Downtown Pontiac has tremendous potential - planners said following three-days of intensive study by the Congress of the New Urbanism.

Downtown Pontiac has tremendous potential – planners said following three-days of intensive study by the Congress of the New Urbanism.

Three days of conceptualization and team effort culminated in Sunday’s meeting to conclude the Congress of New Urbanism Legacy Project charrette in Pontiac, Michigan.

Intended to reimagine Pontiac’s downtown space, over 50 participants and residents met April 17 to share and take ownership of three days’ worth of ideas, goals, and concrete planning initiatives that can make these objectives a reality.

Project team leader Galina Tachieva of Duany Plater-Zyberk & Co. showed a series of photos illustrating the downtown’s lively past, and explained that the city has still managed to retain the bones of a thriving urban space.

With the right vision, management, and policy changes, Tachieva explained that these remnants of prosperity encased by the Woodward loop could begin to heal themselves and recover the vibrancy of their past.

The Phoenix Center in downtown Pontiac was the focus of some of the discussion during the three days of the CNU Legacy Project charrettes in the city.

The Phoenix Center in downtown Pontiac was the focus of some of the discussion during the three days of the CNU Legacy Project charrettes in the city.

The team presented a wide range of short-term, mid-term, and long-term proposals to reshape Pontiac’s urban space. These included immediate fixes to lacking crosswalks and inadequate street parking, as well as future plans for a public marketplace, safe and expanded transit hubs, and eventual redevelopment of the Phoenix Center roof into a central space for leisure, exercise, and arts in the community.

Together these plans, just a brief overview of a comprehensive and wide-scope project, will help bring the kind of large-scale retail and restaurant development described by consultant Bob Gibbs, equating to $55.2 million in annual sales.

The residents who participated in Sunday’s wrap-up seemed enthusiastic about the many possibilities that this project raises for the future of Pontiac. Specifically, participants engaged in discussion regarding the placement of transit stops, development of multi-use housing, and location of a public marketplace.

The diverse team of consultants and planners that worked on the project reminded those attending the wrap-up that these plans, though comprehensive, were only a departure point. From here, the residents of Pontiac will take ownership of this project, and work together throughout the next decade towards growth and vibrancy. The project, called “Revitalizing downtown Pontiac through transit-oriented development,” was lead by DPZ & Partners and had local support from Archive DS and Gibbs Planning Group.

Posted by Matt Bach on behalf of Samantha Audia. Samantha joined the Michigan Municipal League team as an intern this winter, and will graduate from the University of Michigan in the spring with a degree in Political Science and International Studies. Previously, she has worked with several political non-profits in the Washington, D.C. area, and contributed to an array of publications. Samantha calls Garden City home but currently resides in Ann Arbor, and she looks forward to blogging for the League throughout the winter and spring.

Bob Gibbs discusses the economic development potential in Pontiac during the CNU Legacy Project Charrette Friday, April 15.

Bob Gibbs discusses the economic development potential in Pontiac during the CNU Legacy Project Charrette Friday, April 15.

The economic development potential for the city of Pontiac is tremendous. Just how great? How about a demand of up to 211,700 square feet of new retail and restaurant development producing up to $55.2 million in annual sales. That’s how great, said Pontiac native Bob Gibbs, urban planning and retail consultant director for Gibbs Planning Group of Birmingham.

“By 2021, this economic demand could generate up to $58 million in gross sales,” Gibbs said. “And that’s a conservative estimate.”

This message presented by Gibbs and others in downtown Pontiac Friday night came during the first of three days of an intensive design and planning program called, a Congress Legacy “Charrette” Project. It’s being done in the city by the Congress of the New Urbanism (CNU). It’s one of four such charrettes happening this week in conjunction with the international CNU 24 conference coming to Detroit in June. The other three charrettes were in Hazel Park, April 12-14; and April 15-17 in two Detroit neighborhoods – Grandmont-Rosedale and Vernor Crossing.

Pontiac Mayor Deirdre Waterman and Planner Galina Tachieva speak at the CNU Legacy Project Charrette in Pontiac Friday, April 15.

Pontiac Mayor Deirdre Waterman and Planner Galina Tachieva speak at the CNU Legacy Project Charrette in Pontiac Friday, April 15.

The work done at the charrettes will be presented to planners, architects, urban designers and municipal leaders at the CNU 24 in Detroit June 8-11, 2016. For details on the conference go to CNU24.org.

But the keys to making this development happen in Pontiac won’t be easy. Gibbs explained capitalizing on this economic growth potential will require policy changes, improved marketing and a redesign of the traffic layout and parking configuration in the downtown area, Gibbs said.

