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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 2 © 2018 DPZ CoDesign | Regional Potential | Draft 03/20/19 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. © 2018 DPZ CoDesign | Regional Potential | Draft 03/20/19 3 Birmingham Berkley Brighton Corktown Downtown Farmington Ferndale Grosse Pointe Grosse Pointe Farms City Boundary Study Area Main Street / Downtown Grosse Pointe Park 4 © 2018 DPZ CoDesign | Regional Potential | Draft 03/20/19 Hamtramck Hazel Park Howell Midtown Northville Pontiac Plymouth Rochester Royal Oak City Boundary Study Area Main Street / Downtown West Village / Indian Village © 2018 DPZ CoDesign | Regional Potential | Draft 03/20/19 5 Berkley 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 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 6 © 2018 DPZ CoDesign | Regional Potential | Draft 03/20/19 Brighton 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 © 2018 DPZ CoDesign | Regional Potential | Draft 03/20/19 7 Corktown 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. 8 © 2018 DPZ CoDesign | Regional Potential | Draft 03/20/19 Downtown Detroit 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 © 2018 DPZ CoDesign | Regional Potential | Draft 03/20/19 9 Farmington 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
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