Mack lot

november 2016

MACK LOT Prepared for MACC Development

by City Form Detroit, MAde Studio & Giffels webster

2

TABLE OF CONTENTS introduction....................................................................................................................................................................... 04 The Neighborhood center in the mack avenue corridor development plan existing conditions......................................................................................................................................................... 06 community engagement & design process.............................................................................................................. 08 Timeline community input event: programming & amenities for the lot & corridor community input Event: DATA community feedback session: configuration of the lot elements & corridor MACK avenue and lot VISION.......................................................................................................................................... 16 mack avenue strategy mack avenue design components mack lot plan and design components STAGE Details PERSPECTIVES Elevations LANDSCAPE STRATEGY PLANTING PALETTE SUN STUDIES Programmatic opportunities OUTDOOR furniture AND PLAY COMPONENTS BUDGET: MACK LOT acknowledgments............................................................................................................................................................. 45

MACK Lot

3

introduction The Neighborhood center in the mack avenue corridor development plan MACC Development is leading planning efforts for the Mack Lot, an underutilized lot on Mack Avenue between MACC Development/The Commons and D&D Storage in the 48214 community. This effort also addresses improvements to the portion of Mack Avenue anchored by the Mack Lot and The Commons. The objective of the Mack Lot project is to envision a new outdoor community space that brings people together through arts and culture, food, and recreation alongside a pedestrian friendly corridor. A stakeholder-driven, place-based approach informed the project. City Form Detroit, MAde Studio, and Giffels Webster assisted MACC Development with the plan.

The Mack Lot leverages multiple public and private initiatives occurring on the corridor such as The Commons, a combination coin laundry and coffee bar that will operate in the storefront space below MACC Development’s office at 7900 Mack Avenue. Private investments include the adaptive reuse of the D&D Storage building adjacent to the Mack Lot as well as visions for the area as a Market Garden District with new residential, grocery, and recreation spaces.

Plans for the Mack Lot also build from the Mack Avenue Corridor Development Plan, a community generated plan for the Mack Avenue commercial corridor developed in 2015-16. Anchored by the Neighborhood Center concept, the plan resulted in the following strategies for the corridor:

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Concept for Mack Avenue in the Mack Avenue Corridor Development Plan

1. NEIGHBORHOOD CENTER Create a neighborhood center at Mack Avenue between Baldwin and Parker Streets that leverages existing assets and emerging opportunities.

2. ALTERNATIVE LAND USES Implement alternative land use strategies including green infrastructure and stormwater management on vacant land.

3. PLACEMAKING Create public spaces for people to come together by programming vacant and underutilized land through placemaking interventions.

4. NON MOTORIZED TRANSPORTATION Implement non-motorized transportation on Mack Avenue between East Grand Boulevard and Fischer Street.

neighborhood center

PA R

KE

Opportunity sites for alternative land uses and placemaking

RS

T

Opportunity zone for non-motorized transportation improvements

1

SE

YB

3

2

UR

N

ST

K AC

VA N

Mack Lot

E AV

4

M

5 BE

AL

6 SE

YB

BA

LD

MACK Lot

WI

N

UR

N

ST

DY

KE

ST

1 2

MT. ZION BAPTIST CHURCH

3

D+D STORAGE Exg. Storage Small Business Start-Ups Co-Working Entrepreneur Resource Center

4

THE COMMONS Coffee Bar + Coin Laundry MACC Development Co-Working Entrepreneur Resource Center

5

FUTURE REDEVELOPMENT Restaurant/Market Fresh Food Options

6

NON-MOTORIZED TRANSPORTATION Bike Lanes Pedestrian Crosswalks TrafďŹ c Calming

SS

T

FUTURE DEVELOPMENT Gathering Space Banquet/Meeting Space Small Business

ST

5

SEYBURN ST

VAN DYKE AVE

existing conditions

The Mack Lot is a 0.19 acre site located at 7906 Mack Avenue between MACC Development/The Commons and D&D Storage. The site is currently used for storage and secured with a fence. The Mack Lot is a natural extension of “The Commons,” the forthcoming space for coin laundry, a coffee shop, and community activities, with the potential to serve as an outdoor gathering space for the community. The Mack Avenue corridor is also a consideration for this project within the neighborhood center area. Here the Mack Avenue right-of-way is typically 66 feet wide including one driving lane in each direction and a parking lane and concrete sidewalk on each side. The corridor is heavily trafficked connecting the economic center of Detroit and suburban areas.

6

2

Mack Avenue

3

4

5

BEALS ST

Mack Lot

SEYBURN ST

Key components in the design development of the project are the need for traffic calming and improved pedestrian crossings on Mack Avenue and a stormwater management strategy on the Mack Lot in light of the stormwater drainage charges recently implemented by the Detroit Water and Sewerage Department (DWSD). These driving forces— along with an analysis of existing site conditions, neighboring investments and initiatives, and stakeholder input— provided a basis for the design of the Mack Lot and Mack Avenue at the neighborhood center between Baldwin and Parker Streets.

1

Mack Lot Site Plan

1

MACK’S VAN DYKE MINI MART

4

MACC DEVELOPMENT/THE COMMONS

2

MT. ZION BAPTIST CHURCH

5

D&D STORAGE

3

Z’S AMAZING SAVINGS

MACK LOt

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community engagement & design process

SECOND COMMUNITY MEETING 10_11_2016

PROPOSAL TIMELINE

FIRST COMMUNITY MEETING 09_11_2016

TIMELINE

8

AUGUST

SEPTEMBER

Fri, 5

Mon, 29

Wed, 7

Sun, 11

Team Meeting

Team Meeting

Team Meeting

Community Engagement Event at Mack Lot

Wed, 14

Meeting with M1DTW on D&D Storage

Tu, 20

Team Meeting

OCTOBER

NOVEMBER Tu, 11

Feedback Session at GenesisHOPE

MACK Lot

Th, 13

Meeting with Kresge Foundation

Th, 24

Fri, 11

Team Meeting

Internal Draft Submission

Mon, 21

Final Submission Kresge KIP:D

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community input event: programming & amenities for the lot & corridor The community engagement process gathered critical input from local business owners, residents, and church and community leaders on what they would like to see in the Mack Lot and on Mack Avenue. The Community Input Event was held outdoors on Mack Avenue between D&D Storage and MACC Development in front of the Mack Lot. Over seventy-five people, largely from the 48214 community, participated in conversations addressing the following: “What programs and activities would attract you to the Mack Lot? What amenities and features would attract you to the Mack Lot? Which approach (or attributes) would you prefer to see in the Mack Lot? What amenities and features would make Mack Avenue more comfortable?� Through these conversations, community members expressed a desire for kid-friendly spaces such as recreation and play areas, and food options, with landscaping and bike lanes identified as priorities for Mack Avenue.

