Community representatives presented developers behind the new Detroit City FC stadium in Corktown with a thorough plan for home repair funding, a game day shuttle, support for small businesses and other long-term neighborhood investments informed by the highs and lows of prior community benefits negotiations.

A neighborhood advisory council selected by residents and city officials is knee-deep in Detroit’s 16th community benefits process, which requires developers that seek big tax breaks to commit to investments negotiated with surrounding residents. Members said Thursday they have studied the shortcomings of previous benefits agreements, including the nearby Michigan Central project, and came to the table with a comprehensive plan that can still evolve in response to community feedback.

“A lot of the previous (neighborhood advisory councils) got railroaded by big developers because the process was young and people didn’t really understand how it was going to work,” said advisory member Olivia Hubert. “This group has benefited a lot from previous (processes). Our (group) has kind of put together all the best parts of the other processes before us.” 

Detroit City FC is seeking $88 million in tax breaks to help build a $198 million soccer stadium complex, parking deck and 76-unit apartment building at the site of the former Southwest Detroit Hospital. It would be located just east of I-96 and south of Michigan Avenue. 

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Advisory council member Sam Butler said the group also sought to incorporate recommendations from an industry standards board, which advocates for improved working conditions in Detroit arenas.

The advisory council is seeking a $17 per hour minimum wage for stadium staff, a commitment to give 50% of permanent jobs to Detroit residents, prioritize hiring people from surrounding neighborhoods, child care and transportation services for workers and a neutral stance on union membership. Butler is also executive director of Doing Development Differently in Metro Detroit and a member of a City Council task force on equitable development. 

A $1 surcharge on every ticket to fund repairs for older homes is one of the more prominent asks from the neighborhood council. Residents said they’re open to other funding strategies, but there’s a significant need for home repair. Roughly 400 homes in an impact area defined by the city were built before 1980 and most were built before 1930. 

Detroit City FC co-founder Sean Mann and other partners on the project will review the proposal while the neighborhood group collects more feedback from residents. Listening sessions are scheduled for 3 p.m. Friday at McShane’s and noon on Oct. 10 at Donut Villa. Residents can also complete an online survey or send comments to the group at dcfcnac@gmail.com. 

Mann said he appreciated all the work and care that went into crafting the community benefits requests. The City Council is responsible for authorizing a benefits package after the neighborhood group strikes a deal with developers.  

“I really genuinely believe, Sean, that we can build a good relationship as neighbors for many decades to come, and I hope that is what comes out of this process,” said Brianna Williamson, president of the North Corktown Neighborhood Association. 

Williamson said four large developments triggered the community benefits process in the area since 2017 but residents are still grappling with the same issues, “which means aren’t getting met by the current resources.” Traffic congestion, closure of public spaces for private events, a lack of affordable housing and pedestrian safety are a few issues flagged by the group. 

“Most of us sitting up here are currently affected by a previous (community benefits agreement) that lacks protections for how we get to access the neighborhood,” she said. “There is a very real strain on essentially making places that we have all chosen as our homes, kind of a nightmare to live amongst as neighbors, and we would really love the opportunity to work with Detroit City FC and the city on creating policy around how we actually prioritize the residents who live here, not just the residents who come in here to treat our city like Disneyland and then go back to their homes.” 

In a Friday statement to BridgeDetroit, Mann said that DCFC has been dedicated to Detroit and its residents since its founding in 2012. The DCFC leadership team also lives within walking distance of the stadium, he said.

“I am grateful to our neighbors that are serving as volunteers on the NAC committee,” Mann said. “Their commitment to the process and willingness to listen and organize all the community concerns means a lot to the Club and we look forward to completing this process with them.”

The advisory group, in its Thursday proposal, also asked developers to fund a community land trust that would prevent “rapid gentrification” of a historically low-income area and ensure apartments planned in a building adjacent to the stadium are affordable for people making 50% of the area median income – equal to $1,136 a month for a two-bedroom unit. 

Transit access, pedestrian safety and traffic mitigation was another major theme of the Thursday night discussion. Residents said their neighborhoods are being overwhelmed as the city grows and major events come to Corktown and Southwest Detroit. 

The neighborhood council is seeking a planning study on strategies to address long-term parking and vacant land use in the impact area. They also asked for a traffic control plan for events and a shuttle service running on all 44 event days. 

Advisory council member Mari Anzicek said she was trapped for several minutes while trying to leave Sicily’s Pizzeria on West Vernor during a recent Tuesday afternoon. She worries main streets will become much worse on game days. 

“The proposed stadium is sitting on two of the four main entry points to Southwest Detroit,” Anzicek said. “Residents on the west side of the stadium are trapped by industry, the river and freeways, and we have very few evacuation routes. Traffic has the potential to shut down this area for residents trying to move in and around their homes and the rest of Detroit.” 

Other transit amenities requested include adding a bus stop, benches and MOGO bikeshare stations outside the stadium and other locations in the impact area, wayfinding signs directing visitors to local businesses, enhanced crosswalks, bike lanes, cameras and traffic calming measures along major streets. 

Advisory council member Danielle Manley said the new stadium is a great opportunity for small businesses that serve as important pieces of culture in the area. The group asked for at least half of concessions businesses be set aside for Detroit-based businesses, permanent pop-up spaces for local retailers, facade repair funding for businesses in the impact area, plus technical assistance and business accelerator support. 

Only five youth in the impact area participate in Detroit City FC youth programs, according to the organization The neighborhood council is seeking more effort to get kids in the area involved through a community soccer field, sports camps and partnerships with schools. 

The group is also seeking long-term investments in arts and culture, including the Southwest VOCES oral history project, interpretive signage and public art installations telling the history of the neighborhood and Southwest Hospital. Other community investments include discounted tickets and merchandise for residents. 

Mitigating construction impacts and supporting neighborhood liability were other major themes. The advisory group asked for 48-72 hour notice of road and sidewalk closures, public data collection on noise pollution, provide advance notice when construction falls on weekends or after 6 p.m., compliance with dust control measures and extend the community reporting period from two years to five years. 

The advisory group asked Detroit City FC to plant shade trees, use permeable pavement and bioswales to address stormwater runoff where possible, and integrate bird safe design features to protect migratory birds. They also seek a beautification effort along Vernor that includes murals, lighting, signage and plantings.

The neighborhood group requested that Detroit City FC reject the use of facial recognition software used in Comerica Park and Ford Field. 

Detroit resident Jack Dalton said he was disappointed with the lack of focus on transit, but members of the advisory council said they need to have discussions with the Michigan Department of Transportation. 

“I found the presentation on (transit) pretty underwhelming,” Dalton said. “We’re still talking shuttles and encouraging carpooling. We’re still not talking about a feasibility study for rail transit down Michigan Avenue, which would help all of these problems we’re talking about.” 

Jessica Aho, strategic initiatives specialist at the Detroit People Mover, said there’s an ongoing planning effort aimed at the possible expansion of the downtown elevated rail car. A survey is available for residents to weigh in. City Council Member Gabriela Santiago-Romero also said she’s committed to working with the state on taking a serious look at a rail line. 

“Frankly, when I think of rail, I am not trying to recreate the QLINE or the People Mover,” Santiago-Romero said Thursday. “I’m thinking trains. I’m thinking subways. I’m thinking something that actually works and something that’s across the city as we’re building, as we’re growing. I’m hearing transportation is one of the number one issues why people are not staying, are not moving here, are not finding opportunity.”