Professional Documents
Culture Documents
by Sage Consulting
Evis Bushi - John Drain - Lisa Drogin - Nicole Mangis - Parick McDonnell - Katharine Pan
Acknowledgements
Focus Area
0 500 1000
Small Business Association (DSBA) and the to attract more groups desiring to establish Encourage 24-hour activity
Downtown Neighborhood Association (DNA). regular programming downtown. The second Finally, building on the foundations of the
Ideally, these groups would work together to piece to this is for the DDA and the Convention previous objectives, creating a vibrant
create a long-term area plan for the district, to and Tourism Bureau to take a larger role in downtown means developing a lively
be included in the city’s updated master plan, in advertising events through such outlets as an environment that offers something for everyone,
order to guide future development. official events website or local publication. whenever they choose to seek it. Community
members expressed a desire for a downtown
Sustainable Action for Great Environments 7
CONNECTIVITY
that operates on a schedule compatible with The third goal seeks to strengthen downtown neighborhoods. One is to identify two major
students, professionals, and families, that offers by enhancing its connections to nearby pedestrian pathways between downtown
opportunities for spontaneous leisure any time neighborhoods, the universities, and the region and the neighborhoods of Grand Traverse
of day. To provide this, downtown should have as a whole. and the Cultural Center, and to focus street
public spaces for informal gatherings, more improvements like lighting, landscaping,
diverse programming, and cooperation among Adopt wayfinding standards and signage along those corridors to make
the DDA, DSBA, and the community to make The first of three objectives is the adoption walking safer and more pleasant. Another is to
longer hours more feasible. of a wayfinding system to guide people into develop bike paths and trails and to complete
and through downtown. Wayfinding refers to installation of bike racks in multiple locations
a system of signs and maps that help people downtown. Lastly, a university loop shuttle that
navigate an area. This means signs at three could serve the major campuses and downtown
different scales. First are signs for vehicles, residence halls would encourage student travel
which would direct drivers to and from highways downtown.
and major roads, and along a specified
path through downtown’s one-way streets. Create a comprehensive parking plan
Second are signs for pedestrians to indicate This last objective calls for a comprehensive
that walking is a safe and acceptable way to parking plan that would direct parking
explore downtown, and to make activities and into downtown’s parking structures, which
attractions easier to find. Third are signs for accommodate more cars on less land than the
cyclists, to encourage bike travel from nearby surface lots. This plan would make a count of
residential neighborhoods and suburban areas. downtown’s entire supply of parking, and would
act to support the closure and redevelopment
Strengthen connections to other
of the infamous flat lot.
neighborhoods
There are a number of ways that downtown
can strengthen its connection to other
8 Sustainable Action for Great Environments
DIVERSITY
The final goal seeks to ensure that downtown
development reflects the diversity of Flint’s
greater community.
ction for
Taubman College of Architecture & Urban Planning
2000 Bonisteel Boulevard
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i G reat
Ann Arbor, MI 48109
vibrant_downtown@ctools.umich.edu
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g E nvironments
Flint, one of Michigan’s oldest regional centers, focused implementation of the resulting plan. For the purposes of this project, Flint LISC, the
experienced rapid growth in the mid-20th The consultancy phase began in April 2010. Flint DDA, and other downtown stakeholders
century due to the expansion of the automobile SAGE’s Vibrant Downtown Plan is a set of identified a 13-block corridor as the primary
industry. However, the retraction of the industry preliminary recommendations commissioned focus area. It centers around Saginaw Street,
in recent years, alongside auto-dependent by Flint LISC intended to support this process. the area’s main thoroughfare, running from 5th
development patterns that have crippled
traditional centers nationwide, has contributed
to the decline of Flint’s historic downtown. Hotel Durant The Riverfront
Residence Hall
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10 Sustainable Action for Great Environments
t.
Strengths and Weaknesses
Avenue north of the Flint River to Court Street The current effort to revitalize downtown is • An inefficient parking system
in the south. The corridor is narrow and extends part of a larger movement towards redefining • Underutilized space
only a block on either side of Saginaw. Major the city as a whole. Mayor Dayne Walling • Vacant store fronts that detract from the
landmarks within the focus area include the and his administration have been conducting overall appearance
Hotel Durante, the University of Michigan-Flint, Neighborhood Action Sessions—structured • A disconnect between universities and
the University Pavilion, Riverbank Park, the Flat public input sessions held in each of the city’s downtown
Lot, and government buildings. Other features wards—as part of the decision-making process. • Limited hours of operation
include the Vehicle City arches erected by the Additionally, Flint has begun the process of • Lack of diversity in types of retail
Flint Historical Society, historically designated updating its master plan in order to guide future • Lack of options for a variety of age groups
brick paving along Saginaw, and a number of development towards a comprehensive vision. • Streets not designed for multiple forms of
historic buildings. The area lied at the heart of These two developments together represent transit
Flint’s DDA district. great opportunities to determine a direction for • Unsolidified sense of identity
downtown, and to involve the community in the • Negative perception by the media, region,
A great deal of redevelopment has taken place process. and other outsiders
downtown in recent years—many community • Loss of funds
members attest that the area is much livelier • Lack of employment in the region
than it was even 5 years ago. Numerous new • Limited options for affordable housing and
restaurants have settled in Saginaw’s ground- other services
level retail spaces, and in many cases offices • Long stretches between big events and
and lofts sit above. neighborhood-wide celebrations
Fortunately, it can depend on many inherent
strengths and existing opportunities.
• Engaged and active community members
The main Saginaw corridor has undergone a and lofts line the sidewalks with bright, clean including addressing the way these storefronts
number of physical improvements in recent storefronts. Unfortunately, while these elements engage passersby, as well as engaging the
years. Streetscaping is more or less complete: create a positive downtown experience for city’s artistic movement and developing the
the sidewalks are studded with planters, trees, visitors, unmaintained vacant storefronts detract potential of the corridors alleyways.
trash receptacles, benches, and light posts. from it. There are a number of opportunities for
Meanwhile, the strip’s restaurants, offices, the further physical improvement of downtown,
Saginaw St. between 2nd and 1st, newly opened Rowe building at the center
20 Sustainable Action for Great Environments
Use of Vacant Buildings
Though some buildings may not currently • Advertisements: Some buildings are owned In terms of funding, the best case would involve
be in use, their display windows present by developers who have already completed building owners, artists, and developer willing
an opportunity to showcase Flint’s cultural other projects downtown. At the very least, to cooperate on a volunteer basis. However,
heritage, artistic activity, and commercial the displays could draw attention to those, the first two options may qualify for grant money
development. Now, these vacant facades are or give more information about upcoming that could go towards a small fee for renting
more representative of the negative aspects projects. the display space and commissioning more
of Flint’s recent history and add nothing to creative exhibits.
a visitor’s experience on the street. Instead,
before after
the Flint DDA should negotiate with building
owners to install any of the following temporary
displays.
• Public Art: Flint is home to a thriving artistic
community. Inviting local artists to decorate
the empty windows would be a way of adding
interest to the street while also supporting
the artistic movement and highlighting one
of the city’s important cultural assets.
• Information about the City: From basic
event calendars to poster boards detailing
historical milestones, there are many
options for promoting the city itself.