The follow-up Community Feedback Session held at GenesisHOPE served as an opportunity for community members to provide feedback on the preliminary designs for the Mack Lot and Mack Avenue through facilitated roundtable discussions. Preferences for the stage design and furniture configurations for the Mack Lot as well as a phased traffic calming approach for Mack Avenue were expressed. The input gathered through community engagement strongly informed the resulting vision and design for the Mack Lot and Corridor described subsequently in this document.

9/11/16 Stakeholder Event Demographic Data of Participants

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MACK Lot

11

community input event: DATA FOOD AND FRIENDS 57 votes

RECREATION & PLAY 42 votes

VISUAL ARTS 38 votes

STORYTELLING 27 votes

Preferred Approaches (or Attributes) for the Mack Lot

9/11/16 Community Event Voting Activity for Approaches to the Lot

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9/11/16 Community Event Findings

MACK Lot

13

community feedback session: configuration of the lot elements & corridor B A

C

14

Lot Configuration Options - Programmatic Flexibility

MACK Lot

15

mack avenue and lot vision

The Mack Lot is a new outdoor community space that brings people together through arts and culture, food, and recreation anchoring the revitalization of Mack Avenue as a pedestrian friendly corridor.

16

MACK Lot

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mack avenue strategy

The strategy for Mack Avenue is to revitalize it as a pedestrian friendly corridor through traffic calming and non-motorized transportation improvements from East Grand Boulevard to Fisher Streets which includes the neighborhood center project area. Initial conversations with the community concluded that traffic calming, better pedestrian crossings, bike lanes, landscaping, and improved transit (bus) stops are of priority interest.

Upon further discussion with the community and in part because the project area lies with a greater Mack Avenue corridor, a phased implementation plan of traffic calming is being proposed as follows.

Existing Conditions: Mack Avenue is one of the major highway and commercial corridors traversing the east side of Detroit. Starting at Woodward Avenue in Midtown, Mack generally parallels the Detroit River moving in a northeast-southwest direction until it reaches the Grosse Pointes where the corridor changes to a more northsouth alignment. The pavement cross-section and rightof-way width changes significantly along the alignment.

Within the MACC Development neighborhood center area, more specifically from East Grand Boulevard through Fischer (and extending easterly to St Jean at the Fiat-Chrysler Jefferson Avenue North Plant), the right-ofway is typically 66 feet wide, with a 50 foot face-to-face of curb pavement and approximately 8 foot wide concrete sidewalks on each side. The existing pavement travel way is defined by a single solid yellow centerline marking dividing traffic in both directions. No further delineation

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of travel and/or parking lanes typically exists. The posted speed limit is 30 mph, but the observed speeds and antidotal evidence shows much higher actual speeds.

Short (Near) Term Improvements: With relatively small implementation costs, changes to pavement striping, defining of parking and bus stops, painted curb extensions, and special emphasis crosswalk pavement markings are proposed to improve Mack Avenue in the short term. It is proposed to stripe a three lane section, with one lane in each direction and a center turn lane. The limits of parking (though not individual spaces) and bus stops would also be striped. Painted curb extensions (aka “bump outs�) are proposed at the residential street intersections. Midblock crosswalks at select intersections between signalized intersections are also proposed to reduce the distance between crossings.

Along the alignment, painted refuge islands could be added in place of the center turn lane to shorten the pedestrian distances.

Long Term Improvements: To improve Mack Avenue in the long term, the center turn lane would be removed, one lane of travel in each direction would remain, and the parking would be moved from along the curb to adjacent to the travel way. Permanent, built curb extensions could replace the painted curb extensions at the residential street intersections to shorten the pedestrian distances and create opportunities for stormwater management. A bike lane with buffer strip would be added along the curb, creating parking protected bike lanes.

existing conditions - 66’ ROW between East Grand Blvd and Fisher St - 50’ road bed with 8’ sidewalks on either side of the street - Solid yellow centerline divides traffic in both directions - Speed limit is 30mph, but observed speeds are actually much higher

The Commons/ MACC Development

Mack Avenue

8’-0” 10’-0”

15’-0”

15’-0”

10’-0”

8’-0”

50’-0”

Short term - Add center turn lane, define parking - Could apply on all 13 blocks - Reduces vehicular weaving - Can include mid-block pedestrian crossings and curb extensions on mainline

The Commons/ MACC Development

Mack Avenue

8’-0” 8’-0”

11’-0”

12’-0”

11’-0”

8’-0” 8’-0”

50’-0”

long term - Buffered bike lane, remove parking in select areas for center turn lane - Could apply where on street parking is in high demand and center turn lane not needed (up to 10 blocks) - Transition area needed where section changes from buffered bike lanes back to parking

The Commons/ MACC Development

Mack Avenue

8’-0” 5’ 2’ 8’-0” 10’-0”

10’-0” 8’-0” 2’ 5’

8’-0”

50’-0”

MACK Lot

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ummary:

+ can be implemented where on

+ reduce pedestrian crossing distance, traffic calming, and street parking exists increased sidewalk space

Option 1 - crosswalk striping

$1-5k per

Pedestrian Crossin $1-5k +design coordination with future

+ can be implemented where on protected bike lanes needed street parking exists

Summary:

