[From the U.S. Government Printing Office, www.gpo.gov]
Wyandotte Waterfront Study I- 73771s";5-@ 2j, HT 176 M5 W93 1989 Ilk P 7ANt . - r VA wM W @andotte Waterfront Study B SFPennwalt Properties c Financial assistance lor this plan Prepared for: Prepared by: It alj=;@Ieclt- ,h* Wyanclotte C%=!M , P Johnson Johnson & Royfinc 1, 2 City of ffice of Coastal Zone 3131 Biddle Avenue 303 North Main Street C ,1@ %=1 Ocean i c am Wyandotte MI 48192 Ann Arbor MI 48104 =====@ *Ru. LwW aircl Water Mana= Division 3132464512 3136624457 Great Lakes Shoreline January 1989 JJR1 X3 N. Man Street Ann Arbor, Ochgan 48104 3136624457 2828 Routh Street. Su'le 600 Dallas. lexas 75201 2148719220 Plannmg Landscape Architecture Urban DesignZwol Engineering 20 January 1989 Ms. Gayle Savage, Engineering Office Supervisor and Development Coordinator City of Wyandotte 3131Biddle Avenue Wya ndotte,M1 48192 Re: Wyandotte Waterfront Study JJR No. 14746.00/35 Dear Ms. Savage: Johnson Johnson & Roylinc. (JJR) is pleased to present this final report for the waterfront study encompassing the BASF South Works and Pennwalt properties. This project represents a unique potential to reclaim these industrial sites as an opportunity to enhance mixed use community and recreational development for the residents of Wyandotte. JJR would like to thank the City of Wyandotte for its accessibility and participation in the planning process. The elected and appointed officials worked diligently to assure an open and interactive dialogue that identified and addressed the many complex issues involved. This process included BASF, the State of Michigan, Wayne County, and other groups/individuals as appropriate. We believe this document provides the basic planning framework to proceed with this project and implement the vision for Wyandotte's waterfront of the 21st Century. We wish you success in this bold step to reaffirm your leadership role in the Downriver Area. Sincerely, JOHNSON JOHNSON & ROY/inc US DePartment of Commerce Associate BSM/wif NOM Coastcl Center Library Enclosure 2234 --Lobson Avenue L Charleston, SC 29405-2413 Table of Contents List of Figures Executive Summary ........................................................ 2 Figure 1 Study Area ........................................................ 7 Introduction .................................................................... 5 Figure 2 Planning Process .............................................. 8 Phase 1: Inventory and Analysis .................................... 9 Figure 3 Community Setting .......................................... 11 Phase 11: Development Alternatives .............................. 17 Figure 4 Site Setting ...................................................... 13 Phase III: Synthesis ...................................................... 26 Figure 5 Alternative A .................................................. 19 The Next Steps .............................................................. 35 Figure 6 Alternative B .................................................... 21 Appendix ...................................................................... 37 Figure 7 Alternative C .................................................. 23 Figure 8 Preferred Development Concept ...................... 27 Figure 9 Preferred Development Plan ............................ 28 Figure 10 Phase One Development ................................ 30 Figure 11 Residential on the Waterfront .......................... 31 Figure 12 Special Use Area ............................................ 33 Executive Summary The consolidation of industrial facilities on the Detroit River has Relationships between community planning objectives, existing given the City of Wyandotte a once in a lifetime opportunity to environmental conditions, and site design and engineering con- guide the redevelopment of 110 acres of valuable waterfront siderations were evaluated in order to create three alternative property to enhance the economic vitality of the city and provide schemes for site development. These schemes then served as a waterfront access for public use and enjoyment. Community goals catalyst to focus discussion on defining specific objectives for relevant to waterfront development include: future waterfront development. These objectives include: � Revive the physical and economic fabric of the Wyandotte wa- * Maximize the diversity of the proposed land use mix with hous- terfront for a variety of public and private uses ing as the primary component � improve lines of communication and cooperation between * Maximize opportunities for marina development public agencies, industry, and the people of Wyandotte 9 Create a waterfront "special use area" to serve the needs of the � Seize every opportunity to connect waterfi-ont access city-wide Wyandotte community � Optimize views of the waterfront from Biddle Avenue * Maintain existing viable on-site businesses and encourage a commercial mix that enhances that which presently exists � Improve the image of the river's edge as viewed from the water downtown A preferred development plan incorporating the preferred compo- nents from each alternative was refined to illustrate how meeting these objectives might appear in built form. 2 This study represents the first step in a long-range process ulti- With this information, the City of Wyandotte will be able to mately leading to the development of the site and the revitaliza- develop a strategy to implement the plan and realize its goal of tion of the Wyandotte waterfront Four areas of future study are waterfront revitalization. identified: * Understanding critical community issues that will influence site development * Investigation of physical characteristics that will impact the preferred development plan and guide further engineering and design decisions * Identify market trends to verify feasibility of the land use mix il- lustrated in the preferred development plan 9 Study the range of expenditure and revenue options to assure the economic vitality of the project 3 Introduction Since the beginning of civilization water has attracted human de- The City of Wyandotte has been shaped by the functional and velopment. Rivers, lakes, and seas provide food, a mode of trans- aesthetic qualities of its location on the shores of the Detroit River. portation, a source of energy, and a raw material for the produc- Almost 60 percent of the Wyandotte waterfront is occupied by tion of a variety of goods. The residents of the Great Lakes Basin industrial facilities including those of the BASF Wyandotte Corpo- are blessed with an abundance of benefits that can be derived ration and the Pennwalt Corporation. In 1980, BASF announced from the vast aquatic resources of the world's largest freshwater the closing of their 83-acre South Works facility and began demo- seas. It is the Great Lakes' role as an international shipping chan- lition and equipment removal. Chemically contaminated soils on nel that has had the most impact on development in the region. the South Works site resulted in a lawsuit against the company. Coupled with the emergence of Detroit as an automotive manu- facturing giant, the Downriver communities along the Detroit Negotiations between BASF and the Michigan Department of River shoreline became a prime location for heavy industrial Natural Resources produced an agreement outlining a remedial activity such as steel production, chemical processing, and other action plan to decontaminate and reclaim the South Works automotive-related manufacturing facilities. facility. The Pennwalt Corporation has also discontinued