Promoting Flint’s historical assets would Discussions with members of the Genesee maintenance of existing historical assets.
enhance Flint’s charm and identity within the County Historical Society and The Carriage This issue stems from the lack of coordination
region, while incentivizing potential business Town Historic Neighborhood Association between the local historic districts, which limits
investors. One of the major obstacles facing emphasize the need for the rehabilitation and both funding opportunities and the economic
the city is maintenance of historic buildings and
districts, a challenge that can be addressed Hotel Durant
Smith/Aldridge House
to tax credits and grant monies. There are
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Riverbank Park, located at the intersection The park is owned by the City and maintained Building on the Downtown Flint Placemaking
of Flint River with downtown, is an award- by the Downtown Development Authority. Project recommendations to connect Riverbank
winning park, winning the American Society of However, years of only the most basic upkeep Park with downtown, there are a number
Landscape Architects Honor Awards for Parks have left the park with a negative image. The of opportunities for further improvement
and Recreation Planning in 1982. Designed by park currently suffers from an appearance of of Riverbank Park including recreational
Landscape Architect Lawrence Halprin in 1976, desolation and a lack of safety when no visitors opportunities, event programming, and physical
the park was planned as a series of 5 connected are present. design improvements.
block parks and includes an amphitheatre,
market stalls, a grand fountain, and many other The Downtown Flint Placemaking Project—a The New Directions for Public Spaces in Flint
water features designed to incorporate the collaborative effort between the DDA, plan, prepared by the Project for Public Spaces,
flows of both the Flint River and storm water University of Michigan-Flint Outreach, and the suggested that a revitalization of Riverbank Park
run-off. Project for Public Spaces that was funded by is necessary for the revitalization of downtown.
the Ruth Mott Foundation—created a plan for Through developing programming, design
the redevelopment of Riverbank Park. The plan improvements, and recreational opportunities,
cast Riverbank Park as an existing asset to Riverbank Park has the potential to transform
downtown, highlighting the amphitheatre as an into a vibrant, active, and diverse public space
important event space and the available public for the community.
space as a key component of downtown’s
landscape.
Downtown Flint and the Universities located • The Early Childhood Development Center, At Kettering University, the Student Civic
nearby all have a lot to gain from strengthening which provides childcare to community Engagement Center (SCEC) provides students
their relationships. The downtown area members and training to early childhood with opportunities to serve the Flint community,
depends on the schools to bring in student caretakers and educators and also coordinates community service
traffic, and the student population forms a • LAUNCH, which hosts workshops and initiatives with other Flint universities.
large potential user base—whether of housing, community programs to promote creativity
dining, or retail. The schools are also a source and entrepreneurship Mott Community College has recently
of excellent informational, practical, and human • Events and building services incorporated grant money into the new Flint
resources. Meanwhile, downtown serves as an • The urban health and wellness center North Central Community Outreach Partnership
attraction for prospective students and offers Center (COPC). The Center’s programming is
opportunities for civic engagement and a place designed to engage community members and
for students to apply their knowledge and organizations to address issues of housing, job
passions. training, crime prevention, and neighborhood
beautification.
The local universities have pledged their
Saginaw St
assistance and support in many ways. ML
Robert Longway Blvd
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Kettering University
21
The University of Michigan-Flint (UM-Flint) is
host to many programs that seek to extend 69 Proximity of Flint’s Higher
their resources to the greater Flint community. Education institutions
from downtown and the
Some programs at UM-Flint include: connections between them
Proximity Map
32 Sustainable Action for Great Environments
Recommendations:
The current supportive role taken by the • The universities should coordinate to • The universities should work with
universities is valuable but could be developed implement a looping shuttle that runs downtown’s numerous government and
further with a stronger partnership with the city. between main university buildings or non-profit agencies, and possibly offices
Ultimately, these partnerships, which will help parking lots and downtown residence halls. and firms to develop more internship or
shape downtown development, should seek a • The DDA should work with the DSBA employment opportunities for students.
reflection of student interests and schedules in and the universities to forge a stronger • The universities should formalize
the things that take place downtown, as well as connection between local businesses and communication with the DDA and
a sharing of resources and ideas. student lifestyles. First, they should work on downtown development partners to
bringing more students downtown, possibly advocate for student interests throughout
Public input shows that students would like through promoting “student days” that the development process.
more transportation options into downtown. involve either student discounts or sidewalk
Currently, only UM-Flint is within a comfortable fairs. Potential programming for sidewalk
walking distance of downtown, and even then, fairs could include samples and space for
some of its buildings across the river may seem student organizations and Flint agencies
too far at night or in winter. The universities looking for student volunteers to set up
could both strengthen their relationships with display tables. “Finding ways to utilize the surrounding
one another and help facilitate the movement • The DDA and other downtown groups like educational establishmentsand partnering with
of students into downtown by coordinating a the DNA or DSBA should create roles for big companies will help build the foundation for
downtown and create networking opportunities.”
loop shuttle to serve main campus buildings individual students or student committees (See Grand Rapids case study, Appendix B)
or parking areas, and downtown residence to play in the development of downtown.
halls. Such a shuttle would have to coordinate
scheduling with classes and with downtown’s
hours of operation, and may be a useful tool in
developing a downtown that stay later longer.
Flint’s current mayoral administration has economic benefits to all people. Through
initiated the Green Flint Initiative to develop providing an ecological framework for
long-term urban sustainability in the city, while environmental, social, and economic health,
enhancing the lives of Flint’s residents in their future smart growth, future land development,
environment. Current elements of the initiative and land conservation decisions are better able
include developing a curbside recycling to accommodate changing population growth
program, utilizing wastewater for energy, urban and protect and preserve community assets
farming, brownfields reuse, and the creation and resources.
of green space and access to nature for the
community. Utilizing the momentum of the current Green
Flint Initiative, the City and the DDA should direct
Protecting the natural systems of Flint must an effort to create a long-term environmental
be a priority as the city moves forward with stewardship plan that will guide future
future downtown development. Conservation, development and protect natural features.
restoration, and maintenance of functioning
natural systems protect ecosystem functions
“Urban sustainability is not just about a hike in the and provide diverse recreation, social, and
woods,” Mayor Walling Dayne Walling said during
a recent interview on April 23, 2010 as part of the
Greening of the Great Lakes conversation on News/
Talk 760 WJR. “It really is about how you make life
better for people. You have to come up with ways
to create green space and access to nature but also
develop projects in a way that are appropriate for the
Ballenger
recreational opportunities, while connecting Park
existing resources along the river. Additionally,
extending the physical space of Riverbank Park
towards downtown will increase green space Riverbank Wilson
Park
and reduce the amount of impervious surface, Mott Park Park Burroughs
Park
reducing the amount of storm water run-off and
pollutants entering the water cycle. DOWNTOWN
FLINT
Aldrich
Utilizing native landscaping in parks and along Park
Successful stewardship will require downtown coordinate development projects and downtown tasked with overseeing the economic and
stakeholder groups to make a commitment to activities, to oversee the development process, physical development of the downtown district.
