Regional Potential

REGIONAL POTENTIAL

Draft 07/22/19

Oakland County

Rochester

Pontiac

Howell

Birmingham Brighton Berkley Royal Oak Farmington Ferndale Hazel Park Grosse Pointe Farms Grosse Northville Grosse Pointe Park Pointe Hamtramck

Plymouth Midtown Downtown Detroit Corktown West Village

0 1.25 3.5 7 14 miles

Birmingham’s Regional Position Supportive Regional Communities We set a goal to analyze regional locations with Surrounding municipalities, supported by the State, walkable neighborhood patterns adjacent to main are hard at work to revive their degraded main streets streets or downtown districts as a means of sizing up and downtowns. This chapter identifies a number of Birmingham’s competition. However, few of these areas communities with strong future potential. As more actively compete with Birmingham, nor do many have people in Metro-Detroit choose to live in walkable the opportunity to compete in the near future. Through neighborhoods and shop on walkable main streets, the initial analysis and community discussion, we found network of walkable communities needs to grow along that Birmingham currently suffers more from a lack of with demand. sufficient regional competition than it does from regional Many planners worry that Detroit’s revitalization will competition drawing residents and businesses away. reduce vibrancy elsewhere. While office tenants are The combination of an active downtown and adjacent, already on the move to Detroit - in Downtown, Midtown, walkable neighborhoods is a rare commodity in and soon to Corktown following Ford’s recent renovation Metro-Detroit. Most such areas have severely of the train station - surrounding neighborhoods are on degraded downtowns and main streets, and generally a much slower path towards change. Detroit’s revival will neighborhoods of lower pedestrian quality. However, be slow - it is a very big city. This slow pace is ultimately popular preference is on a swing towards walkable good for the region. But the region should also support places and active main streets. more neighborhood-based revitalization in Detroit as At present, Birmingham’s successful downtown, well. Success there is good for the region overall, and it highly walkable neighborhoods, schools, and parks cannot be supported solely by offices, loft apartments, substantially increase its draw over surrounding and the food and music scenes. communities. As a result, property values in Birmingham Overall, coordinated growth in Detroit and surrounding continue to rise, as does the cost of housing. While this walkable communities will temper excessive property trend is normally advantageous, Birmingham could begin value increases which can burn-out the market and drive to lose the age and income diversity of its population, neighborhoods towards unsupportable demographics. which could lead to future property value decline, and Communities identified in this chapter are the vanguard; decline of its business districts. they are first to absorb and react to changing population In order to preserve its’ vibrancy, Birmingham should preferences. Beyond the vanguard are the un-walkable encourage growth, redevelopment, and the general places which are already on the path of Sprawl-Repair - improvement of nearby walkable communities. retrofitting their communities for walkability.

Birmingham Berkley Brighton

Corktown Downtown Farmington

Ferndale Grosse Pointe Grosse Pointe Farms

Hamtramck Hazel Park Howell

Midtown Northville Pontiac

Plymouth Rochester Royal Oak

City Boundary Walkable Core Webster Rd

Morrison Rd

Edwards Ave

Woodward Ave Twelve Mile Rd

Beverly Blvd

Greenfield Ave Mortenson Blvd Wiltshire Rd Coolidge Hwy

Henley Ave

Cass Cass Blvd

Catalpa Drive

Oxford Rd

Cambridge Rd

W Eleven Mile Rd

Berkley consists of multiple neighborhoods with a growth. However, nearby redevelopment potential primary Main Street along Twelve Mile Rd and a smaller at 13-Mile and Woodward, supported by Beaumont Neighborhood Center on Coolidge Hwy. Supportive Hospital, could evolve into a Downtown District. Though services are arrayed along Eleven Mile Rd, at the border this potential requires careful coordination. with Huntington Woods. The core of 12-Mile is in-tact and active, but the main street degrades further from AT A GLANCE Griffith Rd. Neighborhoods are generally arranged Population 15,239 along a rectilinear grid and of a single intensity of Land Area 2.62 sq.mi. housing. Berkley’s pattern is derived from the mile- Downtown Presence Main Streets, partially degraded, grid with commercial along the major roads and plus 1 Neighborhood Center residential between. While Berkley’s Main Street and Median Household Income $74,172 Median Property Value $159,400 Neighborhood Center have opportunities for continued Median Age 37.7 growth, there are few opportunities for employment