opera- tions at its Wyandotte riverfront plant, which is south of and People are powerfully attracted to water. Nowhere can one adjacent to the South Works; and the U. S. Environmental Protec- experience more closely the splendor and drama of nature's tion Agency is in the process of reviewing and investigating energy than along the water's edge. The excitement of sailing with possible chemical contamination at this site. the wind, the soothing sound of waves lapping against the shore- line, the splendor of the sun rising over a watery horizon are j .ust a Instead of regarding the loss of these two facilities as an economic few examples of the emotions water inspires. it is these qualities setback, the City of Wyandotte sees this as a once in a lifetime that draw people to live, play, and work on the waterfront. opportunity to guide the redevelopment of over 100 acres of prime waterfront land in a manner that will provide public access The intrinsic attraction of people to water creates the desire to to the water and increase the economic vitality of the city. The increase and enhance access to this special environment. Re- city has taken two steps toward achieving this goal: initiating a claiming industrial property for people presents an additional process to rezone these two properties from Light industrial to dimension to the challenge of waterfront development. What is Planned Development District, and securing a grant from the needed is a balance between the built environment and nature, Michigan Coastal Management Program. The Planned Develop- one that provides a variety of economically viable uses for the ment District zoning provides a mechanism for the City to guaran- benefit of the entire community while reestablishing the natural tee a comprehensive approach to the development of a wider character of the water's edge. variety of land uses on the waterfront. One of the objectives of the Coastal Management Program is to "provide technical and finan- 5 cial assistance for creative coastal projects," particularly those which involve "economic red evelopment design concepts regard- ing coastal industrial development." Since the goals of the City so closely match those of the Michigan Coastal Management Pro- gram, a grant was awarded to identify redevelopment opportuni- ties on the Wyandotte waterfront The City retained the consulting services of Johnson Johnson & Roy/inc OJR), a planning, urban design, landscape architecture and civil engineering firm, in order to study the possible develop- ment options on the property. JJR worked with City officials and citizen and industry representatives to analyze existing on-site conditions and develop and evaluate a variety of land use options in order to determine a feasible direction for future efforts to de- velop the site. This report summarizes the efforts of these groups. The 11 O-acre Wyandotte waterfront study site is located on the Detroit River between Pine Street to the north and the southern city limit to the south (see Figure 1). in addition, the Heritage Development Group, which owns the Portside Inn restaurant and 3 1/2 acres of undeveloped waterfront land north of Pine Street, has indicated a willingness to cooperate in the study to assure a coordinated public and private effort to revitalize the Wyandotte waterfront. 6 ot, .. . .......... . .. ... ........ '---- gt- @,V 4, - V;11 IM 4W M " MR fly _SITE X V ci,_ "t A - R, U J1. I VENN N'T."i .E,,PIN OW A MR. Figure I Study Area The study used an interactive planning process characterized by thorough site analysis, the generation of several realistic alterna- tives, and the careful refinement of a preferred development plan containing a combination of features from each alternative. At this point, directions for further study are identified (see Figure 2). Preferred Preferred Site Inventory and Analysis Development Alternatives Development Development Next Steps Concept Plan Gather and identify Illustrate a Evaluate Refine Site Illustrate Develop Im- Interpret Site Development Range of Alternative Development Principles of plementation Data Goals and Development * Identify land Principles Development Strategy � BASF objectives Alternatives uses Identify Site Concept � MDNR Identify Develop- e Alternative A e Identify land use Development *City of ment Opportuni- *Alternative 8 relationships Capacities Wyandotte ties *Alternative C e Identify 9 Site Visits potential development phasing Project Implementation 8 Figure 2 Planning Process Phase 1: Inventory and Analysis The first step in site planning for any piece of property is to Regional Setting identify the natural and social forces that have influenced the site in the past in order to understand how these forces will affect The City of Wyandotte is one of a series of 17 communities development in the future. The findings of the site inventory and known as the Downriver Area, which is located south of Detroit analysis process used to identify the opportunities and constraints and adjacent to or near the Detroit River. The Downriver Area has influencing development of this important riverfront site are a history of industrial development because of its proximity to the summarized below. automobile plants of Detroit and the shipping channels of the Great Lakes. These conditions favor heavy industries such as steel The inventory and analysis conclusions presented here are based manufacturing, automobile assembly, automotive-related products primarily on sources of existing information. This data base and services, and chemical industries, including BASF and includes site surveys furnished by the City's community planning Pennwalt. consultants, Vilican-Leman and Associates, and existing land use and master plans from the City of Wyandotte. Technical data were The domestic and international changes in the structure of the provided in the remedial action plan prepared for BASF by S. S. steel and automobile industries that took place in the '70s and Papadopulos & Associates and the consent agreement reached '80s have had profound effects on the Downriver Area. Major between BASF and the Michigan Department of Natural Re- industrial employers have reduced their labor forces and, as in the sources (MDNR). This information was supplemented through case of BASF and Pennwalt, consolidated facilities. One result of conversations with representatives of the MDNR, the City of these plant closings has been a reassessment by the communities Wyandotte, Wayne County, and BASE Individuals from these of the local employment base with an emphasis on diversifying agencies provided details pertaining to existing utilities and the land uses of former industrial sites. The waterfront properties infrastructure, industrial impacts on the site, and site history. Field that border on the Detroit River represent important opportunities investigations provided detailed information concerning the char- for the development of recreational, residential, and commercial acter of the site and surrounding properties and views to and from uses which could help to expand the local and regional economy. the site itself. The recent announcement of plans to build a 300- slip marina at the former Firestone Steel Products facility in Riverview and a Expansion and refinement of the data base then reached a level mixed-use waterfront development in Gibraltar indicates that this from which conclusions were made about the opportunities and reassessment is beginning to materialize in the form of specific, constraints on the property. While these conclusions formed the planned projects. basis for the initial site development alternatives, additional information was constantly generated and recycled throughout the site planning process. 