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Master Plan Hazel Park, Michigan

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Master Plan Hazel Park, Michigan Master Plan Hazel Park, Michigan Prepared for: Hazel Park Planning Commission Hazel Park, Michigan Prepared by: McKenna Associates, Incorporated Community Planning # Urban Design 32605 West Twelve Mile Road, Suite 165 Farmington Hills, Michigan 48334 Telephone: (248) 553-0290 Facsimile: (248) 553-0588 Adopted by the Hazel Park Planning Commission: March 21, 2000 ACKNOWLEDGMENTS City Council Ben Colley, Mayor Donna Vance, Mayor Pro-Tem Ken Mayo, Councilman Jack Lloyd, Councilman Doug Pashakarnis, Councilman Planning Commission Michael Webb, Chairman Joel Holcombe, Vice Chairman Al Sheridan, Recording Secretary Lisa Chrouch Robert Peterson Linda Zeiss Elaine Carene K. Joseph Young Richard Robbins Administration K. Joseph Young, City Manager Gary Carey, Community Development Director Amy Vansen, Community Development Planner Hazel Park Master Plan i March, 2000 Table of Contents TABLE OF CONTENTS Acknowledgments .....................................................i Table of Contents ..................................................... ii List of Maps, Tables and Figures ........................................iv I. INTRODUCTION ........................................... 1 A. History and Background ...................................... 1 B. What a Master Plan Is and Is Not ............................... 2 C. How to Use a Master Plan .................................... 4 II. EXISTING CONDITIONS AND TRENDS ........................ 6 A. Regional Analysis ........................................... 6 B. Existing Land Use Survey ..................................... 8 C. Environmental Analysis and Evaluation ......................... 19 D. Community Facilities and Services ............................. 23 E. Utilities ................................................... 29 F. Housing Quality............................................ 33 III. VEHICULAR TRANSPORTATION EVALUATION ................ 39 A. National Functional Road Classification ......................... 40 B. Twenty-Four Hour Traffic Volumes ............................. 42 C. Act 51 Road Funding ....................................... 43 D. Public Transit ............................................. 45 IV. SOCIO-ECONOMIC ANALYSIS AND PROJECTIONS ............ 46 A. Population and Housing Trends ............................... 46 B. Age, Sex, Race, and Educational Background .................... 48 C. Household Composition ..................................... 53 D. Income and Employment .................................... 56 E. Housing Characteristics ..................................... 59 F. Other Demographic Characteristics ............................ 61 G. Comparison with Neighboring Communities ...................... 61 H. Neighborhood Planning Needs Analysis ......................... 64 V. ECONOMIC ANALYSIS .................................... 66 A. Major Employers.......................................... 66 B. Occupation by Industry ..................................... 67 C. Major Commercial Areas and Corridors ........................ 68 VI. VISIONING SESSIONS ..................................... 87 A. Visioning Session .......................................... 87 Hazel Park Master Plan ii March, 2000 Table of Contents VII. GOALS AND OBJECTIVES ................................. 92 VIII. FUTURE LAND USE AND FOCUS AREAS ..................... 99 A. Summary of Conclusions ......................................... 99 B. Future Land Use Plan ........................................... 102 C. Focus Areas.................................................. 111 D. Thoroughfare Plan ............................................. 117 E. Community Facilities Plan ....................................... 119 F. Utilities Plan .................................................. 121 IX. IMPLEMENTATION STRATEGY ............................ 122 A. Introduction ................................................... 122 B. Basic Implementation Measures................................... 122 C. Focus Areas.................................................. 123 D. Focus Area Strategies .......................................... 124 Hazel Park Master Plan iii March, 2000 Table of Contents LIST OF MAPS, TABLES AND FIGURES MAPS Map 2-A Existing Land Use ............................................... 12 Map 2-B Census Tracts .................................................. 14 Map 2-C Community Facilities ............................................. 26 Map 2-D Main Water Lines................................................ 30 Map 2-E Major Sanitary and Combined Sewer Lines ........................... 31 Map 2-F Major Storm Sewer Lines.......................................... 