CommunityGreenspace

InitiativeFOUR PRIORITIES FOR

MORNINGSIDE WEST

Graduate Capstone StudioWayne State University

Urban Planning ProgramSummer Term 2001

“Too much is expected of city parks.Far from transforming any essentialquality in their surroundings, far fromautomatical ly upl i f t ing theirneighborhoods, neighborhood parksthemselves are directly anddrastically affected by the way theneighborhood acts upon them.“

-Jane Jacobs

i

Table of Contents

Introduction 1

Community Greenspace Initiative 5Table 1: SWOT Analysis 6Residential Housing Survey 7Residential Housing Survey Plan 8Table 2: Smith Group and WSU Windshield Survey Comparison 9

Greenspace Typology and Design Guidelines 11Community Pocket Parks 11Community Gateways 16Pedestrian Linkages 17Community Centers 18

Recommendations 19Community Greenspace Initiative Plan 20

Priority 1: Pocket Park 21Priority 2: Gateways to MorningSide West 23Priority 3: Pedestrian Linkages 24Priority 4: Community Center 25

Funding 26Benefit Assessment District 26Workreation 27Community Development Block Grant 27TEA-21 27Neighborhood Commercial Revitalization 27

Stewardship 29

Conclusion 31

APPENDIXFunding ReferencesSample Pocket Park DesignRecreation and Open Space Survey

REFERENCESLiterature and web pages

2

This document was prepared for:United Streets Networking and Planning:Building a Community (U-SNAP-BAC)

and

The MorningSide West Community

Efforts of this document were assembled by:The Wayne State UniversityUrban Planning ProgramGraduate Capstone StudioSummer 2001

TEAM members:Kate KnightMary Montie-JacksonPaula HoltzStacey Paquet

With direction from:Dr. Gary Sands

1

The Wayne State University Urban Planning Capstone Teamhas prepared this document for United Streets Networkingand Planning: Building a Community (U-SNAP-BAC). Thisreport responds to U-SNAP-BAC’s desire to develop parkdesign(s) for site(s) within the western portion of theMorningSide neighborhood. This proposal addresses thatneed while placing it in the larger context of a communitygreenspace plan for MorningSide West. Existing conditionshave been analyzed in the context of both good civic designand the community’s goals for the future.

The study area includes a section on the east side of the cityof Detroit with the following boundaries: East Warren on thenorth, Mack Avenue on the south, Alter Road on the west,and encompassing the west side of Beaconsfield as theeastern boundary. This area has been designated as aNeighborhood Preservation Program area. Funding forneighborhood improvements has been obtained from theMichigan State Housing Development Authority (MSHDA).The designated portion of the MorningSide West communityconsists primarily of single-family residential structures, withcommercial strips existing along Warren and Mack Avenues.

Introduction

= Denotes Project Location within Metro Detroit, Michigan

2

The information for this Community Greenspace Initiative willassist the MorningSide West community and U-SNAP-BACin their efforts to achieve the overall goal of a healthy andsustainable community. This area has experienced majordisinvestment, resulting in a large number of vacant lotswhere houses once stood. Through the efforts of U-SNAP-BAC, and the utilization of funding from MSHDA and the Cityof Detroit, new single-family homes have been built and arenow occupied. U-SNAP-BAC has developed twenty single-family homes along Wayburn, between Waveney and Lozier.Sixty-four additional rental units are currently proposed forsites along Wayburn and Alter, south of the new singlefamily units. This new housing development has broughtnew residents into a community whose population hasexperienced a severe decline over the past several decades.

In addition to housing development, U-SNAP-BAC hasundertaken several initiatives to beautify the surroundingcommunity and complement the new housing development.These initiatives include a façade improvement grantprogram for homeowners and educational programs forresidents on the basics of home repair and preventativemaintenance. These efforts, when combined withfunctioning greenspace and parkland will improve the overallhealth, safety and appearance of the community.

The MorningSide West community, with support from U-SNAP-BAC, is working to improve the appearance of theMack-Alter neighborhood area. In addition to the newhousing currently under construction and proposed parkdevelopment, community leaders want to encourage thebeautification and maintenance of existing homes andbusinesses.

New single family homes on the west side of Wayburn Ave.

Recent U-SNAP-BACBeautification flier for MorningSideCommunity

Commercial beautificationexample using hanging basketsand flowerpots

3

A neighborhood commercialstrip is often the most visibleaspect of a community. Sincethe commercial d istr ictrepresents the community tooutsiders, it is important toleave them with a positiveimpression of a safe andwelcoming area. Toward thiseffort, a flyer has been createdfor d is t r ibut ion amongbusinesses in the Mack andWarren corridors to guidebusinesses in maintaining andimproving their storefronts.Although some improvementsmay involve a majori n v e s t m e n t , o t h e rimprovements cost far less andcan make a major difference inthe appearance of a store andbusiness. The pamphletincluded provides some simpleand easy suggestions, which, iffollowed, will contribute to thereinvestment currently takingplace in the community.