9 Community Setting Figure 3 Downtown Wyandotte is an attractive, bustling retail district. The well- maintained storefronts, shade trees, brick paving, and Located less than 10 miles south of downtown Detroit and 8 miles decorative lighting fixtures create a pleasant environment for from Metro Airport, the City of Wyandotte is accessible from the shopping, entertainment, and business activities. Future develop- major north/south transportation corridor of interstate 75 and the ment should strive to build upon the tradition of quality design regional transportation routes of Fort Street and Biddle/Jefferson that has been established here. avenues. The large north-south Grand Trunk and Conrail Railroad corridor divides the city and provides rail access to industries One point that becomes immediately apparent in Wyandotte is throughout the Downriver Area. the lack of public access to the waterfront. Historically, waterfront property has been privately owned by industrial facilities and Wyandotte also occupies an important location about 8 miles residential development. The two sites in Wyandotte with public from the confluence of the Detroit River and Lake Erie. This access are Bishop Park, with 1,000 feet of water frontage, and the combination of proximity to the factories of Detroit and the public boat launch. recreational opportunities of Lake Erie and the Detroit River has promoted the development of both industrial and residential land In response to the existing conditions in the community, the uses on the waterfront in Wyandotte. following goals have been formulated to guide development of the Wyandotte waterfront. Biddle Avenue, the primary north-south vehicular route through the heart of Wyandotte, forms the primary link between waterfront o Revive the physical and economic fabric of the Wyandotte properties. An analysis of the visual and functional land use waterfront for a variety of public and private uses. relationships along this corridor reveals several community-wide planning issues that affect the development of the study site. The * improve lines of communication and cooperation between edges between residential areas and industrial facilities are poorly public agencies, industry, and the people of Wyandotte. defined, creating a need for landscaped buffers between these different types of land uses. Entrances to the city and its commer- cial district should be developed and reinforced to create a * Seize every opportunity to connect waterfront access city-wide. positive image for the city. Neighborhoods and business districts need to be linked to provide a sense of continuity throughout * Optimize views of the waterfront from Biddle Avenue. Wyandotte. 9 Improve the image of the river's edge as viewed from the water. 10 PA-4; A@swv, "'t IvAqWn' lb" wi, @;,WWL 'Wv 'c' Ir lv@Zf W.@' PIP vv rw'l 0, PAJ, MA 1' klel-,LVQ,@T MI"O* 19 @Tl Ot -4,0, @e "e, `444' t-;@ e"Q ft@rr& arz. Oww'OvAl a r I fv-r ILI , I I Mwrl @j "I I p. "I Figure 3 Community Setting Site Setting Figure 4 the scenic forested edge of Grosse Ile. Future development should be oriented to take advantage of these long views. Water views While the waterfront is a unique part of Wyandotte, and develop- can also be maximized by buildings which elevate the viewers ment on the study site should be a special part of the waterfront, it above Point Hennepin and enable them to see over the island to is crucial that any waterfront development should relate to, and the Detroit River. be part of, the Wyandotte community. In order to accomplish this, the relationship between the site and its adjacent land uses has Although the site is adjacent to the river, the short view across the been studied in detail. Trenton Channel does not give the viewer the feeling of being near the water when driving along Biddle Avenue. Possibilities to Detroit RiverlTrenton Channel Edge bring the water closer to the street should be explored. Views The Detroit River has a history of negative impact from industrial across the channel could be improved by softening the shoreline and utility discharges, commercial fishing exploitation, and of Point Hennepin with plant material as discussed in the "Point environmentally insensitive commercial development. Public and Hennepin Master Fill Plan." private efforts have led to a substantial turnaround in the water quality of the river through the creation of new laws and the Views of the site from the water should also be considered since involvement of regulatory agencies to control the character of recreational water usage increases the potential for many visitors development adjacent to the Great Lakes Basin. Improved water to be arriving by boat. The existing bulkhead at the river's edge quality and upgrading of industrial facilities have created an requires repair in several areas, and its overall appearance needs environment where the Detroit River can be considered an asset to be improved. This bulkhead also marks the approximate U. S. to development of all types. Army Corps of Engineers harbor line which limits the extension of future development into the channel. More specifically, the Wyandotte waterfront Study site fronts on the Trenton Channel of the Detroit River which provides access Since water is a powerful attraction to people, a primary goal of for Great Lakes freighters to the Downriver communities between the City of Wyandotte is to develop a waterfront promenade for Wyandotte and Gibraltar. While this channel provides the oppor- public use which would provide access to and serve as a link tunity to see ocean-going freighters up close, the presence of between a variety of water-oriented activities. This walkway could Point Hennepin and Grosse Ile limits the views across it to the also connect on-site development to Wyandotte's existing attrac- Detroit River. The exception to this is the fantastic long view tions and to future waterfront projects in adjacent communities. upriver to the Detroit skyline with the full breadth of the Detroit River as its foreground. The view down the channel focuses on 12 4F W ow "`,77 1441=ltll -U 4-Auoi 3,W IwW4 4=1A e- 0- WW@ Z4, < WA I/ r/l/11,5111 Me 47 - buNdaMe Wft,OsUWUqnq KS we$ Joevem Aoe 4mr7@@M@,, Or i :7 I 41y", Not. I PK44M 4 Aw @Zmr AK&04- x, &whfwel Koll, l4kAwllm?.1@1,1- Al@- @., r@vl, 4,, Figure 4 Site Setting 13 Commercial Edge industrial Edge The Wyandotte downtown forms the northern edge of the study The existing Pennwalt facility forms the southern boundary of the site which creates the opportunity to expand the existing activities project site. There is a variety of massive abandoned industrial of that viable business district onto the waterfront. Additional buildings which dominate the views from the site to the south. waterfront-oriented commercial businesses would be an appropri- There are some attractive smaller administrative buildings which ate transition between existing development and the project site may be suitable for conversion to a different use. The scale of the and would encourage existing pedestrian traffic downtown to industrial development provides the opportunity to develop larger explore the waterfront. In addition, the Biddle Avenue/Eureka scale land uses in the southern portion of the site. Whatever use is Avenue intersection should be enhanced to provide an attractive developed at this southern terminus should serve as an anchor for northern gateway to the project site. Wyandotte's