Ypsilanti Township focuses on reviving, attracting new businesses to East Michigan Avenue corridor
Last year, Washtenaw Door and Trim owner Laura Spear redid the exterior of her building at 2052 E. Michigan Ave. and installed a new storefront. She said she’s one of several business owners along the corridor to spruce up their businesses recently.
In the 37 years Washtenaw Door and Trim has been in business, Spear said she has seen the area evolve from a quieter stretch of road to a much busier thoroughfare and business district. But she added some buildings have fallen into disrepair over the last decade.
“There are a lot of buildings that are old and have been here for a long time, but a lot of owners have been cleaning up their places and the township is getting rid of the abandoned buildings,” Spear said. “If the township continues cleaning up the blight and making some improvements to the sadder looking places, then it will help everybody. It would help get rid of the stigma that Ypsilanti has.”
The effort to systematically address blighted properties is part of a larger township-wide nuisance abatement effort, though officials recognize the East Michigan Avenue corridor in particular is perceived to be rundown.
Officials are concentrating on clearing the strip of blight and trying to make it more attractive to businesses through zoning changes, though they face a wide range of challenges. The strip was dotted with nuisance properties and has been plagued by regular prostitution issues that brought complaints from businesses owners.
Washtenaw Door and Trim on E. Michigan Ave. in Ypsilanti Township.
Tom Perkins | For AnnArbor.com
Several problematic properties have been addressed in recent years, most notably the Ypsi Mobile Village trailer park just east of Ecorse Road. The property had become a haven for crime and prostitution before it was recently demolished.
An apartment building that Mike Radzik, the township's director of the office of community standards, called a “notorious flophouse for drug addicts and prostitutes” at East Michigan and Wiard Road was recently demolished after numerous safety hazards were discovered in the building.
The township now owns two residential properties at 2084 and 2094 E. Michigan Ave. as well as the former Velvet Touch bookstore at 2485 E. Michigan Ave., all of which were condemned and went unpurchased in a foreclosure auction. The buildings will all soon be demolished and the properties put up for sale.
At 2260 E. Michigan, Woodard’s Automotive burned in a fire and the charred remains sat until the township forced the cleanup by seeking a portion of the owner’s insurance money. Now the owner has an illegal fenced-in lot holding abandoned cars behind where the building used to sit.
An illegal blind pig that began operating at A and W Party Store 1115 E. Michigan was shut down last year by township officials, but the owners of that operation subsequently opened a similar blind pig at E. Michigan and Ridge Road. It has also been shuttered.
“The beat goes on,” Radzik said. “It’s like a continuing saga, but always our first goal with the blighted or abandoned businesses is to get voluntary compliance out of the owners. They have to comply with zoning laws, building codes, fire codes and bring their properties into compliance.
"We try to help them succeed, but if there isn’t compliance, then we have to shut them down, and in some cases seek a court order to demolish the buildings.”
The area also suffered a major setback when the Sesi Motors recently announced it was closing its East Michigan Avenue location.
In an effort to address prostitution issues, the Washtenaw County Sheriff’s Department has taken a new approach.
While sting operations have been common for years, Radzik said, the problem persists, so a fresh approach aimed at addressing the root social issues of prostitution and getting women off the streets permanently was recently implemented. Radzik said police officials are also cracking down harder on the johns and seizing their cars to send a message.
Several business owners have taken notice of the efforts, including Arthur’s Bar owner Gary Miller, who invested $12,000 in making improvements to his building last year and expressed his desire to have a clean operation as the township improves the area.
The owners of an E. Michigan Ave. Speedway have purchased adjacent land that borders Cross Street. They will soon tear down the old building and build a larger, new center.
Tom Perkins | For AnnArbor.com
Niemi Corporation owner Dan Niemi is consolidating his specialty contracting business to 2820 E. Michigan. His business’s office is in Saline and its construction yard in Detroit, and Niemi cited the township’s cleanup efforts as one of the reasons for relocating to the township.
A former furniture store at 1085 E. Michigan was recently demolished after its roof collapsed, and Taco Bell has submitted a site plan for a new store at the location. The Speedway at East Michigan and Harris Road will soon be demolished and reopen with a much bigger and newer center.
Township planner Joe Lawson said one of the advantages the corridor currently has is its cheap real estate and lower taxes than in some surrounding communities.
But from a planning standpoint, there is no easy access to Interstate 94, and the corridor is pinned in to the south by a railroad line, Lawson said. That means the strip likely won’t see any of the corporate big-box stores like Costco or Meijer, but will instead rely on establishing a vibrant local business community.
Next year, the township will begin revising its master plan and one of the focus areas will be East Michigan Avenue. Lawson said addressing blight is the “table setting” portion of the effort, which will help prepare properties for redevelopment.
With the area cleaned up, Lawson said, it will be ready for a master plan update following public comment and suggestions.
Some of the properties along the south side of the road are split-zoned between industrial and commercial, which is an arrangement that could change. The township may also allow a wider range of certain land uses while restricting others, and Lawson said one focus is making the area “more user friendly.”