There is current ly anabundance of vacant land thatmay be used for theimplementation of small-scalepocket parks. Pocket parks areessential ly small viablegreenspace parks that maycontain programmed activities(such as a playscape), and/ornon-programmed activities(such as a man-made pond,and/benches for non-specificleisure activities). Historically,parks that provide “play” spacefor children (and adults) therebyrelieve tensions of urban life(Garvin, 2000, 10). They alsocan help to improve the

The graphic above represents the vacant landopportunities in the MorningSide West project area.

4

physical appearance of a neighborhood, contributing tooverall beautification efforts.

A 1999 survey conducted by the US Conference of Mayors,(and reported in the City Parks Forum web site) found that98% of citizen respondents felt that parks and recreationwere important to their quality of life. Seventy-four percentbelieved that parks would help prevent juvenile crime anddelinquency, and 86% of citizen respondents felt that parksand open spaces benefit economic stability and propertyvalues in their communities.

An example of aformal communitypark with a waterfeature.

5

This report presents a strategic plan for greenspace withinthe neighborhood that will contribute to a sense of identityand serve to provide residents with a community gatheringarea. Additionally, this document identifies neighborhoodentries as a way of creating community pride andidentification. Lastly, ways to create linkages betweengreenspaces were explored to allow MorningSide Westresidents to better utilize these areas for recreationalpurposes.

Initially a meeting was held with Linda Smith, ExecutiveDirector for U-SNAP-BAC to determine the desired scope ofthe study. Two staff members of U-SNAP-BAC wereconsulted to ascertain information on what is currently beingdone to meet the neighborhood’s needs and to betterunderstands the challenges faced by the community.

Previous plans, including a housing study commissioned byShorebank, and completed by The Smith Group (1998) weretaken into consideration in the report development. Theintention of this document is not to duplicate previous efforts,but to expand upon the concept of community greenspacedevelopment. This report also discusses methods forutilizing funding mechanisms currently available, as well assuggest future funding sources for additional greenspaceand parkland development phases.

Several means were utilized to obtain input from thecommunity. A Recreation and Open Space survey wasprepared and sent out to area residents. A sample of thissurvey can be found in the Appendix. The team spoke withthe newly elected President of the Morningside Board ofDirectors, as well as two additional board members in aneffort to ensure a broad representation of views.

In order to determine the needs and visions of thecommunity residents in the MorningSide West community, apublic meeting was held on Tuesday, June 19, 2001, at CaféRicardo’s, a neighborhood gathering place. At thiscommunity visioning session, the residents and businessowners present were encouraged to express their opinionsthrough a SWOT (Strengths, Weaknesses, Opportunities,and Threats) analysis. By engaging the participants inSWOT analysis, the Capstone Team was able to solicitvaluable information that provided assistance in determiningdesired and appropriate design elements based on the

CommunityGreenspaceInitiative

6

recommendations of the participants (community members)themselves.

Table 1: SWOT Analysis

U-SNAP-BAC Community Greenspace InitiativeCommunity Meeting, Tuesday, June 19, 2001SWOT Analysis Results

Strengths Weaknesses Opportunities Threats

Home improvementefforts

U-SNAP-BAC

Communityparticipation

Vacant land

Abandonment

Vacant land(not maintained)

Blight

Lack of commercialproperties

Perception of areabeing unsafe

Lack of communityinvolvement

Lack of city services(Example: buildingcodes not enforced)

“Slumlords”

Dangerous parksurrounding

Parks could appeal todifferent groups(incomes, interests,etc.)

Community has optionto purchase city-owned property

Centralized parks foruse by majority ofpeople

Funding for parks(MSHDA)

Large amount ofpasserby traffic

Heavy traffic

Basketbal l courtusers

As depicted in Table1, strengths included the homeimprovement efforts by new and long-time homeowners, thepresence of U-SNAP-BAC within the community, communityparticipation. Vacant land was mentioned as something thatwould provide potential for future of the area (as maintainedgreenspace or for residential and commercial re-development).

Vacant land was also seen as a current weakness within thecommunity (opportunity for blight, crime). Other weaknessesnoted included abandoned structures inflicting blight, a lackof diversity among retail businesses, crime or the perceptionthereof, deficient city services coupled with the lack of codeenforcement by the city, and absentee landlords of rental

7

properties. With the exception of a strong core ofvolunteers, there is a lack of community involvement.

Opportunities discussed included the ability of a park toappeal to different groups (i.e. incomes, age groups,interests, etc.) The majority of the people within theneighborhood could use a community park, and there isavailable MSHDA funding for park development. Positiveoptions for the community were quickly identified. Thecommunity residents have the option to purchase availablecity-owned property. Neighborhood traffic can spark an“eyes and ears” program for safety.

The participants also listed traffic as a potential threat to thecommunity, due to its pattern of heavy flow. Also mentionedas a threat were basketball courts and the potential ofattracting undesirables who may use the courts and otherpark facilities inappropriately.

In addition to the traditional SWOT analysis, participantswere asked to identify a “wish list” of items that they wouldlike to see included in community greenspace. Theseincluded:

• Picnic tables• Benches• Lights for beauty and safety• Swingsets/Playscapes• Walking trails• Plants/flowers/trees/shrubs• Trash cans• BBQs• Putting Green/Putt Putt course• Garden(s)• Walking/exercise/recreation opportunities• Bike paths

A thorough inventory and analysis of the neighborhood andthe surrounding environment provide an initial base for allrecommendations. A windshield survey was conducted toassess the current conditions within the designated area tobe studied, as well as to gain a better understanding of howcommunity residents might benefit from additional openspace and recreational opportunities. The survey allowedthe team to interpret the relationships between existingopportunities within the community. Vacant lots were

ResidentialHousingSurvey

8

evaluated and inventoried for possible development intoviable community greenspace.