+design coordination with future protected bike lanes needed

mack avenue DESIGN COMPONENTS

conditions are unmarked, worn, or marked Option 1 - crosswalk+Existing striping with only parallel markings

Option 2 - painted curb extension

tion 2 - painted curb CURB extension A PAINTED mmary: EXTENSION

ost:

each +special emphasis marked E$1-5k CROSSWALK STRIPING

$1-5k

Cost:

crosswalk are an inexpensive opportunity for improvement along the corridor

each + low - Low cost $1-5k or temporary cost or temporary alternative to standard curb extension alternative to standard curb

+ low cost or temporary alternative extension to standard curb extension + maintain flexibility within roadway - Maintain flexibility for future improvements + maintain flexibility roadway within roadway forwithin future for future improvements improvements

$1-5k

ReducedPedestrian Road Width Crossings Reduced Road Width Applications: Option 1 - crosswalk striping

1 - standard curb extension st:Option extent except intersections Option 1 +Full - standard curb extension B

STANDARD CURB EXTENSION

and East Grand, pplications:ofVanKercheval Dyke, and McClellen where left turn pockets are provided.

+Existing conditio unmarked, worn, o with only parallel m

per walk

+special emphasi crosswalk are an i - Existing are per walk conditions opportunity for imp unmarked, worn, or marked along the corridor with only parallel markings

$1-5k

- Special are emphasis marked +Existing conditions crosswalk unmarked, worn, or marked are an inexpensive opportunity with only parallel markings

for improvement along the

Option 2 - pavement treatment F

$10-20k$1-5k per walk - Reduce+Existing pedestrian crossing $10-20k each conditions are

PAVEMENT TREATMENT

$10-20k

each

Option 3 - pedestrian sig

$10-20k $10-20k

per walk

Option 2 - pavement treatment

distance, traffic calming, unmarked, worn, or marked + reduce pedestrian crossing pedestrian crossing with only parallel markings + reduce and increased sidewalk

distance, traffic calming, and distance, traffic calming, and space +special emphasis increased sidewalk space marked are an inexpensive increased sidewalk space - Can becrosswalk implemented where opportunity for improvement + can be implemented where on alongparking the corridorexists onstreet street parking exists + can be implemented where on - Design coordination with street

parking exists +design coordination with future future protected bike lanes protected bike lanes needed needed +design coordination with future $20-50k each protected bike lanes needed

Full extent except intersections + Traffic Impact Study would be educed Road Width f Kerchevalneeded and East Grand, to confirm traffic volumes can be accommodated Road Width Reduced plications: an and McClellen where management 3 - Dyke, curb extension with stormwater without center turn lane.

Reduced Road Width Reduced Road Width ft turn pockets are provided.

+special emphasiscorridor marked crosswalk are an inexpensive opportunity for improvement along the corridor

- Tactile and

+ tactile andvisual visual cue cue toto watch forpedestrians pedestrians watch for - Implemented within +implementedcorridors within commercial and/ corridors and/or orcommercial downtowns downtowns

Option 2 - pavement treatment

ull extent except Option 3intersections - curb extensionWITH with stormwater management CURB EXTENSION + provides stormwater management G pedestrian Cand signals Option 3 - pedestrian signals Option -East curbextension extension with stormwater management Option 3 -3 curb with stormwater management Option 2 - pavement treatment STORMWATER MANAGEMENT $20-50k Kercheval Grand, and curb extension together tersections Option 2 painted curb extension $20-50k each Impact Studywhere would be $10-20k per walk - Provides stormwater

$25-75k Grand, + use where$20-50k curb extensions conflict ntTraffic Dyke, and McClellen $20-50k each $1-5k each per walk $25-75k per signal with existing catch basins $10-20k management + curb

ellen where - Signalization should be

+ provides stormwater management eeded to confirm traffic turn pockets are provided. extension rovided. and curb extension together ++provides stormwater management lowgrant cost ortogether temporary alternative and visual cue to + as tactile one of the

and visual cue to + tactile + implemented signalization should be + may trigger additional

Option 2 - painted curb extension olumes can be accommodated y would be Traffic Study ffic ithoutImpact center turnwould lane.be mmodated

CTO

and curb extension together - Use where curb extensions toextensions standard curb extension watch for pedestrians opportunities + use where curb conflict

+ use where curb extensions conflict conflict w/ existing catch

with existing catch basins

++use where curb extensions conflict +implemented maintain flexibility within roadway withwithin existing catch basins +design coordination with future + may trigger additional grant basins commercial with existing catch corridors basins and/or for future improvements protected bike lanes needed

*images from NYC Street Design Manual

eded to confirm traffic Summary: ne. umes can be accommodated *image from NACTO 4 midblock hout center turncurb lane.extension

TO

Traffic Calming

each

+ provides stormwater management and curb extension together

$1-5k each

implemented as one of the last design tools last design tools

watch for pedestrians

*images from NYC Street Design Manual

$20-50k - Traffic$25-50k calming and

per pair

Option 4 - midblock curb extension Option 4 - midblock curb extension Cost:

*image from NACTO

20 *image from NACTO

*image from NACTO

Applications:

*images from NYC Street Design Manual

*images from NYC Street Design Manual

+Full extent except intersections of Kercheval and East Grand, *images from NYC Street Design Manual Van Dyke, and McClellen where

pedestrian amenity $25-50k per pair + traffic calming and pedestrian - Could be prioritized amenity + traffic calming and pedestrian amenitythere are mid-block where + Could be prioritized where there attractors suchwhere assuch schools + Could be prioritized there per pair areare mid-block attractors $25-50k as $25-50k per pair mid-block attractors such as - Design coordination with schools schools + traffic calming and pedestrian future protected bike lanes+ traffic calming and pedestrian amenity +design coordination with +design coordination withfuture future amenity needed protectedbike bikelanes lanes needed protected needed + Could be prioritized where there *image from NYC Street Design Manual

