Water Street Redevelopment Project Updates and Discussion

There’s a meeting coming up next week to discuss the “future expectations” of Ypsilanti’s infamous Water Street development. I’m tempted to make a smart-assed remark, but, truth is, there isn’t much the City can do at this point. No one in their right mind is going to invest in new construction in Michigan right now. And all the well-intentioned visioning sessions in the world aren’t going to change that.

I’ve said it before, but the best thing we could do at this point is give a small, select number of parcels away to individuals who we feel confident would use them in some compelling way that would, perhaps, set the tone for future development. Toward that end, I’ve discussed two ideas here in the past. 1) We give half-acre lots to each of a half dozen builders and architects, with the stipulation that they construct inspired, aggressively green housing units. 2) We give some number of acres to an arts organization with the stipulation that they construct a temporary community built from shipping containers. I can go into length about both ideas if you want, but, for now, here’s the memo announcing the upcoming meeting.

City of Ypsilanti
City Manager’s Office

To: Mayor Schreiber and City Council Members
From: April L. McGrath, Director of Administrative Services
Date: October 19, 2009
Subject: Water Street Redevelopment Project Updates and Discussion

On October 6, 2009 staff was prepared to engage Council in a discussion framed around the future expectations of the Water Street Redevelopment Project, however we postponed the conversation until a special meeting could be organized. On October 19, 2009 at 7:00pm in the Council Chambers will be a meeting to begin that discussion. In an effort to prepare Council for this meeting the following points will be discussed in regard to how we advance re-development on the Water Street Redevelopment site:

• Return on Investment:
The likelihood of a redevelopment scenario resulting in enough revenue to pay off the bonds is not likely at this point, either due to it being too little development (not enough density in the form of taxable value), or that the development might be too late in the context of our bond payments and other likely expenses (i.e. infrastructure)

• Flexibility:
As we’re expecting incremental development over multiple years, infrastructure planning, as well the Michigan Department of Environmental Quality work plans, need to be flexible to accommodate a variety of development scenarios, both providing for the first round of development, as well as subsequent development

• Marketability:
Initial development(s) on the Water Street site could easily range from catalytic development that will increase the marketability of the site to noxious uses that would discourage additional development

• Useability Similar to the elements under flexibility, as the site is platted, it is essential that remaining land segments are buildable and desirable for development

• Fundability
Some end uses and/or designs are more likely to receive private and/or public support. For example, state incentives favor multistory mixed use development for Michigan Avenue over single story strip malls.

Engaging City Council in many of these discussion points will aid staff in the continued direction of the Water Street and help with the vision that many Council Members have indicated is lacking. Staff will take this information received from Council and determine if we have enough information to update or create a new action plan for the Water Street Redevelopment Project.

Staff looks forward to having this discussion with City Council, please contact me with further questions.

Thank you.

Or, here’s another idea… We could just turn the entire Water Street parcel into one, massive fast food wasteland. I wonder how many KFCs and Taco Bells you can fit on 38 acres. I’m sure we could fit in at least 50, and still have enough land left over for a dialysis clinic. Just think of all the neon. It would be incredible.

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  1. Ed
    Posted October 14, 2009 at 10:59 am | Permalink

    “The likelihood of a redevelopment scenario resulting in enough revenue to pay off the bonds is not likely at this point.”

    So, basically, we’re fucked even if there is development on the site.

  2. Ed
    Posted October 14, 2009 at 11:01 am | Permalink

    Can there be a Taco Bell inside a Taco Bell?!

  3. Burt Reynolds
    Posted October 14, 2009 at 11:42 am | Permalink

    I hope they put in a Jack in the Box. That way I can sepnd each day stuffing chili cheeseburgers into my fat fucking face.

  4. Ypsiosaurus Wrecks
    Posted October 14, 2009 at 1:32 pm | Permalink

    I think the land should just sit vacant – as a lasting tribute to the Monumental stupidity of city council.

  5. Dan
    Posted October 14, 2009 at 1:53 pm | Permalink

    I want a roller coaster put there. While riding it you could gaze down on Mark’s green housing

  6. Oliva
    Posted October 14, 2009 at 2:33 pm | Permalink

    I still want the wooden walkways over wetlands, with lots of wildlife. (As for paying what’s still owed, we could learn from the ducks there how to let stifling concerns wash off our backs like drops of water. Better than risking paralysis from eating fast-food burgers anyway.)

