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Table of ContentsIntroduction.....................................................................................................................................................vIntroduction by Governor Rick Snyder................................................................................................................vPreface...............................................................................................................................................................vi

Welcome......................................................................................................................................................viDefinition and Purpose................................................................................................................................viRelevance and Target Audiences................................................................................................................viiHistory ......................................................................................................................................................viiiThanks.................................................................................................................................................................ixRelationship of Modules to Chapters.........................................................................................................xiiErrors Responsibility of Editor...................................................................................................................xiiGuide to the Guidebook............................................................................................................................xivGuidebook Principal Author and Editor....................................................................................................xiv

Chapter 1: Placemaking as a Tool for Creating Quality Places............................................................1-3Introduction...................................................................................................................................................1-4Characteristics of Life in a City with Many Quality Places...........................................................................1-5Importance of Quality Places in Global Competitiveness.............................................................................1-10Other Characteristics of Quality Places.......................................................................................................1-13The Transect..................................................................................................................................................1-19Importance of Increasing Population Density in and Near Downtowns.......................................................1-21Four Types of Placemaking...........................................................................................................................1-23Standard Placemaking...................................................................................................................................1-26Tactical Placemaking.....................................................................................................................................1-26

Tactical Urbanism...................................................................................................................................1-27Lighter, Quicker, Cheaper.......................................................................................................................1-27

Creative Placemaking....................................................................................................................................1-28Strategic Placemaking...................................................................................................................................1-29Comparison of the Four Types of Placemaking............................................................................................1-30What Type of Placemaking to Use...............................................................................................................1-30Financing for Placemaking...........................................................................................................................1-34Remaining Chapters......................................................................................................................................1-35Concluding Observations..............................................................................................................................1-35Key Messages in This Chapter.......................................................................................................................1-37Chapter 1 Case Example: Campus Martius......................................................................................1-38 & 1-39

Chapter 2: Demographics Driving Contemporary Placemaking and Economic Development...............2-1Introduction....................................................................................................................................................2-2Talented Workers Want Quality Places...........................................................................................................2-2Big Picture Demographic Shifts.....................................................................................................................2-4The Growing Urban Demand by Generation.................................................................................................2-6Market Shifts................................................................................................................................................2-10

Community Preference Survey (2011)....................................................................................................2-16Community Preference Survey (2013)....................................................................................................2-16

Changing Face of Buyers ..............................................................................................................................2-19Related Supporting Trends: Auto Use and Cost Shifting to Housing...........................................................2-25Impact of These Trends on Home Ownership...............................................................................................2-26How Do These Trends Relate to Placemaking?.............................................................................................2-27

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Table of Contents (cont.)Chapter 2 (cont.)Importance of Population Attraction and International Immigration...........................................................2-30Concluding Observations..............................................................................................................................2-31Key Messages in This Chapter........................................................................................................................2-33Chapter 2 Case Example: Target Market Analysis for Missing Middle and Mid-Rise Housing in

Lansing/East Lansing................................................................................................................................................2-34 & 2-35

Chapter 3: Economics of Placemaking...............................................................................................3-1Introduction....................................................................................................................................................3-2Section One: Improved Regional Economic Performance Requires Placemaking to Attract and Retain

Talented Workers.....................................................................................................................................3-2Economic Context....................................................................................................................................3-2Key Global Demographic and Economic Considerations........................................................................3-5Prosperity Requires Regional Partners......................................................................................................3-7The Business-Talent-Place Triangle..........................................................................................................3-9Within Each Region There Must be Some High-Quality Urban Places..................................................3-9Michigan Prosperity Regions..................................................................................................................3-10Talent Attraction and Population Growth .............................................................................................3-13A Place-Based Model of Economic Prosperity........................................................................................3-20A Target Vision.......................................................................................................................................3-22People, Place, and Policy Strategies.........................................................................................................3-24Public Opinion Surveys..........................................................................................................................3-24

Summary of Section One...............................................................................................................................3-30Section Two: Summary of Other Economic Benefits-Research that Supports Placemaking..........................3-32

Land Use and Infrastructure....................................................................................................................3-33Property Value Studies.............................................................................................................................3-37Location Efficiency.................................................................................................................................3-40Energy Use.............................................................................................................................................3-50Preservation Efficiency............................................................................................................................3-51Value of Human Contact and Social Interaction.....................................................................................3-53Economic Value of Creative Industries....................................................................................................3-57Entrepreneurship........................................................................................................................................3-59Health and Safety....................................................................................................................................3-61Return on Investment (ROI) for Developers...........................................................................................3-65

Concluding Observations (Sections One and Two).......................................................................................3-65Key Messages in This Chapter...........................................................................................................3-67 & 3-68Chapter 3 Case Example: Grand Traverse Commons....................................................................................3-69

Chapter 4: Elements of Form.............................................................................................................4-3Introduction.....................................................................................................................................................4-4Organizing Place and Form – The Transect......................................................................................................4-6The Role of the Right-of-Way .......................................................................................................................4-8Streets...................................................................................................................................................................4-10Enclosure......................................................................................................................................................4-14Building Frontages........................................................................................................................................4-15Building Types..............................................................................................................................................4-18Building Mass and Placement........................................................................................................................4-22Building Elements.........................................................................................................................................4-24