City Boundary Walkable Core

Grand River Ave I96 Hillcrest Ave Hillcrest

W Main St 7th St 7th Spencer St

Brighton Lake Rd

Brighton is a very distant example, just to the east of County. With limited adjacent neighborhood fabric, Oakland County, yet it has attracted growth in recent Brighton would benefit most from infill near its’ main years. The Main Street is a two-street T, with partial street with Missing Middle housing, especially multi- degradation at its center and further degradation family, attached single-family, and cottages. along Grand River Ave. The residential fabric is mostly un-walkable and fractured, with the exception of housing to the immediate east of the city center. AT A GLANCE Brighton could develop a more substantial downtown, Population 7,750 requiring significant public investment in parking. Land Area 3.69 sq.mi. Downtown Presence Main Street T, Partially Degraded Because of its’ significant distance from Detroit, and Median Household Income $59,972 poor neighborhood structure, Brighton isn’t a fast Median Property Value $174,100 growth candidate. However it has the potential to draw Median Age 43.3 from Novi and surrounding cities in eastern Oakland

City Boundary Walkable Core

Grand River Ave

I75

Michigan Ave John C Lodge Fwy

Rosa Parks Blvd

Trumbull Ave 14th St

Porter St

Bagley St

Corktown is drawing attention with Ford’s rehabilitation Corktown and Downtown Detroit would both benefit of the train station. Yet prior to this, retail along from substantial multi-family and attached single family Michigan Ave, Trumbull and Bagley, and redevelopment infill within the declining industrial area south of Porter in the industrial area have drawn visitors from around Street. the region. The industrial district has significant redevelopment potential at high densities in support AT A GLANCE of downtown Detroit. And the Ford autonomous Population 1,114 innovation center is likely to draw high-tech businesses. Land Area 0.41 sq.mi. Corktown’s existing housing stock is limited, but of Downtown Presence Degraded Main Street and Industrial Area Redevelopment relatively high historic quality. The area is increasing its’ Median Household Income $30,844 draw of young singles and couples without children, Median Property Value - likely supported by future redevelopment in North Median Age 33.1 Corktown.

City Boundary Walkable Core

I75 Woodward Ave

375

John C Lodge Fwy

Gratiot Ave

Michigan Ave

W Fort St E Jefferson Ave

While housing opportunities are relatively low, the lots eroding city fabric. Parking is a primary concern downtown area has established a strong business, retail due to poor regional transportation and an auto-centric and office presence in Detroit. This has brought activity culture. Municipal or privately owned public parking into the city core, and like Corktown it has potential must be substantially increased and strategically to keep growing and attracting younger population located to make way for housing and other infill on the segments, particularly if housing needs are addressed. many surface parking lots throughout Downtown. As it redevelops, Downtown has a lot of opportunity AT A GLANCE for infill development that can address underutilized or Population 5,269 vacant sites found throughout the area. Land Area 1 sq.mi. Downtown is held back of course by reputation, but Downtown Presence Downtown District, degraded Median Household Income $20,681 more structurally by its’ ring of freeways, large land uses Median Property Value - like Cobo Center, and a lack of sufficient structured Median Age - parking, which results in hundreds of surface parking

City Boundary Walkable Core

W 10 Mile Rd

Shiawassee St

Drake Rd

Gill Rd Grand River Ave

Orchard Lake Rd

Farmington Rd

Power Rd

Hwy 5

Farmington’s center has future potential as an active redevelopment and better connections to the river Downtown District. It is equidistant to downtown Detroit and parks. The city also needs to add Missing Middle along Grand River as Birmingham is along Woodward. housing to increase intensity near its’ potential Three neighborhoods are located within walking downtown, and additional price point variation. distance of the downtown area, each at a different price point. Currently, the severe degradation of Farmington’s downtown is holding back its competitiveness. AT A GLANCE Farmington’s downtown is situated along a regional Population 81,154 Land Area 2.66 sq.mi. open space corridor and park system, similar to Downtown Presence Downtown District, degraded Birmingham. However, its’ neighborhoods are small and Median Household Income $71,463 few. Median Property Value $216,200 Farmington’s future success requires a careful Median Age 43.5 downtown plan and zoning reform, enabling significant

City Boundary Woodward Heights Walkable Core

Oakridge St

9 Mile Rd

Woodward Ave

Hilton Rd Hilton

Livernois St

Central Central St

University St

8 Mile Rd

Ferndale’s recent 9-Mile Rd reactivation has put it on 9-Mile to support surrounding neighborhoods. Both the map for young singles, couples, and families. Its corridors are viable targets for multi-family housing, center at Woodward and 9-Mile is a cross of 2 main which would further support main street businesses. streets. At present, only the western leg of 9-Mile is active, and minimally so. The two legs along Woodward present significant difficulties for activation, as does AT A GLANCE any property along the large regional road. Ferndale Population 20,167 has quite a lot of walkable neighborhood fabric overall, Land Area 3.88 sq.mi. though it has a limited park system. Its’ center will see Downtown Presence Main Street Cross, 1 leg active, 3 legs degraded continued redevelopment, but the scale is capped by Median Household Income $55,159 limited parking potential. Median Property Value $111,000 Ferndale would benefit from further redevelopment on Median Age 34.9 the eastern leg of 9-Mile as well as Livernois south of