  7. Brackinald Achery
    Posted October 14, 2009 at 4:11 pm | Permalink

    I vote for Ypsilanti Light Guard Volunteer Militia Firearm Training Range. $100/year per person to shoot there, $200 for out-of-city residents. Maybe charge a per-class rate for events open to nonmembers. Gotta quick bobcat up some backstops, and you can shorten up the title to Ypsilanti Light Guard Training Grounds now that I’ve got the point across. We can all train together to defend our fair city from Glen Beck’s zombie redneck army.

  8. Ypsiman
    Posted October 14, 2009 at 4:36 pm | Permalink

    I believe council should petition the A2 Greenbelt commissioners to redraw the Greenbelt boundry. Currently the boundry is a large square minus a chunk in the lower right corner that includes Ypsilanti. If the boundry was redrawn a large portion of Water Street would most likely qulify for Greenbelt purchase. The public would then have guarantteed parkland for future residents. Thats what should be there anyways.

    In November 2003, the residents of Ann Arbor voted overwhelmingly in favor of the Open Space and Parkland Preservation Millage, commonly referred to as the Greenbelt Millage. The Greenbelt Millage is a 30-year, 0.5 mil tax levy. A portion of the money is used to purchase new City parkland and a portion is used to protect agricultural and open space land outside of the City, within the Greenbelt District. The purpose of the Greenbelt Program is to protect working farmland and natural areas, as well as, protecting land along the Huron River.

  9. Ypsiman
    Posted October 14, 2009 at 4:38 pm | Permalink


  10. fedupwithMI
    Posted October 14, 2009 at 5:40 pm | Permalink

    I did read a CNN? other? news article that brownfields were especially of interest for green energy development. This avoids expansion of industry into actual present-day greenspace.

  11. Ypsiman
    Posted October 14, 2009 at 6:47 pm | Permalink

    Turning Brownfields into sucessful public recreation………….


  12. Andy Ypsilanti
    Posted October 16, 2009 at 1:58 pm | Permalink

    I think that I may have a solution for Water Street that can help satisfy everyone involved, and could help draw in more development to the area.

    What if we, as citizens of Ypsilanti, simply decided to build a park along the river planned it out and did it. We get a landscaper to donate a site plan, we get others to donate materials and equipment, bring out an army of volunteers and we do it. If the city wants to be a part of it then great, if not, well, what are they going to do, arrest all of us?

    I know this plan sounds outrageous. How can you just take a piece of property and turn it into a park? It happens all the time. Neighborhood residents take a vacant neglected piece of land owned by an absentee landlord, and turn it into a park or garden. In this case it would be city land but the principle is the same: take a vacant piece of land and turn it into something we all can use and enjoy. The added benefit is that a park, especially one that is built by the citizens of our city, could make the adjoining lots much more attractive to developers.

    Without a doubt, this would be a massive undertaking. The best way to go about it would be to form a 501c3 nonprofit in order to raise funds and open bank accounts, but we could probably get around that. We would also have to work out how to operate and care for said park, so again, the 501c3 looks like a good way to go. To be sure, we would need the following types of people to donate time and materials

    -landscape planners to design a park area

    -landscapers and construction companies to donate/operate power equipment

    -lawyers/accountants/grant writers to help establish a nonprofit corp.

    -nurseries to donate plants/flowers/trees

    -everyone who can help to donate time & money

    At the end, we can errect a huge sign thanking all of those who donated time, effort, materials and money. Priceless PR for all those involved.

    So that’s it. That’s how I think we should tackle at least part of Water Street. It would make all of those who want a park or green belt happy, it helps the city clean up what is currently a huge eye sore, and it could help to encourage developers to move into the area. Yes, it would ultimately leave land in the hands of the city that we would want to sell for a profit. But let’s face it, we’re already stuck with it now, and there are few solid signs of that changing soon.

    I am fully serious about this project. All who are interested can contact me at andyypsilanti@hotmail.com . I can’t do this alone. I can’t even plan to do it alone (though I can plot to do it alone). I need help from all of the types of folks I listed above and anyone else that would like to be involved. Water Street is dragging our city down. Let’s use it to help raise it back up.

