................................................................2-17Figure 2–10: Convenience of Walkable Areas also Appealing to Those Who Prefer Conventional Suburbs.......2-18Figure 2–11: Privacy, Walkability, Schools Most Important in Deciding Where to Live.............................2-19Figure 2–12: Community Attribute Preferences............................................................................................2-20Figure 2–13: Missing Middle Dwelling Types.............................................................................................2-23Figure 2–14: First-Place Winning Design.....................................................................................................2-24Figure 2–15: Benefits of Immigrant Entrepreneurs.......................................................................................2-32Figure 3–1: Total Net Migration for Michigan from 1960–2012...................................................................3-4Figure 3–2: Out-Migration from Michigan by Age, 2009 and 2012..............................................................3-5

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

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Figure 5–10: Mixed-Dwelling Types – Perry Neighborhood Model..............................................................5-17Figure 5–11: Multifamily Residential – Perry Neighborhood Model.............................................................5-18Figure 5–12: Sustainable Neighborhood Unit................................................................................................5-20Figure 5–13: Landscaping Examples.............................................................................................................5-24Figure 5–14: Examples of On-Street Parking and Pedestrian-Friendly Crossings.........................................5-25Figure 5–15: Examples of Alley Types...........................................................................................................5-26Figure 5–16: Examples of Themed Community Infrastructure......................................................................5-26Figure 5–17: Semi-Public Spaces...................................................................................................................5-27Figure 5–18: Public Markets..........................................................................................................................5-27Figure 5–19: Four Sidewalk Zones................................................................................................................5-30Figure 5–20: The Role of Communities in Promoting Physical Activity........................................................5-33Figure 5–21: Example of Urban Bicycling Infrastructure...............................................................................5-35Figure 5–22: Traditional Grid Street Network Compared to a Deflected Grid or Curvilinear Network........5-36Figure 5–23: The Multi-Modal Corridor........................................................................................................5-38Figure 5–24: Plan Map of Cherry Hill Village...............................................................................................5-43Figure 6–1: Hierarchy of Public Engagement Techniques..............................................................................6-8Figure 6–2: Public Engagement Continuum..................................................................................................6-9Figure 6–3: Example of a Visual Preference Survey.......................................................................................6-12Figure 6–4: Goals, Objectives, and Strategies................................................................................................6-15Figure 6–5: Three Feedback Loops................................................................................................................6-23Figure 6–6: Example NCI Charrette Schedule.............................................................................................6-25Figure 6–7: Products of Charrettes – City of Marquette Charrette..............................................................6-26Figure 6–8: SketchUp Showing Building Form, Placement, and Mass, Plus Shadowing Effects – City of

Marquette Charrette..................................................................................................................6-27Figure 6–9: Before and After of Local Street on a Road Diet – City of Williamston..................................6-28Figure 6–10: Before and After Concept of Mixed-Use Redevelopment – City of Saginaw...........................6-28Figure 7–1: Comparison of Community, Economic Development, and Infrastructure Services to Placemaking..7-7Figure 7–2: Nested Plans and Regulations.....................................................................................................7-13Figure 7–3: Economic Interdependence across the Transect.........................................................................7-18Figure 7–4: Target Areas for Strategic Placemaking in Centers, Nodes, and along Major Corridors............7-22Figure 7–5: Targeting Specific Places for Placemaking.................................................................................7-23Figure 7–6: Examples of Strategies in Four Focus Areas...............................................................................7-38Figure 7–7: City of Lansing Guiding Principles and Planning Goals............................................................7-47Figure 7–8: Conventional vs. Form Planning Process....................................................................................7-50Figure 7–9: Municipal-Led Placemaking Project Development Taskline......................................................7-53Figure 8–1: Example Illustrating Build-To Lines...........................................................................................8-13Figure 8–2: Illustrations of Housing Types....................................................................................................8-15Figure 8–3: Example Illustrating Building Height and Other Dimensional Standards.................................8-15Figure 8–4: Example of Lot, Density, and Impervious Surface Provisions....................................................8-16Figure 8–5: Park Standards – King County, Washington.............................................................................8-17Figure 8–6: Example Illustrations of Sign Standards....................................................................................8-19Figure 8–7: Representation of Traditional or Euclidean Zoning..................................................................8-21Figure 8–8: Sample Legend for a Conventional Zoning Map......................................................................8-22Figure 8–9: Sample Development and Site Standards from a Form-Based Code.........................................8-23Figure 8–10: Street or Frontage-Based Districts – Farmers Branch, TX.......................................................8-27

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Figure 8–11: Building Type-Based Code – City of Birmingham, MI...........................................................8-28Figure 8–12: Transect-Based Form-Based Code – Metro Nashville.............................................................8-29Figure 8–13: Identifying Key Parcels – City of Birmingham, MI.................................................................8-30Figure 8–14: Example of Five-Minute Walking Radii – Village of Berrien Springs and Oronoko