City Boundary Walkable Core

Mack Ave

Charlevoix Ave

Fisher Rd

Kercheval Ave

Cadieux Rd

E Jefferson Ave

The three Grosse Pointes work in concert with each very desirable. Regionally, the Grosse Points could be other, combined as a series of neighborhoods at models of transit-centric communities. However the varying but relatively high price points. Together they bus lines on Jefferson and Kercheval have 40-minute boast 3 Main Streets along Kerchval, with Grosse headways, and Mack has 1-hour headways or greater. Pointe’s being the most significant. Its’ Main Street has

the greatest parking capacity, supporting two grocery AT A GLANCE stores along an active Main Street. Grosse Pointe’s Population 5,256 neighborhoods are very walkable, with narrow streets Land Area 1.06 sq.mi. and a historic housing stock in good shape. While the Downtown Presence Main Street, active three Grosse Pointes don’t support employment or Median Household Income $92,500 Median Property Value more robust downtown development, their proximity $288,800 Median Age 45 to a recovering Detroit and to the river make them

City Boundary Walkable Core

Moross Rd

Mack Ave

Kerby Rd

Beaupre Ave

Fisher Rd Kercheval Ave

Grosse Pointe Blvd

Lake Shore Dr

The three Grosse Pointes work in concert with each apart along with the potential for a second active Main other, combined as a series of neighborhoods at Street along Mack Ave and the Detroit Country Club. varying but relatively high price points. Together they Future change is limited and may be unnecessary, boast 3 Main Streets along Kercheval, with Grosse however Grosse Pointe Farms is likely to see continued Pointe Farm’s being the smallest. Grosse Pointe Farm’s property value increase. neighborhoods are walkable, yet limited in walkability due to its’ low overall density. Like Grosse Pointe, its’ AT A GLANCE streets are narrow with a high-end historic housing Population 9,265 stock in good shape. While the three Grosse Pointes Land Area 2.73 sq.mi. don’t support employment or more robust downtown Downtown Presence Main Street, active Median Household Income $119,500 development, their proximity to a recovering Detroit and Median Property Value $287,100 to the river make them very desirable. Grosse Pointe Median Age 42.7 Farm’s direct access to the Detroit River sets it further

City Boundary Mack Ave Walkable Core Charlevoix St

Cadieux Rd

Kercheval Ave

E Jefferson Ave Alter Rd

Essex Dr

Windmill Pointe Dr

The three Grosse Pointes work in concert with each Chalmers are more likely to recover than many other other, combined as a series of neighborhoods at varying neighborhoods due to Grosse Point Park’s proximity but relatively high price points. Together they boast and the separation created by the Chrysler plant. Infill 3 Main Streets along Kercheval, with Grosse Pointe development in these Detroit neighborhoods would be Park benefiting from its’ Main Street as well as that of supportive for Grosse Pointe Park and the region as a Grosse Pointe. Grosse Pointe Park’s neighborhoods whole. And perhaps the traffic diverter on Kercheval are walkable with narrow streets. Its’ housing stock is could finally be removed to promote neighborliness. varied, with mix of price points, all in good shape. While the three Grosse Pointes don’t support employment or AT A GLANCE Population 11,276 more robust downtown development, their proximity to a Land Area 2.17 sq.mi. recovering Detroit and to the river make very desirable. Downtown Presence Main Street, active Grosse Pointe Park may suffer in the near term, however, Median Household Income $101,484 due to the instability of neighborhoods in neighboring Median Property Value $313,300 Median Age Detroit. However, Chandler Park and Jefferson 43

City Boundary Walkable Core

Carpenter St

Joseph Campau Ave

Conant St I75

Dequindre St

Caniff St

Holbrook St

I75

Always a strong immigrant community, Hamtramck and lack of parks. Hamtramck would most significantly was able to resist the decline of surrounding Detroit benefit from increased bus headways and E-W bus neighborhoods. Very near downtown and Midtown lines on Holbrook or Caniff, more readily connecting Detroit, it will benefit from the slow recovery. residents to job markets. Hamtramck is made up of 6 neighborhoods, all in a similar price point and intensity. The neighborhoods AT A GLANCE surround a cross-shaped Main Street with 4 legs Population 21,985 radiating from Campau and Caniff. One leg is fairly Land Area 2.1 sq.mi. active, however the other three are degraded. Downtown Presence Main Street Cross, 1 leg active, 3 legs degraded Hamtramck is very walkable, with significant potential Median Household Income $23,609 due to an in-tact housing stock and proximity to Detroit. Median Property Value $47,300 Yet its’ growth is limited by deteriorated surrounding Median Age 28.3 Detroit neighborhoods, its limited range of housing,