future pedestrian system in addition to being a link to The parcel owned by the Heritage Development Group has a future waterfront development that may occur in Riverview. small marina which serves the Portside Inn restaurant. A The existing Wayne County Wastewater Treatment Facility at McDonald's restaurant and the Daly- Merrit Insurance office front Biddle Avenue and Pennsylvania Avenue is also the southern edge on Biddle Avenue. The Biddle House, a ten-story residential tower of the Wyandotte city limits. This intersection should be improved is located on the waterfront, north of the Portside Inn. to create a high-quality entry image to the city from the south.Approximately 55 acres of property across Biddle Avenue Neighborhood Edge between Central and Grove streets is zoned for a light industrial park. The City has been consolidating these land parcels to The Southeast Neighborhood, west of Biddle Avenue, is a well-es- provide adequate space for industrial uses. tablished residential area. The development on the study site should respect the scale of this neighborhood. Aligning future On-Site Conditions entrances to the project site with existing street intersections will allow future development to respond to the traditional neighbor- The industrial activities previously located on the site continue to hood street grid. Extending Plum or Cherry streets across Biddle impact future development. Areas of chemically contaminated Avenue and through the site would create a pedestrian link with soils exist on the site and are in the process of being treated in the McKinley School, thus connecting an important component of accordance with the consent agreement between 13ASF and the the neighborhood with waterfront activities. Michigan Department of Natural Resources. This treatment in- volves the installation of drawdown wells which pull groundwater through the soils to dissolve the contaminants. This groundwater is then pumped to the sewer system for transport to the Wayne 14 County Wastewater Treatment Facility for processing. Monitoring the Pennwalt soils and groundwater are undetermined at this time. wells have been installed to record contamination levels and records indicate that decontamination efforts are proceeding. The in addition to the chemical impacts, there are existing concrete treatment system is to remain operational for up to thirty years foundations, slabs, and pilings remaining on the site which will unless monitoring indicates that the contamination levels comply be expensive to remove. However, the removal of these founda- with U. S. Environmental Protection Agency (EPA) standards after tions may improve groundwater flow even if they are replaced by fifteen years of treatment. if these standards are met, groundwater substantially smaller foundations. Or these existing foundations extraction may end, although monitoring must continue for the re- may provide opportunities to build structures on top of them, mainder of the 30-year period.In addition to chemical contamina- reducing the cost of construction and potential new impacts on tion on the BASF property, the possibility of contamination on the groundwater flow. Pennwalt property is presently being investigated by the EPA. Pennwalt is unable to initiate any actions on their property until The existing infrastructure serving the site is in good condition. this review is complete. Existing sanitary and storm sewer lines run along Biddle Avenue. This chemical contamination has a direct impact on future devel- There is a pumping station south of Pine Street which is part of the opment. The remedial action zones themselves are considered to County's combined storm and sanitary sewer system. Wyandotte be unbuildable, at least until decontamination efforts are com- Municipal Services provides electricity, water, and cable services plete, since removing contaminated soils from the site will involve which can be extended into the site. Representatives from the State-regulated disposal procedures and increase the cost of Michigan Consolidated Gas Company indicate that gas lines are construction. Groundwater within approximately 500 feet of the presently available to serve the site. The capacity of all existing extraction and monitoring wells is being drawn toward the wells; services requires further study relative to the density of land uses and this flow must remain undisturbed, thus restricting the devel- proposed for site development. opment that can occur above. Areas beyond the 500-foot radius of the wells are considered to be buildable with no environmental Biddle Avenue is presently five lanes wide with a 120-foot right- restrictions and can be dredged to create open water areas for of-way. The Wayne County Office of Public Services and the City marinas. The largest builclable/dredgable zones occur to the north of Wyandotte are presently discussing a proposed boulevard and south ends of the site and in an L-shaped area east of the which would reduce the number of lanes to four and add a 30- Grove Street intersection (see Figure 4). There are approximately foot-wide median island to this road between Pennsylvania 20 acres of unbuildable soils, 42 acres of areas which are build- Avenue and Grove Street. The existing right-of-way is of adequate able if groundwater flows are accommodated, and 46 acres of width but may require expansion if traffic generated by the future land which can be built upon and dredged. The characteristics of development exceeds the capacity of the proposed road cross section. 15 Opportunities for Waterfront Revival The primary goal of this planning process is to create a plan that is realistic in scope and has potential for multi-use development. Wyandotte's decision-makers and citizens should strive to formu- late a plan that quickly and effectively changes the existing perception of an undesirable waterfront dominated by industrial development. The plan must effectively tie a variety of activity areas together with a continuous system of public land along the water's edge. There is an immediate need to develop successful waterfront- oriented amenities as an impetus to attract other types of develop- ment. This requires locating initial developments in the most buildable, non-contaminated portions of the site. The northern parcel, between the Central Business District and Plum Street is an ideal location to begin site development since there are no known contaminants is this area and it provides an opportunity to extend successful activities from the downtown into the waterfront. The role of public amenities as an incentive to private develop- ment should also be considered. Public development such as marinas, pedestrian promenades, and plazas attract privately funded commercial and residential projects, bringing additional people and revenue to the waterfront. 