*images from NYC Street Design Manual

Option 3 -

+ tactile and visua watch for pedestria

+implemented with commercial corrido downtowns

Option - center median / refuge islands +implemented within

opportunities

downtowns + may triggergrant additional - May trigger additional grant + maywith trigger additional grant + low cost or temporary alternative +design coordination future opportunities opportunities protected bikeopportunities lanes needed curb extension - Design coordination with to standard with future *images from NYC Street Design Manual +design coordination *image from NACTO *images from NYC Street Design Manual +design coordination with future future protected bike lanes protected bike lanes needed protected bike lanes needed + maintain flexibility within roadway Option - midblock curbCURB extension D 4 MIDBLOCK for futureHimprovements EXTENSION painted CENTER *image from NACTO

$10-20k

+ Could are mid-block attractors such be as prioritized where there schools are mid-block attractors such as schools

+design coordination with future protected bike lanes+design needed coordination with future

protected bike lanes needed

commercial corridors and/or downtowns

$10-25k per 100 sq-ftISLAND MEDIAN/REFUGE + allows for pedestrian refuge $10-25k - Allows forapply pedestrian refuge + could in many locations, however, too in many center medians - Could apply many can become restrictive to turning locations, however, too

movements many center medians can become restrictive + area for landscapingto turning movements - Area for landscaping Source of Images: NACTO and NYC Street Design Manual

existing conditions

Mack Lot

Short term Add center turn lane, paint curb extensions, define parking

G H

A

A

A

A

E

Mack Lot

long term Add buffered bike lane and curb extensions, remove parking in select areas for center turn lane

G B

C

D

B

C

E

B

C

B

C

Mack Lot

MACK Lot

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mack LOT PLAN AND DESIGN COMPONENTS

The participants in the first public input session expressed a desired to create a place for the community to come together and share food, music, art, and to provide safe areas for play and other special events. There was also strong support for flexible arrangements of furniture and to invest in a central element, a stage that would provide a place for the communities’ youth to host poetry slams or music events while also being a desirable space for church gatherings, oral history events or other special gatherings. Finally, nearly everyone agreed that food went hand in hand with any celebration and a long community table is the material expression of this priority.

In the second public engagement session, we requested direct feedback on design options for the stage, and advanced the design of the gardens and the permeable fence. We talked about materials, and colors, and the need to allow the design to be participated by the members of the community, to address issues of character and identity.

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MULTIPURPOSE STAGE CAFE/ PLAY AREAS

600 SQ FT

17%

1438 SQ FT

16%

GARDENS

The design outcome shown is a manifestation of the tremendous time, commitment and open dialogue feedback that community members offered during two different community engagement sessions. These moments of conversation played a key role in identifying and refining the kinds of activities many individuals desired and, the kinds of design elements that would best foster this vision.

7%

1332 SQ FT

53% OPEN AREAS FLEXIBLE PROGRAMMING

The Mack Lot outdoor community space design incorporates a mix of arts and culture, food, and recreational opportunities to serve a diverse and inclusive community along the Mack Avenue Corridor. The design of the lot is organized to sustain many different types of activities that cater to a multigenerational public.

Some of the important features include a central stage for performances, a outdoor seating space for an adjacent cafĂŠ (in The Commons), a long table for community gatherings, and a safe play area for children. The design also includes a series of gardens with colorful plantings that contribute to the onsite management of storm-water and provide seasonal, visual interest. The design also includes easily accessible bike racks at the Mack Avenue entry, and a visually permeable fence that provides access along Mack Avenue, as well as from the back alley (anticipating the organization of food truck parking in the alley in the future.)

4490 SQ FT

Garden 3

LONG TABLE

BIKE RACKS

Garden 2 OPEN AREAS FLEXIBLE PROGRAMMING MAIN ACCESS

Garden 1

ALLEY

MACK AVENUE

SECONDARY ACCESS

PLAY AREA

CAFE AREA

Garden 4 MULTIPURPOSE STAGE

FOOD TRUCKS

FUTURE BUILDING ACCESS

MACC COMMONS 0

MACK Lot

10ft

23

Stage details

1

24

1.

Stage Transversal Section

2.

Stage Longitudinal Elevation

3.

Stage Plan

4.

Detail Canopy

5.

Detail Deck in Cafe area

6.

Detail Stage Platform

2

3

4

6

5

MACK Lot

25

PERSPECTIVES

View from Entry at Mack Avenue

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View from Alley Entry

MACK Lot

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28 WEST ELEVATION view toward D&D STORAGE

Back fence and play area

Door to alley

Door to alley

Long table with Garden 3 in the back

Garden 2

Bike racks

ELEVATIONS

NORTH ELEVATION VIEW TOWARD ALLEY

MOVIE PROJECTION

EAST ELEVATION view toward MACC development & THE COMMONS

On street parking

Bike Lane

Sidewalk

Garden 1

Future Door

Deck on seating cafe area

Stage

Garden 4 and play area

MACK AVENUE

Elevation View (left to right shows West Elevation toward D&D Storage, North Elevation toward the alley, and East Elevation toward MACC Development and The Commons)

MACK Lot

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LANDSCAPE STRATEGY STORMWATER MANAGEMENT The design includes four different gardens in the Mack Lot, all of them addressing different perimeter conditions and access to sunlight and the lack of mechanical irrigation. Across all three gardens, plant species have been selected to provide visual interest (color, texture, seasonal bloom cycles and/or berries) and low maintenance once established.

The entry garden, Garden 1, is texturally rich with a continuous, soft border of Japanese forest grass set against a backdrop of colorful ligularia, whose leaves provide a purplish hue and tall bloom spikes of golden yellow. Additionally, Garden 2 defines the corner of the lot with a moderately tall (15-18’ mature height) serviceberry tree and a cluster of sweetfern shrubs and ligularia, which makes a visual connection to the entry. Garden 3 continues along the length of the D&D Storage and provides a visual “green wall” with a mixture of sweetfern and winterberry shrubs. Both shrubs grow into soft forms with a mature height of 4-5’, which will sit below the level of new openings (as a result of the current design work undertaken by the owner) along the D&D Storage building. The winterberry shrubs grow vibrant, red berries that provide color and visual interest throughout the entire winter.