696 City Boundary East 10 Mile Rd Walkable Core

Woodward Heights

John R Rd

I75

East 9 Mile Rd

John R Rd

I75

East 8 Mile Rd

Hazel Park’s neighborhoods are walkable and adjacent to main roads and intersections, however retail and AT A GLANCE commercial presence is highly decentralized and Population 16,587 degraded along most corridors and what could Land Area 2.82 sq.mi. potentially be active main street areas. The most Downtown Presence Main Street Cross, degraded obvious reason for a degraded town center is I-75 that Median Household Income $33,379 has dissected the city fabric. Hazel Park could develop Median Property Value $51,200 Median Age 37.8 an intensive Main Street at 9-Mile and John R, as well as smaller supportive Main Streets in limited nodes along both roads. 16 © 2018 DPZ CoDesign | Regional Potential | Draft 03/20/19 Howell

City Boundary Walkable Core

Byron Rd

Grand River Ave

Michigan Ave

Mason Rd

I96

Howell has four neighborhoods immediately Like many other communities in the region, Howell surrounding its main street center of commercial activity would benefit from Missing Middle housing infill, along Grand River Ave. While outermost neighborhoods especially near Grand River Ave. are more suburban and auto-dependent in nature, those in proximity to town center have key elements conducive to walking such as complete sidewalks, AT A GLANCE short blocks and narrow, shaded streets. These Population 9,507 neighborhoods also have good access to a number of Land Area 4.99 sq.mi. parks, civic and waterfront amenities. Downtown Presence Main Street Cross, 3 legs active, 1 leg degraded Howell’s town center has good potential to keep Median Household Income $42,324 expanding through infill and storefront commercial Median Property Value $144,300 reactivation which can further position it as a regionally Median Age 38.3 desirable place to live.

City Boundary Walkable Core I94

Warren Ave Chrysler Fwy

Canfield St Woodward Ave

Cass Ave

2nd Ave

John C Lodge Fwy

Mack Ave

Martin Luther King Jr Blvd

I75

Midtown has become an attractor for young singles elsewhere. Despite these flaws, Midtown will continue and couples with new apartments, Whole Foods, and to be desirable for young singles and couples, as well a number of new restaurants. The district also boasts as businesses looking for a Detroit foothold. To realize large employers in the Medical District and Wayne the area’s potential, however, it would benefit from an State University, and civic institutions including the overall Redevelopment Authority and careful planning. Detroit Institute of Art. However its’ reactivation is sporadic, with large land holders like the Illitch family AT A GLANCE mixed with independent redevelopment. This lack of Population 20,653 concentrated efforts makes it impossible to determine Land Area 2.09 sq.mi. a center for Midtown. While Downtown Districts like Downtown Presence Downtown District, degraded this don’t need a physical center, they need clear and Median Household Income - Median Property Value - limited Main Street corridors. Redevelopment is spread Median Age - out along Woodward and Cass, with spotty growth

City Boundary Walkable Core

8 Mile Rd

Randloph St

N Center St

Giswold St

W Main St

7 Mile 7 Mile Rd

7 Mile Rd

Northville has a strong and active main street presence, single-family suburban neighborhoods to the north. although arguably not developed to its full centralized Northville’s downtown has significant capacity for potential. Within walking distance from its surrounding growth, including employment and housing. Structured neighborhoods, Northville’s main street is a pedestrian- parking and increased downtown heights would benefit friendly attractor for shopping, dining and its proximity its’ continued growth. to Northville Downs racing track. Active frontages, appropriate architecture, signage and traffic calming AT A GLANCE elements help bring character to the downtown area. Population 5,986 Land Area Neighborhoods adjacent to Main St. are composed 2.04 sq.mi. Downtown Presence Main Street Cross, 1 leg active, 3 primarily of traditionally laid out blocks and single- legs degraded family housing stock. Multi-family housing is present, Median Household Income $99,052 but access to and from the town center is more Median Property Value $298,900 conducive to auto trips, not unlike the less proximal Median Age 45.9