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Chapter 4 (cont.)Blocks...................................................................................................................................................................4-25Concluding Observations..............................................................................................................................4-28Key Messages in This Chapter............................................................................................................4-31 & 4-32 Chapter 4 Case Example: Boyne City Main Street........................................................................................4-33

Chapter 5: Neighborhood Structure...................................................................................................5-1Introduction.....................................................................................................................................................5-2Ten Key Characteristics of Quality Neighborhoods.........................................................................................5-2Components of Neighborhoods......................................................................................................................5-5Neighborhoods across the Transect.................................................................................................................5-9

Urban Core Neighborhood (T6)...............................................................................................................5-9Urban Center Neighborhood (T5)............................................................................................................5-9General Urban Neighborhood (T4)........................................................................................................5-10Sub-Urban Neighborhood (T3).............................................................................................................5-13

Neighborhood as the Smallest Unit of Sustainable Development.................................................................5-13Size and Shape of Neighborhoods.................................................................................................................5-15Model Neighborhood Characteristics...........................................................................................................5-15Current Best Practice Models to Convert Incomplete Sub-Urban Neighborhoods into Complete Ones.....5-18Neighborhood Metrics..................................................................................................................................5-19Role of Character Elements in Neighborhoods.............................................................................................5-21Importance and Role of Connectivity............................................................................................................5-28

Sidewalks.....................................................................................................................................................5-28Paths, Trails, and Bikeways......................................................................................................................5-30

Transit...........................................................................................................................................................5-34Automobiles....................................................................................................................................................5-34Concluding Observations..............................................................................................................................5-37Key Messages in This Chapter.......................................................................................................5-39 thru 5-41Chapter 5 Case Example: Cherry Hill Village, Canton Charter Township.........................................5-42 & 5-43

Chapter 6: Collaborative Public Involvement in Placemaking...............................................................6-3Introduction.....................................................................................................................................................6-4Historical Context...........................................................................................................................................6-4Value of Public Involvement............................................................................................................................6-6The Public Hearing..........................................................................................................................................6-7Better Methods of Public Engagement...........................................................................................................6-7Public Meeting (aka Open House)...................................................................................................................6-8Negotiation and Mediation...........................................................................................................................6-10Opinion Surveys............................................................................................................................................6-10Visual Preference Survey................................................................................................................................6-11Focus Groups................................................................................................................................................6-11Citizen Advisory Committee........................................................................................................................6-13Facilitation....................................................................................................................................................6-13Delphi Technique..........................................................................................................................................6-14Visioning......................................................................................................................................................6-14Charrette.......................................................................................................................................................6-15Other Considerations for Engagement..........................................................................................................6-16Engagement Strategies..................................................................................................................................6-17

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Chapter 6 (cont.)Engagement Frameworks..............................................................................................................................6-18Social Equity..................................................................................................................................................6-19Elements of Charrettes..................................................................................................................................6-20

Work Collaboratively..............................................................................................................................6-21Work Cross-Functionally........................................................................................................................6-22Compression...................................................................................................................................................6-23Feedback Loops......................................................................................................................................6-23Examine at Various Scales.......................................................................................................................6-24Importance of Visualization....................................................................................................................6-24Measure Outcomes for Progress..............................................................................................................6-25Feasibility Test........................................................................................................................................6-28Authentic Involvement...........................................................................................................................6-29Decision Makers Fear of Charrettes........................................................................................................6-29

Choosing the Right Public Engagement System for the Task......................................................................6-30Concluding Observations..............................................................................................................................6-30Key Messages in This Chapter.......................................................................................................6-32 thru 6-34Chapter 6 Case Example: The Capitol Corridor Charrettes..........................................................................6-35

Chapter 7: Planning for Placemaking.................................................................................................7-1Introduction.....................................................................................................................................................7-2Section One: Context for Regional and Local Planning and Placemaking......................................................7-6

Comparison of Conventional Land Development, Placemaking, and Other Related Local Government Services.........................................................................................................................7-6

Nested Plans and Regulations Help Move from Planning to Action.......................................................7-12Section Two: Regional Plans..........................................................................................................................7-15

Context for Regional and Local Plans.....................................................................................................7-15Four Regional Strategic Growth Principles.............................................................................................7-16

Section Three: Strategic Growth Planning Process........................................................................................7-22Strategic Growth Planning Process.........................................................................................................7-25Overview Comments..............................................................................................................................7-27Application to Placemaking....................................................................................................................7-40

Section Four: Inserting Placemaking into the Local Master Plan..................................................................7-42Questions to Consider When Adding Placemaking to a Local Master Plan...........................................7-44Examples of Placemaking in Local Master Plans....................................................................................7-47Comparison of the Traditional and Placemaking-Focused Planning Processes........................................7-49

Section Five: Project Development.................................................................................................................7-52Placemaking Project Development..........................................................................................................7-52Placemaking Project Taskline Narrative...................................................................................................7-52

Concluding Observations..............................................................................................................................7-56Key Messages in This Chapter........................................................................................................7-57 thru 7-59Chapter 7 Case Example: Birmingham Downtown Master Plan....................................................................7-60

Chapter 8: Local Regulation for Placemaking.....................................................................................8-1Introduction.....................................................................................................................................................8-2Form Elements that Greatly Influence the Quality of Key Urban Places.........................................................8-5Comparison of Traditional/Conventional Zoning and Form-Based Codes in Creating Quality Places..........8-7Place and Form Elements to Regulate in All Codes.......................................................................................8-11

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Chapter 8 (cont.)Place and Form Elements to Regulate in All Codes (cont.)