working together over the long term in order to and to ensure that downtown’s character stays The DDA lists the following as its primary
maintain and promote a shared vision of what consistent with an established long-term plan. responsibilities:
downtown should be. Businesses and residents
need forums to discuss issues that are important The Vibrant Downtown plan proposes a • Development and advocacy of long range
to them, as well as a clearly defined downtown stewardship structure that includes the plans for the reuse of vacant facilities
manager to help them implement ideas that will Downtown Development Authority, the • Acquisition and disposal of property
improve the downtown experience. Meanwhile, Downtown Small Business Association, and • Restoration and preservation of old
the district as a whole needs this manager to the Downtown Neighborhood Association. buildings
These organizations already exist in Flint, but • Correction and prevention of deterioration
their roles need to be more clearly defined, • Promotion of economic development
especially in relationship to one another. projects in Downtown
Flint has a Downtown Development Authority • Managing off-street and on-street parking
facilities
• Maintenance and beautification throughout
the District
Recommendations
Programming provides residents with four seasons would help maintain consistency • The DDA should form an events
opportunities to stay downtown, and attracts of activity downtown. This consistency could subcommittee within its Marketing and
visitors to the district who might otherwise have further be established through ongoing weekly Planning Committee. This subcommittee
chosen alternate venues. A number of festivals or monthly events (such as a specific activity would develop a formal submission and
and celebrations currently take place downtown, every Friday evening). review process for the programming of
but the community should encourage further year-round events. Because these events
diversity in programs to meet the needs of are intended to draw all members of the
residents and attract students and visitors. One community together, the committee would
thing that would facilitate this is the creation of endorse those that are non-biased, open,
an easily accessible process for community and which reflect the community’s interests.
groups—such as cultural associations, • The DDA should create and maintain a
religious organizations, non-profits, and student website that contains a complete listing of
groups—to organize events through a central all of the events taking place downtown, as
downtown management body. Ideally, this body well as their dates, times, and details.
would be the DDA. • The DDA should offer planning support for
event organizers by keeping records of
Public input consistently highlights a desire for details of past events, including contacts,
family friendly programming such as outdoor venues, pricing, catering, security, and
movies or concerts, including those using existing funding sources. This resource should be
space, such as Riverbank Park. Community made readily available to people who are
members have also expressed a desire for more interested in hosting events downtown.
student activities and opportunities downtown,
particularly free and affordable programming
options. Furthermore, programming that is
spread evenly and frequently throughout all
44 Sustainable Action for Great Environments
Develop diversity of uses
A common theme in interviews, conversations, Meanwhile, the downtown district does not
and public input sessions with members of the have to wait to employ measures to support
downtown community was a demand for more the ventures of entrepreneurs who are already
variety in the types of businesses downtown, willing to take more risk. Downtown partners
offering a range of products and services. committed to nurturing development should
Common requests are for convenience retail, be especially supportive of local businesses,
such as a drugstore, and specialty retail, which add to the city’s uniqueness by
such as boutiques and crafts. Most downtown representing its local character. Flint LISC,
stakeholders seem to be aware of this demand, the DDA, and other partners should work to
including developers, but the question is create a business incubation and support
whether and how to encourage such a range center where entrepreneurs can easily access
when there is no guarantee that the area has advice, a review of their plans by someone
enough users to support them. The current who understands city and state ordinances,
development pattern, which is mixed use that and information regarding potential funding
typically stacks offices and lofts on top of sources.
ground-level food service, is the result of careful
“...You have to stay positive… setting up a business strategizing by developers who are waiting for
in downtown is a huge gamble that people should
be willing to take because it is fun and being a part that guarantee. For further discussion, see
of the revitalization effort is amazing…” Scott Whipple’s interview in Appendix C.
(Tami O’Neill Harchick, Owner, Garibella Salon; See
interview, Appendix C)
North Downtown
Vehicular Pedestrian
Wayfinding refers to a system of signs and The downtown corridor lies within one mile of Signs meant for pedestrians can serve two
maps designed to help people navigate an I-69 and I-475, and within five miles of I-75. functions. First, they indicate that walking is
area. This plan recommends that downtown However, no clearly indicated paths exist a safe and acceptable method of exploring
Flint implement wayfinding signs throughout between the interstate ramps and Saginaw downtown and nearby neighborhoods like
downtown and in nearby neighborhoods. The Street. There should be signs to direct traffic Carriage Town and the Cultural Center. They
addition of wayfinding signs and directories will along an efficient path into downtown and reinforce the idea that downtown is not isolated
help guide infrequent visitors to Saginaw from towards public parking structures. In the same from these areas. Second, they can inform
the highway and other entrance points. They vein, there should be signs to help people return people about potential activities and attractions,
will also help define the spatial relationships to the highways from downtown. This would be and encourage people to visit them by making
between downtown’s landmarks and especially useful for newcomers and infrequent them easier to find. The City of Ann Arbor uses
attractions, as well as downtown’s relationship visitors who are unfamiliar with the area’s one- signs that state the distance between locations
to surrounding areas. way street system. both in length and in the amount of time it takes
• Signs directing traffic to and from highway to walk that distance. The signs can direct
Scale entrances and exits pedestrians towards well-maintained connector
Wayfinding signs and directories should serve • Signs directing traffic to and from major streets that are fitted with amenities like lighting
the different modes by which people access roads, neighborhoods, parks, the Farmer’s and planters that can make walking a safer and
downtown. Market, and the universities more pleasant experience.
• Signs directing cars towards parking
structures
Flint’s downtown should be a pedestrian- Both the Uptown Reinvestment Strategy and Developing multimodal forms of transportation
friendly environment that attracts residents from the Flint Cultural Center Master Plan express into downtown, particularly via bicycle and
all over the city. Currently, the automobile and a need for a developed connection between pedestrian trails, will encourage more people
roadways serve as the major linkages between the cultural center through downtown into to go downtown from adjacent neighborhoods,
Flint’s major landmarks, institutions, and UM-Flint campus. Additionally, it is difficult to including Grand Traverse, Carriage Town,
neighborhoods. Few safe pedestrian pathways navigate the intricate web of highway systems the Cultural Center, and the three university
or bicycle paths currently exist. Reliance on the into downtown that lead towards the UM-Flint campuses. Accessibility for diverse users and
automobile to draw users to downtown severely campus. an availability of transportation options will
limits a diversity of users. further encourage downtown activity.