City Boundary Walkable Core

Edward Hines Dr

Penniman Ave

S Main St

Sheldon Rd W Ann Arbor Trail

Mc Kinley St

S Main St

Lilley Rd

Ann Arbor Rd

Plymouth has a lot of potential with 5 neighborhoods along the Middle Rouge River. With focused downtown easily walkable to its’ Downtown District. The center redevelopment, Plymouth could significantly increase of Plymouth’s downtown is active, with numerous its’ regional position. blocks intact. However the edges are degraded. The downtown could significantly intensify with additional AT A GLANCE structured parking and mixed-use infill. Plymouth’s Population 8,956 neighborhoods are walkable with in-tact housing stock Land Area 2.22 sq.mi. at multiple price points. While further out from Detroit Downtown Presence Downtown District, active with than Birmingham, Plymouth has easy access to 275 and edge degradation Median Household Income $78,254 96, as well as Livonia’s large industrial and employment Median Property Value $240,200 district nearby. While Plymouth doesn’t have many Median Age 40.3 parks, it is adjacent to a large series of regional parks

City Boundary Montcalm St Walkable Core

Perry St Cesar E Chavez Ave

Elizabeth Lake Rd King JrLuther BlvdMartin

Woodward Ave

Telegraph Rd

Huron St

Auburn Ave Woodward Ave

Orchard Lake Rd

South Blvd

Pontiac had a strong structure before the Woodward commerce - in a large Downtown District, creating the loop was added to bypass Saginaw Street and northern bookend of the Woodward Corridor. block after block was razed for surface parking. Despite demand and developer interest in downtown revitalization, Pontiac doesn’t command sufficient rents AT A GLANCE Population 59,920 to compete for construction with downtown Detroit. Land Area 20.25 sq.mi. If bold changes are made to correct errors of the Downtown Presence Downtown District, degraded past, Pontiac would have a good shot at revitalization Median Household Income $30,152 from the downtown out to the neighborhoods. It has Median Property Value $53,700 significant capacity for infill - housing, employment, and Median Age 32.7

City Boundary Walkable Core

Romeo St

N Main St

Letica Dr

Great Oaks Blvd Great University Dr

S Rochester Rd

1st St

Rochester is centered on a very active, classic Michigan routes, and as a result is not likely to grow its Main Street. The area around the Main Street has the employment sector. Yet this regional location means potential to develop into a Downtown District, with Rochester will continue to draw downtown visitors from multiple blocks, centralized parking, mixed-use, and surrounding un-walkable communities. offices. 4 or 5 neighborhoods surround the Main Street, at varying price points, though limited in scale. Paint AT A GLANCE Creek and Clinton River provide open space amenities Population 12,969 for its’ downtown and neighborhoods. Land Area 3.83 sq.mi. The center of a relatively affluent and growing area, Downtown Presence Downtown District, degraded; Main Street, active Rochester has the potential to be a strong downtown Median Household Income $76,616 anchor, ahead of nearby Pontiac. However, Rochester Median Property Value $308,700 is not well located in relation to regional transportation Median Age 40.7

Twelve Mile Rd City Boundary Walkable Core

N Main St

S Campbell Rd

Woodward Ave W Eleven Mile Rd

S Main St

696

Royal Oak has seen a significant increase in activity substantially in price points. Royal Oak is a destination and new development near the center of its’ downtown. for young couples and families with an attainable price Despite this, the majority of the downtown is degraded, point and narrow, walkable streets close to downtown. with activity primarily focused on Main Street with some AT A GLANCE spillover to Washington Ave. With coordinated planning Population 58,823 and municipal investment in structured parking, the Land Area 11.79 sq.mi. downtown has serious redevelopment potential. The Downtown Presence Downtown District, redeveloping; downtown is not impacted by Woodward and has easy Main Street, active Median Household Income $68,504 access to 696 and 75, increasing its’ potential. Numerous Median Property Value $175,200 neighborhoods surround the downtown and range Median Age 36.5

City Boundary Walkable Core

Mack Ave

Charlevoix St

Burns Ave

Kercheval Ave

Seminole St

Seyburn St

E Jefferson Ave

West and Indian Villages are historic neighborhoods AT A GLANCE close to downtown Detroit as well as Belle Isle park. Population 3,804 / 1,631 They have a strong, in-tact, historic housing stock. Land Area 98ac / 121ac The Villages lack a Main Street but support some Downtown Presence None neighborhood commercial. Despite severe deterioration Median Household Income $33,110 / $58,543 Median Property Value of surrounding neighborhoods, the Villages retain an $84,873 / $258,377 Median Age - excellent housing stock along well shaded and walkable streets. As Detroit’s recovery progresses, the Villages will increase in desirability. They provide an opportunity to support non-residential growth on Jefferson and Kercheval, and help support neighborhood revitalization along their edges.