Finally, Garden 4 is a rain garden that captures the rain from the stage canopy and provides color and interest for the play area. This is achieved with a line of dwarf blue arctic willows and a mix of other water loving species including ferns, solomon’s seal, and astilbe.

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Following the new regulatory framework around stormwater management, the City of Detroit will charge a stormwater fee based on the acreage of impervious ground surface that a given site has, at a rate of $750/month for each 1 acre of impervious surface.

The Mack Lot measures 0 .19 acres, and if the entire lot were impervious, the charge would be (.19*750) = $142.50 per month. The regulations allow property owners to gain credits, which are based on two forms of measurement: volume and flow, allowing up to an 80% reduction, which in the Mack Lot would result in a monthly fee of $28.50. Additionally, by reducing the amount of impervious surface under 0.02 acres, the lot would be considered exempt from the stormwater fee.

In response to these options, the design strategy for the Mack Lot maximizes the pervious ground treatment, keeping only less than 0.02 acres of impervious surface on it (fee exempt). Four ground surface treatments are: pervious gravel, stage (below the .02 acre area), wood deck situated over a pervious surface, and mulch. This way the entire site (except for the planting beds and play area which would be mulch) would be gravel (stabilized with underlay) with a wood deck in the stage and cafe outdoors area.

GARDEN 1

GARDEN 2

A

Japanese forest grass

B

Ligularia

C

Autumn Brilliance Serviceberry

D

Sweetfern

View Garden 1

D

GARDEN 3

View Garden 2

D

E

Winterberry

F

Starry Solomon’s Seal

G

Astilbe chocolate shogun

H

Dwarf Blue Arctic Willow

I

Ostrich Ferm

D

GARDEN 4

MACK Lot

View Garden 3

View Garden 4

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PLANTING PALETTE 1 2

Garden Zone Code

3 1

A

Botanical Name

Hakonechloa macra ‘all gold’

Common Name

Japanese forestgrass

Plant Typical Typical quantity Persis. Nativity Hardiness height ft width ft

24

5-9

1.5

1.5

Light Type

PSh-Sh

4 1

32

B

Ligularia stenocephala

2

A

Ligularia stenocephala

2

B

2

Ligularia

Ligularia

8

1

0

4-8

4

3

PSh

prefers light afternoon shade prefers light afternoon shade

12

1

0

4-8

4

3

PSh

Amelanchier x grandiflora Autumn Brilliance ‘Autumn Brilliance’ Serviceberry

1

1

1

3-7

20

15

F-PSh

C

Comptonia peregrina

Sweetfern

3

1

2

2-6

3

6

F-PSh

3

A

Comptonia peregrina

Sweetfern

7

1

2

2-6

3

6

F-PSh

3

B

Ilex verticillata

Winterberry

8

1

2

3-9

5

5

F-PSh

4

A

Smilacina stellata

Starry Solomon’s Seal

3

1.5

PSh

4

B

Astilbe ‘chocolate shogun’ Astilbe chocolate shogun

4-8

2

1.5

S-PSh

4

D

Salix purpurea ‘Nana’

4

E

Matteuccia pennsylvanica Ostrich Ferm

Dwarf Blue Arctic Willow

40 24

Details on Light needs

7

1

0

4-8

4

4

F-PSh

4

1

2

3-7

3

5

PSh-Sh

Soil Type

L

L

Soil Soil pH Moisture

N

N

Drought Salt Heat Tolerance Tolerance Tolerance

Plant Form

Plant Texture

Foliage Color

Fall Color

Bloom Time

Bloom Color

YG

Jl-Aug

YG

MW

Prefers consistent moisture; poor drainage OK

E

M

DG

Jl

Y

MW

Prefers consistent moisture; poor drainage OK

E

M

DG

Jl

Y

Tolerant of a somewhat wide range of conditions

A

W

L,S,C

AC

M

S,L,C

AC

S,L,C L,S,C

Fruit Color

F

Pr

Winter Wildlife Form Value

ST

V

M

MG

D

4

ST

R

C

MG,DG

Ap-My

Y-G

Bf

AC

D

4

ST

R

C

MG,DG

Ap-My

Y-G

Bf

AC

MW

Tolerant of poorly drained soils

R

M

DG

Jn

W

DMW

Likes moist conditions

2

R

F

BG

A-My

Y

M

soils should never dry out

0

E,I

F

MG

N

MACK Lot

ST

R,Y,O

Fruit Type

2

L,S,C AC-ALK L

Details on Soil Moisture needs

Y

My-Jn

F

R

A,S

Bd

F

Bd

B

B, Bf

A,S

33

sun studies

JANUARY

FEBRUARY

MARCH

APRIL

MAY

JUNE

JULY

AUGUST

SEPTEMBER

OCTOBER

NOVEMBER

DECEMBER

0

34

Kilowatt hours per meter2 , per month

175

MACK Lot

35

Programmatic opportunities THE SOCIAL LANDSCAPE OF LOCAL ORGANIZATIONS

The Mack Lot can be activated with a mix of anchoring and flexible elements that support different activities over the course of the year. Whether it is a summer movie screening or performance, or fall culinary events, the lot’s urban furniture can be configured as needed. This flexibility also allows for a variety of uses (play, rest, study, entertainment) and for users to coexist.

The MACC Outdoor Commons can be a place for many types of events, performances, and gatherings of friends and family. The types of events and regular activities of the lot must come from what neighbors would like to see and support. This lot can serve as a node in the creative network of Detroit, one that supports freedom of expression as well as conversation about the future.

The next page illustrates some of the events and activities discussed with members of the community during the public input sessions. The suggested activities reflect the desire to connect to already well-established, city-wide events, and offer ideas for new programs to better serve the surrounding neighborhood members.