ResidentialHousing Survey

N

9

Of the 1,053 parcels surveyed within the study area by theCapstone Team, 573 parcels are now vacant lots wherehouses once stood. In many instances, neighbors locatednext to these vacant parcels are now maintaining them,creating a positive impact, especially when compared tothose lots that are currently not maintained. Table 1compares the Smith Group survey results with thecomparison of the windshield survey conducted via theCapstone Team by designated research area.

Table 2: Smith Group and WSU Windshield Survey Comparison

Smith Group1998

WSU2001

Total #Lots

% of TotalProjectArea

Total #Lots

% of TotalProjectArea

Blue Good 126 13% 124 13%Yellow/Orange Minor/Major Repair 267 27% 275 28%Red Demolition 95 10% 17 2%Green Vacant 501 51% 573 58%

Totals 989 100% 989 100%

As shown in Table 2, there are fewer structures in need ofdemolition and more vacant lots in 2001 than there were in1998 at the time of the last lot survey in MorningSide West.This can be attributed at least in part to the increaseddemolition efforts of the City of Detroit. The proportion ofstructures rated in good condition has remained unchangedwhile the percentage of the housing stock falls in thecategory of Minor/Major repair needed has increased by justone percentage point. These results suggest that theMorningSide West housing stock has stabilized over the pastfour years. In the past few years, new single family unitdevelopment by U-SNAP-BAC has further enhanced thequality of neighborhood housing stock. New housing wasnot included in Table 2.

The implementation of a community greenspace initiative inthe MorningSide West community will face difficulty inobtaining the required support from funding agencies. Alimited pool of federal and state funding, including grant

10

money, is available to neighborhood organizations like U-SNAP-BAC. Competition for this funding, and for cityresources will make greenspace development a significantchallenge for MorningSide West and the many otherneighborhoods in the city that are undertaking revitalizationefforts.

The City of Detroit Recreation Department currently lacksthe resources necessary to effectively maintain existing cityparks and cannot commit to aid the MorningSide Westcommunity in financially supporting and maintaining itsgreenspace planning.

There are presently no public park or recreation facilitieswithin the boundaries of the MorningSide West community.Nearby Corrigan Park, located on the northwest corner ofAlter and Warren, is the closest existing facility, with largechildren’s play equipment and playing field space. This parkis too far north to service the southern end of theMorningSide neighborhood. It should be noted that CorriganPark is entirely supported and maintained through privatefunding.

There are two Detroit Public schools within several blocks ofthe neighborhood. These provide limited recreationalopportunities. Further away, Chandler Park and BalduckPark provide larger community recreation opportunities,including picnicking, a water park in Chandler Park (operatedby Wayne County), ball diamonds, walking paths andsledding hills at Balduck.

11

A discussion of greenspace typology is necessary todistinguish between the different types suggested asrecommendations in this Community Greenspace Initiative.It is important to understand the different functions andelements within each category of the greenspace types.Greenspace can take on numerous characteristics as well asfunctions. This section describes each category andaddresses what is suitable within each greenspace category.The specific types considered for this initiative arecommunity pocket parks, neighborhood gateways,pedestrian linkages, and community centers.

Community Pocket Parks

Community pocket parks can have many personalities.Pocket parks are the gathering places for neighbors, playareas for children, and gardening spaces for theneighborhood block. The activity within the park depends onthe size of the park, the location of the park within thecommunity, a sense of safety, the demographics of thecommunity, the funding sources, and the type of stewardshipthe community has towards their public spaces. Appropriateactivities will promote community enthusiasm, butprecautionary measures need to complete up front and onan on-going basis. Clear sightlines into the parks, aroundthe gateways and through the pedestrian linkages need tobe maintained. This requires maintenance of the plantmaterial, light fixtures, fencing and pathways.

The size of a pocket park will vary with its function but willgenerally be in the range of 4,000 to 15,000 square feet, theequivalent of one to four typically sized lots in theMorningSide West area. Some specialized greenspacesmay be smaller.

An Active Pocket Park may have a small children’splayscape, benches, lighting, water fountain, and trashreceptacles gauged towards children’s active play. The playstructure should be the focal point the park and be locatedwhere neighbors have open views to it to provide safetywithin the park. The play structure should have appropriatesafety surfacing such as poured-in-place mat made ofsynthetic materials, loose synthetic material or a special-engineered shredded wood mixture. The park may alsowarrant a low decorative fence, 3 1/2 feet maximum height,

GreenspaceTypology andDesignGuidelines

12

to keep small children from running into a busy street. Thefence should not block views into the park. This increasesthe chance of undesirables hiding behind the fence. Thefence should have pickets that do not exceed 3 1/2 inchesapart to avoid children lodging their heads between thepickets.