One specific change he discussed is the location of the auto-related businesses such as auto part stores, car washes and junkyards that are spread throughout the corridor. Lawson said he would like to see the zoning set up so those businesses are concentrated in one area while the eastern portion of the corridor is reserved for mixed uses.
“Overall we need to get those auto-oriented uses in one area instead of having them spread out where they aren’t helping each other or feeding off each other,” Lawson said. “We also need to take a hard look at the population densities in the area and uses that would go along and work with those densities.”
Lawson said the township is working to clean up “junkyard row”, bring the buildings in the area up to code and clean up the messes some industrial businesses have left behind.
Much of the corridor is flanked by residential neighborhoods and the road also sees significant foot traffic. The Michigan Department of Transportation recently installed sidewalks and a crosswalk that stops traffic while pedestrians cross near East Michigan and Wiard.
Township officials are optimistic about the area's direction, as is Spear, of Washtenaw Door.
She said the Sheriff’s Department has had a greater presence in the last several years, which has helped alleviate the drug and prostitution issues, and her customers who come from all across southeast Michigan have had fewer concerns visiting her showroom.
“I don’t get remarks about the building down the street or the people who are walking down the street or people asking ‘Am I safe here?’” Spear said. “I haven’t heard that in a few years, so I think the township is on the right track.”
Comments
Jayne Greer
Fri, Sep 16, 2011 : 3:45 a.m.
The truth about Woodard's continued...The township did not force the cleanup by seeking a portion of the owner's insurance money. The charred remains did not sit until the township forced the cleanup.The remains sat until we itemized every one of thousands of pieces of the building and the contents and came to a value and an agreement with the insurance company. Early in this process we signed a demo contract -known to the township- and that amount was paid to the demo company per our agreement. That company had to wait to remove debris because of frost laws and weight limits.What the township did was try to invoke Public Act 495. That Act is very narrow in scope and requires an insurance company to withhold 25% of the building portion if the owner has not signed a demo contract [we had] and if there is that much money left after the mortgage is paid off [ there wasn't], and if the mortgage company would sign off [they wouldn't]. The amount the township wanted withheld was 3 times the actual cost of the demo. This Act only applies to the building portion. After we settled that part the insurance company continued to receive instructions to send 25% of the building payoff to the township. Eventually it became clear that the final payout was being held up "until the demo is complete".This is clearly not within the scope or intent of the law and has nothing to do with payout of contents funds. I finally provided a copy of the law to a high ranking insurance company executive who immediately released the funds. So the delay was about 3 months.
Jayne Greer
Thu, Sep 15, 2011 : 6:27 p.m.
Truth is important to me. I expect truth in reporting even if that means checking facts. Most of what has been reported in this article and others has been incorrect regarding Woodard's American Auto. I will tell the true story. My brother Leonard Woodard is a Hero. On 7-6-2010 a fire started inside his shop wall. We believe it was electrical in origin. He attempted to contain it with a fire extinguisher but within seconds it was apparent that this was fast moving and life threatening. Inside this building was Leonards' 1970 AAR Cuda that he had for 35 years value $100,000. It was uninsured. In the back of his building people were working in an office he rented to them. He had time to save only one. He ran around the building, alerted the staff, ran back to push his car out-but the roof was falling in on him. That day Leonard lost his life as he knew it. He had no job, no tools, no building, no income, and the worst insurance policy I have ever seen or heard of. He stayed in shock for 3 weeks. I took over the insurance problem. The building and contents had to be valued and available to the adjusters until they were satisfied. A company was hired and cash set aside for demo. That company set the demo date. The township did not force the cleanup. They delayed it. I'll explain in another comment. Ran out of time. Kids bus.
joe golder
Tue, Aug 30, 2011 : 6:26 p.m.
A train station on Michigan ave would be a destination. Willow run airport and Gm plant could incubate jobs that would help move more people to the area. I also expect downtown Ypsilanti to become a entertainment destination also. The development of the Michigan Ave corridor from Canton Center to Ypsilanti will be slowed because of the economy but I expect it to thrive again.
Monica R-W
Tue, Aug 30, 2011 : 3:21 a.m.
Thanks for the in-depth story Tom. Good to hear that Township Officials are attempting to promote business growth on the Michigan Avenue Corridor.
Holmes1
Tue, Aug 30, 2011 : 12:24 a.m.
Bulldoze the whole strip! It's not bad for no reason. And trouble didn't start yesterday. If one doesn't understand these facts, s/he is clueless. As apparently the township is. Shut it down, too! Collosal drain of taxpayer dollars! It's unbelievable that this shameless waste continues!
Life in Ypsi
Mon, Aug 29, 2011 : 7:16 p.m.
Good to hear the township is doing this. I hope something can be done about Gault Village soon as well. While Farmer Jack in Gault Village and Big Boy and Ponderosa on Ecorse probably didn't draw people from outside the area, I appreciated having these places close by.