  13. Ypsiman
    Posted October 16, 2009 at 5:33 pm | Permalink

    If you build it, they will come.

  14. Andy Ypsilanti
    Posted October 17, 2009 at 11:30 am | Permalink

    I will be at City Council this week to discuss my plan. Really folks, if I have to go out there by myself with a rake and machette(to cut brush, folks) I am going to make this happen.

    Demolition of the remaining building will start this winter. Early spring, before all of the trees and weeds bloom and over run the area, would be the ideal start time.

  15. Andy Ypsilanti
    Posted October 17, 2009 at 11:32 am | Permalink

    The idea here, by the way, is to sidestep the red tape and just make this project happen. So now A2 Greenbelt, no purchase, no millage, just citizens taking action.

  16. Posted October 17, 2009 at 2:02 pm | Permalink

    I’m just speaking for myself here, but I kinda like your idea, Andy. While we’re brainstorming, perhaps we could make some sort of fest out of it? Just throwing that out there, I’m not at the commitment stage quite yet.

  17. Bob
    Posted October 17, 2009 at 5:51 pm | Permalink

    In the Water Street area, the Border To Border Trail is still an active item. The Washtenaw County Parks and Recreation Commission in contracting with and engineering firm to see if the Trail could go from Riverside Park to the Water Street area using a non-motorized bridge going under the Michigan Avenue bridge, keeping in mind that canoe clearance would still be needed. The full report on this should be done by the end of the year.

  18. Andy Ypsilanti
    Posted October 18, 2009 at 6:04 pm | Permalink

    I am aware that the B@B trail is still and active plan for Water Street. It has been for nearly 10 years. The idea here is to cut the red tape and just do it. Stop waiting for funding, and just go find the people, materials, and manpower. It’s not that big of an area we are talking about here. There is no reason this can’t be done.

    The state can still come in and build a walking bridge. We’ll just have the park already there and waiting for them.

    Oh, and Jake, I would plan to have this all done before next year’s Jamboree. But there’s always room for music at the ribbon cutting ceremony. Are you volunteering? ;-p

  19. Andy Ypsilanti
    Posted October 19, 2009 at 11:08 am | Permalink

    Headed to Ypsi city council tonight to let them know in person (they already got the email) that I’m going to build a park on Water Street. 7pm @ city hall if you would like to join me

  20. Andy Ypsilanti
    Posted October 20, 2009 at 10:47 am | Permalink

    Ok. Went to Ypsi City council. Told them I’m going to make a park. Technicaly, I’m going to rescue a park, because under all that brush and debris there is an abandoned park, and a baseball diamond. Certain councilmen think it’s silly and pointless, and poined out that the City was going to spend Half a Million Dollars on it. I’m pretty sure I can do this for free with donations and volunteers. Now to contact city groups, DDA, shools, ect. Definatly going to need someone qualifed to draw up a site plan. Lots to do.

  21. Lee
    Posted October 20, 2009 at 2:05 pm | Permalink

    It cannot be a park. We need to build density downtown. And we need to get more tax-payers living in the City.

  22. Andy Ypsilanti
    Posted October 20, 2009 at 2:19 pm | Permalink

    Not the whole property, Lee, just the bit along the river. As has been the plan for the last 20 years. We’re talking about a 20 yard swath from Michigan avenue back to the existing, all beit abandoned, park that connects by bridge to Waterworks Park.

    And yes, we need population density, tax base, and development. But I don’t really see that happening anywhere in Michigan any time soon. Good thing we turned all those fields into subdivisions, huh? Maybe we can put fields in Detroit now.

    Sorry, I digess. As I said, what I am talking about is the green belt strech along the river, nothing more, nothing less.

  23. Mark H.
    Posted October 20, 2009 at 4:22 pm | Permalink

    Andy Ypsilanti, I like your vision very much….but if you succeed in creating it, don’t you think the Ypsilanti City Manager will hire a crew of bulldozers to destroy this river front park, restoring it to the ugly vacant land that his $20 million fiasco has created? Maybe he’d even have you and your fellow co-conspirators arrested.