It is important to address the safety rules and requirementsof the play structure. According to the Universal Play website, almost sixty percentof serious accidents canbe prevented if propersafety surfacing is utilized.The image to the rightgives an example of a playstructure with appropriates a f e t y s u r f a c i n gundernea th . Theenvironment of the ActivePark should be one largeenough to provide safetyzones around eachelement scheduled for thepark without overlapping.

In lieu of a play structure, or in addition to, depending on thesize of your active park, should be elements that promotethe develop the children’s mind in regards to motor skills andthe social skill of “play”. A small children’s fort or playhousealso promote imaginative play and are relatively inexpensiveto install and maintain. The playhouse can also serve asstage area for puppet shows and the like. Games, such ashopscotch, jump like an animal, and magic square, paintedon paved surfaces promote children’s development ofbalance, coordination, and counting skills. Individualapparatus may also be incorporated such as a balance beamand swings. Simple elements such as a sandbox and grassyknoll can provide younger children hours of entertainmentand are relatively inexpensive to implement and maintain.These play elements and games reinforce creativity, sharingand cooperation.

This park can be exposed to full sun but two to three largetrees should be planted to provide shade with benchesunderneath for guardians to comfortably sit and watch or forchildren to take a break from play. Benches should be

Recycled Polyethylene Benches aremade from 100% post consumerplastics. The framing ispowdercoated galvanized steeltubing for strength and longevity.

13

manufactured from durable products that are easy tomaintain and free of vandalism. An affordable option wouldbe a bench made from recycled plastic. A careful selectionof shrubs and perennials should be taken into considerationto avoid having children eat toxic berries or be injured bysharp thorns. Hearty plants with soft interesting textures andbright colors should also be considered to stimulatechildren’s interest and development of their mind as well asplants that can withstand children tugging and stomping onthem.

An Active Park can also provide adults with recreation. Aswinging bench and game tables (for chess, checkers andthe like) can provide added pleasure for adults watching theyounger users. A lawn area can accommodate lawn gamessuch as horseshoes.

A second typical personality is a Passive Park: tranquil andrelaxing. There is virtually no major activity for this is a placewhere residents may gather to chat, play chess or read abook while sitting on a bench under a shady tree. The sizeof the park can be that equal to a common residential lot size(45 feet wide by 90 feet-100 feet deep) or smaller to 20 feetby 20 feet and located in an area threaded by a pedestrianlinkage route. The park’s character needs to allow users tofeel comfortable using the park.

The image to the right shows anexample of a bench placedamong perennials with adecorative paver path leadinginto the park. This type of parkis an excellent candidate forblock garden clubs to maintain.

14

Passive park amenities may include adequate pedestrianlighting, wood benches, a games table, a gazebo, and trashreceptacles. A broad open lawn may fill a majority of thispark with colorful perennials borders and shade treesscattered throughout that attract birds, butterflies and thelike. Variations of sun exposure are suitable for this type ofpark. More elaborate and detailed paving material such asdecorative pavers and stepping-stones could be used as thepathway within the park.

A community can also have an Educational Pocket Park orCommunity Garden. The scale of this park can vary greatly.The size is based on a few key factors: the stewardship levelwithin the community, the amount of sun exposure, availablematerials, and condition of the soil. These factors equate toa size that is reasonable to maintain, keeping in mind thatthis type of park is easily expandable. The location of thispark should be mid-block to allow fairly easy access for theentire block.

A Master Gardener should be volunteered for or appointedfor each park of this type to oversee the overall productionand coordination efforts of the park’s produce and goods.The Master Gardener position can be a rotating positioneither monthly, annually or whatever suits the volunteers.

Within this park are taggedvegetables and perennials inneat rows, cluster patternsresembling a quilt or raisedwooden planter boxes whereresidents can be voluntarilyinvolved in nurturing plants.Raised planter boxes may bethe best and most cost effectivesolution where soil conditionsare not generally suitable forgrowing. The community

should identify vegetation with simple popsicle sticks soothers can observe and learn the growing process. Annualsand perennials can be inter-mixed with the vegetables toprovide color and texture interest. A planter box may have aplexi-glass panel on the side where residence can seepotatoes, onions, beets, and other root plants growing.

15

Shredded cypress or cedar mulch should be added toperennial beds to maintain moisture and protect the roots ofthe plants. Lawn, straw or wood chips provide a virtuallymaintenance free pathway between the rows and planterboxes. This will help keep stray seeds from growing wherethey shouldn’t andprevent weeds. Awater faucet shouldalso be considered toprovide a means forwatering the plants.

Compost areas canalso be incorporatedwithin the park layoutto provide nutrient-richorganic soil to thegarden beds from thedecompos i t ion o fclippings. Moderate tofull sun exposure isneeded for an idealgrowing environment.

The character of each park, regardless of the type, willreflect the atmosphere and character of the neighborhood. Itis encouraged to promote creativity among the residence asto layout of garden beds, what style and type of pots flowersand perennials are planted in, and various artistic featuresthat can be incorporated from a neighborhood artist. It isalso important to promote community camaraderie by gettingresidence involved in building the parks. Many playstructure companies help unite community involvementtowards these worthy and mutually beneficial causes.