Mixed Uses.............................................................................................................................................8-12Setbacks and Build-To Lines...................................................................................................................8-13Enclosure Standards...............................................................................................................................8-14Parcel/Lot Sizes......................................................................................................................................8-14Lot Coverage..........................................................................................................................................8-14Streetscape Requirements .......................................................................................................................8-16Limited Parking......................................................................................................................................8-17Sign Requirements..................................................................................................................................8-18Affordable Mixed-Income Housing........................................................................................................8-18Faster Review Incentives.........................................................................................................................8-20

Overview of Form-Based Codes....................................................................................................................8-21Regulating Plan......................................................................................................................................8-26Key Regulating Plan Contents................................................................................................................8-26

Steps to Prepare a Form-Based Code.............................................................................................................8-261. Identify Community Intentions..........................................................................................................8-262. Establish Scope of FBC Coverage.......................................................................................................8-303. Conduct Analysis of Existing Form Conditions..................................................................................8-314. Perform Regulatory Audit Based on Planning Principles.....................................................................8-325. Conduct a Vision-Based Planning Process..........................................................................................8-326. Prepare an Illustrative Plan...................................................................................................................8-337. Adopt FBC Changes to the Master Plan.............................................................................................8-338. Prepare Text of the FBC.......................................................................................................................8-339. Prepare the Regulating Plan.................................................................................................................8-3310. Adopt the FBC Amendments to the Zoning Ordinance...................................................................8-33

Administration of a Form-Based Code.........................................................................................................8-35When to Use a Site Plan Review..............................................................................................................8-35Results........................................................................................................................................................8-37

Concluding Observations..............................................................................................................................8-37Key Messages in This Chapter........................................................................................................8-38 thru 8-40Chapter 8 Case Example: Marquette Waterfront District FBC........... ..........................................................8-41

Chapter 9: Standard Placemaking.......................................................................................................9-3Introduction.....................................................................................................................................................9-4Standard Placemaking.....................................................................................................................................9-6Transect Placemaking Examples......................................................................................................................9-7

Transect: T1 – Natural Zone.....................................................................................................................9-7Transect: T2 – Rural Zone (Growing Lands)...........................................................................................9-10Transect: T3 – Sub-Urban Zone (Sub-Urban Lands)...............................................................................9-11Transect: T4 – General Urban Zone (Traditional Urban Neighborhoods)..............................................9-12Transect: T5 – Urban Center Zone (Downtowns)...................................................................................9-14Transect: T6 – Urban Core Zone.............................................................................................................9-16

Scale...................................................................................................................................................................9-18Understanding the Culture of Change..........................................................................................................9-18Concluding Observations..............................................................................................................................9-22Key Messages in This Chapter............................................................................................................9-23 & 9-24Chapter 9 Case Example: Mark’s Carts..........................................................................................................9-25

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Table of Contents (cont.)Chapter 10: Tactical Placemaking.....................................................................................................10-1Introduction...................................................................................................................................................10-2Distinguishing Tactical Urbanism from LQC Activities...............................................................................10-2Chapter 10 (cont.)The Better Block and City Repair Organizations...........................................................................................10-6Tactical Urbanism Projects............................................................................................................................10-7LQC Activities..............................................................................................................................................10-7Block-Level Tactical Placemaking Applications..........................................................................................10-12Concluding Observations............................................................................................................................10-14Key Messages in This Chapter......................................................................................................................10-15Chapter 10 Case Example: Build a Better Block; Grand Rapids (re//STATE)............................................10-16

Chapter 11: Creative Placemaking....................................................................................................11-1Introduction...................................................................................................................................................11-2Benefits of Creative Placemaking..................................................................................................................11-4A Comprehensive Approach..........................................................................................................................11-5Some Assets May Not be Obvious.................................................................................................................11-6Examples of Creative Placemaking................................................................................................................11-8

City of Flint............................................................................................................................................11-8City of Alpena.......................................................................................................................................11-10

Using Art and Artists to Spark Redevelopment............................................................................................11-11ArtPlace America Grants......................................................................................................................11-11

Concluding Observations............................................................................................................................11-17Key Messages in This Chapter......................................................................................................................11-19Chapter 11 Case Example: ArtPrize® in Grand Rapids...................................................................11-20 & 11-21

Chapter 12: Strategic Placemaking....................................................................................................12-1Introduction...................................................................................................................................................12-2Targeting a Few Locations.............................................................................................................................12-5Organization...................................................................................................................................................12-6Promotion......................................................................................................................................................12-6Design...........................................................................................................................................................12-7Economic Restructuring................................................................................................................................12-7Examples that are Not Considered to be Strategic Placemaking..................................................................12-13

Typical Economic Development Projects that are NOT Considered to be Strategic Placemaking.........12-13Formula for Creating Quality Places with a Strong Sense of Place...............................................................12-14What This Formula Requires to be Successful in Targeted Centers, Nodes, and Corridors.........................12-14Why This Formula Leads to Economic Prosperity.......................................................................................12-14

Typical Community Development .......................................................................................................12-16Projects that are NOT Considered to be Strategic Placemaking ...........................................................12-16Examples of Streetscape Projects that are NOT Considered to be Strategic Placemaking.....................12-16These Other Projects are Valuable, but are NOT Considered to be Strategic Placemaking.....................12-18