16 Phase I I: Development Alternatives Using the information generated during the inventory and analysis proposed entrances are aligned with existing intersections to phase, three site development alternatives were prepared to extend the existing street grid into the project site. Specific devel- explore the variety of land use types and relationships which opment options on the Pennwalt site were not explored given the could occur on the site. Since these different schemes were status of the contamination studies that are presently being done prepared without the benefit of a marketing study, they are not on that property. intended to serve as an indication of current market trends but rather to promote discussion about the potential development Generous landscaped setbacks are proposed to soften views of opportunities on the site. These alternatives were reviewed by a industrial facilities. Although it is not illustrated on the plans, it is committee consisting of City officials and staff and interested recommended that in the light industrial park west of Biddle citizens, and an informal set of evaluation criteria was developed to guide the preparation of a preferred scheme for further ref Iine- Avenue larger buildings be concentrated in the middle of the ment. park, with lower profile buildings located along Grove Street and Biddle to minimize the impact on the adjacent Southeast Neigh- borhood. Entrances to the industrial park should be consolidated Although each development alternative is unique, they do share on Central to minimize industrial traffic along Biddle Avenue and some common components that emerged from the inventory and Grove Street. analysis process. None show development in the contaminated zones. These areas are incorporated into the overall open space framework which provides a transition between different types of land uses and opportunities to create recreational and visual amenities such as an improved entry image to the city from the south. All of the alternatives include a waterfront-oriented mixed- use development at the northern portion of the site as a transition between the existing downtown and development on the study site. Taller buildings are concentrated on the northern end of the site and oriented towards the spectacular upriver views. Each scheme provides pedestrian access along the entire water- front edge and focuses on a central public festival space and marina. The vehicular circulation systems in each alternative consolidate entrances to the site by type of use in order to mini- mize the number of additional curb cuts along Biddle Avenue. All 17 Alternative A Figure 5 ings are 4 stories tall, allowing the housing component to step This scheme represents the most diverse mix of public and private down toward the smaller public festival area. There are 125 total uses. There are five components: commercial/office, mixed-use, dwelling units in the mid-rise development. Parking for both high- and mid-rise housing, public festival space and marina, low- facilities is located on the lower two floors of each building, rise housing, and a public park. which enables the public waterfront promenade to continue along the river's edge without interfering with the privacy of residents. The mixed-use development includes uses that are similar in size The festival space will accommodate activities such as art fairs, and character to those in the existing downtown. One-story build- ethnic festivals, farmers' markets, and boat shows. A public ings containing approximately 60,000 square feet of retail, enter- marina is dredged in the most buildable zone to create 100 boat tainment, restaurant, and office facilities are oriented toward an slips and maximize the amount of water edge in the development. expanded marina basin, providing the opportunity for recreational This scheme illustrates about 40,000 square feet of indoor and boaters to moor their craft while visiting the site. Buildings adja- outdoor festival space and a separate marina administration cent to Biddle Avenue will have lighted display windows at street facility. The public waterfront romenade continues along the ma- level to encourage downtown pedestrians to explore new water- rina's edge. p front activities. A public promenade connects the existing busi- ness district to the new development and provides pedestrians the opportunity to stroll along the revitalized riverfront. While some One hundred fifty-four low-rise housing units are sited on the parking is provided in a centrally located surface lot, the amount buildable land south and east of the proposed marina. The two- of valuable waterfront property dedicated for this purpose is kept story buildings are oriented to take advantage of the marina views to a minimum. Instead it is proposed that additional parking re- to the west and the public park and river views to the east. Sixty- quirements be accommodated in a parking structure located five boat slips are provided for residents in addition to a swim- across Biddle Avenue. This structure can also provide parking for ming pool, tennis courts, and health club. Public waterfront the other components of the development and the existing down- access is provided along the marina's edge and connects to the town. All existing businesses are preserved in this scheme. promenade in the southern component of the scheme, the public park. A variety of housing types are shown. High-rise and mid- rise buildings are located at the north end of the site to maximize the The I 7-acre park supports a variety of field sports and passive rec- long views up river. The high-rise structure is 6 to 8 stories tall, reation activities. The waterfront promenade continues along the contains 260 dwelling units, and ties in with the existing housing river's edge and provides a potential link to future waterfront de- towers along Wyandotte's waterfront. The lower mid-rise build- velopment south of Wye Street. 18 OU4W,= 4@@e Alt Wikk *va L 4re W,*M* FPWV, 4W410M, 6, 6*,w 4 an AW ITA A fk& Iq -@-wwww@ wt j7V A, ?x@ , +-m Figure 5 Alternative A 19 Alternative 8 Figure 6 rink in the winter. The waterfront promenade follows the marina's This alternative has the largest proportion of public development. edge and leads pedestrians back to the riverfront. There are four components: commercial/office, mixed-use, high- and mid-rise housing, public festival space and marina, and A 40-acre public golf course is the southern terminus of this public golf course. scheme. The golf course is a 9-hole par-3 facility with a club- house, putting green, and tennis courts. The promenade skirts the edge of the course, allowing pedestrians to enjoy both the river The mixed-use development in this scheme contains 35,000 views and the activities on the course without interfering with square feet of space, which is approximately one-half the size of play. The walkway continues south to link the Wyandotte river- the similar development in Alternative A. The design concepts front development with future waterfront projects in Riverview. behind this component are the same as those discussed in the previous section with the exception that the existing businesses have been displaced by the proposed development. in this scheme there are three high-rise residential towers oriented around an expanded marina. The marina provides slips for the residents of the housing project in addition to transient slips for boaters visiting the mixed-use development. These twelve-story buildings contain 300 dwelling units and have parking on the lower two levels and are designed to maximize the long views up and down the river. The four-story mid-rise buildings contain 112 total dwelling units and are oriented toward the river to the east and public marina to the south. Parking for the mid-rise residents is provided in a surface lot adjacent to the structures. The public promenade follows the marina and river edges and connects the mixed-use development to the public festival space and marina. This alternative illustrates the most extensive public facilities with 90,000 square feet of area allocated for the festival space and 220 boat slips provided within the marina. This option also includes a central water feature which can be converted to an ice skating 20 MIMI Wag ma'd r 14-,, V04 TOM UM, -At"I 7;T, w"vV 4. Aw'"W A. 14flrA'PL4- eP@ t,@Wd4 