STORYTELLING/ ORAL HISTORY DETROIT 1967 ORAL HISTORY PROJECT DETROIT STORYTELLING

DETROIT SOUND CONSERVANCY

MICHIGAN STORYTELLING

DETROIT ASSOCIATION OF BLACK STORYTELLERS MACC LITERACY PROJECT

INSIDE OUT DETROIT

MUSIC AND PERFORMANCE DETROIT MUSIC HISTORY

MOVEMENT

DETROIT DANCE CITY SUMMER STAGE DALLY IN THE ALLEY(S) FREEP FILM FEST

THE commons PROGRAMMING

FOOD FIELD DETROIT

as a way to help imagine the

CITY COMMON CSA

and the activities you’d like to

DILLA DAY

PARADISE VALLEY FESTIVAL

FOOD AND FAMILY

We invite you to use this board Lot over the course of a year,

CULINARY ARTS EVENT OPEN STREETS DETROIT

DETROIT AGRICULTURE

BETTER BLOCK DETROIT

GREENING OF DETROIT

participate in. Add community events or Detroit area events to build the number of potential host or co-sponsor. Complete

DETROIT JAZZ FESTIVAL

URBAN ORGANIC FEST

DETROIT MUSIC MAGAZINE

opportunities for the Lot to

36

TRANS ORAL HISTORY PROJECT

VISUAL ARTS MACK ART ALIVE HEIDELBERG one313 WORKSHOP

a weekly activities sheet to

PEWABIC CERAMICS

illustrate the weekly events you

MURALS IN THE MARKET

would enjoy attending.

ART FAIR

CITY SCULPTURE

COMMUNITY SPECIFIC AND CITY WIDE EVENT CALENDAR MACC BASKETBALL

ON GOAL

MACC VOLLEYBALL

MACC LITERACY PROJECT

MACC LITERACY PROJECT

MONDAY

TUESDAY

KWANZAA HANUKKAH

52

51

50

49

CHRISTMAS 48

47

THANKSGIVING 46

45

44

43

42

41

40

39

Detroit wide event

PARADE

BIONEERS CONFERENCE HALLOWEEN

national festivity

december

november

october

FALL september

august

july

DxD

DETROIT BIKES

LABOR DAY 38

35

34

33

32

31

30

29

28

DALLY IN THE ALLY

37

SIDEWALK FEST REDFORD

JULY 4th 27

DxD

ANGELS’ NIGHT

DETROIT JAZZ FESTIVAL

Weekly activities IN THE COMMONS...

SUNDAY

DxD

SUMMER june

may

april

AFRICAN WORLD FESTIVAL

36

SOLSTICE 22

19

18

17

16

15

RAMADAN

DETROIT DESIGN FESTIVAL

OPEN STREETS DETROIT

ARAB & CHALDEAN WORLD FESTIVAL

SPRING march

february

14

13

12

11

10

09

08

07

06

05

04

03

DxD

CONCERT OF COLORS

DETROIT RIVER DAYS

MEMORIAL DAY

DxD

PARADISE VALLEY MUSIC FESTIVAL

ALLIED MEDIA CONFERENCE

FLOWER DAY EASTERN MARKET

MOTHERS DAY

DxD

26

JACKIE ROBINSON DAY

WINTER january

BELLE ISLE KITE FESTIVAL

MLK

02

01

WEEK

DxD

25

TIGERS OPENING DAY

PACZKI DAY

MLK

NEW YEAR’S

DxD

24

DxD

21

DxD

20

DxD

DRINKS X DESIGN

MOVEMENT ELECTRONIC MUSIC FESTIVAL

23

DILLA DAY

community / neighborhood wide

WHAT would you like TO do HERE? WEDNESDAY

THURSDAY

FRIDAY

SATURDAY

12:00 2:00 4:00

YOGA CLASSES

YOGA CLASSES

READING CLUB CULINARY EVENT

CHURCH COMMUNITY MEETING

DANCE CLASSES

DANCE CLASSES

YOGA CLASSES

READING CLUB YOGA CLASSES

DANCE CLASSES CHILDREN’S ACTIVITIES

CHILDREN’S ACTIVITIES

MORNING

CHILDREN’S ACTIVITIES

READING CLUB YOGA CLASSES

DANCE CLASSES

LOCAL FESTIVAL: MUSIC AND FOOD

DANCE CLASSES

AFTERNOON

10:00

6:00

AFTERNOON

8:00

MORNING

6:00

10:00

MOVIE NIGHT !

MACK Lot

CONCERT

EVENING

8:00

10:00 12:00 2:00 4:00 6:00

EVENING

6:00

8:00

8:00 10:00

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OUTDOOR furniture AND PLAY COMPONENTS

The furniture selection for the Mack Lot balances custom fabrication with commercially available products. This is done to provide a mixture of materials and colors as well as allowing for a flexible rearrangement of some of the furniture elements.

The customized bench and table utilize cedar for their construction which will turn into a silver tone as it weathers in place over time. The tables and benches will be arranged on the site in a long line to allow for anything from a large communal meal to individual sitting space. These components will be heavy enough to discourage everyday movement but can be relocated for special events.

Commercial chairs were selected that can stack and be moved in and out of the site each day, as well as provide color. Commercially available tables were also chosen to provide some flexibility of daily organization; they can be paired with benches or chairs in many combinations.

The bike racks are simple “U” loops and will be located on the Mack Avenue side of the entry fence. The bike racks shown are fabricated by a Michigan-based business, Cycle Safe. Finally, the play area is tucked in a quiet corner of the lot. The ground surface will be 12” of wood chip playground mulch and will site a two-seat swing set and a sandbox.