    Once there were buildings on the Water Street property that were occupied and used by artists — a group that for 7 decades has often pioneered the revitalization of urban neighborhoods thru innovative new uses of old properties, rather famously and successfully. But the City Manager, instead of taking advantage of this organic social development (sometimes artist colonization or artist-driven gentrification, which tarnsformed Soho in NYC in the 50s) insisted that those innovative artistic souls had to be evicted and the buildings torn down.

    In this manner, defeat was snatched from the jaws of victory by the City Manager whose every performance failure adds to his job security. So what makes you think a successful project to create a river front park would be tolerated by the Manager? Just because urban parks have been known for 150 years to be great magnates for urban development does not mean that the City Manager of the City of Ypsilanti would tolerate an urban park development any more than he tolerated artist colonization. (Central Park in NYC became the inspiration for parks world wide, due to its making neighboring land valuable. Ypsi’s Prospect Park was inspired by Central Park).

    Dream on, Andy Ypsilanti, dream on! Every good plan around here can be killed by a bureaucrat with no vision whatsoever.

  24. jorj
    Posted October 20, 2009 at 4:55 pm | Permalink

    Every good plan around here can be killed by a bureaucrat with no vision whatsoever.

    Like the Ypsitucky Jamboree! Except that anything can overcome philistine opposition if the visionaries have big smiles and plenty of starch in their middle fingers.

  25. Andy Ypsilanti
    Posted October 20, 2009 at 4:59 pm | Permalink

    I’ll take my chances. I have spoken to many people, inclucing several in the city government who, while they havn’t directly endorsed my plan, they have not asked me not to do it. So I am going to move forward. If the city decides to bulldoze what we accomplish before they have the ability to do put in the park that has been envisioned for the last 20 years, then that’ what they do.

    I’m not talking about an artist colony. I’m talking about making public land available for public use. I have already gathered many supporters, and I have many more to line up.

    Besides, the city can’t afford to hire any crews or bulldozers right now…

  26. Andy Ypsilanti
    Posted October 23, 2009 at 12:35 pm | Permalink

    Last night I attended the presentation at city hall by the company that has carried out the environmental survey and worked with the EPA on Water Street. Here is what I got.

    1.Most important to Building a park: all of the sites along the river have either been cleaned, or pollutants are at acceptable levels for human contact. I’m not totally sure, but I think that the one “hot spot” along the river may be past the area I’m talking about, and if not, the problem is four feet or more below the surface, meaning its ok for human contact.

    2.One grant will be used to take down the “First Class Cleaning” building Minimal pollution is expected to be under it. Demolition during winter 2010

    3.Another is for the RIM plant. Through very creative grant writing, the RIM building will be coming down in winter 2010.

    4.The final EPA grant is for the fenced section left behind from the original project. There is a small area of pollution that was located too late to be abated during the original project.

    5.There in another grant from HUD that will be used to finish off any of the above projects, should any of the other grants fall short. The real plan for this grant is to start tearing down buildings along Michigan Avenue. All of the remaining buildings along Michigan Avenue are planned to come down. The idea is to do this demolition as logically as possible, clearing up the property that is most likely to be sold first.

    6.This leaves on heavy metals contamination, the old Ypsi Metals Yard. Go figure. This appears to be a surface (first 4 feet) contamination and can be easily removed. If a builder wanted to work here, that first four feet would likely be removed during the course of regular construction practices (according to the environmental consultants)

    7.All of the soil removed will be replaced by compacted sand, leaving the site ready to build on. Or host a beach volley ball tournament.

    8.It looks like the old flea market/515 building will survive this round. I’m sure that one’s going to go over like a lead balloon. 515 supporters, start your bitch’n….

    All in all, there was about as much area that needed attention as was first thought, maybe a little less. All of the grant plans will be available online and at the city clerk’s office and are open for comment for the next 30 days. The entire project should be done by spring 2010.

    So, all in all, it looks like spring is the perfect time to build a new trail and park, or rescue a trail and park, however you want to look at it. No one has told me I can’t yet, at least as in “the city says you are not allowed.” Lots of people have said that I can’t do it in the abstract. I respectfully disagree. I have already got a lot of support behind me. Organization will coming next, along with letters to city organizations, schools, landscape contractors, ect.