FLINT NEIGHBORHOODS
Buick City
Kearsley-Longway-Eastside
Cultural
Center
Mott Community
University of College
Michigan-
Flint
DOWNTOWN
FLINT
Kettering
Glendale Hills University
Grand Traverse
Neighborhoods Map
The downtown area needs to implement a Parking management falls under the The Flat Lot, a surface parking lot owned and
constructive planning approach to parking that responsibilities of the DDA, which recently operated by the DDA that occupies a full city block
will identify the locations best suited for parking constructed the Rutherford parking deck at the along Saginaw, is the quintessential example of
and direct motorists there, make the existing intersection of Kearsley and Beach Streets. low-intensity parking disrupting the urban fabric
parking infrastructure more profitable, and Unfortunately, the structure was not as profitable of Flint’s downtown core. Countless public input
encourage policies that will reduce the amount as the DDA had projected and revenue could responses call for new development on that
of surface area devoted to parking while not cover the cost of the project. The City of site, and suggested uses run the spectrum from
promoting density and redevelopment. Flint had to draw from its general improvement public park space to a mixed use project. The
fund to pay the remaining balance. While there University of Michigan-Flint Campus Master
may be other factors involved in the revenue Plan, produced by Sasaki, recommended that
shortfall of the structure, the most critical the site be developed jointly by the City and the
seems to be demand that was far less than University as a park and plaza space, a new
the DDA had anticipated. The existing supply residence hall, and potential retail uses in the
of downtown parking, whether in surface lots ground floor such as a bookstore, small cafe,
or along the curbs, is too large. The DDA, or or neighborhood retail. In the presence of so
one of its partners in downtown development, many ideas, and due to the high-profile nature
needs to create a comprehensive parking plan of the site, any redevelopment process should
to reduce the supply of parking, targeting the include a vigorous public input phase. However,
least spatially efficient sites first. without guarantees that ample convenient
parking exists outside of the Flat Lot, the DDA
is reluctant to begin redevelopment. That is why
a complete count of available parking areas,
and a plan to use them as part of an integrated
Example of potential metered system, is so important. SAGE conducted a
parking solution
preliminary count and found…
60 Sustainable Action for Great Environments
South Downtown
North Downtown
Parking Map
Social Justice is an elusive concept that Already, many students and residents have Though unequal representation has been
centers around notions of equity, impartiality, expressed that they cannot frequent restaurants an obstacle in the past, initiatives like the
and opportunity. Flint needs to recognize the downtown because of budgetary constraints, Neighborhood Action Sessions used by Mayor
role that it plays in community stabilization and that even the lower-priced lofts are far from Walling’s administration to gather public input
during periods of rapid growth and change. affordable. Some have also noticed that not are the kind of inclusive policies that will help
Redevelopment can present threats to any many socio-economic groups are represented the community move forward. Additionally,
community, often because of its ties to economic in the downtown business community. Those Flint is home to a large network of dedicated
growth. In particular, gentrification may be spearheading the development effort should community leaders, and their ability to facilitate
a challenge that the downtown community stay mindful of these challenges, and look to discussions between different components of
will face in coming years. If redevelopment is Flint’s strengths to resolve them. Flint’s population is extremely valuable.
successful, the value of space downtown is
likely to increase. This could lead to questions
of affordability in terms of the products and
services available, and even of starting and
maintaining business operations.
Recommendations:
The Neighborhood Action Sessions represent • The community should acknowledge deeply
an important dynamic of the community rooted and contentious issues.
engagement process. These sessions were • Facilitators should bring discussions of
initiated by the mayoral administration, but have these issues into open forums that are
been guided by community activists familiar accessible to all.
with the needs of their neighborhoods. This • The community should use the relationships
relationship between the City and community created through dialogue as tool to move
representatives shows that cooperation and forward.
communication are key. Through this and similar • In collecting public input, facilitators should
efforts, Flint can ensure that development consider issues of accessibility. They
decisions are responsive to the needs of the should offer a variety of meeting times
people, grounded reality, and supported by the and locations, provide adequate notice of
community. meeting schedules, and offer alternatives
to public meetings such as online or mail-in
surveys.
• The development community should
recognize the spectrum of ways different
people can benefit from downtown
redevelopment. The DDA especially
has a responsibility to balance the uses
developed downtown in terms of the people
served. The DDA should consider things
like affordability and the benefits of public
versus private spaces.
The next step for downtown Flint will be to must recognize that the key to successful community building, downtown Flint needs
define the working relationship between the redevelopment is a shared vision among to plan. The recommendations contained
many partners involved in its development. all members of the community. The City’s within this report are meant to help downtown
Essential to this process will be the improving Neighborhood Action Sessions have already express the true character of its community
the capacity of the Downtown Development given us a glimpse as to what that might be. and preserve that into the future. The last
Authority so that it can effectively manage Once downtown Flint has its own personal word on this project will be a simple guiding
development activity. However, all downtown vision, community members can use that question: Who does this downtown belong to?
stakeholders have a part to play in ensuring vision to plan. Through all of the self-definition,
that cooperation runs smoothly. Everyone drawing of connections, revitalization, and
Background
Establishment
Grand Rapids was founded in 1836 on the Grand River. The first formal census in 1845 reported
the city had grown to a population of 1,510 and encompassed an area of 4 square miles. When the
city was officially created in 1850 it had grown to 2,686 inhabitants and by 1857 the city boundary
totaled 10.5 square miles. 1
Industry
Grand Rapids had long been know as a center for furniture and automobile manufacturing. From
1880 through 1922 Grand Rapids saw the growth of the furniture industries including the arrival
of Sligh Furniture Company (1880)2, Kindel Furniture Company (1912)3, and Hekman/Woodmark
Furniture Company (1922).4 Today, many major furniture manufacturers are still headquartered in
Grand Rapids including American Seating, Steelcase, Haworth, and Herman Miller.5
Turning Point
In the 1980s economic decline, suburban flight, and falling sales caused major department stores
Lazarus, Jacobson’s, Sketetee’s, and Wurzburg’s to close or consolidate leading to the downfall of
downtown. Although reinvestment efforts started during this tumultuous time, economic developers
and city officials believe that the turning point of the downtown area occured in the mid-1990s
with the development of the Van Andel Arena.6 Since opening in 1996, the Van Andel Arena has
become one of the highest performing arenas in the country for its size.7 Over the last 20 years,
revitalization has continued with the redevelopment of the west shore of the Grand River, as well
as projects like the Gerald Ford Presidential Library, the new Grand Rapids Public Museum, and
70 Sustainable Action for Great Environments
the downtown campus for Grand Valley State University.8
Revitalization Strategies
Public/Private Partnerships
One of the driving forces that account for the success of Grand Rapids is attributed to the vitality
of public/private partnerships with big companies with roots in the city like Steelcase, Amway, and
Meijer. Many of the buildings on the Grand State Valley Campus and downtown bear the names of
the business leaders such as Meijer, Devos (Amway), Stryker, and Pew (Steelcase).9
Life Sciences Cluster
In 1997, the area’s two largest hospitals merged to form Spectrum Health. This was one of the most
significant elements of Grand Rapid’s redevelopment and laid the foundation for the concentration
of health care assets in one part of the city know as the “Medical Mile,” along Michigan Avenue.
In 2000, the Van Andel Institute was created to support efforts to make Grand Rapids a leader in
medical science and education. It is estimated that the Institute brings in $30 million to the local
economy each year. Additionally, Michigan State University recently announced that it will build a
$70 million medical school in Grand Rapids.10
Renaissance Zone Program
One of the smartest incentives for downtown development was the creation of the Renaissance
Tax Free Zone. It allowed eligible businesses and residential homes be exempt from paying Grand
Rapids City income tax, Michigan income tax, Michigan SBT tax, and Property tax until 2009.
When the benefits expired in 2009, recipients were responsible to pay 25% of their tax burden,
50% in 2010, 75% in 2011, and 100% from 2012 on. This act has been a positive economic
stimulus, and has expanded to similar programs encouraging rental properties and condominium
development.11
Implications
Grand Rapids’ success can be attributed to the identification of how to use its main resource,
the river, innovative tax incentives, creation of a life sciences corridor, and partnerships with big
businesses and Michigan State University. Learning from these efforts, there is an opportunity to
successfully promote growth of the downtown area and re-frame Flint’s character from an industrial-
based economy.