FRAME COVER

Customized Bench / Table - Cedar Wood Sections

Bench Material only 8’ x 17” x 17” Piece dimension sides 1” x 4” x 1’5” top 1”’x 4” x 1’5” frame 2” x 8” x 8’ frame 2” x 8” x 1’1” legs 2” x 8” x 10” Total Cost

Table Material only 8’ x 3’ x 3’ Qty -10 -24 -02 -03 -04

$120 - $130.00

Piece dimension sides 1” x 4” x 3’ top 1”’x 4” x 3’ frame 2” x 8” x 8’ frame 2” x 8” x 2’6” legs 2” x 8” x 2’4” Total Cost

Qty -18 -24 -02 -03 -04 $207.00

Cover

Framing

ONLINE PRICES

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Primary Bipod Swing Set 8’ H Top Rail Two Seats, one bay www.school outfitters.com $645.99 + shipping

MACK Lot

Table+2 benches, gray, Table (length 63”, width 39 3/8”, height 29 1/2”) $325.00

OUTDOOR CHAIRS

OUTDOOR BENCH/ TABLES

http://cyclesafe.com

SAND BOX

BIKE RACKS SWING SET

CycleSafe, Inc. 5211 Cascade Rd. SE, Suite 210 Grand Rapids, Michigan 49546 Phone: 616-954-9977

Hop Side Chair $ 78.99

Primary Bipod Swing Set 8’ H Top Rail Two Seats, one bay www.school outfitters.com $645.99 + shipping

39

budget: Mack LOT Qty

U/M

Description

Per Unit Cost

0.19 24.00 22.22 8175 305

acre cuyd cuyd sqft lin.ft

Regrade site slope and compact top layer to prepare for COREgravel installation per mfg specifications$14,418.53 Soil amendment - Plant mix $85.00 Hardwood Bark Mulch 6" Thick $70.00 COREgravel 50-35HDÂŽ * price on website includes estimate for gravel $2.90 Aluminum edging $6.00

Total

Cost reference

$2,739.52 $2,040.00 $1,555.56 $23,707.50 $1,830.00

14 1 1 2 1

Site work

subtotal

$31,872.58

Planting Materials 24 20 1 10 8 40 24 7 4 32

#1 size 2 gallon 10' clump 3 gallon 1-2' #1 size #1 size 3 gallon #1 size hr

Hakonechloa macra 'all gold' (Japanese forestgrass) Ligularia stenocephala (Ligularia 'Little Rocket') Amelanchier x grandiflora 'Autumn Brilliance' (10' Serviceberry, 3 stakes) Comptonia peregrina (Sweetfern) Ilex verticillata (Winterberry) Smilacina stellata (Solomon's Seal) Astilbe 'chocolate shogun' Salix purpurea 'Nana' (Dwarf blue arctic willow) Matteuccia pennsylvanica (Ostrich fern) Landscape Labor (planting and mulch spreading)

$8.00 $15.00 $484.00 $30.00 $5.75 $8.00 $5.00 $30.00 $7.00 $24.76

subtotal

$192.00 $300.00 $484.00 $300.00 $46.00 $320.00 $120.00 $210.00 $28.00 $792.32

3 5 1 5 4 3 3 5 3 11

$2,792.32

Deck (16'-4" x 40' dimension) 8 38 224 20.7 6 152 2 32

footing board board cuyd sqft 5 lb unit 5 gallon hr

8" diameter, concrete pier footings, 48" deep 2" x 10"x16' pressure treated lumber 1"x 4" x 10' Tacoma cedar boards Removal of soil Corten Steel retaining edge (1/4" x 12") Stainless stl deck nails Deck joist tie Sealer Carpentry Labor

$220.00 $20.11 $5.48 $95.00 $39.95 $2.60 $149.00 $45.29

subtotal

$1,760.00 $764.18 $1,227.52 $1,966.50 $500.00 $239.70 $395.20 $298.00 $1,449.28

$8,600.38

Outdoor Furniture 16

40

chair

Hop Side Chair

$79.00

$1,264.00

9 6 6 1 15

11

4 8 8

unit unit unit

Ikea Falster (702.405.77) Table Bike racks Custom Cedar Long Tables + Benches

$175.00 $70.00 $500.00

subtotal

$700.00 $560.00 $4,000.00

$6,524.00

Stage 2 5 30 30 50 29 8 5 116 504 168 8 10 120 24

column column lin.ft lin.ft board board 5 lb 5 lb unit board board

Stainless steel 3" OD x 2.5" ID x .250" Wall Tube @ 11' length Stainless steel 2" OD x 1.5" ID x .250" Wall Tube @ 11' length Architectural grade Laminated Beam 5-1/8" x 21 Architectural grade Laminated Beam 5-1/8" x 21 2" x 10"x 20' SPF lumber 2" x 10" x 16' pressure treated lumber Stainless stl trim nails Stainless stl deck nails Deck joist tie 1" x 4" x 10' Tacoma Rough Cedar Tongue & Groove siding 1"x 4" x 10' Tacoma cedar boards Welded cross bracing, stainless steel rod unit Footings 5 gallon Sealer hr Carpentry Labor hr Metals Labor

$800.00 $500.00 $32.33 $7.56 $23.10 $20.11 $39.95 $39.95 $2.60 $14.91 $5.48 $200.00 $149.00 $45.29 $49.44

subtotal

$1,600.00 $2,500.00 $969.90 $226.80 $1,155.00 $583.19 $319.60 $199.75 $301.60 $7,514.64 $920.64 $3,000.00 $1,600.00 $1,490.00 $5,434.80 $1,186.56

7 7 6 6 6

6

11 11

$29,002.48

Play Area 24.9 24.9 4 1 1 16 8 8 subtotal

cuyd cuyd unit unit unit hr hr hr

Removal of soil 12" Depth Play mulch Footings Swing Set- Primary Bipod Swing Set - 8' H Top Rail, Two Seats, One Bay Sand Box Swing Set and Sandbox Installation Labor Landscape Labor (mulch spreading) Landscape Labor (site excavation)

$95.00 $70.00 $200.00 $850.00 $300.00 $24.76 $24.76 $28.98

$2,365.50 $1,743.00 $800.00 $850.00 $300.00 $396.16 $198.08 $231.84

1 1 9 8 11 11 11

$6,884.58

Fence

MACK Lot

41

Play Area 24.9 24.9 4 1 1 16 8 8

cuyd cuyd unit unit unit hr hr hr

Removal of soil 12" Depth Play mulch Footings Swing Set- Primary Bipod Swing Set - 8' H Top Rail, Two Seats, One Bay Sand Box Swing Set and Sandbox Installation Labor Landscape Labor (mulch spreading) Landscape Labor (site excavation)