A raised planter box with tagged vegetables

16

Community Gateways

Community gateways consists of identifying gateways into acommunity with entry images. These entries are usuallylocated on main thoroughfares within the community. Entryimages can also be used as identifiers to communityfeatures, such as community centers and parks. Thepurpose of gateways is to draw attention to the communityby acting as an announcement to the community’s frontdoor. Signage is often the vehicle that is used to convey thismeaning. Signage in its broadest definition not only refers toa specific sign that may read the name of the community, butit also may be a design of plantings, lamp posts, banners, orother aesthetics that allow the community to portray acollective cohesiveness.

Components of a community gateway may include signageidentifying the community by name. This can be a simpledouble wood post and wood panel sign with the name eitherrecessed or a relief. Bright landscaping, such as perennialdaylilies and annuals, should be planted in the foreground ofthe sign to draw attention to the sign. Ornamental grassesalso complement and attract attention to gateway signage.Small deciduous and evergreen shrubs should be plantedtowards the back of the sign (only if the sign is single-sided)to anchor the sign to the surrounding environment and toprovide winter interest. The plant material should be easyto maintain and be salt tolerant if located within 3 feet of acurb. If possible and budget permitting, accent (up-lighting)should be used to illuminate the sign. Adjacent streetlighting should also be in place an operational to safelyilluminate the entry.

Careful placement of the signs andplant material should be taken intoconsideration. It is important not toblock view triangles of vehicularand pedestrian traffic when signsare located at the corner of anintersection. The gateway featureshould be far enough from theedge of a curb so as not to bestruck by a vehicle or snowremoval equipment.

An example of a Community Gateway

17

Pedestrian Linkages

Pedestrian linkages are the connecting treads that mesh thecommunity together. They connect the community with thesites and facilities that are important to it. These pathwayscan be used for recreation, getting to and from school or thegrocery store.

Recommended design elements include adequate lightingalong the path to relate the path to the community network ofsidewalks and to provide a safe environment for users of thelinkage system. This lighting should also be at a pedestrianscale: ornamental post lighting, bollards, or landscapeaccent lighting. A path should be no less than 8 feet wide toaccommodate two-way pedestrian traffic. The path materialshould be composed of concrete, asphalt or otherappropriate material, such as recycled composite material(aggregate). These materials can have a free edge andrequire little to no maintenance. Clean non-programmedgreenspace with natural vegetation of native species oftrees, shrubs and flowers will provide shade, seasonalfragrances, textural interests, and encourage longevity andeasier maintenance of the pathways throughout thecommunity. This environment will also create a habitat forwildlife. Special accent paving and appropriate signage thatdepicts directions and routes (i.e. walking, bicycle, and soon), that also depict and insure safety. Pedestrian linkages

A pedestrian linkage between two homes.

18

also provide a “connectiveness” betweenconsumers/residents and the area’scommercial and business districts. Thepedestrian linkages and recommendeddesign elements may also be used tochannel growth in the future (Garvin, 147).

The pedestrian environment along thesepathways must be inviting and reflect thecharacter of the MorningSide Westcommunity. It must not only appeal to thecommunity residents, but also to consumersfrom outside the community who supporteconomic growth. Aesthetics such as paint,lighting, benches, trash receptacles, andlandscaping are all inviting, and in effect,entice consumers to purchase goods insidetheir own community due to convenience.

Community Centers

Community centers are not a traditional greenspacecategory. They most typically are buildings, but agreenspace may function as a community center whenresidents are drawn together to share space and activities.

A community center is included in this CommunityGreenspace Initiative because of resident interest and theestablishment of such a facility may play an important role inestablishing community identity. By definition, a communitycenter is not necessarily a recreation center. A recreationcenter provides programmed space for community activities;these elements may include the provision of highlyspecialized facilities such as a pool, performance space or agym. Such a structure is costly, and not currently realistic fora neighborhood initiative.

A community center can be housed in a variety of structuresthat provide flexible space for a variety of uses. Thisversatility makes it an appropriate goal for MorningsideWest. While the actual development of this facility may notoccur for some time, several possible sites have beenidentified. The potential locations have been identified aspart of the overall inventory of existing conditions within theneighborhood.

19

The following recommendations are based on several points.These include an understanding of the current issues of theprevious and current development patterns of the designatedstudy area. Coupled with the information obtained from acommunity visionary meeting, interviews with stakeholdersof the community, results from the windshield survey, datacollected from a residential housing satisfaction survey, andother community input, recommendations were developed.

The following is a list of priorities, based on the expressedinterests of the MorningSide West Community. For eachpriority recommendations are provided regarding whatpersons or organizations might be responsible forimplementation, as well as suggestions of possible fundingsource(s) for each priority. There are four prioritiesdiscussed:

• Pocket Parks• Gateways to MorningSide• Pedestrian Linkages• Community Center

The Community Greenspace Initiative requires a long-termimplementation effort for successful sustainability. With thisgoal in mind, the project may begin immediately to takeadvantage of current financial resources. Indeed, thecurrently available funding from MSHDA should be utilized todevelop the first element of the program.

It is important to recognize that the first greenspace to bedeveloped in MorningSide West is only the first step in theoverall strategic plan. The Community Greenspace Initiativewill evolve based on availability of resources and othercommunity interests and developments. The ranking ofgreenspace priorities in this document’s recommendationsdoes not mean that pocket parks must always precedegateways to MorningSide West, which in turn must precedepedestrian linkages, etc.