Though Flint does not have a major river on which to focus, it has many other assets to develop
the downtown area. It has support organizations like the Mott Foundation, the Genesee Institute,
and LISC that are dedicated to redevelopment. It has a groundswell of local agricultural initiatives,
many local private businesses, and is host to a variety of academic institutions including University
of Michigan-Flint, Kettering University, and Mott Community College. Finding ways to utilize the
surrounding educational establishments and partnering with big companies will help build the
foundation for downtown and create networking opportunities. Some companies in the area include:
Amtrak
Rowe Professional Services Company
Citizens Bank
A program that is garnering momentum in Flint is the idea to create a vibrant core for commercial
business and gradually develop sections of downtown around it. In the last 5 years, the most recent
Sustainable Action for Great Environments 73
Downtown Grand Rapids
example is the blocks between 1st and 3rd street. As this model begins to flourish, downtown Flint
businesses can use some of the strategies implemented in Grand Rapids over the last 20 years to
greatly increase efficiency, improve the development, and attract public interest.
Resources
1. Official Site of Grand Rapids, Michigan. Grand Rapids Historical Perspective. Retrieved February 24, 2010. Available from www.
ci.grand-rapids.mi.us/index.pl?page_id=12
2. Sligh Furniture Company. History. Retrieved February 23, 2010. Available from www.sligh.com/history.php. 2010.
3. Kindel Furniture. History. Retrieved February 23, 2010. Available from www.kindelfurniture.com/history/. 2009.
4. Hekman/Woodmark Furniture Company. Hekman History. Retrieved February 23, 2010. Available from www.hekman.com/Info/About/
Hekman.aspx. date=2007
5. About Steelcase: www.steelcase.com/na/about_steelcase_ourcompany.aspx?f=10036
6. Sustainable Land Development Today. The Revitalization of Grand Rapids Retrieved February 23, 2010. Available from www.
sldtonline.com/content/view/132/37/
7. Ibid.
8. Ibid.
9. Ibid.
10. Ibid.
11. Grand Rapids Real Estate Musings. How Smart government is Revitalizing Dowtown Grand Rapids, MI.
Retrieved February 24, 2010. Available from sellgrandrapidshomes.wordpress.com/2008/02/08/how-smart-government-is-revitalizing-
downtown-grand-rapids-michigan/
12. Sustainable Land Development Today. The Revitalization of Grand Rapids Retrieved February 23, 2010. Available from www.
sldtonline.com/content/view/132/37/
13. Downtown Grand Rapids. Downtown Resources. Retrieved February 23, 2010. Available from downtowngr.org/about_us.php Center City
14. Ibid.
15. Sustainable Land Development Today. The Revitalization of Grand Rapids Retrieved February 23, 2010. Available from www.
sldtonline.com/content/view/132/37/
1
Maps 1. MSU Secchia
1. Official Site of Grand Rapids, Michigan. Map of Downtown. Retrieved February 24, 2010. Available from www.ci.grand-rapids.mi.us/ Center
index.pl?page_id=203 2
2. Official Site of Grand Rapids, Michigan. Center City. Retrieved February 24, 2010. Available from www.ci.grand-rapids.mi.us/index.
pl?page_id=10523 2. Van Andel
3 Institute
3. Devos Place
4 4. Amway Grand
Plaza Hotel
5. Van Andel Arena
Tami O’Neill Harchick is originally from Davison, MI, approximately fifteen miles east of
Flint. Her decision to open Garibella Salon downtown was driven by multiple factors including a
demand from the college students, tax breaks for locating in a Renaissance Zone, less expensive
rent, and being located in a brand new building. Additionally, she has family connections to the
historic Torch bar and grill in downtown. Garibella salon was opened on December 2, 2009. It is
part of the crop of new businesses on Saginaw Street between 1st and 3rd.
Key Themes and Lessons
Resurgence
Over the last five years, a resurgence of new businesses and residential areas have
sprouted up in downtown Flint. It is part of a continuing effort to change the area and create
a core of activity in the city. Businesses owners have met the efforts with resilience and are
creating a tight knit infrastructure with the intent to reframe downtown. When I asked Mrs.
Harchick to name one thing that anyone looking to develop downtown Flint should keep in mind,
she responded that “you have to stay positive. Setting up a business in downtown is a huge
gamble, but a gamble that people should be willing to take because it is fun and being a part of
the revitalization effort is amazing!” Many of Mrs. Harchick’s comments in this interview were
filled with passion and a sense of esprit de corps.
Mrs. Harchick was adamant about expressing her role to in the effort to rebuild and
revitalize the area. She acknowledged that not that many people are aware of the effort, and
that many who live around Flint are still afraid of the negative stigmas caused by the attraction
of crime and homeless people after the collapse of the auto industry. When asked about being a
part of the revitalization effort she commented that “more and more the news is broadcasting all
the changes that have started happening” acknowledging the opening of new businesses.
Sustainable Action for Great Environments 75
Increasing awareness of Flint’s revitalization of downtown was a major theme of the
conversation. To get a more focused understanding, I asked her what she did to get word out
about the salon. She replied that most of the salon’s advertising is primarily conducted through
word of mouth and targeted at the downtown area. According to Mrs. Harchick, during the week
there are five thousand people in downtown. One of the most effective ways of spreading the
word is to approach people on the street or talk to people who walk by the salon. Other ways
of creating awareness include meet-and-greets, some television and radio promotion, and
Facebook. While Mrs. Harchick is reaching people in the downtown area, creating awareness in
the greater Flint area was not the case. As it stands, downtown exists as a pocket of activity that
has yet to get regional recognition.
Downtown character
Though the goal is to recreate a downtown that will attract business, Mrs. Harchick
expressed that a sense of history must be maintained. In particular, she felt that the buildings,
the arches, and the brick paving were an important elements of that character. She described
the area between 1st and 3rd Street as being the place in which all the action happens. When
asked about how she envisioned downtown in the next five years, Mrs. Harchick responded that
she “would like to see a clothing store or boutique, a pharmacy and different things to complete
downtown, so college students could have accessibility to everything they need.
Part of talking about character, was addressing the challenge of rebranding Flint as a
college town. Mrs. Harchick voiced her frustration about the University of Michigan-Flint’s policy
about not advertising on campus saying, “None of us can let them know what we’re doing...I have
heard several other business owner say they don’t even know we’re here or they don’t know the
specials we’re running or anything about it.” Though 500 students now live in the dorms now and
many more will be moving into the newly refurbished Hotel Durant this summer, the Unversity’s
unwillingness to cooperate is still a point of contention that hinders growth.
76 Sustainable Action for Great Environments
Despite the struggles with the university, new business developments are attracting a
wide range of customers including an elderly generation who remember what downtown Flint
was like in the 40s, 50s, and 60s. As Mrs. Harchick put it, “For them, coming to shop downtown
with their parents and eating on Sundays at the Durant Hotel was a huge deal, so to see that stuff
coming back is really exciting.” She also talked about how the salon brings back memories for
several old ladies who come in for perms and roller sets. This resurgence has not only added a
spark to the community, it has brought back some of the character of downtown by bringing back
the people who new what it was in its glory days.
Throughout the interview, Mrs. Harchick emphasized the family atmosphere of downtown.
She talked about how the salon has become a node for people downtown. It has attracted a
variety of customers and “regulars” who often just come to visit. She referred to her relationship
with other business owners as neighborly. They support each other by spending money at each
others shops, and they socialize outside of work regularly. When asked about any politics or
challenges dealing with other owners, she responded that the downtown community was made
up of people who wanted to be there, and that politics between owners was not a factor.