Most Placemaking Will be Locally Funded..................................................................................................12-18Communities Ready to Seize Strategic Placemaking Opportunities.............................................................12-18Concluding Observations............................................................................................................................12-23Key Messages in This Chapter......................................................................................................................12-25Chapter 12 Case Example: Midtown in Detroit...........................................................................................12-26

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Chapter 13: Mixing and Matching, Barrier Busting, and Preventing Unintended Consequences of Placemaking.........................................................................................................................13-1

Introduction...................................................................................................................................................13-2Relationship to Other Quality-of-Life Initiatives..........................................................................................13-2Selecting the Best Placemaking Approach to Meet Your Needs.....................................................................13-4Pursuing More than One Type of Placemaking Sequentially.........................................................................13-8

Examples Using Multiple Types of Placemaking Sequentially.................................................................13-8Pursuing More than One Type of Placemaking in Parallel...........................................................................13-10

Examples Using Multiple Types of Placemaking in Parallel..................................................................13-10Urban, Suburban, and Rural Placemaking Applications...............................................................................13-11Barriers to Effective Placemaking.................................................................................................................13-13Addressing Potential Unintended Consequences.........................................................................................13-13

Gentrification..............................................................................................................................................13-13Opportunity Presented by Gentrification..............................................................................................13-18Responsibility Imposed by Gentrification..............................................................................................13-18Community Development Measures to Mitigate Negative Impacts of Gentrification...........................13-18Avoiding Failed Projects........................................................................................................................13-20

Measuring Impacts of Placemaking on Communities..................................................................................13-24Concluding Observations............................................................................................................................13-24Key Messages in This Chapter....................................................................................................13-26 thru 13-28Chapter 13 Case Example: Placemaking in Coldwater.................................................................................13-29

Appendices...................................................................................................................................................A-1

LIST OF ORGANIZATIONAL SIDEBARS

Michigan Sense of Place Council Members.......................................................................................................xAmerican Planning Association’s Great Places in America Program..............................................................1-5MIplace™ Partnership Initiative......................................................................................................................1-9Project for Public Spaces...............................................................................................................................1-25PlaceMakers..................................................................................................................................................1-31Michigan State Housing Development Authority...........................................................................................2-4Smart Growth America.................................................................................................................................2-15Michigan Municipal League..........................................................................................................................3-13Michigan Future, Inc.....................................................................................................................................3-20Land Policy Institute at Michigan State University........................................................................................3-27Strong Towns................................................................................................................................................3-37Center for Community and Economic Development at MSU.......................................................................3-54

LIST OF APPENDICES

Appendix 1: Definitions.................................................................................................................................A-3Appendix 2: Acronyms.................................................................................................................................A-17Appendix 3: State Agency Assistance...........................................................................................................A-23Appendix 4: Placemaking Resource List......................................................................................................A-45Appendix 5: Community Revitalization Toolkit...........................................................................................A-81Appendix 6: Request for Qualifications (RFQ) for Developers..................................................................A-85

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Table of Contents (cont.)LIST OF ORGANIZATIONAL SIDEBARS (CONT.)

Small Business Association of Michigan........................................................................................................3-60Congress for the New Urbanism......................................................................................................................4-5The Better Block Project................................................................................................................................4-26Auto-Focused and People-Focused Design Contrasted.................................................................................4-30AIA Michigan...............................................................................................................................................4-31MSHDA: MiNeighborhood Program...........................................................................................................5-19Michigan Fitness Foundation........................................................................................................................5-32The National Charrette Institute......................................................................................................................6-5Michigan State University Extension............................................................................................................6-17MEDC: Redevelopment Ready Communities® Program...............................................................................7-5Michigan Association of Planning.................................................................................................................7-11Michigan Townships Association..................................................................................................................7-19U.S. Department of Housing and Urban Development: Sustainable Communities Regional Planning Grants.....7-26The Form-Based Codes Institute.....................................................................................................................8-4Project for Public Spaces: What is Placemaking?.............................................................................................9-5Michigan Department of Natural Resources: Michigan Natural Resources Trust Fund..................................9-9Michigan Recreation and Park Association (mParks)......................................................................................9-9Michigan Department of Agriculture and Rural Development: Farmers Markets and Value-Added Agriculture...9-11MSHDA: Community Development Block Grant, Affordable Housing.......................................................9-13Michigan Historic Preservation Network.......................................................................................................9-14MSHDA’s Michigan State Historic Preservation Office: Historic Preservation of Buildings and Sites.........9-15Michigan Department of Environmental Quality: Brownfield Redevelopment, the Office of the Great

Lakes, and Coastal Zone Management....................................................................................................9-17Michigan Department of Transportation: Office of Economic Development..............................................10-4Michigan Realtors®: Lighter Quicker Cheaper Challenge............................................................................10-5Michigan Environmental Council...............................................................................................................10-11The Street Plans Collaborative.....................................................................................................................10-12National Endowment for the Arts.................................................................................................................11-4MEDC: Michigan Council for Arts and Cultural Affairs, and the Michigan Humanities Council..............11-6Creative Many Michigan...............................................................................................................................11-7Michigan Film & Digital Media Office.........................................................................................................11-8Arts Council of Greater Lansing..................................................................................................................11-14Michigan Economic Development Corporation...........................................................................................12-4Michigan Main Street Program.....................................................................................................................12-6Michigan Land Bank Fast Track Authority.................................................................................................12-12Prima Civitas...............................................................................................................................................12-16Great Lakes Capital Fund............................................................................................................................12-17Michigan Bankers Association.....................................................................................................................12-18Michigan Credit Union League...................................................................................................................12-21LOCUS........................................................................................................................................................12-23Community Economic Development Association of Michigan...................................................................13-12Metro Matters.............................................................................................................................................13-13Michigan Economic Developers Association...............................................................................................13-16Habitat for Humanity of Michigan..............................................................................................................13-19