$95.00 $70.00 $200.00 $850.00 $300.00 $24.76 $24.76 $28.98

$2,365.50 $1,743.00 $800.00 $850.00 $300.00 $396.16 $198.08 $231.84

1 1 9 8 11 11 11

$6,884.58

subtotal

Fence 330 240 48

6' board 1x6 S4S Select Western Red Cedar Boards lin.ft 3" Galv x 11 gauge Square Tubing (Fence Posts) Hardware and Fasteners (for Gate and Connections) hr Ironworker Labor (75% Level)

$22.46 $5.23 $29.05

$7,411.80 $1,255.20 $800.00 $1,394.40

6 10 11

$10,861.40

subtotal

Mural Commission and Installation fee for Mural Artist

$5,000.00

$5,000.00

subtotal

Outdoor Infrastructure installation of outdoor hose bib installation of outdoor outlet for stage

$500.00 $500.00

$1,000.00

subtotal

Construction Documentation + Administration 8

%

Fee set at 8% of overall project budget ($120,000) Structural Engineering Consultation re: Stage Fees and Permits for Construction

$9,600.00 $1,000.00 $380.00

12

$10,980.00

subtotal

Inflation Costs Time and Materials 4.85

%

Estimated inflation of price of labor and materials of $120,000 project

$5,820.00

$5,820.00 Contingency 10 subtotal

%

10% Contingency of overall project budget ($120,000) based on US General Services Admin Rates

$12,000.00

$12,000.00

TOTAL

$131,337.74

42

13

1

2

Superior Scape, Inc 51989 Schoenherr Road Shelby Township, MI 586-739-9630 CoreGravel.CA http://www.coregravel.ca/site/assets/files/1016/core_gravel_design_install_guide.pdf COREgravel

3

Twixwood Wholesale Nursery http://www.twixwood.com/ http://avail.sbinursery.com/LiveInventory.aspx

4

Cold Stream Farm Free Soil, MI www.coldstreamfarm.net

5

Lodi Farms Ann Arbor, MI lodifarms.com

6

Fingerle Lumber Summer 2016 Price Catalog Ann Arbor, MI

7

Speedy Metals www.speedymetals.com Livonia MI

8

School Outfitters www.schooloutfitters.com includes shipping estimate

9

Regional Concrete www.regionalconcretellc.com Battle Creek, MI

10

MACK 11

American Fence & Supply Co https://afence.com/store/Galvanized-Square-Tubing/ Lot

State of Michigan 2016 Prevailing Wage Rates for State Funded Projects

5

Lodi Farms Ann Arbor, MI lodifarms.com

6

Fingerle Lumber Summer 2016 Price Catalog Ann Arbor, MI

7

Speedy Metals www.speedymetals.com Livonia MI

8

School Outfitters www.schooloutfitters.com includes shipping estimate

9

Regional Concrete www.regionalconcretellc.com Battle Creek, MI

10

American Fence & Supply Co https://afence.com/store/Galvanized-Square-Tubing/

11

State of Michigan 2016 Prevailing Wage Rates for State Funded Projects Wayne County http://www.michigan.gov/documents/lara/Wayne_536398_7.pdf

12

City of Detroit Buildings and Safety Engineering Department Fee Schedule http://www.detroitmi.gov/Portals/0/docs/Permits/BSEED/Construction/FEE%20SCHEDULE%20%20REVISED%204-1-13.pdf

13

U.S. General Services Administration Office of the Chief Architect Project Estimating Requirements for the Public Buildings Service https://www.gsa.gov/portal/mediaId/170507/fileName/P_120.action

14

County of Fairfax, Virginia Department of Public Works and Services 2016 Comprehensive Unit Price Schedule, Land Development Services http://www.fairfaxcounty.gov/dpwes/publications/unit-price-schedule.pdf

15

Corten.com http://www.corten.com/request-quote-sent.html?conv=1

43

44

acknowledgments Annie Duerr Anthony K. Moore Ashly Psalms Bernadine Martin Bethany Martin Brandy Chirco Bryon Rossi Carlton Davis Carolyn Davis Carrie Hartz Cathy Minter Charles Johns Chester S. Mylenek Chris Cain Christopher Williams Cle Sims Colette Eby Colleen Donaldson D’Hasson Taylor Damon Mattison Sr. Danell Wilson Danna Reyes Deacon Chris Rabaut Dearie Smith De’borah Joaces Derrell White Dominique Peacock Donald Marchese Jr. Donna Givens E.A. Guice Elizabeth Royal Erika Linenfelser

Ezra Stevenson Geneva Guice Ginny Hui Grace Johns Greg Montgomery Hunter Moore Ian McCain Jacob Wesorick James Martin James Savage Jaylin Harris Jazzimine O’neal Jeanine Hatcher Jeffrey Nolish Joel Stahl Johnny Hui Jonathan Demers Jonathan Royal Jonathan Starks Joseph Brennan Joshua Eby Justin Mast Kahlilia Davis Kaitlyn Meister Kevin King Kiearra D. Scruggs Kimberly Buffington Larry Hill Laura Demers Lawrence Robinson Ldelle Stevenson Leon Stevenson

Marceanna Bell Marie Thompson Marlena Williamson Mattie Goshea Michael Feng Michael Swafford Michelle Smith Milana King Nate Egger Nicole Justian Peter Deucher Ron Norwood Ron Omilian Sandra Stahl Scott Munekawa Shaina Davidson Shayla Shuck Sheena Gowens Shiloh Stevenson Sneha Wesorick Thomas Ronds Tiffany Orr Toyia Watts Tristan Ragins Tyler Ford Tynae Ishmael Tyress Taylor Tyrone Morton Tyronne Harris Victoria Coleman Z’Aaliyah White Zandra Richardson

Thank you to all who participated in the development of the Mack Lot! MACK Lot

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