Charter Township, MI.............................................................................................................8-31Figure 8–15: Sample Illustration from an Illustrative Plan – Village of Berrien Springs, MI.......................8-34Figure 8–16: Height Standards......................................................................................................................8-35Figure 8–17: Neighborhood Frontage Standards...........................................................................................8-36Figure 9–1: Standard Placemaking and Three Specialized Types of Placemaking...........................................9-5Figure 9–2: Power of 10+: How Cities Transform through Placemaking.......................................................9-19Figure 10–1: Creative Examples of Filling the Gap Between Buildings.......................................................10-11Figure 10–2: Vacant Lot Beautification Project...........................................................................................10-11Figure 11–1: Timeline of Rehabs in Detroit’s Eastern Market - Artists Block.............................................11-13Figure 11–2: Data from the 2013 ArtPrize®.................................................................................................11-21Figure 12–1: Differences between Standard and Strategic Placemaking........................................................12-8Figure 12–2: Target Locations for Strategic Placemaking.............................................................................12-8Figure 12–3: Centers, Nodes, and Corridors..................................................................................................12-9Figure 12–4: Examples of Strategic Placemaking in Michigan – Before and After......................................12-11Figure 12–5: Benefits of Targeted Placemaking Projects..............................................................................12-15Figure 12–6: Increasing Density and Mixed Uses in Front of Sparrow Hospital – Lansing, MI.................12-22Figure 12–7: Transformation of Frandor Shopping Area to a New High-Density Mixed-Use

Midtown – Between Lansing and East Lansing, MI...............................................................12-24Figure 13–1: Decision-Making Process to Select the Proper Type of Placemaking to Achieve

Your Objectives........................................................................................................................13-5Figure 13–2: Placemaking Project Examples................................................................................................13-6Figure 13–3: Placemaking Activity Examples..............................................................................................13-6Figure 13–4: Example of Sequential Placemaking.......................................................................................13-9Figure 13–5: Example of Parallel Placemaking..........................................................................................13-11Figure A–1: Floor Area Ratio.........................................................................................................................A-7Figure A–2: Missing Middle Dwelling Types (also Figure 2–13)...................................................................A-9Figure A–3: Target Areas for Strategic Placemaking in Centers, Nodes, and along Major Corridors

(also Figure 7–4).......................................................................................................................A-13Figure A-4: Six Transect Zones (also Figure 1–5).......................................................................................A-15

LIST OF TABLES

Table i: Comparison of Guidebook Chapters to Curriculum Modules...........................................................xivTable 1-1: Comparing the Old and New Economy......................................................................................1-11Table 1-2: Common Elements of Quality Places..........................................................................................1-16Table 1-3: Comparison of the Four Types of Placemaking...........................................................................1-31Table 2–1: Comparisons of Households in U.S. and Michigan, 1960–2040.................................................2-5Table 2–2: U.S. Households by Size and Number of Related Children, 2012.................................................2-6Table 2-3: 2015 Households by Lifestyle......................................................................................................2-16Table 2–4: Community Characteristic Importance Rankings, by Generation...............................................2-20Table 2–5: Preference for Compact Development, by Generation.................................................................2-21

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Table 2–6: Distinct Housing Formats by Transect Zone...............................................................................2-22Table 2–7: Home Value Expectations.............................................................................................................2-28Table 2–8: Potential Housing Formats by Urban Transect Zone...................................................................2-35Table 3–1: Change in Percent for Global Economic Growth Forecasts (in per Capita GDP), 2008 and 2013..3-6Table 3–2: Negative Economic Impacts of County Population Loss in Michigan.........................................3-15Table 3–3: Michigan Public Opinion on the New Economy.........................................................................3-26Table 3–4: Placemaking Relationship to Economic Development.................................................................3-28Table 3–5: Comparison of Metro Area WalkUP Study Results.....................................................................3-48Table 3–6: Community Attributes’ Ranking in Influence on Community Attachment.................................3-55Table 3–7: Midwest Performance in Quality of Life (Sense of Place)...........................................................3-61Table 5–1: Examples of Neighborhood Metrics.............................................................................................5-21Table 6–1: Types of Opinion Surveys.............................................................................................................6-11Table 6–2: Stakeholder Level of Engagement................................................................................................6-18Table 6–3: Examples of Charrettes in Michigan............................................................................................6-31Table 7–1: Comparison of Types of Development........................................................................................7-10Table 7–2: PlacePlans in Michigan.................................................................................................................7-14Table 7–3: Self-Assessments and Resources for Quality-of-Life and Sustainability Elements..........................7-34Table 7–4: Placemaking Strategy – At a Glance..............................................................................................7-43Table 7–5: Some Large and Small Michigan Communities with Placemaking Elements in their Master

Plan or Related Plan.....................................................................................................................7-48Table 8–1: Form Elements that Positively Affect Quality Urban Places.........................................................8-6Table 8–2: Comparison of Form-Based Zoning with Traditional/Conventional Zoning................................8-8Table 8–3: Relative Strengths of Traditional/Conventional and Form-Based Zoning....................................8-9Table 8–4: Important Elements to Address in Creating Quality Places........................................................8-10Table 9–1: Examples of Standard Placemaking in Michigan.........................................................................9-20Table 10–1: Tactical Urbanism Projects.........................................................................................................10-8Table 10–2: Lighter, Quicker, Cheaper Projects in Michigan.......................................................................10-10Table 11–1: Examples of National Creative Placemaking..............................................................................11-9Table 11–2: Examples of Creative Placemaking in Michigan........................................................................11-12Table 11–3: More Examples of Creative Placemaking in Michigan..............................................................11-18Table 12–1: Examples of Strategic Placemaking in Michigan.......................................................................12-20Table 13–1: Quality-of-Life Initiatives Compatible with Placemaking..........................................................13-3Table 13–2: Examples of Placemaking Projects and Activities by Type of Placemaking.................................13-7Table 13–3: Comparison of the Four Types of Placemaking from an Economic Development Perspective.....13-8Table 13–4: Barriers to Effective Placemaking and Barrier-Busters..............................................................13-14Table A–1: State Agency Assistance.............................................................................................A-24 thru A-43Table A–2: Revitalization Programs Available for Michigan Cities.................................................A-82 & A-83