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LIST OF INFORMATIONAL SIDEBARS

Definition of Placemaking...............................................................................................................................1-8Who are Talented Workers?...........................................................................................................................1-12What are Talented People Looking for?........................................................................................................1-13Sense of Place................................................................................................................................................1-14Principles for Shaping Public Spaces into Quality Places.............................................................................1-24Placemaking Assessment Tool.......................................................................................................................1-28MIplace™ Toolkit.........................................................................................................................................1-34Some Benefits of Effective Placemaking........................................................................................................1-36Six American Generations in 2015..................................................................................................................2-7Millennials and Boomers: The Times are ‘a’ Changing..................................................................................2-11Target Market Analysis..................................................................................................................................2-222015 Michigan “Missing Middle” Housing Design Competition.................................................................2-24Businesses Locate Regionally..........................................................................................................................3-8Centers of Commerce and Culture, and Sub-Regional Centers....................................................................3-10Examples of Business Challenges with Talent Attraction and Retention......................................................3-14Blogs Reporting Research on Placemaking and New Urbanism....................................................................3-34Housing and Transportation Affordability Initiative, and the Location Affordability Portal........................3-43The Irvine Minnesota Inventory.....................................................................................................................3-46Block Standards.............................................................................................................................................4-27Evidence that Older and Smaller is Better......................................................................................................4-30Eleven Principles for Creating Great Community Places................................................................................5-4A Citizen’s Guide to LEED Neighborhood Development: How to Tell if Development is Smart and Green.....5-22The Death and Life of Great American Cities: Eyes on the Street................................................................5-31Benefits of Active Living...............................................................................................................................5-31The Multi-Modal Corridor and Public Space Design Guidelines.................................................................5-37Social Equity: Reducing Obstacles to Participation for Underrepresented People.........................................6-20Social Media and High-Tech Tools in the Engagement Process....................................................................6-20Charrette Basics: The Charrette Handbook....................................................................................................6-21Volunteer Recruitment for Charrettes...........................................................................................................6-22Elements to Measure Before a Charrette and Creation of the Plan Begins...................................................6-27Common Charrette Outcomes......................................................................................................................6-30Impact of Franchise and Corporate Designs on Urban Form...........................................................................7-3Michigan’s Critical Assets Atlas.....................................................................................................................7-19Where to Target?...........................................................................................................................................7-21Targeting for Strategic Placemaking..............................................................................................................7-24Importance of Corridors for Placemaking in Michigan..................................................................................7-25Michigan’s Regional Prosperity Initiative ......................................................................................................7-28A Framework for Our Future: A Regional Prosperity Plan for Northwest Michigan....................................7-30Anchor Institution Analysis...........................................................................................................................7-32Opportunity Areas........................................................................................................................................7-33Examples from Strategic Regional Growth Plans (2008–2011).....................................................................7-41Human-Scale Design....................................................................................................................................7-42Australia: Adelaide Placemaking Strategy Plan..............................................................................................7-43Principles for Effective Codes.........................................................................................................................8-3Five Essential Community Commitments to Walkable Places........................................................................8-5

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LIST OF INFORMATIONAL SIDEBARS (CONT.)

Form-Based Codes........................................................................................................................................8-24Definitions of Common Terms Used in Form-Based Codes.........................................................................8-25Legal Issues...................................................................................................................................................8-25Cost-Saving Measures...................................................................................................................................8-32The Grand Rapids Parklet Manual...................................................................................................................9-7Concentration: Power of 10...........................................................................................................................9-19Tactical Placemaking.....................................................................................................................................10-3How to Build a Better Block: Focus Areas.....................................................................................................10-7Pop-Ups..............................................................................................................................................................10-13Creative Placemaking....................................................................................................................................11-3Strategic Placemaking...................................................................................................................................12-3How to Create Economic Prosperity through Strategic Placemaking..........................................................12-14Areas to Target for Strategic Placemaking...................................................................................................12-19Center for Housing Policy: Public Transit Research....................................................................................13-21Trickle Down and the Millennials by Lou Glazer..........................................................................................13-22

Table of Contents (cont.)