IMW4,15 4@)@ jj fW, 4 -A-rl "Ok @FW e Marina ofecr 01 -Jpie,; 14111S a, Golf C90ume W L'@4-&;V, , , If, t" A Wuck/ aw, be, em@Mr -U, xyoter. n Mae &6t z V*:A,f D. Vat,& <,Zu"C, w se, o i Figure 6 Alternative B 21 Alternative C Figure 7 Alternative C is the scheme with the smallest proportion of public facilities. It has four components: commercial/office, mixed-use development, hotel, public festival space and marina, and office/ research and development facilities. The mixed-use development is similar to the developments de- scribed in the discussion of Alternatives A and B. A 400-room waterfront hotel is located in the northern portion of the site. It is three to four stories in height and oriented to take ad- vantage of long views up and down the river. Parking is available in an adjacent surface lot and under the building. The public promenade follows the river's edge and connects the hotel to the rest of the waterfront development. The 30,000 square feet of festival space and 135-slip marina in this option represent the smallest public component of the three alternatives. The marina administration facilities are located within the festival space. There is a central water feature which can be used for ice skating in the winter. The waterfront prome- nade continues along the edge of the marina and connects the festival area with other waterfront development. The southern terminus of this scheme is a pair of three-story buildings, each containing 120,000 square feet of space which can be used for office or research and development facilities. The generous amount of open space between the buildings and the river can be used by the public for passive recreation. 22 tl Al A41d #Af, ri@W f U, "MIN" q ov'v R em A ef t cp TC 'a's If V2 Q,,V@ nt Ae.- aacvn, poe--@vuy,. iz, P,@zo- tW'-4;,UM, P4 1 1@ C@ s rx@& it, Mv Ic jmwi v5ilVel WteAh"' --------- figure 7 Alternative C 23 Evaluation of the Alternatives the activities instead on those of a type and size appropriate to the In reviewing the different development alternatives, each option needs of the Wyandotte community. was evaluated to optimize the opportunities for waterfront revival. The feasibility the land uses presented in each alternative was The group felt that maximizing the amount of marina space in the evaluated in terms of the experience of the team members and development was crucial to the future success of the project. It their understanding of the potential for success in Wyandotte, was agreed that the majority of marina slips should be public, and since a marketing study has not yet been prepared. Also assessed the marina administration facility should be incorporated within was the relationship of proposed development to the rest of the the special use building. Wyandotte community and the role of the pedestrian circulation system. Potential implementation schedules were discussed to The housing component was commonly accepted as an appropri- assure that the proposed scheme would be capable of quickly and ate and feasible use. The proposed densities were felt to be in positively changing the negative perception of this waterfront site. keeping with the existing character of Wyandotte. it was recom- mended that the housing mix illustrated in Alternative A be The location of the proposed commercial/office mixed-use devel- refined in the preferred scheme. The group also decided that opment was felt to be in keeping with the City's master plan for allowing public access between marina-oriented housing units the Pine Street Waterfront Development Area. It was agreed that and the water as shown on Alternative A would negatively affect this type of use would be an appropriate transition between the the ambience of waterfront living. it was decided that access to downtown and future waterfront development. The group felt that the private marina's edge should remain private to optimize the the amount of commercial space should be reduced to minimize waterfront experience for all users of the development. competition with the businesses in the existing Central Business District, and the possibility of adding a housing component to this The recreation and open space component was felt to provide a development should be explored in the preferred alternative. good transition between the different land uses on the site and an appropriate use for the contaminated zones. The concept of The concept of public festival space area was agreed upon as a building a golf course was felt to be a good idea as an interim component which should be included in the preferred scheme, transitional use but not the highest and best long- term use since it but the group was uncomfortable with the connotations associ- would serve a limited segment of the community and consume ated with the current popular use of the term "festival market buildable land that could be developed in the more immediate place" as a large-scale, retail-oriented waterfront development future. The group also recommended that the open space east of similar to Portside in Toledo. The group wanted to limit the the low-rise housing development shown in Alternative A be region-wide appeal of the public waterfront component and focus reserved as private recreational space to increase the amenities 24 available within that development and reduce the amount of The consensus reached by the group provided a set of criteria that public expenditure necessary to implement the plan. established a direction for the preferred scheme which are sum- marized as follows: The hotel and corporate/research office components illustrated in Alternative C were dismissed from further investigation. it was felt * Maximize the diversity of the proposed land use mix with hous- that a hotel was not needed in Wyandotte at this time and that, ing as the primary component. since office development was not a water-dependent use, it was not appropriate for valuable waterfront property. * Maximize the opportunities for marina development in the areas that can be dredged The strategies for implementing a project of this type centered on the need to make an immediate impact on the negative percep- * The size of the public "'special use area," should reflect the tion of this waterfront site. In order to expedite implementation, it needs of the Wyandotte community and not serve as an attrac- was felt that the preferred scheme should strive to respect the tion for the larger region. location of existing businesses on the site as well as that of the County pump station. it was also agreed that the development phasing should reflect existing ownership patterns. And although * Concentrate additional commercial development to the north of the existing environmental conditions on the Pennwalt site are the site to complement existing businesses in the downtown under investigation, the preferred development concept should district. identify the potential development opportunities there and the po- tential for integrating with future waterfront development in 9 Maintain the location of existing commercial buildings and the Riverview. pump station 9 Maintain access to the drawdown wells which monitor the progress of the remedial action plan for removing contaminants from the site. 25 Phase I 11: Synthesis This phase represents the culmination of the planning efforts and based on future market trends. The most important principle results in a refined plan that synthesizes the preferred components guiding this future development is the need to coordinate these of the different development alternatives. Although the plan . plans with the City of Riverview