    I’m going to make this park happen, even if it’s me, a shovel and a week whacker. If you’d like to be a part of it, contact me at andyypsilanti @ hotmail .com.

    Let’s do something good on Water Street. The city is getting something done. If we can contribute, maybe we can dig ourselves out of the hole. And at least with a park we can say we’ve done something with the property. We can even let the city take the credit. I just want to get something done.

  27. Cyberforce Seven
    Posted October 23, 2009 at 12:53 pm | Permalink

    Andy Ypsilanti,

    Just to make things interesting, I’m going to simultaneously work to turn it into the city dump.

    Everyone who would like to help me, grab an old tire and carryout bag from Burger King.

    Then at least we can say we’ve done something with the property. We can even let the city take credit.

  28. Andy Ypsilanti
    Posted October 23, 2009 at 1:25 pm | Permalink

    Wow. Thanks for the support, cyberforce. I don’t know if that’s supposed to be funny, or if you just felt like being a jerk.

    But I guess I shouldn’t be surprised. Spitting in the face of people who want to do something positive is a Michigan tradition.

  29. Kim
    Posted October 23, 2009 at 1:37 pm | Permalink

    Don’t worry. I think most folks like the idea of cleaning up the trail.

  30. Andy Ypsilanti
    Posted October 23, 2009 at 1:40 pm | Permalink

    Oh, by the way. Not the first negative thing I’ve heard about my idea. Know what I’ve heard a lot more of? Positive reactions and commitments to help. From non profit leaders, buisness people, publishers, polititian, civil servants, Cub Scout leaders, on and on. We can make this happen. And we will.

  31. Cyberforce Seven
    Posted October 23, 2009 at 9:40 pm | Permalink

    Andy Y,

    Maybe you’ll pull it off. But urban parks without enough people to occupy them end up looking like this.

    You’re talking about a lot of land. Look into how much effort it takes to get the citizens who live around a park to pick up a paper bag in it.

    I’ll compromise with you. I promise not to through a single spent condom on the property. Meet back here in a year and we’ll see if Water Street has more trash or less.

    In the meantime. Maybe you could head over to Candy Cane park. Knock on a few doors. See if you can get folks to replace missing bolts and pull weeds. It’d be a good practice run.

    Or, just try to organize a meeting of all those folks who gave you positive vibes, including those who offered moral support here, and see who really shows up.

  32. Andy Ypsilanti
    Posted October 24, 2009 at 1:36 pm | Permalink

    What’s with the negativity, Cyberforce? Is that just how you have fun or what? Do you also call up orphanages and tell the kids there that they will never get adopted? Do you call up Mayor Bing and tell him to give up on Detroit and go back to the suburbs?

    I’m not talking about all of Water Street here. I’m talking about the stretch around the river back to the existing Gilbert Park. Not a big area. And what does your picture of a burned down building have to do with a park? Looks like the park in your picture is cared for; the grass is cut, there is a bench and a basketball court. Not in the best shape, but better than what is on Water Street now! All of the buildings on Water Street should be gone by the time we get started, and are not really near the area we would be working on any way.

    Look at Waterworks Park. The disc golf folks put in a course over there and cleaned up the park. Now that it is used on a regular basis, the crime and vagrancy problems have dropped dramatically. Waterworks and Gilbert parks are linked by a walking bridge. If we can create a clean, well used space on the north side of the river, we just might continue that trend. Keep pushing it until we push it right out of the city.

    As for Candy Cane Park, it’s not in my neighborhood. I would challenge the residents of College Heights to form a group like the Friends of Prospect Park and take ownership of the area. Do the clean up, get the donations, make the repairs. I’ll come out and help if they get it together. That’s what I’m trying to do on Water Street. As for the upkeep, I have some ideas on that as well. Maybe a “Friends of Water Street”, just like Prospect Park.

    I’ve said it a thousand times. Michigan sucks at cities. It’s because of people with your attitude, Cyberforce. Our only real hope as a state is to take ownership of our cities on a grass roots level. Build parks. Clean up vacant lots. Do whatever we can. Or we can just poke fun at those who try to do something positive. Give up and live with blight and filth, hoping that someone swoops in to save us. I prefer not to wait. I don’t think we need saving. We are perfectly capable of saving our selves. Everything is not futile and hopeless, Cyberforce, it just seems that way to you.