LIST OF FIGURES

Figure i: Modules from the Placemaking Curriculum......................................................................................xiiiFigure 1-1: Business-Talent-Place Triangle....................................................................................................1-4Figure 1-2: Elements of Quality Places........................................................................................................1-15Figure 1-3: Physical Characteristics of Quality Places..................................................................................1-17Figure 1-4: Formula for Creating Quality Places with a Strong Sense of Place............................................1-18Figure 1-5: Six Transect Zones......................................................................................................................1-20Figure 1-6: Grand Rapids Transect................................................................................................................1-20Figure 1-7: Four Types of Placemaking.........................................................................................................1-23Figure 1-8: Application of the Four Types of Placemaking...........................................................................1-33Figure 2–1: Average Household Size, 1900 and 1930–2000...........................................................................2-5Figure 2–2: Households by Type, 1970–2012.................................................................................................2-7Figure 2–3: Percent of Households with One Person, 1940–2010..................................................................2-8Figure 2–4: Generational Distribution, 2010..................................................................................................2-9Figure 2–5: U.S. Generational Population Projections, 2010–2040..............................................................2-10Figure 2–6: 2030 Projected U.S. Housing Demand.......................................................................................2-13Figure 2–7: The Active Housing Market by Generation, 2011.....................................................................2-14Figure 2–8: Active Renter Housing Market...................................................................................................2-14Figure 2–9: Proximity of Commerce and Public Amenities Most Appealing to Those Who Prefer

Mixed-Use Community..............................................................................................................2-17Figure 2–10: Convenience of Walkable Areas also Appealing to Those Who Prefer Conventional Suburbs.......2-18Figure 2–11: Privacy, Walkability, Schools Most Important in Deciding Where to Live.............................2-19Figure 2–12: Community Attribute Preferences............................................................................................2-20Figure 2–13: Missing Middle Dwelling Types.............................................................................................2-23Figure 2–14: First-Place Winning Design.....................................................................................................2-24Figure 2–15: Benefits of Immigrant Entrepreneurs.......................................................................................2-32Figure 3–1: Total Net Migration for Michigan from 1960–2012...................................................................3-4Figure 3–2: Out-Migration from Michigan by Age, 2009 and 2012..............................................................3-5

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LIST OF FIGURES (CONT.)

Figure 3–3: Economic Region of the Great Lakes..........................................................................................3-7Figure 3–4: Michigan’s Economic Sub-Regions.............................................................................................3-8Figure 3–5: Map of Michigan’s Urban Areas and Urban Clusters.................................................................3-11Figure 3–6: Map of the State of Michigan Prosperity Regions.....................................................................3-12Figure 3–7: Prosperity and Place Formula.....................................................................................................3-21Figure 3–8: Decline of Place and Asset Decay...............................................................................................3-23Figure 3–9: Growth of Place in the New Economy.......................................................................................3-23Figure 3–10: Three “P’s” Prosperity Wheel....................................................................................................3-25Figure 3–11: Michigan Public Support for New Urbanism Principles.........................................................3-27Figure 3–12: Factors That Influence Midwest Home and Neighborhood Purchase Decisions.....................3-29Figure 3–13: Distance Midwesterners are Willing to Walk..........................................................................3-31Figure 3–14: Local Officials’ Views of Placemaking’s Effectiveness in Their Jurisdictions in 2013...............3-32Figure 3–15: Household Spending on Housing and Transportation, 2012...................................................3-42Figure 3–16: Walk Score® by Location..........................................................................................................3-45Figure 3–17: GDP Growth by Level of Community Attachment................................................................3-56Figure 3–18: 2015 Annual Report Regarding Creative Industries.................................................................3-58Figure 3–19: Hypothetical Financial Characteristics of Walkable vs. Drivable Sub-Urban Development.....3-66Figure 4–1: Physical Characteristics of the Transect........................................................................................4-7Figure 4–2: The American Transect.................................................................................................................4-9Figure 4–3: Public Right-of-Way...................................................................................................................4-10Figure 4–4: Typical Functional Classification of Streets.................................................................................4-11Figure 4–5: Complete Streets Thoroughfare Assemblies...............................................................................4-13Figure 4–6: Major Street Dimensions, Avenue..............................................................................................4-14Figure 4–7: Future Street Typologies.............................................................................................................4-15Figure 4–8: Neighborhood Pattern with Connected Streets..........................................................................4-16Figure 4–9: Examples of Street-to-Building Ratios.......................................................................................4-17Figure 4–10: Building Frontage Types............................................................................................................4-18Figure 4–11: Eight Private Frontage Types.....................................................................................................4-19Figure 4–12: Form of Different Housing Types.............................................................................................4-21Figure 4–13: Various Housing Types..............................................................................................................4-21Figure 4–14: One-Part and Multi-Part Commercial Blocks..........................................................................4-23Figure 4–15: Sub-Urban and Urban Commercial Building Frontage Placement............................................4-24Figure 4–16: Building Elements.....................................................................................................................4-25Figure 4–17: Variations of Blocks...................................................................................................................4-27Figure 4–18: Historical Block Progression in Savannah, GA, 1733–1856......................................................4-28Figure 4–19: Map of Block Pattern in Savannah, GA, 1856...........................................................................4-29Figure 5–1: Neighborhood Components.........................................................................................................5-6Figure 5–2: Neighborhood Edges....................................................................................................................5-8Figure 5–3: Civic Space...................................................................................................................................5-8Figure 5–4: Sample Neighborhood Regulating Plan – Urban Core Neighborhood (T6)..............................5-10Figure 5–5: Sample Neighborhood Regulating Plan – Urban Center Neighborhood (T5)...........................5-11Figure 5–6: Sample Neighborhood Regulating Plan – General Urban Neighborhood (T4).........................5-12Figure 5–7: Sample Neighborhood Regulating Plan – Sub-Urban Neighborhood (T3)...............................5-14Figure 5–8: Three Neighborhoods in the Village of Schoolcraft, MI.............................................................5-16Figure 5–9: A Neighborhood in Hastings, MI..............................................................................................5-16

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Table of Contents (cont.)LIST OF FIGURES (CONT.)