Should these changes be made, Gibbs’ market analysis showed the city could support an additional 45,000 square feet of department store merchandise, 38,600 square feet of grocery store goods, nearly 36,000 square feet of special food and specialty food sales, 16,300 in gift store square footage, 14,200 square feet in pharmacy, 12,700 square feet in bars, breweries and pubs, 11,600 square feet in limited service eating places, 8,400 square feet in full-service restaurants and additional square footage in the areas of furniture and home furnishings, hardware stores, jewelry stores, lawn and garden supply stores, book and music stores, florists, beer, wine and liquor stores, and shoe stores.

Downtown Pontiac has tremendous economic development potential, officials said.

Downtown Pontiac has tremendous economic development potential, officials said.

Gibbs added the downtown could support 10 to 12 additional restaurants.

Essential to the project is turning the current one-way Woodward loop, nicknamed locally as “Wide Track,” that surrounds the downtown into a two way street. Not doing that would limit the city’s market potential to one to two additional restaurants – tops, Gibbs said, adding the Wide Track is not needed and does not help Pontiac.

“I grew up in Pontiac and I remember when it was in its hay day,” Gibbs said. “It’s exciting for me to come back here and do this study and see the growth potential it has. All in all the city has potential to support upward of 215,000 square feet in new restaurants and new retail if physical restraints were removed and modern retail practices were implemented. You are the county seat for the eighth wealthiest county in the United States. We think there’s market potential if you implement changes.”

More than 60 Pontiac supporters attended the CNU Legacy Project on Friday, April 15, 2016.

More than 60 Pontiac supporters attended the CNU Legacy Project throughout the day on Friday, April 15, 2016.

Many of the proposals suggested for Pontiac are consistent with the eight assets identified in a recent study that make for vibrant communities. Those assets include improving walkability and physical design, entrepreneurship, public transit and economic development. That study can be found here at SaveMiCity.org.

About 60 Pontiac area supporters attended the first day of work in Pontiac Friday in the project called, “Building Upon the Assets of Pontiac: Creating a Vision for a Vibrant and Transit-Ready Pontiac.” More people are expected to participate Saturday and Sunday. The final plan and public discussion will take place 4 p.m. Sunday at 17 S. Saginaw St. in downtown.

Project team leader Galina Tachieva, managing partner of Duany Plater-Zyberk & Co., explained the goals of the Pontiac Legacy Project are to:

  • Create a vision for a remarkable, vibrant downtown to serve as a template for other downtown spaces;
  • Restore a walkable urban fabric to one of America’s great industrial cities with high quality public spaces;
  • Identify options for the Phoenix Center and adjacent Lot 9;
  • Create a transit-ready southern edge of downtown with the potential to become a regional multi-modal transport hub and a catalyst for transit-oriented development.
Galina Tachieva discusses ways to improve Pontiac.

Galina Tachieva discusses ways to improve Pontiac.

“The common tendency is that all of you want a beautiful, safe, attractive, downtown,” Tachieva said. “You have a lot of examples of good frontage but you also have a lot of what we call missing teeth. The goal is to fill in the missing teeth and make it a pleasant, pedestrian-friendly walking experience.”

The project, called “Revitalizing downtown Pontiac through transit-oriented development,” was lead by DPZ & Partners and had local support from Archive DS and Gibbs Planning Group.

Pontiac resident Linda Hasson attending the event was pleased with what she saw Friday night.

“You seem to really care and I appreciate that,” Hasson told Tachieva and Gibbs. “We need a push. I’m excited.”

For more information about placemaking go to placemaking.mml.org and for details on the CNU24 in Detroit in June go to cnu24.org. (View additional photos of downtown Pontiac and the charrette meetings go to this album on flickr.)

Matt Bach is director of media relations at the Michigan Municipal League. He can be reached at mbach@mml.org and (734) 669-6317.

Downtown Pontiac.

Downtown Pontiac.

Designer Vinayak Bharne talks with Hazel Park residents about ways to improve their community as part of a CNU Legacy Project Tuesday.

Team Leader Vinayak Bharne of Moule & Polyzoides Archtects & Urbanisms talks with Hazel Park residents about ways to improve their community as part of a CNU Legacy Project Tuesday.

Hazel Park residents, city leaders and business owners got good news from an urban planner during a special design charrette kick-off meeting Tuesday. The news – Hazel Park has a tremendous market potential for restaurant growth and retail development.

Building on the highly successful and widely popular Mabel Gray restaurant could result in the economic boost Hazel Park leaders are seeking for the section of John R Road traversing through the heart of the southeastern Michigan city, said Bob Gibbs, urban planning and retail consultant director for Gibbs Planning Group of Birmingham.

This message came during the first of three days of an intensive design and planning charrette being done in Hazel Park by the Congress of the New Urbanism (CNU). It’s one of four such charrettes happening in southeast Michigan this week in conjunction with the international CNU 24 conference coming to Detroit in June.