  33. Woody Lefurge
    Posted October 25, 2009 at 7:31 am | Permalink


    If you’re skeptical that a group of volunteers can maintain an area of that size, I suggest you visit Lefurge Woods at Prospect and Geddes.


  34. Mark H.
    Posted October 25, 2009 at 5:08 pm | Permalink

    Woody, the Lefurge Woods is a lovely nature preserve, in a semi-rural suburban area. I love hiking there. But isn’t there a world of difference between maintaining that kind of public space compared to CREATING a park on brown-zone land along a dumpy part of a polluted river in a urban area? Not to be pessimistic, but let’s be realistic about the level of challenge and expenses involved.

  35. Andy Ypsilanti
    Posted October 26, 2009 at 10:35 am | Permalink

    Mark H. The area I’m talking about is no longer a brown field, it has already been cleaned up. But I do appriciate that all the pessimism I get on this give me an excuse to keep it up in recent comments… and, as I said above, I have some ideas for the upkeep of this area…

  36. Cyberforce Seven
    Posted October 26, 2009 at 10:36 pm | Permalink

    I bought a new calendar and marked it, Andy-Y. Thanks for reminding me how hopelessly out of touch with reality I ‘ve become.

    See you in a year when dozens of happy citizens are out planting pansies along a sun-lit city scape!

    I, like Mark H., am not trying to be pessimistic, but if it weren’t for the pessimists you’d have no one to blame when your half baked ideas failed to reach fruition…

  37. Mark H.
    Posted October 27, 2009 at 8:17 am | Permalink

    Andy Y – well definitions of brown field may vary. That stretch of the river front you’re talking about FEELS like a brownfield, and it’s not the most lovely stretch of the river either. … But good luck with the project just the same! I’ll bail you out if the City Manager has you busted. Has he ever meet a good idea that he helped succeed instead of throttling?

  38. kjc
    Posted October 27, 2009 at 9:14 am | Permalink

    cyberforce, why not just sit back and do nothing while andy does something? i get the feeling that’s not an unfamiliar scenario for you.

  39. Posted January 24, 2010 at 2:59 pm | Permalink

    I was out a Mattaei recently. You should look into this, or something like this, for Water Street:


    Anybody else think it’s worth contacting UM to see if they’d like to partner? Might be some federal funding for a large scale pilot project.

  40. Posted January 24, 2010 at 3:32 pm | Permalink


    I like the idea. I even proposed something similar myself. My idea was giving away some number of parcels to architects/builders with good ideas for green dwellings (either single-family or multi-family). Maybe there would be ten half-acre lots. And we’d have a panel of judges assessing them. And, the winners would get the land for free to build on. Hopefully, then, they would sell the homes. I would think that there would be demand for something new, contemporary and green so near a city center. At any rate, it didn’t get too warm of a reception from folks who seemed more inclined to continue the negotiations with Burger King and Aldi. Maybe it’s time to tweak the model and try it again, though.

    As for partnering with UM, I like the idea, but the City can’t afford to have any of this land belong to non-profits. With bonds coming due, we need tax revenue.

  41. Andy Ypsilanti
    Posted September 10, 2010 at 11:15 am | Permalink

    So, we are really, really close to the compleation of the first leg of the new Water Street Trail. Construction will be finished by the end of the month on the new section leading from Michigan Ave along the river, linking up with the existing trail and Waterworks Park Bridge. But we could really use some help both this week in the run up to construction, and at the end of the month, just after we are finished

    As part of the reporting requirements for the small grant that is covering construction costs, we need to take use surveys out on the trail. These surveys require an hour of your time to conduct, and about 20 minutes of training. I will be on the trail at the Waterworks Park bridge conducting the survey at 12:30, 3:30, and 6:30. I would be happy to train anyone who wants to take a shift over the weekend. I will also try to be at Haab’s at 4:30 – 6:30, if I can get a seat, and will happily train you there, as well

    Please contact me at waterstreetparkypsi@gmail.com if you can help, or just stop on out.

    And see, we can do something positive on Water Street, if we just put in a little time and effort….

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