Figure 5–10: Mixed-Dwelling Types – Perry Neighborhood Model..............................................................5-17Figure 5–11: Multifamily Residential – Perry Neighborhood Model.............................................................5-18Figure 5–12: Sustainable Neighborhood Unit................................................................................................5-20Figure 5–13: Landscaping Examples.............................................................................................................5-24Figure 5–14: Examples of On-Street Parking and Pedestrian-Friendly Crossings.........................................5-25Figure 5–15: Examples of Alley Types...........................................................................................................5-26Figure 5–16: Examples of Themed Community Infrastructure......................................................................5-26Figure 5–17: Semi-Public Spaces...................................................................................................................5-27Figure 5–18: Public Markets..........................................................................................................................5-27Figure 5–19: Four Sidewalk Zones................................................................................................................5-30Figure 5–20: The Role of Communities in Promoting Physical Activity........................................................5-33Figure 5–21: Example of Urban Bicycling Infrastructure...............................................................................5-35Figure 5–22: Traditional Grid Street Network Compared to a Deflected Grid or Curvilinear Network........5-36Figure 5–23: The Multi-Modal Corridor........................................................................................................5-38Figure 5–24: Plan Map of Cherry Hill Village...............................................................................................5-43Figure 6–1: Hierarchy of Public Engagement Techniques..............................................................................6-8Figure 6–2: Public Engagement Continuum..................................................................................................6-9Figure 6–3: Example of a Visual Preference Survey.......................................................................................6-12Figure 6–4: Goals, Objectives, and Strategies................................................................................................6-15Figure 6–5: Three Feedback Loops................................................................................................................6-23Figure 6–6: Example NCI Charrette Schedule.............................................................................................6-25Figure 6–7: Products of Charrettes – City of Marquette Charrette..............................................................6-26Figure 6–8: SketchUp Showing Building Form, Placement, and Mass, Plus Shadowing Effects – City of

Marquette Charrette..................................................................................................................6-27Figure 6–9: Before and After of Local Street on a Road Diet – City of Williamston..................................6-28Figure 6–10: Before and After Concept of Mixed-Use Redevelopment – City of Saginaw...........................6-28Figure 7–1: Comparison of Community, Economic Development, and Infrastructure Services to Placemaking..7-7Figure 7–2: Nested Plans and Regulations.....................................................................................................7-13Figure 7–3: Economic Interdependence across the Transect.........................................................................7-18Figure 7–4: Target Areas for Strategic Placemaking in Centers, Nodes, and along Major Corridors............7-22Figure 7–5: Targeting Specific Places for Placemaking.................................................................................7-23Figure 7–6: Examples of Strategies in Four Focus Areas...............................................................................7-38Figure 7–7: City of Lansing Guiding Principles and Planning Goals............................................................7-47Figure 7–8: Conventional vs. Form Planning Process....................................................................................7-50Figure 7–9: Municipal-Led Placemaking Project Development Taskline......................................................7-53Figure 8–1: Example Illustrating Build-To Lines...........................................................................................8-13Figure 8–2: Illustrations of Housing Types....................................................................................................8-15Figure 8–3: Example Illustrating Building Height and Other Dimensional Standards.................................8-15Figure 8–4: Example of Lot, Density, and Impervious Surface Provisions....................................................8-16Figure 8–5: Park Standards – King County, Washington.............................................................................8-17Figure 8–6: Example Illustrations of Sign Standards....................................................................................8-19Figure 8–7: Representation of Traditional or Euclidean Zoning..................................................................8-21Figure 8–8: Sample Legend for a Conventional Zoning Map......................................................................8-22Figure 8–9: Sample Development and Site Standards from a Form-Based Code.........................................8-23Figure 8–10: Street or Frontage-Based Districts – Farmers Branch, TX.......................................................8-27

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LIST OF FIGURES (CONT.)

Figure 8–11: Building Type-Based Code – City of Birmingham, MI...........................................................8-28Figure 8–12: Transect-Based Form-Based Code – Metro Nashville.............................................................8-29Figure 8–13: Identifying Key Parcels – City of Birmingham, MI.................................................................8-30Figure 8–14: Example of Five-Minute Walking Radii – Village of Berrien Springs and Oronoko

Charter Township, MI.............................................................................................................8-31Figure 8–15: Sample Illustration from an Illustrative Plan – Village of Berrien Springs, MI.......................8-34Figure 8–16: Height Standards......................................................................................................................8-35Figure 8–17: Neighborhood Frontage Standards...........................................................................................8-36Figure 9–1: Standard Placemaking and Three Specialized Types of Placemaking...........................................9-5Figure 9–2: Power of 10+: How Cities Transform through Placemaking.......................................................9-19Figure 10–1: Creative Examples of Filling the Gap Between Buildings.......................................................10-11Figure 10–2: Vacant Lot Beautification Project...........................................................................................10-11Figure 11–1: Timeline of Rehabs in Detroit’s Eastern Market - Artists Block.............................................11-13Figure 11–2: Data from the 2013 ArtPrize®.................................................................................................11-21Figure 12–1: Differences between Standard and Strategic Placemaking........................................................12-8Figure 12–2: Target Locations for Strategic Placemaking.............................................................................12-8Figure 12–3: Centers, Nodes, and Corridors..................................................................................................12-9Figure 12–4: Examples of Strategic Placemaking in Michigan – Before and After......................................12-11Figure 12–5: Benefits of Targeted Placemaking Projects..............................................................................12-15Figure 12–6: Increasing Density and Mixed Uses in Front of Sparrow Hospital – Lansing, MI.................12-22Figure 12–7: Transformation of Frandor Shopping Area to a New High-Density Mixed-Use