32 Map 2-G Housing Condition Survey ......................................... 34 Map 2-H Targeted Project Areas ........................................... 35 Map 3-A Functional Classification and 24 Hour Traffic Volumes ................... 41 Map 3-B Existing Road Classification for Act 51 Funding ........................ 44 Map 5-A Downtown Potential Trade Areas ................................... 73 Map 5-B Dequindre and 8 Mile Potential Trade Area ............................ 76 Map 5-C Race Track Site Potential Trade Area ................................ 82 Map 8-A Future Land Use ...............................................110 Map 8-B Focus Areas and Corridors .......................................113 TABLES Table 1-A Differences Between the Master Plan and Zoning Ordinance ............... 3 Table 2-A Comparison of Land Use Inventory Categories ......................... 10 Table 2-B Existing Land Use Inventory Comparison 1978-1997 .................... 11 Table 2-C Housing Units by Structure Type by Census Tract, 1970-1998 ............ 13 Table 2-D Age of Residential Units by Census Tract, 1990 ........................ 15 Table 2-E Comparison of Public and Semi Public Lands, 1978 and 1997 ............. 24 Table 2-F Hazel Park Community Facilities .................................... 25 Table 2-G Neighborhood Recreation Space Needs, Hazel Park .................... 27 Table 3-A Average Daily Traffic at Locations in Hazel Park, 1990-95 ................ 42 Table 3-B Street Classification in 1997, Hazel Park, Michigan ..................... 43 Table 4-A Actual and Projected Population, 1950 to 2020, Hazel Park ............... 46 Table 4-B Age Group Distribution, Hazel Park 1990, 1997 & 2002 .................. 48 Table 4-C Population by Race and Ethnic Background Hazel Park, 1990, 1997 & 2002 . 50 Table 4-D Languages of Hazel Park Families, 1997 ............................. 51 Table 4-E Educational Attainment of Hazel Park Residents Over Age 25 Compared with Surrounding Communities, 1990 .................................... 52 Table 4-F Household Composition, Hazel Park Residents ........................ 53 Table 4-G Household Size Distribution, Hazel Park, 1960-1990 .................... 54 Table 4-H Household Types and Relationships, 1990 ............................ 54 Table 4-I Types of Households and Family Arrangements of Children, Hazel Park, 1997 .......................................................... 55 Table 4-J Household Income Distribution and Median Income, Hazel Park, 1989, 1997, and 2002 .......................................................... 57 Table 4-K Comparison of 1990 Demographic Data Hazel Park and Nearby Cities ...... 62 Table 4-L Summary of Demographic Findings and Conclusions .................... 65 Table 5-A Major Employers in Hazel Park, 1997-98 ............................. 66 Table 5-B Occupation by Industry ........................................... 67 Table 5-C Downtown Market Demographic Summary ............................ 71 Table 5-D Potential Retail Square Footage for the Downtown Hazel Park Market ...... 72 Table 5-E Eight Mile/Dequindre Market Demographic Summary ................... 75 Table 5-F Potential Retail Square Footage for the Eight Mile / Dequindre Market ...... 78 Table 5-G Hazel Park Racetrack Site Market Demographic Summary ............... 81 Hazel Park Master Plan iv March, 2000 Table of Contents Table 5-H Potential Retail Square Footage for Hazel Park Racetrack Site Market ...... 84 Table 7-A Future Land Use Categories and Acreage ............................ 93 Table 7-B Single Family Land Use Comparison of 1978 and 1999 Master Plans ......103 Table 8-A Future Land Use Categories and Acreage ...........................101 Table 8-C Multiple Residential Land Use Comparison of 1978 and 1999 Master Plans . 105 Table 8-D Industrial Land Use Comparison of 1978 and 1999 Master Plans .........108 Table 9-A Focus Area Proposed Projects & Implementation Strategy ..............125 FIGURES Figure 1 Population Estimates, 1980 - 2020 .................................. 47 Figure 2 Median Household Income, 1989 ................................... 56 Figure 3 Trend of Median Household Income in Hazel Park, 1980-2002 ............ 57 Figure 4 Occupation Distribution, 1990 ...................................... 58 Figure 5 Desired Single Family Attached Typology ............................104 Figure 6 Desired Single Family Typology ...................................116 Hazel Park Master Plan v March, 2000 Introduction CHAPTER I INTRODUCTION A. History and Background A Master Plan, as referenced in the Municipal Planning Act of Michigan (Public Act 285 of 1931, as amended), serves as a guide for the physical, cultural and social growth and development of a city. The purpose of a Master Plan is to identify problems and opportunities related to the development
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