Recommendations are based on current community needand economic feasibility. Should financial conditions changeor opportunity arise for a particular element of the fourgreenspace priorities presented, the community must actaccordingly to implement that particular priority at that time.For example, if grant funding is obtained pathway

Recommendations

20

development, the Community Greenspace Initiativerecommends building pedestrian linkages at that point totake full advantage of the opportunity.

Community GreenspaceInitiative Plan

N

21

Priority 1: Pocket ParkRecommended Northwest corner of Wayburn Avenue and WaveneyLocation: Avenue

A significant number of children (defined as under the age oftwelve years) were observed at play in the MorningSideWest neighborhood. Because formal recreationopportunities within the Morningside West Community areextremely limited this play occurs in the street or vacant lots.There is a lack of organized play space within close accessfor all neighborhood children. Further, it is the first priority ofpocket parks to be planned specifically for children.

A small intimate pocket park is recommended to servechildren within the range of 3-12 years of age. Theproposed park should be adjacent to housing to insureready-available access. The pocket park should alsocontain a flexible program to accommodate the diverseeconomical populations and ages of the MorningSide Westcommunity so they can intermingle (Garvin, 2000, 10).

Above is an image of the existing vacant lots of the proposedcommunity park. Costs of the park have been programmedto meet the request of the community, but will requirephasing of elements in order to include the community’s wishlist items. The Appendix contains a schematic drawing of anActive Park layout that shows elements of the wish list of theMorningSide West community. This park is also in thebudget range of a MSHDA grant that U-SNAP-BAC receivedfor a park.

22

The initial development of a Pocket Park should takeadvantage of vacant property that is already owned orcontrolled by U-SNAP-BAC. It will positively impact any realestate development in the surrounding areas, and ultimatelyalter land use patterns, thereby improving quality of life forMorningSide residents.

A neighborhood pocket park fulfills overall goals of the U-SNAP-BAC initiative in that it promotes communityinvestment. Future park development, however, should beclosely coordinated with development and revitalizationinitiatives. This will not only enhance the quality of futuredevelopments but also help to ensure the maintenance ofthe pocket parks.

23

Priority 2: Gateways to MorningSide WestRecommended Warren/Wayburn, Waveney/Alter,Locations: and Mack/Wayburn

The entry image or gateway to a community is veryimportant. Entry images to a specific community are notonly representative of the community’s image, but also of itsresidents. These locations were chosen based on theproximity to recently new single-family homes that weredeveloped nearby and the proximity to the proposed rentalunits. These three locations will provide a means ofannouncing the rebirth of the community through as seenthrough the new homes.

Costs for a sign will vary according to its size and thematerials used. It is recommended for the community torepeat the current painted wood-carved MorningSide postand panel sign as the major sign type for the Major

Gateways into thecommunity. Asimpler single postand panel sign forminor gatewayscould also beconstructed on awood post andpainted wood-carved sign.

The responsibility and sustainability of this priority ultimatelyresides with the given community’s residents. Therecommended design elements for the entry image/gatewaysignage program have taken this issue of responsibility intoaccount. Thus, the recommended design elements arerelatively inexpensive, and are therefore; easily replaceableif the need should arise. Presumably, if the program ismaintained, the land usage will change as well. Acommunity that portrays a clean and safe environment isalso one that is healthy community, politically, socially, andeconomically. While some of the attributes that make up ahealthy community are currently questionable in theMorningSide community, it does not mean that all of theseattributes can be established now, and in the future.

Above is the currentcondition of theWarren/Wayburnintersection into theMorningSide Westcommunity

24

Priority 3: Pedestrian LinkagesRecommended To be implemented throughout community as theLocation: community regenerates, connecting residents to

destinations within and around the community.

Pedestrian linkages, important as priority two, help facilitateclean, safe and healthy communities. Likewise, pedestrianlinkages can also assist changes in land use patterns.Pedestrian linkages serve several purposes, and are morethan just exterior decoration (Garvin, The American City,142, 1996).

Pathways already exist in some of the abandoned lots withinthe MorningSide West community. This identifies the currentcommunity patterns and suggests where defined linkagesmay be most needed to connect users safely to theirdestinations via a maintained trail system.

Pedestrian linkages provide safer and more directpassageways through the neighborhood for residents on footand bicycle. In particular, the pathway system will linkchildren to two neighborhood schools, a future communitycenter, and the existing network of sidewalks for access tocommercial strips on Warren and Mack.

The paths should be clearly marked and color-coded withsignage. The path markers can identify the path andmileage increments to a destination along the path. Themarker should be a maximum of 48 inches tall.

The importance of maintenance and support are definingfactors in any pedestrian linkage program. Like priority two,pedestrian linkages are sustainable, but do require up-frontfunding and planning for the initial programming.

25

Priority 4: Community CenterPrimary Barham and MunichLocation:

Community centers are places that provide a venue foruniting the community they serve. Where there areprogrammed activities, there is cohesion (Corbett andCorbett, Designing Sustainable Communities, 145-147,2000). According to Corbett and Corbett, neighborhoodsfunction well when people experience inner warmth andsense of belonging through participation in communityactivities, including fun and work groups, (147-148). It issuggested that the activities be diverse to attract variousincome and interest groups from within the MorningSideWest community.