Community is further promoted by an agreement with Uptown Reinvestment that
promised to encourage a local business focus and not let big store chains come in that would
hurt them. Mrs. Harchick commented that this promise was one of the incentives that attracted
her to downtown. It is an important committment to Flint’s business owners, who have invested a
lot of money.
Implications
Though initially we had thought of physical design as a focus of creating a vibrant
character, it has become increasingly clear that downtown Flint is made up of more than just
buildings, streets, and landscapes. This interview has underscored the importance of thinking
about downtown by understanding the people. Moving forward, it is vital that the group integrate
Sustainable Action for Great Environments 77
this sensibility into our understanding of what we hope to contribute back to the community.
Talking to Mrs. Harchick, I realized that dowtown Flint is a place of hidden stories. The
efforts to regenerate activity and promote life in downtown are not being allowed to flourish in
greater Flint, and are still overshadowed by the associations with the fall of the auto industry. As a
result, only a small contingent of people are aware that a rebirth is taking place in downtown. This
interview can teach us that the creating awareness about what is happening in downtown has to
be a main part of its revitalization. Furthermore, the awareness needs to include the sentiment
that a new generation is driving the regrowth and creating their own town - one that eliminates
the reliance of a major industry and is deeply rooted in local businesses.
Finally, the interview was important to remind us about our role in this project. We must
recognize that the people of Flint were there before we started the project and will be there
after we leave. Mrs. Harchick’s passion and connection to the community made this project
meaningful, and made it clear that it would be a mistake to continue to think of it as learning
experiment.
The following is a summary of an interview with Scott Whipple of Uptown Developments, LLC
conducted on March 15, 2010. One goal of the interview was to help our team better understand
Flint as an environment for development—whether projects there tend to be successful,
what obstacles developers can expect to encounter, as well as what opportunities developers
might use to their advantage. I’d like to draw your attention his insights regarding downtown
development patterns, the difficulties that developers face when securing financing, and
downtown’s pre-existing assets, as well as my own assessment of what they mean for our project.
Here are the lessons we took away from this portion of the interview:
1) We realized that we may not want to encourage the development of national chains just yet. One
of our main goals for this project is to foster a unique character and sense of place in downtown
Flint, and we agree with Scott that the best way to do this is to encourage local entrepreneurs
to develop their own ideas. Though we feel that there may be a time in the future in which
the presence of chains will be both advantageous and complementary, we have removed the
development of chains from our list of short-term objectives in favor of incubating local businesses.
2) Based on conversations and interviews with other downtown stakeholders, we do expect to find
a demand for retail businesses and more affordable housing. If this happens, LISC and its partners
should be prepared to start a conversation with Uptown Developments about moving into a phase
Sustainable Action for Great Environments 81
in which they are ready to develop these uses. However, because they may be reluctant to deviate
from their current plans, we should consider methods of meeting their main condition: critical density.
Project Financing
I also asked Scott to walk me through the development process. From his account, I found
that financing seems to be the greatest concern for Flint’s developers. Uptown always begins
the process by determining the project’s costs and then securing all of the financing before
construction. They also try to identify a strong anchor tenant willing to sign a longer lease (about
ten years), which helps them in acquiring bank loans. Once Uptown has raised enough capital,
construction can begin. Unfortunately, the difficulty for most developers is in raising capital.
Uptown seems to be generally successful in terms of financing—they work hard to secure funds
from agencies and organizations including LISC, the City of Flint, the State of Michigan, the U.S.
Department of Housing and Urban Development, and the Mott Foundation. Recently, they have
been able to take advantage of tax credits for historic, brownfield, and new market developments.
However, Scott attests that many smaller developers and property owners simply cannot find
financing for their projects. He says that the primary reason is that banks are just not lending.
Here are the lessons we took away from this portion of the interview:
1) Financing is perhaps the greatest obstacle for downtown development. When we
begin our discussion of implementation tools for small-business incubation and façade
improvements, we will really need to consider ways of helping owners locate funding
opportunities. Entrepreneurs may need a resource to make this crucial step less daunting.
2) Because one of the biggest problems is the unwillingness of banks to lend in the
current economic climate, I might suggest that LISC and its partners begin a dialogue
to determine the conditions that banks would like potential borrowers to fulfill. We may
82 Sustainable Action for Great Environments
also consider approaching long-time funders like the Mott Foundation for opportunities to
reserve more grant money for private development projects that will benefit downtown.
1) Flint in the summertime is growing more and more active. The city already hosts two
large annual events in the summer, as well as the Flint Art Fair and Tunes at Noon along the
riverbank. Scott reports that all of these events are well attended, which implies that the area
does have a base of users seeking to take advantage of downtown amenities where they exist.
2) Our team was curious about downtown’s potential for cart- or kiosk-based businesses, and
I learned that Flint had at least two of them last summer (the Flint Crepe Company and a hot
dog stand). This means that there is groundwork for permits for these types of businesses,
which could potentially play a role in bringing more activity and diversity to downtown.
3) Though development faces its share of political stress, overall City Council and the
mayor’s office have been receptive to Uptown Development’s work. Scott attributes this to
the shared vision that the people of Flint have in common for the first time in many years.
Many people are optimistic about Flint’s prospects under the Walling administration,
and even though the City continues to lose revenue (or perhaps because of this),
we should be emphasizing all downtown partnerships, especially those with the City.
Sustainable Action for Great Environments 83
When I asked Scott what actions he believes would realize our vision of a vibrant,
active, and diverse downtown, he said, “We need to keep doing what we’ve been
doing.” Specifically, he meant developing downtown’s open spaces and creating high-
quality, exciting housing. We need to find ways to fuel the passion for redevelopment
that already exists within the community, and encourage those with similar missions.
Introduction
SAGE consulting reccomends implementing a constructive planning approach to parking that’s
consistent with the goal of enhanced downtown connectivity. The underlying principles behind
this objective are 1) to steer motorists to the locations best suited to parking, 2) to make the City’s
existing parking infrastructure more profitable, and 3) to encourage policies that reduce the total
parking footprint while promoting density and redevelopment.
The Future Role of the DDA
Downtown parking is currently managed under the auspices of the statutorily enabled Downtown
Development Authority (DDA). To implement a comprehensive parking plan, Flint should seek
first the cooperation of the DDA. If DDA rejects the plan, substantial reforms of downtown
parking will require amendments to Flint’s zoning ordinance to restore some measure of control
to the City. This is, however, as opportune a moment as there has ever been for the City to
constrict the powers of the DDA. The DDA is currently operating with an interim director, and the
terms of its board members have expired. Furthermore, the recent failure of the DDA to service
its first debt payment on its newly constructed Rutherford parking deck required the City to draw
from its general improvement fun to “bail-out” the DDA. The parking garage snafu thus weakens
the credibility DDA as effective managers of parking and as stewards of Flint. The situation is so
bad that one City Council member recently proposed that the City contemplate selling the new
garage to a private contractor, presumably absorbing a huge loss.