Midtown – Between Lansing and East Lansing, MI...............................................................12-24Figure 13–1: Decision-Making Process to Select the Proper Type of Placemaking to Achieve

Your Objectives........................................................................................................................13-5Figure 13–2: Placemaking Project Examples................................................................................................13-6Figure 13–3: Placemaking Activity Examples..............................................................................................13-6Figure 13–4: Example of Sequential Placemaking.......................................................................................13-9Figure 13–5: Example of Parallel Placemaking..........................................................................................13-11Figure A–1: Floor Area Ratio.........................................................................................................................A-7Figure A–2: Missing Middle Dwelling Types (also Figure 2–13)...................................................................A-9Figure A–3: Target Areas for Strategic Placemaking in Centers, Nodes, and along Major Corridors

(also Figure 7–4).......................................................................................................................A-13Figure A-4: Six Transect Zones (also Figure 1–5).......................................................................................A-15

LIST OF TABLES

Table i: Comparison of Guidebook Chapters to Curriculum Modules...........................................................xivTable 1-1: Comparing the Old and New Economy......................................................................................1-11Table 1-2: Common Elements of Quality Places..........................................................................................1-16Table 1-3: Comparison of the Four Types of Placemaking...........................................................................1-31Table 2–1: Comparisons of Households in U.S. and Michigan, 1960–2040.................................................2-5Table 2–2: U.S. Households by Size and Number of Related Children, 2012.................................................2-6Table 2-3: 2015 Households by Lifestyle......................................................................................................2-16Table 2–4: Community Characteristic Importance Rankings, by Generation...............................................2-20Table 2–5: Preference for Compact Development, by Generation.................................................................2-21

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Table of Contents (cont.)LIST OF TABLES (CONT.)

Table 2–6: Distinct Housing Formats by Transect Zone...............................................................................2-22Table 2–7: Home Value Expectations.............................................................................................................2-28Table 2–8: Potential Housing Formats by Urban Transect Zone...................................................................2-35Table 3–1: Change in Percent for Global Economic Growth Forecasts (in per Capita GDP), 2008 and 2013..3-6Table 3–2: Negative Economic Impacts of County Population Loss in Michigan.........................................3-15Table 3–3: Michigan Public Opinion on the New Economy.........................................................................3-26Table 3–4: Placemaking Relationship to Economic Development.................................................................3-28Table 3–5: Comparison of Metro Area WalkUP Study Results.....................................................................3-48Table 3–6: Community Attributes’ Ranking in Influence on Community Attachment.................................3-55Table 3–7: Midwest Performance in Quality of Life (Sense of Place)...........................................................3-61Table 5–1: Examples of Neighborhood Metrics.............................................................................................5-21Table 6–1: Types of Opinion Surveys.............................................................................................................6-11Table 6–2: Stakeholder Level of Engagement................................................................................................6-18Table 6–3: Examples of Charrettes in Michigan............................................................................................6-31Table 7–1: Comparison of Types of Development........................................................................................7-10Table 7–2: PlacePlans in Michigan.................................................................................................................7-14Table 7–3: Self-Assessments and Resources for Quality-of-Life and Sustainability Elements..........................7-34Table 7–4: Placemaking Strategy – At a Glance..............................................................................................7-43Table 7–5: Some Large and Small Michigan Communities with Placemaking Elements in their Master

Plan or Related Plan.....................................................................................................................7-48Table 8–1: Form Elements that Positively Affect Quality Urban Places.........................................................8-6Table 8–2: Comparison of Form-Based Zoning with Traditional/Conventional Zoning................................8-8Table 8–3: Relative Strengths of Traditional/Conventional and Form-Based Zoning....................................8-9Table 8–4: Important Elements to Address in Creating Quality Places........................................................8-10Table 9–1: Examples of Standard Placemaking in Michigan.........................................................................9-20Table 10–1: Tactical Urbanism Projects.........................................................................................................10-8Table 10–2: Lighter, Quicker, Cheaper Projects in Michigan.......................................................................10-10Table 11–1: Examples of National Creative Placemaking..............................................................................11-9Table 11–2: Examples of Creative Placemaking in Michigan........................................................................11-12Table 11–3: More Examples of Creative Placemaking in Michigan..............................................................11-18Table 12–1: Examples of Strategic Placemaking in Michigan.......................................................................12-20Table 13–1: Quality-of-Life Initiatives Compatible with Placemaking..........................................................13-3Table 13–2: Examples of Placemaking Projects and Activities by Type of Placemaking.................................13-7Table 13–3: Comparison of the Four Types of Placemaking from an Economic Development Perspective.....13-8Table 13–4: Barriers to Effective Placemaking and Barrier-Busters..............................................................13-14Table A–1: State Agency Assistance.............................................................................................A-24 thru A-43Table A–2: Revitalization Programs Available for Michigan Cities.................................................A-82 & A-83