to assure a comprehensive illustrating the preferred alternative may not reflect what is ulti- approach to Downriver waterfront development. mately built on the site, it is the principles and capacities ex- pressed in the development concept that will direct the future site The proposed development units are defined by the existing development These principles are discussed below. ownership patterns and the environmental framework established by the remedial action plan. Access to the monitoring system is Preferred Development Concept Figure 8 maintained. The first phase of development is expected to occur between Pine and Plum streets; the second phase will extend The preferred development concept is based on the idea of south to Wye Street. The Pennwalt site will probably be the last developing water features to attract and focus public and private component to be built. development on the waterfront. The public open space system unifies the entire development and provides optimal pedestrian access to the water without detracting from the needs of the residents on the site. The higher density development is located at the northern end of the site where the taller buildings maximize the long views up and down the river. The central marina pro- vides a focal point for lower density housing and a community special use area. Commercial development is located along Biddle Avenue to create a smooth transition between the new development and the existing businesses downtown. The en- trances to the site are aligned with the existing street grid and segregated by land use to minimize the number of additional intersections on Biddle Avenue and minimize the potential for cir- culation conflicts. Development on the Pennwalt property is oriented around a central water feature. The precise configuration will depend on the location of areas that are environmentally suitable for dredg- ing. It is anticipated that there would be a mix of land use types 26 A 1A V, B ham C PUM ,arx'wt aA_"';ww' IF El PHASE Y, 12f, y d@o@ , @'x '@r "I'lo Fr @@w "A'r@ It Se to -ftftfiv 17@ Figure 8 Preferred Development Concept 27 'Y -'k V" g'; AJI "n V % A, X U P4^,"10 PHASE.j, Tren,toni Chanm@-I 4,W "j., I Z 'e, @,I p ffn N-1 A S E V 110 0 m 09 The preferred development plan illustrates how the principles outlined in the development concept may appear in a built form. 28 Figure 9 Preferred Development Plan The Heritage Development Group property north of the study site serves as a transition from the existing downtown to the new waterfront development. It incorporates existing buildings in a mix of commercial and residential development oriented around an expanded marina basin. The mid-rise residential building is designed to maximize the number of dwelling units with a water view, and steps down in two-story increments from a central twelve- story tower to eight-story buildings at each end. This arrangement provides 200 dwelling units with parking on the lower three levels. This site has the capacity for an additional 10,000 square feet of office and commercial space, and marina slips are available for residents and transient boaters visiting the site. The public pedestrian promenade connects the waterfront activities on the site with those existing downtown and provides access to the water's edge. This private development will most likely precede the first phase of the preferred development plan. Phase One contains a mix of residential and commercial uses located around a marina which provides mooring facilities for residents and visitors.Figure 10 illustrates how the Phase One development would appear prior to construction of Phase Two. The mid-rise residential structure is designed in a similar manner, stepping down from a central tower, maximizing water views (see Figure 11). Parking for the 300 dwelling units is provided on the lower levels of the building. Twenty thousand square feet of office and commercial space is oriented toward Biddle Avenue, expand- ing the activities of the downtown into this phase of the project. The public promenade continues along the edge of the marina and leads pedestrians to the public special use area and marina that is the central feature of the second phase of development. 29 . . .... ...... wya t WN,4 PHASE ,-,)@nt Hong +ASE I 30 Figure 10 Phase One Development MIK mm Figure I I Residential on the Waterfront 31 The special use area has been down-sized to 20,000 square feet to better reflect the needs of the citizens of Wyandotte. The marina has the capacity to moor 300 boats. Activities such as art fairs and ethnic festivals will take on a special quality in this waterfront setting as illustrated in Figure 12. A riverside park serves as a transition between public and private uses and pro- vides an area for special outdoor events such as visits from tall ships or outdoor concerts set against the backdrop of the Trenton Channel. A clay- lined pond brings water closer to the Biddle Avenue, allowing passing motorists to also enjoy a water view. The waterfront promenade allows pedestrians to walk along the edge of the river and marina and links the mixed-use develop- ments to the north and the public park to the south. one hundred forty waterfront townhouses are sited on the east side of the marina. A private riverside park provides recreational amenities for the residents. The units on the edge of the marina are two stories high. The parkside units are three stories high to allow residents to look over the smaller waterside units at the marina in addition to providing views to the landscaped green space and the water beyond . Thirty boat slips are provided in ad- dition to the swimming pool, tennis courts, and health club facilities. The southern terminus of the preferred development plan is a 10- acre public park. Another clay-lined pond, bringing water views closer to Biddle Avenue, can be used for winter skating. A softball field is illustrated here, or other field sports such as soccer could be accommodated. Trails connect the different activities with the river's edge and waterfront activities to the north. 32 w 64 act . . . ........ .. . .. .. ...... figure 12 Special Use Area 33 After reviewing the preferred development plan, the group agreed that the principles embodied in it accurately reflect the goals for the optimum development for the site. The next task is the identi- fication of issues which must be addressed in order to realize the ideals expressed in the plan. Community Issues Physical Site Market Demand Financial Feasibility identify additional parties Characteristics Identify market identify development to be involved in on-going Determine impact of de- demand for project costs planning process velopment plan on reme- components identify development identify and resolve com- dial action plan Refine types and mix revenues munity issues of land uses Identify sources of fund- 34 Figure 13 The Next Steps Revitalization of the Wyandotte Waterfront: The Next Steps figure 13 The preferred development plan represents the potential develop- presentation was reported in the local newspaper. A second ment opportunities that exist on the site given the current level of public Planning Commission meeting was held to discuss a understanding of site conditions. It illustrates the optimal relation- proposal to rezone the study site from Light Industrial to Planned ship between the study site and the community as it exists today Development District. After discussion of the issue the Planning and is envisioned for the future. And although the plan is based Commission recommended approval. The