Hazel Park residents participate in a CNU24 design charrette.

Hazel Park residents participate in a CNU24 design charrette.

The other three charrettes are April 15-17 in Pontiac and in two Detroit neighborhoods – Grandmont-Rosedale and Vernor Crossing. The work done at the charrettes will be presented to planners, architects, urban designers and municipal leaders at the CNU 24 in Detroit June 8-11, 2016 in what are being called Congress Legacy Projects. For details on the conference go to CNU24.org.

Gibbs’ market study was used as part of a much larger urban design strategy prepared by the lead design team from Moule & Polyzoides Architects & Urbanists from Pasadena, Calif. The entire project, called “Creating a walkable and connected downtown for Hazel Park,” was directed by MPA’s Vinayak Bharne with support from Madison Patrizi. The was work was two-fold – an urban design project and economic development strategy.

The team met with about 50 Hazel Park residents and supporters Tuesday, April 12, 2016, and told them the good news about their community’s development. Hazel Park, Gibbs said, has about 70,000 households and 160,000 people living in its primary trade area and about 200,000 people living within a short drive to the city’s restaurant district. A market analysis showed Hazel Park could support 165,200 square feet of retail. Specifically it could support 11,100 square feet of limited service eating, 10,300 of apparel and shoe retail; 15,000 square feet of general merchandise retail, 5,600 square feet of full-service restaurants, 21,200 of department store goods retail, 35,400 square feet of grocery retail, such as an open-air market.

“I was in an Ohio community recently and did a market study like this and their potential was a gas station and three vending machines,” Gibbs told the crowd Tuesday night. “Not all these market studies turn out as strong as this one in Hazel Park. It’s nice to know this community, in my own backyard, has such a large potential. Will this happen overnight? No. But it’s better to know you have the potential than no potential.”

Gibbs said main obstacles to creating this development is a lack of parking and the four-lane, pedestrian-unfriendly John R Road that goes through Hazel Park, Gibbs said.

Designer Bob Gibbs speaks about ways to improve Hazel Park during a CNU24 design charrette Tuesday.

Designer Bob Gibbs speaks about ways to improve Hazel Park during a CNU24 design charrette Tuesday.

To capitalize on this high density and potential customer base, Gibbs suggested the city look at narrowing John R – or putting it on a “road diet” – to allow for additional on-street parking much like Ferndale officials did on West 9 Mile in the early 1990s.

Designers, residents, business owners and city leaders will continue to spend today and Thursday working on the design plan that will be presented at the CNU conference in Detroit in June, said William Herbig, program director for CNU.

Hazel Park city leaders will also take the plan to help them make informed decisions on moving the city forward, said Hazel Park City Manager Ed Klobucher.

“This is about our quality of life here and improving our quality of life and believing that we deserve this,” said Jeff Campbell, assistant city manager and planning director.

Ten-year Hazel Park resident Jennifer Jackson is actively participating in the charrette and was inspired and excited at the end of the first day of work.

Hazel Park Congress Legacy Project in action.

Hazel Park Congress Legacy Project in action.

“Today was fun and it was nice to see someone else’s vision for a city similar to ours,” Jackson said referencing Gibbs’ presentation that showed the design worked implemented and planned in other communities, such as Petoskey and Marquette. “I really want to see Hazel Park become a destination and be able to service our residents more appropriately. Right now to do any type of entertaining or clothing shopping or going out to dinner we have to leave the city limits and go elsewhere. We go to Detroit, Ferndale, Royal Oak, but I’d like to be able to stay in my own community and spend our money here.”

Jackson was particularly excited to see the correlation of creating a more vibrant community to an increase in housing values, job creation and tax revenues.

“I liked being able to envision having a vibrant downtown in Hazel Park,” said Jackson, who is working with another woman to start up a farmers market in the city. “I liked the idea of the road diet because it would require traffic and people to slow down and stop and take a look at what’s around.”

For more information about placemaking go to placemaking.mml.org and for details on the CNU24 go to cnu24.org. (View additional photos here).

Matt Bach is director of media relations. He can be reached at mbach@mml.org and (734) 669-6317.

View these photos showing scenes from farmers markets from throughout Michigan. Check out hundreds of additional photos in this collection on flickr by the Michigan Municipal League.

The 300-plus farmers markets that exist in Michigan come in all shapes and sizes. They’re in large urban centers and tiny villages. They pop up in parking lots, fields, roadsides, on Main Street and in permanent, historic structures.

A girl is excited about getting her face painted at the Sunday Grand Blanc Farmers Market.

A girl is excited about getting her face painted at the Sunday Grand Blanc Farmers Market.