It is hoped that residentswill actually becomeinvolved in the planningo f the p roposedcommunity center. Thisshould be a smallincremental approach,w h e r e c o h e s i v edecisions are reflected inthe design. Sustainabledesign that includeselements that can bemaintained with minimalcost and that are durablewill help to absorb thestress of frequent usage.

The lengthy process of development and design of thecommunity center will necessitate the recruitment andretention of community members over several years. Thismay best be accomplished through the creation of aHomeowners Association. Such an organization wouldprovide continuity in the planning and implementation of thislong term project as well as a representative body that couldestablish guidelines for maintenance fees and scheduling,and discuss programmed activities on an annual basis.

Existing communitychurch within theMorningSide Westproject area that could beutilized as a future center

26

There are a variety of resources available under theumbrella of community development. Below are somesuggestions that are relevant to this Community GreenspaceInitiative. There is a great deal of overlap between thepriorities in terms of which funding for the projects. This is apositive notion; as proposals to potential funders mayencompass at least two, if not all of the priorities; or desiredneeds of the MorningSide West community.

Funding to implement the pedestrian linkage program(s) forexample, can be, parallel to the other priorities, solicited froma number of resources. Although initially, financing forpedestrianization could be quite difficult; indeed it may bedifficult to solicit funds from businesses that will profit fromthe contribution(s) at later dates (Garvin, 149-150). If thepedestrianization is successful, costs will be recouped viabusiness revenues; but there is no guarantee of a successfulprogram, as there is no guarantee for a successful market.This is not to say that local businesses should not besolicited for funds. Pedestrian linkages should be conductedand re-evaluated periodically to prevent negative situations.Soliciting the federal government(s) for block grant orcategorical funding is suggested. Local government(s) mayprovide a match, or provide subsidies for the remainder offunding/project costs.

Some priorities will obviously require different fundingstrategies. For example, it is relatively expensive to build anadequate community facility that will accommodate itssurrounding population. This is of particular importancesince the population will increase in the near future. Carefuljudgment should be used to determine which funders mightbe more appropriate for a particular activity. The budgetshould be reflective of the activity/priority as well. Thefollowing are some recommendations for the solicitation oflocal governments for funding. It is not an exhaustive list.

Another option is a benefit assessment district. A benefitassessment district assesses a defined constituency andprovides benefits to its residents. While some benefits maybe major improvements, such as new roads, water parks,and recreational facilities, the assessments may also beused for maintenance and operation of the communitygreenspaces. These districts basically place levies onproperties in such a way that the benefit is comparable to theassessment.

Funding

BenefitAssessmentDistrict

27

Implementing a "workreation" program in the MorningSideWest community may be another option for funding. Byassigning youth the responsibility for maintenance, in turnthey receive access to usage of recreational facilities. Youthalso incur responsibility and may (via additional funding fromanother source), receive tuition assistance and/or a smallstipend for labor. Although these programs have traditionallybeen difficult to design and implement, it may be still worththe effort.

CDBG (Community Development Block Grant) funds areavailable to develop viable communities by providing fundingfor decent housing and sustainable living environments, andexpanding economic opportunities. CDBG funding is flexibleand can be used for a variety of development activities.NOF (Neighborhood Opportunity Fund) funding is derivedfrom the CDBG funds, but specifically provides funding foremergency services, education, tutoring and mentoring, andrecreation (basketball, baseball, and other league sports).NOF funding may also be used for senior citizen activities,housing counseling and repair, public improvements (i.e.sidewalks, planters, trees, curb cuts, and minor homerepair), and legal assistance.

TEA-21 (Transportation Equity Act for the 21st Century)funding can be sought for not only transportationenhancements, but also for a variety of funding (withspecificity towards the MorningSide West community); bikeand pedestrian facilities, and landscaping and scenicbeautification.

NCR (Neighborhood Commercial Revitalization) funding canbe used for activities that will create high qualityenvironments that will enhance and promote new businessinvestment in the MorningSide West community.

Workreation

CommunityDevelopmentBlock Grant

TEA-21

NeighborhoodCommercialRevitalization

28

Once funding has been secured, and the desired parks areestablished, we suggest that the MorningSide Westcommunity members engage in activities that engage in parkusage, and thus, promote sustainability. The following aresome activities may engage the community

• Artistic/ theatre performances• Community fairs (including face-painting and

story-telling for children, horseshoes, etc.)• Holiday events• Ecological education• Potluck luncheons• Music in the park (invite local musicians and

school bands to perform)• Poetry reading• Religious celebrations

29

The challenges of implementing the Community GreenspaceInitiative do not end when the funding has been received andthe community greenspace elements developed. Thequestion remains: who will take care of this community’sneighborhood parks and greenspaces? The success of theCommunity Greenspace Initiative rests with the residents ofMorningSide West and planning efforts must include theongoing maintenance and upkeep of all of the facilities.

Maintenance and security need to be accounted for prior toimplementation of any greenspace plan, and stewardship ofpark space is a major issue within the community. Thecurrent lack of density poses security problems for the targetarea, and so responsibility for the maintenance and securityof local greenspace must stem from the neighborhood. Thisalso means that future volunteer efforts must be coordinatedwith future development.