City Council tabled the on detailed study and discussion by the team of consultants ' issue at the request of BASF in order to accommodate an addi- officials, and interested citizens, it is recognized as the first step in tional 60-day period for public comment. The MDNR, whose ap- the long-range process required to ultimately implement a plan to proval is required prior to any development on the BASF-owned revitalize Wyandotte's waterfront. property, has reviewed a preliminary draft of this report and have expressed approval of the concept. A copy of the letter outlining The next step toward realizing this goal is a study of four areas: the MDNR's response can be found in the Appendix. community issues, physical site characteristics, market demands, and financial feasibility. The results of these studies must be The investigation of the physical characteristics of the site should integrated and interpreted within the context of the preferred concentrate on the impacts of development on the remedial development plan in order to create a built project that responds action plan and the site components that will guide the engineer- to all of the issues affecting the site and its relationship to the goal ing and detailed design of the final development. A hydrogeologic of waterfront revival. study that focuses on the impacts of the preferred development plan on existing groundwater flow is an important component of When identifying the community issues that are important to this study. The City is currently trying to determine the most Wyandotte, all parties that may be affected by site development efficient way to undertake such a study. such as business and industry, state and local officials, and local citizen groups must be identified and invited to participate. An A marketing study is needed to identify the types of land uses ongoing dialogue should be established among these groups in which are in demand for this area. Studies that have recently been order to reach a consensus regarding the development program prepared for other waterfront developments in the Downriver Area and the degree of publicly borne costs that are acceptable in order identify the need for additional marina facilities and waterfront to maximize the benefits of the project that can be enjoyed by all. housing. The Heritage Development Group is also preparing a marketing study for their property Any information made available This process was initiated in November 1988 with a presentation from these reports should be studied and appropriately applied to of the plan to the City Planning Commission. The meeting was the Wyandotte waterfront. it may also be necessary to prepare a open to the public, potential developers were invited, and the marketing study specifically for this project. 35 Related to the marketing study is a financial feasibility study that compares the cost of different development alternatives to the revenues expected to be generated by each. By integrating this analysis with the marketing study and the physical development plan, the economic viability of the final project can be assured. in addition, potential funding sources, such as the State's proposed Harbor Development Program, should be investigated to deter- mine the eligibility of the proposed development to receive public monies. The ultimate goal is the creation of a master plan that responds to the issues that have been identified and addressed by all of the participants in the process. The City of Wyandotte has taken the important first steps toward realizing the goal of revitalizing this important piece of valuable waterfront. The efforts of this study have resulted in a specific development alternative that responds to needs of the community and respects the conditions on the site. With this in hand, the City is able to focus on the specific infor- mation required to translate this plan into the exciting reality that marks a new vitality for the Wyandotte community. 36 I I Appendix I I I .1 I 'I .1 I I I i 'I 'I 'I STATE OF MICHIGAN JAMES J DLANCHAHO G@ the various cleanup and monitoring systems on site as required DEPARTMENT OF NATURAL RESOURCES by the order. Paragraph XII requires BASF to give notice to DNR and the Attorney General (AG) 60 days prior to any intended sale or lease and allows DNR 60 days from the receipt of the proposal from BASF to object in writing if we feel the conditions of the Consent Decree can't be met with the proposed development. November 30, 1988 C. Paragraph XII provides for a total of 120 days to resolve the issues surrounding sale or lease of the property. We su ggest you allow the full 120 day period in your Planning proces S. d. To ensure as complete a review and quick a response as DNR can Ms. Gayle Savage give, we recommend you provide three (3) copies of the Development Coordinator proposal for development to the following state officials: City of Wyandotte 3131 Biddle Avenue Virginia Loselle Wyandotte, MI Environmental Response Division 505 W. Main St. Dear Ms. Savage: Northville, MI 48167 RE: South Wyandotte Shoreline Redevelopment Study Dennis Hall, Chief Land and Water Management Division Thank you for the opportunity to comment on Johnson, Johnson and Roy P.O. Box 30028 (JJR) Shoreline Redevelopment Study for the BASF Wyandotte South Works Lansing, MI 48909 Project. John Shauver, Acting Chief Department of Natural Resources (UNR) staff have reviewed the study and Office of Environmental Enforcement have the following comments: P.O. Box 30028 Lansing, MI 48909 1. The concept uses and alternatives as proposed by JJR appear to he compatible with the intent of the Consent Decree between the State Roy Schrameck, District Supervisor of Michigan and BASF, Inc.. Surface Water Quality Division 505 W. Main Street 2. The phased development concept appears logical and should allow Northville, MI 48167 plenty of time to ensure compliance with the consent decree noted in (1) above. We will provide the copies necessary to staff within DNR for 3. We have no preference for any one of the alternative development review and comment. schemes over another as described by the JJR report. 5. To insure that the Consent Decree does not cause any more time delay than necessary, you should also make sure that BASF notifies 4. Based on the assumption that the study will lead to actual DNR and the AG's office as required by paragraph XII of the Consent development of the site, the State of Michigan needs to be involved Decree as soon as possible. during the development process as follows: Enclosed is a copy of the Consent Decree in its entirety for your a. Notification of the proposed development to ensure compliance information and review. with paragraph XII of the Consent Decree. At this point, the next step in the process is notice from BASF to the b. Allow enough time in your planning and development process to AG and DNR pursuant to paragraph X11 of the Consent Decree. Without accommodate the time frame outlined in paragraph XII of the that notice and assurance by BASF that site cleanup operations will go Consent Decree. Paragraph XII require BASF & DNR agree on unhindered, DNR cannot give final approval to the proposed that BASF can ensure continued operatiosn and maintentoan ce of dev elo pment. Please contact me if you have any questions. Sincerely, 4 0 1 M Act'Ing Office of Environmental Enforcement 517-373-3503 JMS:dh enclosure cc: Ms. Virginia Loseile, ONR Mr. Dennis Hall, DNR Mr. Roy Schrameck, DNR 36 03 1452 US Department of Commerce NOAA Coajtal Services Center Library 668 141 2234 South Hobson Avenue Charleston, SC 29405-2413