They sell traditional farmers market fare – corn, apples, maple syrup, potatoes, and pumpkins – and the unexpected – homemade spices, baby clothes, fresh-caught fish, jewelry, and even sea urchin. You can get your knives sharpened, your face painted and your groceries for the week. At a farmers market you can find old friends and meet new ones. And you can talk to the vendor who grew the melon or flowers you’re thinking about buying.

Farmers markets can even help create a place for people to gather and revitalize a community and give an economic boost to existing businesses and inspire new merchants to open.

In writing a how-to case study about Michigan Farmers Market for the Michigan Municipal League, I got the chance this summer to visit more than 30 markets across our great state. I saw thousands of people pack into the new location for the Flint Farmers Market to great fanfare for its grand opening in downtown on June 21. I smelled the yummy salsa dish a woman was preparing for her church fundraiser at the Dansville Farmers Market. I saw a man holding a rooster in Birmingham, a robotics team in Grand Blanc, a violinist performing in East Lansing, a flutist in Traverse City, and Spanish mackerel on sale at the new Downtown Market in Grand Rapids.

I’ve always enjoyed going to farmers markets but the sights and sounds I experienced in my market tour this summer were truly inspirational, exciting and simply fun. While I saw many successful markets, I did experience some that seemed to need a shot in the arm. I also attempted to go to a couple markets that I eventually learned are no longer in operation.

So what makes one market flourish as another withers on the vine?

Farmers Joe and Mary Cooley enjoy talking with customers at the Mt. Pleasant Farmers Market on Island Park.

Farmers Joe and Mary Cooley enjoy talking with customers at the Mt. Pleasant Farmers Market on Island Park.

The success or failure of a market can come down to three words: Relationships, relationships, relationships, said Dru Montri, director of the Michigan Farmers Market Association, an East Lansing-based non-profit organization that tracks and provides support to farmers markets throughout the state. Montri said the 320 farmers markets in their data base this year is a record high since the association formed and starting tracking farmers markets in 2006. While some close each year many more open.

“Farmers markets are based on relationships,” Montri explained. “That’s the best thing about markets, and it can also be the most challenging aspect of markets. It’s relationships between farmers themselves, relationships between vendors and the market management, relationships between the market manager and sponsors and relationships between vendors and shoppers. All of those are very, very important. People love farmers markets because of that. People love going and talking to vendors about how things are grown.”

But Montri said when relationships sour that can impact everything in a market. A successful market will have strong leaders who can forge good relationships on all levels. She suggests a market have a board of directors or advisory team to oversee it.

Montri said the number of farmers markets in Michigan have doubled since 2006 for several reasons. Those reasons include an increase in consumer interest about where and how their food is made and processed; a growing awareness among community leaders about the value a farmers market can have in economic development and creating a sense of place and community in their town; and a desire by farmers and vendors in direct marketing options, which tend to be more profitable.

She believes the number of markets will continue to grow for the foreseeable future, especially as more markets start to offer financial assistance programs to those in need, such as the acceptance of SNAP Bridge Cards and related services.

“There is such a large number of consumers who haven’t even yet considered shopping at farmers markets,” Montri said. “As long as we have the potential to bring more people into farmers markets, we have the opportunity to expand the number of markets. As long as we are strategic about growth, we can avoid these saturation points. But, starting a market a mile away from an existing market on the same day of the week, for example, can cause over saturation.”

View hundreds of photos from Michigan farmers markets on the League's flickr page, flickr.com/michigancommunities

View hundreds of photos from Michigan farmers markets on the League’s flickr page, flickr.com/michigancommunities

You can view slide shows of all the markets I visited here in this collection on the League’s flickr page: https://www.flickr.com/photos/michigancommunities/collections/72157647210449456/.

There are photos of markets from these communities and locations: Royal Oak, Howell, Old Town Lansing, Flint, Downtown Lansing, Grand Blanc, Farmers Market at the CapitolTraverse City, Canton, Harbor Springs, Detroit Eastern Market, Saginaw, Midland, Frankenmuth, Port Huron, Williamson, Grand Rapids YMCA, Dearborn, Ann Arbor, Ypsilanti, Birmingham, Grand Rapids Aquinas College Metro Health, East Lansing, Mt. Clemens, Mt. Pleasant, Dansville, Fenton, Bay City, Grand Rapids Fulton Street, Port Austin, Grand Rapids downtown, Walled Lake, Wayne State University, Islandview Market in Detroit, Lathrup Village, Farmington, Brighton and Linden.

Check out a video of Montri discussing the value of farmers markets here: http://placemaking.mml.org/michigan-farmers-markets/

Matt Bach is director of media relations for the Michigan Municipal League. He can be reached at (734) 669-6317 and mbach@mml.org.