The community must take ownership ofdesignated park space in order for it to besuccessful. The continued involvement ofthe MorningSide West community residentsis advocated to provide assistance of theregeneration of their community.

At a recent MorningSide West communitygathering, residents suggested developing acore group of volunteers to headvolunteerism efforts. Another suggestionadvised implementing a neighborhood feeper household to hire a park maintenancecrew. Volunteering sounds great at the timepeople sign up for maintenance tasks, thisresident pointed out, and continued, ”Itbecomes hard to keep that promise downthe line.”

There are reasons why some parks are more successfulthan others. Money to build a great park is important, but astrong financial base is not the definitive supporting elementfor healthy community greenspace. A commitment toinvolve users in both the creative vision and themaintenance of the greenspace plays a larger role in apark’s success. There is an argument that people are morelikely to care for and take ownership of something that theyhelped to create.

Stewardship

30

Two principles seem to direct the fate of popular, well-usedparks. First, there must be a community connection. Whilea survey of existing conditions and poll of neighborhoodneeds is necessary to deduct physical analyses, it is also acount of the emptiness in an individual or a neighborhood.While this survey method is useful in delving informationabout a neighborhood’s physical elements, the same methodshouldn’t be used for community-building because it treatspeople as potential clients and consumers. To thrive, acommunity must have people who are citizens andproducers. The traits and services that community residentshave to offer must be shared and celebrated.

The second principle of success can be found in public-private partnership. This goes beyond the usual corporatenetwork to include churches, civic groups, neighborhoodassociations, and cultural groups. Realistically, every-dayneighborhood users can’t support the financial requisites of apark system.

The responsibility and maintenance of the pocket park(s),ultimately rest in the hands of the MorningSide Westcommunity residents. Due to the suggested lack andinability of City services, the success of this greenspaceinitiative depends on it.

31

The recommendations illustrated through the CommunityGreenspace Initiative deliver a tiered program of recreationand beautification goals. These goals have been developedthrough analysis of existing conditions and communityinterest. Recommendations have been prioritized inconsideration of a realistic schedule and budget cycle forimplementation. Analysis indicates that there are severalfeasible opportunities to create a greenspace plan that willimpact the community today and well into the future.

This report itself is not enough to stimulate the creation ofuseful greenspace for the MorningSide West community.The planner Jane Jacobs said, “People do not use city openspace because it is there and because city planners ordesigners wish they would.” Indeed, if this initiative is to besuccessful, it must be valued, implemented and sustained bythe constituents it will serve: the residents of MorningSideWest.

Conclusion

1 - A

APPENDIX

This funding suggestion list is not exhaustive, rather, it is meant tobe a reference guide. Soliciting corporate and philanthropic fundingto construct physical structures in a park is relatively easy.However, it must be a dedicated task, as much administrativecoordination is needed. The following Detroit area corporationshave a history of similar philanthropy:

• Detroit Professional sports organizations (Detroit Pistons,Detroit Lions, Detroit Tigers, and the Detroit Red Wings)

• Detroit Media (newspapers, television and radio)

• Detroit Utilities (Detroit Edison, MichCon Gas Co,Ameritech, AT&T, etc.)

• City of Detroit Mayor's Office

• Other Detroit area corporations (St. John Health CareSystems, Inc., Daimler Chrysler, General Motors, FordMotor Company, Coca-Cola Foundation, Bank One,Comerica, etc.).

• Other funding sources (Mott Foundation, KresgeFoundation, Skillman Center for Children, CommunityFoundation)

• Federal resources (Environmental Protection Agency(EPA), Housing and Urban Development (HUD), etc.

2 - A

Proposed Community Park• Located at the northwest corner of Waveney Avenue and Wayburn

Avenue• Potential to expand west to create a pedestrian linkage path.

Amenities include:Play structure with safety surfacing PlayhousePedestrian lighting BenchesGames table Trash receptaclesSignage Aggregate pedestrian pathShade Trees Perennial planting bedsFlowering Trees Open lawn for horseshoes

Fencing is not shown but is applicable. This amenity can be addedalong the perimeter if the need arises.

1-Ref

References

Corbett, Judy, and Michael Corbett. Designing Sustainable Communities,Learning fromVillage Homes. Washington, DC: Island Press. 2000.

Garvin, Alexander. The American City. New York: McGrawHill, 1996.

Jacobs, Jane. The Death and Life of Great American Cities. New York: RandomHouse. 1961, 1989, 1993.

Smith Group, The. 1998. MorningSide Commons II (development plan).FundedbyShore Bank, Inc., for U-SNAP-BAC (United Streets Networking and Planning:Building a Community).

www.planning.org. 2001. The City Parks Forum [SM], US Conference ofMayors,survey of participants (1999).

For further information, please visit the following websites:

www.ci.detroit.mi.us (City of Detroit official website; CDBG and NOF funding)

www.fhwa.dot.gov/tea21 (US Department of Transportation)

www.hud.gov (Housing and Urban Development)

www.refdesk.com (Reference desk, NCR funding, definitions)

www.tpl.org (The Trust for Public Land)

www.universalplay.com (Pocket Park Design)

www.urbanparks.org (Urban Parks)