The Future of the Rutherford Garage
Rather than selling the foundering new garage, the City should instead adopt a comprehensive
parking plan that redirects parking demand from its surface lots to the higher-intensity parking
infrastructure. The new garage should be seen as an asset--not a liability--toward creating a
Sustainable Action for Great Environments 85
vibrant downtown. Doug Kelbaugh writes that contemporary downtowns cannot exist without
parking garages, which accommodate the car while minimizing its footprint. In contrast to the
recent experience in Flint, parking garages can also be very profitable ventures. There are
quarrels between the City and the DDA over who’s to blame for the staggering revenue shortfall
of the new parking deck, but it’s clear that a critical factor was a function of the demand for
parking being drastically less than the DDA anticipated. In simple terms, this is because the
existing supply is vastly too great, and the comprehensive parking plan should aim to reduce the
supply, targeting the least spatially efficient parking sites first.
The Future of the Flat Lot
Parking in Flint is plentiful and cheap. This is as obvious from the aerial views of Flint’s vast
half-occupied downtown surface lots as it is on the ground. The “flat lot,” a surface parking lot
occupying a full City block along Saginaw Street in the core of downtown, is the most egregious
example of low-intensity parking disrupting the urban qualities we hope to foster in downtown.
Sue Peters described the presence of the “flat lot” as both a bane of urban density and a
reminder of earlier failures to redevelop Flint.
SAGE Consulting recommends the immediate closure of the “flat lot” to automobile parking, and
feasibility study regarding the reuse of the other surface lots downtown. The “flat lot,” despite
its convenience to parkers, would be barricaded at its access points. In lieu of plans to develop
the “flat lot,” the City should invite temporary uses to occupy the site. Doing so will prevent a
reversion of the site to parking and contribute to downtown vibrancy. One such temporary use
that should be encouraged is the food cart, a business model that appeared to thrive downtown
before it was disallowed by the City. Food carts must in turn be enabled by a zoning ordinance,
and the City Council should rethink its prior aversion to the business type. Portland, Oregon—a
paragon of downtown vibrancy—has enabled cart businesses to occupy its former flat lots.
These cart businesses are flourishing—they number in the hundreds—and the cart model has
86 Sustainable Action for Great Environments
become a de facto incubator of upstart brick-and-mortar business around the City.
The Future of Curb Parking
To offset the loss of parking revenue caused by the closure of the “flat lot,” the City should
restore metered parking to Saginaw Street. Flint’s City Council has also recently discussed
installing parking meters for its presently unmetered curb spaces, an action that would likely
require an amendment to the zoning ordinance to wrest parking authority from the DDA. The
City has approximately 100 of its formerly active meters in storage, but at least 300 curb spaces
to account for. The City hasn’t had meters downtown for three years because of theft and
vandalism. Michael Freeman, the former director of the Local Initiatives Support Corporation
(LISC) in Flint, informed us that, “the old meters were plastic. You could literally hit them with
your shoe, and the money would pour out.” Rather than selectively reinstating these shoddy
devices, new “pay-and-display” meters should be installed throughout downtown. The economist
Donald Shoup argues that these meters are more profitable and easier to maintain in the long-run
than mechanical meters. Shoup contends that even though a City will endure a short-term loss
from general fund to finance the installment of the new technology—the common rationale for
resisting the change—it would be sound fiscal policy for many cities to do so if demand for space
is sufficiently high. The “pay-and-display” meters currently being used in Ann Arbor, Michigan do
not have the vulnerability to vandalism that Flint’s former meters had, and the new meters allow
for the use pricing policy,of credit cards, which are replacing cash as means of exchange.
In addition to replacing the parking revenues lost due to the closure of the “flat lot,” much of the
displaced parking can be replaced through orienting curb parking spaces diagonally rather than
parallel to the road curb. Charging an appropriate price for curb parking ensures its availability
and increases turnover. the policy of charging the right price for curb parking is friendly to
downtown business, and it can be a reliable source of revenue to the city as well.
Conclusion
Sustainable Action for Great Environments 87
According to the Code of the City of Flint, prospective developers are not required to provide
off-street parking in the D-4 Metropolitan business district, which includes much of downtown.
This policy allows the developer to use his or her judgment as to how best to provide for parking.
The policy also means that new developments in downtown Flint will increase densities and not
merely displace low-intensity parking.
The case should also be made to the City Council—whose members are concerned about
revenue loss and any depletion of the City’s general fund—that steering the demand for parking
to the City’s underused garages, restoring metered parking on Saginaw, and re-pricing of the
City’s parking supply will more than offset the loss in the long run. Furthermore, temporarily
using the “flat lot” as a public space and cart business incubator has the potential to enhance
downtown vibrancy while making a valuable social contribution in Flint.
1 Longley, Kristen. “City of Flint targeting loophole on downtown parking tickets,” in The Flint
Journal. Feb. 4, 2010.
2 Longley, Kristen. “City of Flint tax dollars could be on the hook for payment on $10M downtown
parking deck loan,” in The Flint Journal. Jan. 17, 2010.
3 Longley, Kristen. “Parking meters could be returning to downtown Flint streets,” in The Flint
Journal. Jan. 20, 2010.
4 Shoup, Donald C (2005). The High Cost of Free Parking. APA Press: Washington, DC. p. 171,
529.
5 City of Flint, Michigan Municipal Code § 50-139. SCHEDULE OF REQUIRED OFF-STREET
PARKING SPACES.
6 Kelbaugh, Douglas S (2002). Repairing the American Metropolis: Common Place Revisited.
University of Washington Press: Seattle, WA. p 151.
This memo discusses the implementation of tax incentives to spur economic development in down-
town Flint. Using the current Tax-Free Renaissance Zone Designation in Flint, an analysis of the
costs and feasibility of the current designation is conducted to determine appropriateness of con-
tinued implementation. This memo concludes with specific recommendations for modified imple-
mentation through the development of an evaluation plan, implementation of a measureable tool
to determine loss of tax benefits over time, phasing out of tax benefits at a slower rate , securing
of alternative funding sources for Long-Term Business Stability, and pursuing renaissance zone
designation extension of all properties.
Tax Free Development Zone - Designated in 1997, the Flint Renaissance Zone now consists of
7 districts and includes 55.1 acres in downtown Flint (see table 2 on page 2). A renaissance zone
is designated by the state per Public Act 376 of 1996, allows for the creation of tax-exempt zones,
and is designed to encourage growth in Michigan communities experiencing economic dis-
tress.
Benefits to Eligible Businesses and Residents
1) State Taxes Waived- Personal income tax, single business tax, and tax state education.
2) Local Taxes Waived - Local income tax, real property tax on operating mills, and personal
property tax on operating mills.
3) Grants and loans for site development needed to support projects that create private
sector jobs.
Intended Goals of the Designation
1) Attract new private investment in the commercial, industrial, and residential sectors of the Flint
economy
2) Provide job opportunities
Sustainable Action for Great Environments 89
3) Rebuild Flint’s economic base and generate funds to replace worn out infrastructure.
4) Serve as a catalyst to foster economic opportunities and growth in neighborhoods suffering from
disinvestment.
5) Enable Flint to compete globally for new business opportunities.
Eligibility for Tax Exemptions
Any business or resident that is presently occupying or moving to a renaissance zone may
be eligible to receive tax benefits if they are not delinquent on taxes and the property is in compli-
Table 1 - Flint Renaissance Zone Tax Exemptions
ance with state and local building requirements. The Michigan Economic Development Corpora-
tion and legislative body of the exiting community must approve a business with 25 or more full time In August of 2008 a resoluation was approved
employees wishing to relocate to Flint’s Renaissance Zone from another community. granting a 15 year extension on Flint’s
Feasability of Implementation - Staffing, Financial, + Politial Costs Renaissance Zone until 2023 for 3 newly
Implementation of the renaissance zone designation requires costs related to staffing, financial, redeveloped properties on Saginaw Avenue.
and political capital. In determining the feasibility of continued implementation, these costs must (Wade Trim, the 500 block, and the Rowe bldg).
be taken into consideration
Staffing Costs
Administrative tasks related to the promotion of the tax incentive to draw business’ to downtown
Flint.