Tom Perkins
Mon, Aug 29, 2011 : 3:26 p.m.
@Karen - According to township officials, there is quite a bit of foot traffic in the area and several nearby residential zones. This is from Mike Radzik, the director of the township's office of community standards: "About two years ago, deputies from the Sheriff's Office traffic division presented evidence to the township that the multiple pedestrian and bicyclist fatalities at that location were caused, in part, by a lack of adequate lighting. MDOT studied it and, although it was not willing to install street lights, it did agree to install sidewalks and a crossing signal designed to enhance traffic safety."
jns131
Mon, Aug 29, 2011 : 1:45 p.m.
94 should not pose a problem to businesses that want to be here. It is an excuse by the big box stores that don't want a reputation. Look at Wal Mart on Canton Center and Michigan. There is no easy access to that store, but yet it thrives. What about Target and its anchor stores by Beck Road? Hate to say it, If Meijer moves in on that corridor you will see a huge boom from the people who live to the north of that area that have to suffer with that Kroger on Michigan that I consider blight and not like the other stores I have visited. I go out of my way to that Wal Mart on Canton Center or to the Whittaker Krogers just so I don't have to deal with a blight Krogers. If Krogers rebuilds to look like the one on Whittaker you would see me there. Otherwise, after 15 years living here? I am finding I am closer to more stores then I ever dreamed possible. A Meijer would be nice on that East Michigan stretch. Glad to hear things are moving upwards.How about a Sams Club?
lumberg48108
Mon, Aug 29, 2011 : 3:45 p.m.
with respect you are talking about big box stores but the key to a revitalized area is and always has been thriving small businesses
Karen
Mon, Aug 29, 2011 : 1:43 p.m.
I'm curious, does anyone know why money was spent on a crosswalk on Mich Ave near Gabriels? That's not very residential. Is it for the hookers and drug addicts? I don't recall seeing a lot of foot traffic there except the afore mentioned hookers and drug addicts. You can't have roads paved that are awful but yet you can get a useless crosswalk?
Karen
Mon, Aug 29, 2011 : 1:58 p.m.
I thought that too, maybe a school bus stop?
jns131
Mon, Aug 29, 2011 : 1:46 p.m.
That surprised me too. Good question as to why. The only thing I can come up with is possibly that the hi school is nearby?
glimmertwin
Mon, Aug 29, 2011 : 1:23 p.m.
That stretch is a tough sell. We generally avoid it. Interesting points from lumberg48108 regarding the layout of the roads and neighborhoods.
Fred Crothers
Mon, Aug 29, 2011 : 1:07 p.m.
We moved to the Ypsilanti area in 1975 and noticed immediately that the east end of Mich. Ave was in a rundown condition even at that time and didn't care to do any business in that area only with the former Tyner store and Sesi car sales. So I was pleased to read that the TWP is cleaning up the area with improvements in mind, surely it will bring business and people back to the area. Keep up the good work in restoring a place for people to shop and find what they need instead of of having to go to the west side of Ypsilanti/Carpenter Rd. to get what they need, It's time to bring back the GOOD shopping that used to be there many years ago. Dolores Mills Crothers
jondhall
Mon, Aug 29, 2011 : 1 p.m.
Great article speaks of optimism. Let's get some jobs back here and things will be booming again !
lumberg48108
Mon, Aug 29, 2011 : 12:55 p.m.
Often the biggest challenge of Ypsi (Township) succeeding is the simply layout of the area itself! Beyond economic and social challenges, this area (East Michigan Avenue) of Ypsi (and many other parts of Ypsi) face logistical issues that I am certain keep businesses from growing and areas changing for the better. there simply are no direct north and south routes that connect neighborhoods - its all dead-ends and double-backs Harris Road - the site of the Speedway ends at Michigan Ave and starts again after a track tracks, going south towards Ecorse and Grove creating a dead-end for northbound Harris which leads to zero development and other issues... Southbound Ford Boulevard has no exit onto Michigan Avenue forcing one to double back into residential neighborhoods to get onto Michigan Ave ... these logistical challenges keep many from going to the area - its just too much work. West Willow itself is a self-contained pyramid configuration and one cannot navigate through it w/o a GPS or a guide. I know many in law enforcement consider this a valid reason why this area will never improve - its too self-contained to grow in a positive way. I am sure there were reasons at the time why these traffic paradoxes exist - but they are here and unless township officials address these long-term concerns there is no reason why this area will ever flourish ... If I cant get there easily when i can jump on I-94 and be in Canton or Ann Arbor in minutes, why should I go out of my way to get to East Michigan Avenue area?
jns131
Mon, Aug 29, 2011 : 1:51 p.m.
I live near that bridge and have always wondered myself as to who the idiot was who did this bridge in the first place? I understand that it was built to connect the north with the south and avoid the train tracks, but still, weird there is no connection to Michigan. Very round about. I was told that Harris did connect at one point to Michigan but after the bridge was built, closed off. Need to rethink this bridge idea.