Tracking and collecting of necessary data from businesses and individuals within the zone.
Developing and implementing an evaluation of the Flint downtown district renaissance zone in
meeting its goals.
Staff time of all organizations and agencies responsible for aspects of implementation. For Ex-
ample Time spent determining business and resident eligibility by the Michigan Economic Develop-
ment Corporation, Flint City Council, & City Treasurer
Financial Costs
Potential tax-base loss from businesses that would have the means to exist regardless of the des-
90 Sustainable Action for Great Environments
ignation.
Political Costs
As the programs is already existing within the community, political costs would relate to modifying
and extending the designation. Political strife may occur with other communities if businesses and
residents who are paying into the tax base become frustrated that those in the renaissance zone
are not.
Appropriateness of Continued Implementation
During the 1990’s economic activity in downtown Flint was at a standstill, attracting few visitors and
offering few amenities. In the last 10-15 years, Flint has seen an increase in residential occupation,
new restaurants, and new opportunity for activity downtown. Blackstones, Brown Sugar, Lunch
Studio, and Wise Guys Pizza have all started up since renaissance zone designation. Yet, with
designation set to expire in 2015, success of the designation must be analyzed to determine
the appropriateness of continued implementation.
Determining the success of increased economic development in the downtown district of Flint, due
to its designation as a renaissance zone, requires an understanding of how business growth,
job opportunity, and downtown activity have changed since the start of the program. Few, if
any, evaluation tools appear to be in place to determine whether the renaissance zone program is
meeting its goals. If an implementation extension is considered, an evaluation plan should
be developed.
Additional Information Needed for Evaluation
1) # of Business’ downtown annually starting in 1997. This data should track type of business, size,
# of employees, and # of patrons.
2) Survey of business owners to find out what impact the renaissance zone has had on drawing
them to the area and/or maintaining business downtown.
3) Annual Report of financial tax loss to determine availability of future tax base.
Sustainable Action for Great Environments 91
4) Report on openings and closings of business’ starting in 1997
5) # and type of job opportunities created and lost since 1997
Long-Term Business Sustainability
In 2015 most business properties will no longer receive tax exemptions in downtown Flint, with
the exception of 3 properties set to expire in 2023. Currently in place is a system in which, within
only 3 years, tax exemptions drop from 100% to o% (see table 1 on page 1). Based upon time,
the measurement is arbitrary, and not based upon economic reality of the business or district. If
an Implementation extension is considered, a measureable tool for tax increases should be
enacted, such as # of occupied buildings, increase in downtown foot traffic, or % annual increased Table 2 - Flint Renaissance Zone: Downtown - Office
- Retail Subzone
revenue. Phasing out of tax benefits at a slower rate, such as a 10% increase each year, should
be considered to allow for business’ to develop long-range sustainability plans. Additionally, pur-
suing designation extensions of all properties in the downtown district of Flint, to allign with
the 2008 extensions of three properties to 2023, would encourage long term sustainability.
In 10 years since the downtown district was designated a renaissance zone, a considerable amount
of new business’ have appeared within the downtown corridor. Yet downtown Flint still faces many
challenges including unoccupied buildings, lack of user and business diversity, lack of pedestrian
foot traffic, and little connectiviy with surrounding neighborhoods. Business’ that have opened
during the zone designation will still need considerable support in long term sustainability. Once
tax benefits have been completely phased out, maintenance of business stability will require
additional funding. Alternative sources of funding such as Tax Increment Financing or Historic
Preservation Tax Credits should be secured.
Recommendations for Continued Implementation
This program is deemed feasible, with new economic development and long term sustainability of
existing business’ possible through a modified version of renaissance zone designation. Utiliz-
ing the following recomendations, a modified version of the Renaissance Zone designation of the
92 Sustainable Action for Great Environments
downtown district of Flint, Michigan is recommended for continued implementation.
1) Develop a measureable tool for loss of tax benefits over time.
2) Phase out tax benefits at a slower rate to allow for business’ to determine long-range sustain-
ability plans.
3) Secure alternative funding sources for Street Improvements and Long-Term Business Stability
Maintenance.
4) Pursue a designation extension of all properties in the downtown district of Flint to allign with the
2008 extensions of three properties to 2023.
5) Develop an Evaluation Plan to determine current and historic success’ and failures of the Down-
town Distrit of Flint in meeting the goals of the Renaissance Zone Designation.
Discussion of Feasibility with Local Initiatives Support Corporation
Utilizing the information presented in this memorandum, it is recommended that SAGE Consulting
approach LISC with requests for additional information needed to pursue the development of an
evaluation plan and recommendations for continued implementation of the downtown district of
Flint as a designated renaissance zone.
Resources Consulted
City of Flint Department of Community and Economic Development. Renaissance Zone. Flint, Michigan
City of Flint Michigan. (2008). City Council Meeting Agenda For August 11,2008 - Final. Flint, Michigan
Flint Journal. (2008, July 12). Flint to lose renaissance zones; taxes looming for residents, business owners.
9. Is there anything about downtown Flint that you would change? If so, what?
11. Do you have any ideas for making downtown Flint more vibrant? If so, please share one!
16. Are you currently involved in the Flint community—for example, do you volunteer downtown
or are you a member of a neighborhood association? (Circle one)
No Yes (please describe): ______________________________________
***We promise to keep your contact information confidential, and will only use it to clarify your
answers to this survey or to schedule any future interviews.***
Thank you for completing our survey! We truly appreciate your time and input.
DOWNTOWN VISION
The residents of Downtown envision a dense, active, 24-hour Downtown where people can live,
shop, work, and play in a clean, safe, and beautiful environment that both engages this diverse
community and sets the standard for sustainable, regenerative urbanism.
IDENTIFIED GOALS
Housing
More owner-occupied housing
Increased clean, safe, and affordable rental housing
More control over shape and future of downtown housing district
Public Safety
Less confrontational pedestrian traffic + ease of access to stores
Family Friendly
Feel Safe walking at night
Infrastructure
Create a green infrastructure
Pedestrian Friendly
Attractive to High Tech Industries
More Short Term Parking
Economic Development
Residents have access to goods + services downtown
Sustainable Action for Great Environments 97
Attract businesses from outside the city
Decrease Barriers to viable businesses
Open more diverse businesses and make attractive to entrepreneurs
A downtown that encourages interaction between young people + residents
Internet research
Ann Arbor Downtown Development Authority Website
City of Flint Website
Flint Area Convention and Tourism Bureau Website
Genesee County Historical Society Website
Genesee County Land Band Website
Kettering University Website
Michigan State Housing Authority Website
Metro Green Streets: Innovative solutions for stormwater and stream crossings Website
Mott Community College Website
University of Michigan-Flint Website
Uptown Reinvestmant Corporation Website
Bibliography
Shoup, Donald. The High Cost of Free Parking. APA Press: Washington DC, 2005.